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1979-08-01NA~gust 1, 1979 (Regular Night Meeting) A regular meeting of the Board of Supervisors of Albemarle County, Virginia-, was held on August 1, 1979, at 7:30 P.M. in the Albemarle County Courthouse, Charlottesville, Virginia. Present: Messrs. Lindsay G. Dorrier, Jr., Gerald E. Fisher, J. T. Henley, Jr., F. Anthony Iachetta, C. Timothy Lindstrom and W. S. Roudabush. Absent: None. Officers present: County Executive, Guy B. Agnor, Jr.; County Attorney, George R. St. John; and County Planner, Robert W. Tucker, Jr. Agenda Item No. 1. The meeting was called to order at 7:43 P.M. by the Chairman, who asked for a moment of silence. Agenda Item No. 2. SP-79-36. Everett L. Sipe. To locate a mobile home on~0.38 acres zoned A-1. Property is located on the north side of Routa 22 approximately two miles west of the Louisa County line. County Tax Map 66, Parcel 10E, Rivanna District. (Advertised in the Daily Progress on June 19, 1979.) The applicant was not present at this time, therefore, this agenda item was temporarily skipped. Agenda Item No. 3. Public Hearing: To consider amendments to the 1977-1995 Comprehensi~ Land Use Plan with respect to the following eight ~illages: Ivy, Esmont/Porter's, Earlysvill~ North Garden, Nix, Stony Point, Scottsville and Keswick; and the following two communities: Crozet and Hollymead. (Advertised in the Daily Progress on July 18 and July 25, 1979.) Mr. Fisher' said this meeting tonight is for the purpose of receiving public comments on the proposed amendments to the Comprehensive Plan. He did nov expect the Board to take any action on recommendations, but rather to set work sessions on these amendments for other dates. Mr. Tucker said the following reports are to detail and/or implement aspects of the 1977 adopted Comprehensive Plan. Ail of'the reports include a listing of relevant goals and objectives along with applicable standards as outlined in the Comprehensive Plan PropOsals and Plan Implementation chapters. The reports also include review of the data base, data analysis, alternative responses, and conclude with either a statement of findings or a series of recommended actions on policies. The Comprehensive Plan calls for the establishment of a balance of land uses, the locatic of land uses so as to efficiently conserve energy and fully utilize service facilities, and the general maintenance of the living environment through conserving open space and clustering development. These goals address both economic and environmental issues including the supply of jobs available to County residents as well as the protection of critical environmental areas. A major aspect of the Plan is the attempt to direct growth outside of the Urban Area into the communities of Hollymead and Crozet. These communities would be encouraged to reach and then be limited to a population sufficient to support a comprehensive set of public facilities and services. These land use plans, prepared by the consultants for the Comprehens Plan, represent an attempt to accomplish this goal as efficiently as possible. Establishing these land use plans is, of course, only the first step in implementing the goals of the Comprehensive Plan. The provision of necessary services, such as water and sewer, are also important for drawing population increases into the communities. Plan policie and guidelines vary between the two communities. A section outlining these policies is included in each separate plan section. Mr. Tucker then proceeded t~o give the staff's report for the Hollymead Community as follows: The ~ommunity of Hollymead is one of two communities designated in the 1977 Comprehensive Plan to accommodate a high percentage (10,000 in population) of the County's growth over the next 15 to 20 years. Hollymead is located approximately two and one-half miles northeast of Charlottesville via Route 29 North. Lan~ use in the community area consists primarily of single-family residences in the planned development of Ho!lymead, a mobile home park, smaller subdivisions and scattered residential development, an elementary school, a cemetary, and commercial development near the inter- section of Route 649 with Route 29. The area designated as the Hollymead Community is predominantly vacant at this time. The topography varies from rolling to steep and over 50% of the area is wooded. The following text presents the overall policies and ~guidelines, as amended, from the adopted 1977 Comprehensive Plan. COMPREHENSIVE PLAN POLICIES AND GUIDELINES The Community of Hollymead is the new designation for what was previously called North Rivanna. The highlights of the Plan proposals for the Community of Hollymead are: Design year increase 10,000 persons. Design year capacity 12,000 persons. Logical expansion and addition to the approved Hollymead community east of Route 29. ye 43O August 1, 1979 (Regular Night Meeting) The Community, although related to the Urban Area by proximity and transportation linkages, is designed to be a community of its own with balanced employment, service, and recreation opportunities. As indicated on both the Hollymead and the Urban Area Plans, the South Fork Rivanna River flood plain and valley slopes must serve as a greenbelt and open space buffer between the two areas. Differences between the 1971 plan boundary and the revised plan are based upon several factors: Reduced population pressures for community development and a more intimate community scale. Focus on the Planned Unit Development of Hollymead (with planned changes in the nature of those indicated on the Community Plans.) Desire to avoid having Route 29 North split on the residential community. Use of a natural boundary rather than roads and railroad on the east. Definition of employment areas on the west side of Route 29 as related to the community. Existing residences west of Route 29 should be maintained and completed, but expansion of these areas should be discouraged. The highway commercial area at the Airport intersection should remain. Industrial plans envision capitalizing on the disadvantages of the Airport environment for other uses. Most of the land in the Hollymead Community area west of Route 29 is proposed for the future. This also allows all community functions (residential, commercial, education, and recreational) on the east side to be easily accommodated without entering or crossing Route 29. Proposed community facilities: Two elementary schools will be needed over the long run in addition to the Urban Area/Hollymead ar~a combined middle and high school need. 100 acres of local community parks should be provided based on 10 acres/ 1000 population. One governmental substation to include a health center, library, fire station and police station. Timing - the five year perspective: The private sector should be used where possible to both design and implement the necessary infrastructure for the area in cOnformity to the Plan. A fine tuning of the service area and distribution system for water and sewer should be accomplished to reflect the eventual expansion of the Hollymead PUD and the industrial development anticipated in conjunction with the Air Road improvement plans for th as development occurs as Housing tools and funding sho to the private sector. Mobile home park development undertaken by the public Industrial park lots should b Crossings of Route 29 should be ii Route 649 on the north and the Hol entrance. Industrial and residential growth interchange at the bypass intersec port. e area should be designed and roads built a prerequisite to same. lld be made operational and used as a stimulus should be stimulated by the private sector or sector to facilitate plan implementation. e developed and made available to users. mited to three points: Route 643 on'the south, lymead development grade separated primary ¢ill eventually necessitate a grade separation tion. New commercial development along Route 29 should be limited to the general v'icinity of the approved Hollymead community area or as otherwise indicated on the Plan. Further community development should be accommodated in that area but should be accompanied by a grade separation ~nterchange with no direct commercial access to Route29. ~ ~ · ~ . Three plans, "land use", "communit1! facility" and "environmental cons$~Ea~2nn~" have been combined to form a visual picture of the plans for the Hollymead COmmunity. Any variance in land use action fr nated with possible changes in fac 'EXISTING CONDITIONS AND PLAN RECOMi As a resUlt of more detailed study amendments have been developed. Ti under the headings of community bo' facilities. Community Boundaries The eastern boundary of the commun Creek and its tributaries extendin~ (Proffit Road). Beyond this point distance, of approximately one-half m the proposed plan should be compared and coordi- [lities and environmental considerations. iENDATIONS and community involvement, the following Plan le following text presents plannin~g guidelines ~ndaries,' environment, land use and commUnity .ty is the natural stream boundary of PoweI1 ~ from Route 643 on the south to Route 649 the eastern boundary is extended for a mile north through a heavily wooded area and includes subdivision development iff this northwest corner of the area of Route 649. August 1, 1979 (Regular Night Meeting) The northern boundary is ~designed to include existing development north of Route 649 and allow for limited expansion of development in this area. This boundary, as noted above, is roughly parallel to Route 649 at a distance of about one-half mile. The western boundary of the Community, west of-Route' 29, generally follows the alignment of Route~643 and 606 (except in,the cente,r of the area where the boundary leaves Route 643 and follows a wooded are~rallel to Route 29 until it meets Route 606. The southern boundary of the Community is Route 643 on both sides of Route 29. It ~ ~ is intended that the area between this southern boundary of Route 643 and the South Fork of the Rivanna River remain in an open state as a very substantial buffer between the Urban Area and the community of Hollymead. The majority of this area is subject to flooding, and development should be limited to not more than low density residential development along the south side frontage of Route 643. This boundary is extremely critical since it is being depended upon to preserve the distinct identity of the Hollymead Community from the Urban Area and prevent continuous development from the City of Charlottesville to the vicinity of the North Fork of the Rivanna River. Environment Existing vegetation at the entrances to the community, especially at the northern and southern boundaries on Route 29, should be preserved to create a visual indication of the boundaries of the Community. The major feature of the environmental plan for Hollymead is an open space network which is comprised of the stream valleys and their tributary drainage ways plus adjacent areas with very steeply sloping~terrai'n. This network is designed to tie in with and complement the lakes that have been or will be created as part of the overall Hollymead Planned Unit Development. This planned open space network creates an environment where development can occur on a neighborhood type basis with logical natural separations from adjoining neighborhoods in the large (approximately 4.5 x 1 mile) area of the Hollymead Community on the east side of~Route 29. The Community plan also delineates areas outside of this formal open space network where there is existing vegetation which should be preserved to provide additional organization and visual amenity as the Community develops. Such other wooded areas to be preserved are indicated on the plan~ map along both major and minor roads in strategic areas throughout the Community as well as in the vicinity of the existing mobile home park. This preservation area is designed in conjunction with planned expansion of the mobile home park - the forested areas serving to break up the mass of the expanded area into four nodes. In addition to existing vegetation, the Community plan designates specific areas where new landscaping should accompany development. The majority of these areas are indicated along Route 29. Other areas reflect existing needs to improve the attractiveness of developed areas within the Hollymead Community and to buffer future residential uses from both commercial uses and varying residential densities. Due to the dominant wooded character of the entire Hollymead Community area, it is a matter of emphasis that as much vegetation be preserved as possible during the growth and development process. Land Use The basic premise of land use planning for the Hollymead Community is to avoid division of residential portions of the Community by Route 29. Therefore, the area on the west of Route 29 is planned for industrial use as an employment area for the future. Existing residential areas on the west side of Route 29 in the northern port.ion of the Community are recogni~zed as low density residential areas on the land use plan. Planning for the area of the Community on the east side of Route 29 begins from the premise that the approved plans for Phase I of the Hollymead Planned Unit Development would set the land use patterns for that particular area. This approved plan was expanded upon during the proc.ess of developing the Community plan and results in the creation of five neighborhood areas. These neighborhood areas are organized by creating activity centers composed of medium and h~igh density residential concentrations, neig~hborhood commercial, and elementary school. Each center is surrounded by lower ,density residential dev. elopment. As indicated in the environmental section, each of these neighborhood areas is organized and separated by planned open space networks. The main commercial area on Route 29 would be a Community center serving the dual purposes of shopping for the Hollymead Community and for the surrounding area. This location ensures that residents from surround.ing areas will not have to ~enetrate the Community in order to gain access to the community shopping center. The area around the existing restaurant and club facilities has also been designated as a commercial area based on its existing and probable future use. Two neighborhood commercial areas have been designated within the Community: one in the southeastern corner on Route 643 in close proximity to planned medium and high density development, and the second on Route 649 in the northern portion of the Community (also related to medium and high density development). August 1, 1979 (Regular Night Meeting) Additional commercial areas are planned for the intersection of Route 649 with Route 29. These areas may be developed as highway-oriented commercial to serve residents'of the Hollymead Community as well as travelers on Route 29. The Plan designates three quadrants for such commercial use and the fourth quadrant for high density residential use. The purpose of this is to reduce peak traffic loads at the intersection in comparison with the situation that will develop if all four quadrants are developed for commercial use. The Hollymead Community plan recognizes the mobile home park off Route 29 on the east side and proposes that this type of development be allowed to expand in area upon open space (wooded buffers) to separate that conditioned the creation of components of the expanded mobile home park and to buffer surrounding high and low density development. The land use plan is geared to permit the Community of Hollymead to grow to a population level within the range of 10,000 - 12,000. Community Facilities Education Two new elementary schools are proposed in addition to the existing school. The new schools will serve the growing Community of Hollymead as well as outlying areas. These schools are located in activity centers on Route 643 at the extreme southeast edge of the Community and on Route 649 near the northern edge of the Community. A major site is provided near Route 29 in the southern portion of the Community for a middle/high school campus. These facilities would serve the Community of Hollymead and would also accept students from surrounding areas including possible overflow from the northern portions of the Urban Area. gt'her Facilities A location is provided for a county government subcenter in the northeast quadrant of the intersection of Route 29 and Route 643. This facility should accommodate library, health and police services and would function to serve Hollymead and surrounding areas. A fire/rescue station is to be located in the commercial area on the south side of the main entrance within approximately 1000 feet of the proposed interchange at Route 29. This station is located to provide protection to uses on both sides of Route 29 and would serve the entire Hollymead Community. Parks and recreation sites have been delineated as playgrounds, playfields, and stream valley parks. It is expected-that most of the facilities will b~ developed as recreational and open space amenities by developers active in building the community. The location for county parks, if any, should be selected in con- sultation with the County Parks and Recreation Department as development and land use decisions are made in greater detail. Similarly, tot lots should be located in conjunction with development as it progresses. The stream valley parks are intended primarily for passive enjoyment, and it is envisioned that some of these may be private areas which act primarily as a buffer and are not necessarily accessible for public use. The pedestrian systems should focus on the stream valley parks and should connect all. major facilities in the Community. They should include connection with the lakes in the Community and the thought should be kept in mind that, since the stream valleys drain to the South Fork of the Rivanna, the pedestrian systems should be geared to providing access to this area since it is a logical place for a large County park in the future. Additional pedestrian walkways should be created within sections of the Community along public streets and through open space areas as appropriate. 'Po'ads At the present time, the main north-south spine road for Hollymead (south of 649) and Route 785 ~north of 649) intersect with Route 649 in the northern part of the Community at divergent points. Both roads intersect with Route 649 on a curve and a dangerous situation exists as a result of the placement of these Intersections and the location of the old country store. It is proposed that Route'649 be realigned to alleviate the horizontal alignment problem through the means of real~gbb~ht~he spine road and Route 785 to create a four-way intersection. It is also proposed that the previous alignment of Route 6~9 be ret'ained with the addition of cul-de-sacs to both the east and the west of Route 785 with access to the cul-de-sacs being from Route 785. ~n the s~uthern portion of the Community the north-south spine road is extended from below the Hollymead Elementary School in a southerly directio~ to form a T- ~ntersection with Route 643. This creates a complete north-south linkage through the Community from Route 643 on the south to Route 649 on the north which is essential for traffic circulation in a community of this scale. On the west side of Route 29, the Route 29 bypass originating in the Urban Area fs located parallel to Route 643 and intersects Route 29 at the proposed clover- leaf interchange and main entrance to the residential portion of the Hollymead Community. The decision to create a separate alignment from Route 643 for the bypass is based upon extensive vertical and horizontal alignment problems associated with Route 643 in this area. 433 August 1, 1979 (Regular Night Meeting) An additional proposal is to extend Route 606 in a southwesterly direction to join with the proposed Route 29 bypass. This creates an alternate route to the Airport and, more importantly, provides alternative access and circulation to Route 29 for industrial traffic stemming from industrial development of the areas on the west side of Route 29. Route 643 on the west side of Route 29 should maintain its present alignment, but a connector be built to the proposed Route 606 extension. This would allow easy access from Route 29 to both Routes 606 and 643 and facilitate north-south movements via the proposed interchange. The proposed interchange at the intersection of the main Hollymead entrance and the proposed Route 29 bypass at Route 29 is a standard interchange. The inter- change does not need to be built all at the same time. It is proposed that the present northerly exit from Hollymead be replaced with an exit that is moved approximately 800 feet to the north: this allows northbound traffic from Hollymead to avoid commercial and commuter traffic in the interchange, provides a large commercial area without th'e division of an exit through the shopping center, and also provides additional access to t~e. proposed community shopping center for traffic that is heading north withou~'th~necessity for such traffic to mix in the interchange. /j < ~.., ........... Scale , .- ~, · , ~ ~,, ~.~.~,...~ Key ~ Low Density Res. .... ~ '" ~ ~ Med. Density Res. -- ~"' " ~ Hioh Density ~es. " ~ Commercial ~ ~-- Public Institutions ' ~ Industrial ~ Open Space August 1, 1979 (Regular Night~Me~i~g) P,l,an, imp ac..t.s Residential - Low (1 to 4 du/ac) Residential - Medium (5 to 10 du/ac) Residential - Mobile Homes (10 du/ac) Residential - High (!1 to 20 du/ac) Commercial Industrial Public and Conservation Total Acres E0P~lation Dwelling Units 7026 2346 1466 488 832 277 1932 638 Acreage 1075 81 35 48 555 1287 3149 Mr. Tucker than gave the Planning Commission recommendations for the Hollymead Community as follows: l) Land in the northeast quadrant of the intersection of Route 29 and Route 649, proposed for high density: the Commission redesignated this commercial. 2) Land along the east side of Route 29, north of Route 649, proposed for industrial; the Commission redesignated this low density. Land south of a line drawn across the Community f?om the western border to the east, below the existing mobile home park and along the.edge of the southern boundary of Phase Z of the Hollymead PUD development.; the Commission wished to exclude this land from the Community and provide additional buffer space between the Urban Area Neighborhoods 1 and 2 and Hollymead. In effect, this moves the southern border to the north approximately 3000 feet. Land in the north central portion of the Community, east of Route 29 and south of Route 649, proposed for low density and medium density residential; the Commission redesignated the land along Route 29 commercial, land to the east of the commercial, high density, and the residue low density residential. 5)¸ Land along the southern side of Route 649 east of Route 29 near the proposed institutional land, proposed for medium density residential; the Commission recommended that this be redesignated institutional as well in order to supply land for the high and middle school complex deleted from the southern portion of the neighborhood. Mr. Tucker said the Jefferson Village Community Association had suggested the change recommended under No. 4 above. The Association asked that the medium density be moved further from Jefferson Village and that a buffer be proVided between Jefferson Village and any future elementary school. The Commission agreed with this reqUest. Also, it was requested that the land in the north central portion, east of Route 29, shown as low density be moved (or reversed) with the medium density and that the land along Route 29 be designated as commercial. The Commission agreed with this request because they felt it would be wrong to have all of the traffic from the higher densities feeding through low density pjroperties, therefore, they felt these categories should be reversed. The Commission also agreed to extend the commercial area along Route 29 in front of the high density area. Concerning recommendation No. 2, the Commission received a request from Virginia Land Company concerning the land shown as industrial on the east side of Route 29 across from Airport Acres. The land is presently zoned commercial and Virginia Land requested that the land be shown as commercial, however, the Commission did not feel that any additional com- mercial or industrial land was needed in this area and redesignated the land for low denaity residential. The major recommendation of the Commission dealt wi6h the boundaries of the Hollymead Community. The Commission did not feel there was adequate buffer, or separation, from the Urban Area just across the Rivanna River and Route 643; the southern boundary of the Hollymeac Community. Under recommendation No. 3, the Commission recommended that the boundary be moved northward to correspond with the existing southern boundary of the Hollymead PUD, taking in the' mobile home park. This will delete about 3000 feet of land from the Community and create a buffer that does not consist of just the River and flood plaih. This change will delete an area proposed for the middle/high school and one area proposed for aN elementary school. In order to compensate for this lo.ss, the Commission recommended that an area near Jefferson Village be expanded to include an elementary/middle/high school complex similar to Brownsvil!~ However, the Community would still be short one elementary school site as well as some medium and high density residential areas. Mr. Tucker said the staff has not had time to evaluate what impact this change will have since a decision will have to made on whether to reduce the design year capacity of population for the Hollymead Community that was lost when this boundary was changed. Mr. Fisher asked how the boundaries of the proposed Hollymead Community compared to the boundaries of the North Rivanna Community (designation for this area used in the '71 Compre- hensive Plan). Mr. Tucker said they are very 'similar. Mr. Fisher said he did not realize that. the boundaries extended so far north of Route 649. Mr. Tucker said this expansion was reqUested by the citizens committee which hel~ed to draft the plan~ They wanted to inclUde some of the existing development in the area. Mr. Fisher said, since the population proj used in the '71 Comprehensive Plan were over-estimated, he had thought the Hollymead Communit would be scaled down. Mr. Tucker said ~hegi~Z~an called for a population of 18,000 by the year !99~, but this plan has lowered that population projection to 12,000. Dr. Iachetta noted that the land on the west side of Route 29 has been changed to non- residential uses. Mr. Tucker said ~his was done because it was felt that to have the area. on one side of Route 29, and the residential, shopping, public facilities and schools on the east side of Route 29 would cut down on residential traffic crossing Route 29 at the intersection with Route 649. August 1, 1979 (Regular Night Meeting) Mr. Roudabush asked if the low density residential area on the south side of Route 649 near the Airport was Deerwood Subdivision. Mr. Tucker said yes. At this time, the public hearing was opened, with comments being limited to Hollymead Community. Mr. James Hill, representing Virginia Land Company, said the action taken by the Planning Commission came as a complete surprise, particularly recommendation No. 2, because he thought what was presented to the Planning Commission was a workable plan. Mr. Hill said he could not imagine anyone wanting to live in a low density area directly on Route 29. He also was in disagreement with the buffer placed between the River and the southern boundary. Mr. Hill said the Hollymead PUD has already been scaled down in density and probably will be scaled down further. He then presented to the Board a copy of a revised Hollymead PUD plan. (See next sheet.) Mr. Hill said it has been his experience that high density areas are not acceptable at the rear of a property because all of the traffic must travel through through the low density areas and residents are opposed to this. Mr. Hill said the biggest surprise was the property changed to low density above Route 649 (land presently zoned commercial). He feels this is a mistake because of the way the land is presently being developed. Mr. Hill said he feels the plan he presented to the Board tonight is more suitable for all concerned. Mr. Roudabush asked if Virginia Land Company controls all of the land shown on the plan submitted by Mr. Hill. Mr. Hill said yes. Mr. Dorrier asked Mr. Hill his projection of the population increase for this plan over the next five years. Mr. Hill said they have been working with figures from the County Planning Department and have estimated there will be 65 families per year over the next five years. Mr. Hill said w~hen the Ho!lymead PUD was first conceived, it was hard to get the concept of such a plan across to the public, however, that is now changing and a good community is developing. Dr. Iachetta asked Mr. Tucker to explain the reasoning behind the artificial shift in the Hollymead boundary. He said there are some natural boundaries, which may not be as uniform, but which would lend themselves to use particularly on the part west of the natural drainage area along Route 643 behind the proposed school site. He asked what defined the boundaries as shown on the map in the staff's report. Mr. Tucker said the only thing the Commission had to use was the present boundary of Phase I of the Hollymead PUD and they also wanted to include the existing mobile home park, The Planning Commission even discussed ~2"~"~ shifting the boundaries further to the north so that the intersection of Routes 649 and~ 29 would be the focal point of the community, however, that is not recommended at this time. Also discussed was designating the Camelot area as a village because of the public utilities which are already in place. Dr. Iachetta said he did not understand the Planning Commission' use of the word "buffer" in this instance. Mr. Tucker said the Planning Commission felt this area should be developed at something like a two-acre density so there would be a change from the densities in the Urban Area. Dr. Iachetta said Carrsbrook Subdivision, on the opposite side of the River, is developed at a rather low density so he could see no reason for shiftin the boundaries of the Hollymead Community. Also, the original Hollymead boundary was easily defined. Mr. Roudabush noted that by shifting the boundaries of the Hollymead community northward th~ whole Community will be limited to one ownership and he felt this should be given some consideration. At this time, the Board returned to Agenda Item No. 2. Mr. Tucker read the staff's report: Request: Acreage: Zoning: Location: SP-79-36. Everett L. Sipe. Mobile Home 10.38 acres A-i, Agricultural Tax Map 66, Parcel 10E, located approximately one mile west of Cobham on Route 22 on the north side of the roadway. Character of the Area: The applicant's property is located in a wooded area alongside a straight, level stretch of roadway. The topography of the parcel is level to slightly rolling in stream bottomland. Route 22 is sparsely developed in this area with single-family structures occuring at intervals along the north side of the roadway and in the woods away from the road. Land to the east of the parcel has been subdivided into approximately ten lots on open land with many of those lots already developed. Land to the south of Route 22 is primarily in pastureland with some forest. Staff Comment: The applicant proposes to locate a mobile home in a wooded area. A mobile home located anywhere on the property would not be visible from the roadway if existing vegetation is maintained'. Should the Planning Commission and Board of Supervisors choose to approve this petition, staff recommends the following conditions: l) Compliance with Section 11-4-2 of the Zoning Ordinance. The maintenance of existing forest as a visual buffer of approximately 50 feet between the mobile home site and Route 22. Mr. Tucker said, the Planning Commission at its meeting on July 24, 1979, recommended approval of this petition with the conditions recommended by the staff. The Planning Commission did receive several letters in opposition to this application, but no one was present to speak at the public hearing. (Letters from Mrs. Peggy L. Winchester, Mrs. Bessie Guy, Mrs. Mildred G. Mitchell, and Mrs. Sally G. Turner, are on file.) August 1, 1979 (Regular Night Meeting) August 1, 1979 (Regular Night Meeting) Mr. Sipe was present in support of the petition. He has requested this mobile home permit so his son will have a place to live While he is building a house. A septic system and well have been installed. There being no one else present to speak for or against this petition, the public hearing was closed. Mr. Roudabush asked if there are any other dwellings on this property. Mr. Sipe said no; this is a vacant piece of land. Motion was offered by Mr. Lindstrom, seconded by Dr. Iachetta, to approve SP-79-36 with the conditions recommended by the Planning Commission. The motion carried by the following recorded vote: AYES: NAYS: Messrs. Dorrier, Fisher, Henley, Iachetta, Lindstrom and Roudabush. None. The Board then returned to the public hearing on amendments to the Comprehensive Plan. Mr. Tucker said the Community of Crozet is one of two communities designated in the 1977 Comprehensive Plan to accommodate a high percentage (8000 population) of the County's growth over the next 15 to 20 years. The Community of Crozet is located approximately 10 miles west of Charlottesville via Route 250 West and Route 240. Land use in the Community consists of a balance of industrial/employment uses, commercial uses serving the local community, and single-family residential development. Most of the residential development has occurred in the form of subdivisions which surround the older parts of the Community at the junction of Route 240, Route 250 and the C & 0 Railroad. The topography of the Crozet area varies from rolling to steeply sloping. The Crozet Community area is divided into several drainage areas which are tributary to Parrott Branch, Powells Creek, Lickinghole Creek, and the Slabtown Branch of the Lickinghole Creek. The Crozet Community area is predominantly open with scattered patches of wooded land concen- trated predominantly in the northwest and south~gs~te~r~n~ portions of the area. Mr. Tucker then said the following text presents the overall policies and guidelines, as amended, from the adopted 1977 Comprehensive Plan. COMPREHENSIVE PLAN POLICIES AND GUIDELINES The highlights of the Plan proposals for the Community of Crozet are: Design year increase of 8000 persons. Design year capacity of 12,000 persons. The community center is a logical expansion of the existing business/service center. Development is limited primarily to the Lickinghole Creek watershed: For protection of the Beaver Creek Dam Reservoir water supply. To create an impoundment on the Lickinghole to control erosion/sedimentation (i.e. Rivanna Reservoir impacts) and for community recreation/amenity. The boundaries include Route 250 on the south and, for the most part, .the railroad on.the north. Development north of the railroad is to be discouraged for water supply protection reasons. Differences between the 1971 Plan boundary and the revised plan are based upon several factors: Reduced ~population pressures for community development and a more intimate community scale. Reflection of current utility plans. Water supply protection considerations. Desire for encouragement of compactness emphasizing filling in of internal open areas. Industrial expansion needed for a balanced community is planned along the railroad as an extension of existing development. Highway commercial is planned at the intersection of Routes 240 and 250 to serve highway oriented business. One new neighborhood center, adjacent ~to the highway commercial area, is planned since the community center is strategically located t.o serve combined neighborhood. and community needs. Proposed community facilities: One new elementary school will be needed as well as capacity for approximately 380 middle school and 180 high school pupils. 80 acres of local community parks should be provided based on 10 acres/ 1000 population. One governmental substation to include health center, library, fire station and police station. Apartment development may be considered at any location within one-fourth mile of direct pedestrian link to community center or neighborhood centers. Townhouses, patio homes, and mobile homes above five dwelling units/acre may be consider. at any location within one-half mile of direct pedestrian link to community center or neighborhood center. d August 1, 1979 (Regular Night Meeting) Single-family detached density above two dwellings/acre may be considered within one mile of community center or within one-half mile of community center or neighborhood center. Building and all improvements including fences should be setback fifty feet from the center of all-weather streams or the t00-year flood plain, whichever is the greater. Clustering will be allowed for areas not in the flood plain. Pedestrian "public" rights of way should be acquired on all stream boundaries in developed areas. Ail dwelling units above a density of two per acre should have unobstructed pedestrian access to community cent. er, neighborhood center and public recre- ation spaces. Trailer parks should be available in Crozet to accommodate no less than 125 families and no more than 300 families, and no one park should exceed 60 trailers without adequate intervening open space. Timing - the five year perspective: The entire infrastructure to facilitate planned growth should be reviewed and modified and supplemented as necessary. The fine tuning of service area and distribution system for water and sewer should be accomplished. The service a~ea should become smaller and lines should be planned to stimulate development in the areas planned for the 20-year population increase. Housing tools and funding should be made operational and used as a stimulus for the private sector. Mobile home park development should be stimulated in the private sector or undertaken by the public sector to facilitate plan implementation. The three Crozet plans "land use", "community facility", and "environmental considerations" have been combined to form a visual picture of the plans for the Crozet Community. Any variance in land use action from the proposed plan ~should be compared a~d coordinated ~ith possible changes in facilities and ~e~nvironmental considerations. ~ - K~y ~-~ Low Density Res. [] Med. Density Res. [] Commercial Q Public Institutions ~ Industrial Community of Crozet Scale 439 August 1, 1979 (Regular Night. Meeting) EXISTING CONDITIONS AND PLAN RECOMMENDATIONS As a result of more detailed study and community involvement, the following Plan amendments have been developed. The following text presents planning guildelines under the headings of boundaries, environment, land use, and community facilities. Community Boundaries The southern boundary of the Community is adjacent and parallel to Route 250. This boundarY, in addition to being a defined roadway, approximatesr the southern boundary of the sewer service area based upon gravity -- watershed planning consideration. The western boundary is a natural stream valley of streams tributary to the Lickinghole Creek beginning at Route 250 on the south and following the stream valley north to within approximately 1000 feet of the C & O Railroad~ From this point, it extends northward across the railroad and Route 240 to include subdivision development related to Crozet and follows wooded edges as much as possible until the line intersect~ with Parrott Branch. The northern boundary is the natural stream valley of Parrott Branch from the eastern boundary in a westerly direction until it approaches Route 810, which is the main north-south road serving t~e area north of Crozet. At this point, the boundary turns in a northwesterly direction parallel to and including land on both sides of Route 810. The boundary includes subdivision on this ~o~thern edge of Crozet located on the west side of Route 810. The western boundary of the Community begins from the subdivision described above using str~eam valleys, ridge lines, and woode~d edge lines as natural boundaries wherever possible. In addition to the overall Community boundary described above, there are two additional boundaries delineated within the Community which reflect the historical development of Crozet. The first of these inner boundaries is called the historic center boundary. This~area contains the buildings within the original mercantile center of Croz~t related to the occasion of the coming together of the railroad, its supporting facilities, and Route 250. The second inner boundary, surrounding the historic center, is called the expanded town center boundary. This boundary encompasses most of the first large influx of residential and supporting commercial development that was responsive to the opportunities produced by the transportation crossroads and initial mercantile activity. These inner boundaries are delineated for the purpose of creating an awareness and protection ~of'the-respective characters of these areas. The boundaries are, however, not intended to limit the viable use of buildings within these areas. Environment The key environmental consideration is to preserve the atmosphere and identity of Crozet as a Community in a natural setting during the process of growth and expansion. There are a number of hilltops and ridge top areas that are visible from numerous vantage points throughout the Community. A number of these higher elevations have been identified. The policy of the Plan regarding these higher elevations is to preserve and protect the existing vegetation where it exists. Zn addition to the hilltops with existing vegetation, several hilltops which are cleared have also been identified; these areas are especially sensitive to development in terms of visual'impact on the balance of the Community, and every effort should be made to prevent development on these areas through use of cluster and other incentive provisions in the land use regulations. In the event that this cannot be accomplished, significant vegetation should be established on the adjoining slope to soften the poten- tial impact on such development on these open hilltops. Because of the relative lack of existing vegetation throughout the Community, emphasis has been placed on preserving a number of wooded areas. These include ali vegetation along existing stream valleys and drainage ways as well as preservation of vegetation at the existing edges of wooded areas. It is felt that development can occur within these wooded areas as long as the edges are retained and maintained to preserve the appearance and contrast which they provide. The environmental element of the Plan provides for preservation of all the stream valleys as an open space network. The Plan Salls for minimizing the amount of new development that will occur in the Parrott Branch watershed due to the fact that it is tributary to the Beaver Creek water supply reservoir. Conversely, most new development is planned for the area that is tributary to the Lickinghole Creek and its tributary Powells Creek. As a combined environmental and recreational element, an impoundment of the Lickinghole Creek is planned in the southeastern portion of the Community, This impoundment will serve as protection against erosion and sedimentation as well as being a visual.and recrea~i~n~l~asset to the Community. August 1, 1979 ~egular Night Meeting) 44O Land Use The land use plan for Crozet builds upon existing patterns of development through expansion and also reflects the creation of a secondary activity center in the area of the intersection of Route 250 and Route 240. The majority of the area around the perimeter boundary of the Community is planned for the low density residential category. The use and density will, to some extend, provide a reasonable transition between the Community and surrounding lands adjacent to the border which are expected to be in either agricultm~al use or rural residential type densities for quite some time to come. Exceptions to this include the industrial area located in the extreme northeast portion of the Community which reflects the presence of existing industry and sewage treatment facilities as well as area for expansion of employment opportunities. There are six distinct areas planned for medium density residential development in the Community. The southernmost location is within the southeast and southwest quadrants of the Route 240/250 intersection. This location is in close proximity to Western Albemarle High School and provides a non-commercial use in these quadrants that forms part of a combined education/residential/commercial activity center. A medium density residential area is planned adjacent to the middle school/elementary school complex on the west side and fronting upon Route 240. This is part of the activity center as described above. de sit~ The existing mobile home park is recognized and planned for medium'residential with an expansion area indicated on the map. A large medium density residential area is planned adjacent to and immediately west of the expanded town center. There are natural features in the area which permit buffering from adjacent residential development, and it provides a logical extension of and support for the downtown area. The fifth medium density residential area is located west of Route 240 in the western portion of the Community on an open site within one-quarter mile of the downtown area. It will be especially important to create strong pedestrian and vehicular links from thins area to the downtown area and to Route 240. The sixth medium density area is located between the planned commercial expansion. of the downtown area and the industrial area to the west. It adjoins Claudius Crozet Park on the north and the railroad on the south. It should be noted that the locations of these medium density residential areas reflect existing land use, physical conditions, and desires of community participants in the planning process. The main thrust of land use planning for commerciaI uses is to strengthen the downtown area of Crozet as a shopping area. An area has been designated (almost all of the historic center and a substantial portion of the expanded town center) to enable the central business area of downtown Crozet to increase in size and, therefore, be the shopping center for Crozet. Unless such commercial expansion is encouraged, the downtown function will be supplanted by a suburban type shopping center located somewhere outside of the Community. The area designated in the downtown for commercial use is intended to include commercial office uses as well as the traditional retail and service uses characteristic of a central business district. An additional ingredient to the future success of strengthening the downtown will be the County's position with regard to commercial zoning on Route 250 outside of the Community; it will be necessary to limit such development to commercial functions that are solely oriented to the highway and not to local ~ and convenience shopping/services or offices. New commercial development in the downtown area will be a combination of filling in between existing buildings, conversion of buildings from other uses to commercial, and development of new building complexes. Commercial development is proposed in both the northeast and northwest quadrants of the intersection of Route 240 with Route 250 which reflects some existing commercial and potential for additional commercial on the west side. This develop- ment should be primarily highway oriented and will provide additional commercial area to serve the growing community. It is grouped with the school and medium density residential uses as part of a community activity center area. Land use concerning parks, schools and other public facilities are discussed below under community facilities. Community Facilities The areas along the stream valleys should be preserved and serve as stream valley parks both on the boundaries of the Community and also within the Community to provide a measure of organization for new development. These areas should include public easements for hiking and walkways so that pedestrian connections can be made between the residential, commercial, and community fk~il~'~h~g~out Crozet. In addition to Claudius Crozet Park, several new parks are recommended. These are at locations adjacent to the middle/elementary school complex and proposed medium density residential near Route 240, adjacent to the medium density residential area bordering the expanded town center on the west, and surrounding the proposed impoundment of Lickinghole Creek. Emphasis should be placed on recreational development of play fields at the existing schools. A series of neighborhood parks between one-half acre and one acre in size should be developed in conjunction with new residential development; since the timing and phasing of various portions 6f development (particularly low density residential) is not fixed at this time, the exact locations of these neighborhood parks are not 44! A~st 1, 1979 (Regular Night Meeting) A community government subcenter should be located in Crozet in or very close to the historic center to reinforce the commercial downtown functions. A location has been suggested on the western edge of the commercial land use area. There is and will continue to be a need to improve the amenity of the downtown area. This should include landscaping, street furniture, sidewalk/pedestrian ways and parking. If such improvements are neglected, it is highly probable that the competitive y~p~ition of this business area wilt suffer and the business area will be con- siderably weakened. Roadways..and Numerous roadway improvements are planned to correct existing problems/to assist the Community in accommodating traffic from future growth. These improvements are delineated on the map and are described below. The Plan proposes an alternative to more drastic (and costly) solutions to the difficulty at the railroad overpass. The solution involves the realignment of Route 240 and Route 788 to the north to move this intersection away from the immediate vicinity of the overpass. This will involve Creating a reverse frontage situation for existing buildings and will considerably lessen sight distance and related safety problems in this area. Another circulation improvement proposed is the extension of Route 691 across and east of Route 240 to eliminate the problems that now arise as a result of the offset or jog that occurs. This will provide a~ clean connection to the road serving the eastern residential areas and Claudius Crozet Park. In conjunction with the Route 691 extension, a loop road has been proposed from the designated commercial area in an easterly direction and thence south adjacent to the eastern boundary of Claudius Crozet Park. This loop road will serve the proposed new medium density residential area and provides a connection with the proposed new southeast link to Route 250. In conjunction with this loop road proposal and the extension of Route 691, a~ north?south connector from the commercial area to Route 240 (extension) has been proposed which serves the existing residential areas and permits traffic to access Route 240 south without going back through the center of town. This proposed extension/connector £orms an intersection with a proposed new loop road on the west side of Route 240 which is designed to serve the new medium density resi- dential area and to provide a needed connection with Route 691, thereby creating a needed connection for development in the western part of town to Route 240. An 800-foot long relocation and realignment of Route 240 is planned at a location beginning approximately 1800 feet north of the Rou~e 240/Route 250 intersection. This will require a new bridge over Lickinghole Creek. The proposed realignment is designed to correct extreme horizontal and vertical alignment problems which become much more critical as the Community grows and traffic flow increases. In addition to the Route 240 realignment project, an extension of the road serving the mobile home park is proposed out to Route 250. This route will serve the southeastern quadrant of the Community and pravide access to the Charlottesville area without the necessity of traffic backtracking to Route 240. Because of the land mass and amount of development that will occur in this quadrant, this addi- tional access to Route 250 must be created. In addition to the foregoing improvements, it should be noted that Route 240 between its intersection with Route 250 and its intersection with the proposed new loop road (approximately 4500 feet) will need to have alignment improvement and to be widened eventually to a four-lane section to handle increased traffic from the Community to Route 250. The Community facilities aspect of the Crozet Community plan are extremely important. The success of County policy to have significant growth occur in the Community is in large measure dependent upon provision of sewerage facilities and roadway improvements to handle increased traffic. Plan Impacts Population Residential - Low (1 to 4 du/ac) 12,628 Residential - Medium (5 to 10 du/ac) 3,412 Residential Mobile Homes (average 10 du/ac) 509 Residential - High (11 to 20 du/ac) Commercial Industrial Open Space Total Acres Dwelling Units 4146 1120 167 Acreage 1918 168 25 0 79 265 371 2.826 ~ August 1, 1979 (Regular Night Meeting) Mr. Tucker then gave the Planning Commission's recommendations on the Crozet Community plan as follows: 1) Land along the north side of Route 250 proposed for low density residential; the Commission redesignated this commercial. 2) Land in the northwest quadrant of the Route 250/Route 240 intersection proposed for commercial; the Commission redesignated this low density residential. 3) Land in the west-central portion of the Community near Route 240 proposed for public institution or "park"; the Commission cut back on the amount of land designated institution and 'confined it to the existing stream area. 4) Land near the southwestern quadrant of the Route 250/Route 240 intersection proposed for low density residential; the Commission redesignated this commercial. Mr. Tucker said the environmental considerations are the same throughout the plans being presented tonight; protection of stream valleys. For the Crozet Community, an impoundm~ is showm on Lickinghole Creek which would act as a sedimentation basin. This feature was als~ shown in the '71 Plan. Where natural vegetation is lacking, it is recommended that a natural buffer be provided as development occurs; particularly along ridgeways. Six distinct areas for residential growth are outlined for the Crozet Community. The consultants had recom- mended residential along Route 635, but it is not felt that the land can develop that way because of steep topography in this area. The expanded downtown area is the focal point of the Crozet Community. Several parks are located in the Community and in most cases, these parks are adjacent to proposed medium density residential areas. Claudius Crozet Park is also recognized in this Plan. The industrial area has been expanded Somewhat, although it is limited along Parrot Creek because of drainage into the Beaver Creek Reservoir. There is a community center located where the truck stop was located. Referring to transportation needs, Mr. Tucker said this Plan recommends that Route 240 west from Morton's be realigned behind the stores to the north of Route 240 to come into the intersection at Mint Springs Road further to the north. As development occurs, Route 240 will need to be four-laned from Route 250 back to Route 691, and also realigned near The Meadows. A new road is proposed to loop from Route 691 to feed the medium density residential back to the downtown area. A major road improvement is recommended near the Basket Shop in the commercial area so you would not have to go back Route 240 to get to Route 250. R~f~ring to the Planning Commission's recommendations, Mr. Tucker said the Planning Commission received a request that the area around the basket shop, service station and the surroundiHg area on Route 250 be recognized as commercial. The Commission agreed to this request. It was also suggested that the property in the northwest quadrant of the westernmost intersection of Routes 240 and 250, presently shown as commercial, be deleted and be re- designated as low density residential. The Commission agreed to this request, but in so doing, shifted the commercial area to an area across fr~m the school complex where the western Albemarle shopping center was recently approved. The Commission also received a request that the area for parks along streams' be cut back to conform with an earlier plan. The Commission also agreed to this request. Mr. Fisher said he has one basic problem with the amendments proposed to the Compre- hensive Plan. The Plans are drawn for a design year of 1995 and all of the plans show ultimate development for that year. He asked if it is the intent of the staff and the Commission that the new zoning map will reflect all.of these uses for the ultimate density proposed for 1995. Mr. Tucker said the Commission has not dealt with that problem yet. The staff has shown the communities at a low (one acre) density, and feels'~hat the Plan should at least outline the boundaries of the communities so that anyone looking at the Plan will know that this is an area where the County wants t~ encourage growth; but the land should not be rezoned at this time. Mr. Fisher asked what the staff and Commission propose for the year 1985. Should development occur from the center outward as utilities expand? If so, how do you convey that to a landowner who owns land on the periphery of the Community? Mr. Tucker said that densiti~ could be provided close to the center of the Community so development can occur in an orderly fashion from the center outward. Mr. Lindstrom said how fast an area develops will depend on utilities, and the medium density areas shown for Crozet cannot develop without public utilities. Mr. Henley said he did not necessarily agree since he feels utilities will be placed where the density is provided, unless the County is going to install utilities. Mr. Fisher said in the Hollymead Community and the Urban Area, water and sewer will be available within a few years. Is it expected that the Board will recognize on any application presented, the density shown in the Plan for 19957 Mr. Tucker said the text of the Plan provides for timing of development. The County will have to do something definitive if the timing aspects of the Plan are to be followed. The location of water and sewer utilities will provide an incentive for and r~ulate growth to an extent. At this time, the public hearing was opened on the Crozet Community plan. A gentlemen asked a question relating to water and sewer which the Clerk could not hear. Mr. Fisher said he thought the question concerned the proposed Crozet interceptor line stimulating growt~ patterns along that line which the County will not be able to control. Mr. Fisher said this has been of concerm to him in trying to implement ~a plan that provides an Urban Area on the west side of Charlottesville, an Ivy village, and a Crozet Community, and how development ~ can be stimulated in Crozet without compromising the separation between these three areas. Mr. Fisher said he had no answer, but said the courts have generally indicated that where utilities are in place, the people have a right to use them. In a sense, this limits the 443 August 1, 1979 (Regular Night Meeting) The same gentleman said it would seem that by the year 2000, another road would be needed coming into Crozet, possibly from 1-64. This road could be located somewhere between Route 677 and where the railroad bridge crosses. This could change the whole pattern of development for Crozet. Mrs. Joanne Stanley said the Plan before the Board tonight for the Crozet Community is as it was approved by the Citizens Committee now that the Planning Commission has made some changes. She then asked Mr. Henley what sort of solutio~ he proposed for developers to put in for sewage disposal. Mr. Henley said he felt if the County wanted growth to take place in a specific area, the density should be placed in that area and the developer would then put-in the connectors for the water and sewer lines. He was not referring to the treatment of sewage; only connection to the line once it is installed. He does not feel the County should have to install utilities. Mr. Alan Freeman spoke next. He said ±n talking about installing the interceptor line, the assumption is that growth can be stimulated in a particular area. However, he understan( that there are a number of septic systems that have failed in the Crozet area and he asked i~ these people will get first priority of where the lines will go in Crozet. Mr. Fisher said the first priority will be to remove the raw wastewater discharge from Morton's that is goin~ into the Rivanna Reservoir. The collection system beyond that point is a separate issue and will most likely have to be funded locally. First priority is to obtain Federal funding which will extend treatment capacity to existing polluters and to have contracts that will require those polluters to use the Crozet interceptor. Beyond that, capacity will be avail- able not only to places that have marginal septic systems, but to new development. Mr. Fisher said he did no~ know how priorities will be established and asked Mr. Agnor to speak. Mr. Agnor said the interoceptor is the main trunk line and the collector system collects sewage and brings it to the main trunk line and eventually to the treatment plant. The pollution abatement program and the Federal Clean Water Act provide funds through the Environmental Protection Agency and these ~unds are geared to abatement of pollution on a regional basis. It is anticipated that the Crozet Interceptor will be funded from these funds. The collection system will be a local responsibility; the users of that collector system, through the rate structures, would pay the indebtedness that would be required to "front-end" the capital investment in a collection system. First the collector system will be used to abate pollution and if there, is a declaration that a health hazard exists, the system would get a higher priority than just for abatement of pollution. Mr. Agnor said he feels the collector system will go where the existing residential developments are rather than be placed for future residential communities. Dr. Iachetta said two areas in the Charlottesville District are having problems with failing septic systems. Under current regulations, there is no help available to these people. A developer can extend utilities to an area he is developing because he is paying the bill, but, if you follow this theory, the person who is already having problems, will never get any help. Mr. Lindstrom said, at this time, the County is dependent on State Water Control Board funding for the interceptor and unless there is a break soon on that funding, he feels the Board will have to give serious consideration to some other means of funding. The Board was apprised this afternoon that there have been indications in the past couple of weeks that there may be a break soon. Mr. Freeman Said if that break does not come, he feels the County may have to think about package treatment plants for the Crozet area. He asked if there has been any investi- gation of sites in the Crozet Community for a package plant or for some other system other than the interceptor line. Mr. Fisher said the County has been told many times by the State Water Control Board that they will not approve such a plan as a permanent solution to the sewage problems in Crozet. Until the County knows definitely that the State will not fund the interceptor line, it would be a waste of time to make an in-depth study. Mr. Lindstrom said he did not think the State Water Control Board has been questioned recently on instal- lation of a tertiary treatment plant for Crozet. For that reason, the Planning Commission has not made any recommendations concerning same. Mr. Roy Patterson said he was a member of the Crozet citizens committee that drafted the Crozet plan. Their ma~or mission was to find areas where higher density growth could occur, but they also recognized that this cannot happen until public sewer is available. Mr. Patter said he endorses the plan presented to the Board. Mrs. Joanne Moyer asked for more details on road improvements and also asked if there could be better maps printed. Mr. Tucker said an extension of Route 691 east of Route 240 is proposed and a loop road from the commercial area in an easterly direction adjacent to the park. An extension of Route 691 in a north/south direction as a connector from the com- mercial area to Route 240 is proposed. It is proposed that Route 240 be realigned and extended to serve the mobile home park. Mrs. Moyer asked for a timetable for these road improvements and also how property owners would be affected. Mr. Tucker said since the County does not built or maintain roads, these would basically be built as development occurs. Mrs. Moyer asked who would be responsible for building the new roads proposed. Mr. Tucker said at the present time, the developer is responsible. Mr. Roudabush said the need' for new roads will come about as development occurs. The roads shown on this plan are in- tended as a guide to someone wanting to develop a particular area. Dr. Iachetta said he feels there will not be any money for new roads in Albemarle County for at least 20 years. Mrs. Moyer asked if the land recommended for parks will be reserved for that purpose or if this designation is binding legally on what a property owner may do with his land. Mr. Tucker said the parks category is similar to the roads category. Since most of .the proposed parks are adjacent to medium density development, provisions should be made for parks in those areas as development occurs. At the present time, the County has only purchased land for regional type parks and not for neighborhood parks. Mrs. Moyer asked if the new zoning ordinance will prohibit a property owner from putting something else in an area earmarked for a park. Mr. Tucker said he would assume that the land will be zoned for whatever category. the Plan calls for and if a rezoning did occur, the proposed park land would not be acquired until a site plan was submitted to the County for approva~ Mr. Fisher said some Of the land on August 1, 1979 (Regular Night Meeting) proposed for parks is in areas which would not be developable for residential uses, such as stream valleys and flood plains. Mrs. Moyer said she owns about three acres of trees between her house and a private cemetary and that area is designated for park use on this plan. She would be very unhappy to lose those trees. Mr. Henley said he did not think Mrs. Moyer had anything to worry about if she owns the land. Mr. Lindstrom asked the total acreage of the industrial area shown for the Crozet Community. Mr. Tucker said he would check. At 9:05 P.M., the Chairman called for a recess. The Board reconvened at 9:16 P.M. Mr. Tucker said the Comprehensive Plan shows that there is a need for 130 acres of industrial land in the area. The Crozet Community plan outlines about 265 acres which would be conducive for industrial development. It is not intended that t~is land will be rezoned and utilized in the next 20 years. Mr. Fisher said he did not know how the Board will deal with this ~dentification when two to four times the acreage that is expected to be developed is identified. Mr. Lindstrom said he felt the County's Industrial Development Policy will address how the transition from identification to actual rezoning will come about. There being no one else present to speak on the Crozet Community Plan the Board proceeded to the next category. Mr. Tucker gave the following introduction for the village plans: The land use plans for the Type 1 villages, in the words of the Comprehensive Plan, "combine the concerns discussed in the Land Use section with particular'emphasis on agriculture, conservation, and visual quality." Villages are particularly vulnerable to the effects of development. The scale of most rural settlements is so small that new growth has a great potential for disturbing the character of the existing man- made and natural environment. Visual quality is thus more important in the villages than it is in the more heterogeneous Urban Area. Village plans were prepared by both the consultant for the Comprehensive Plan and the County Planning Staff. As with the Community Plans, they are divided into sections dealing with boundaries, environment, land use and community facilities. The discussion of existing conditions is included in the section outlining plan recommendations. Overall policies and guidelines for the villages, as amended, unlike the policies for the neighborhoods and communities, apply to all villages in a general form. These guidelines are discussed ix the following section. COMPREHENSIVE PLAN POLICIES AND GUIDELINES "Villages", in the context of the Plan, refers to a number of population centers which vary in size from a rural crossroads to such centers as Ivy and Earlysville. The highlights of the Plan proposals for the Villages are: Design year increase of 6000 people. No design capacity. Logical infill and limited expansion of the existing villages. Limitation of new roadside development to within one-half mile of center village, crossroads, or one-quarter mile of existing development or as depicted on individual plans. New development of any village not to exceed a 100% increase of the existing population without special study. Identification of seven villages (Type 1) to receive a high percentage of the total village development. Village planning should take these criteria into consideration: Individual sewage disposal and water supply system viability. Public and private institutions. Relative accessibility to public facilities and employment centers. Relative accessibility. Desires of local residents and landowners. Development opportunities. Development impacts. Village plans of the Type 1 Villages should be developed in the £ollowing order of importance. Ivy North Garden Earlysville Nix Esmont Stony Point Scottsvi!le Commercial development including general stores to service convenience shopping for the village and surrounding area is encouraged. The following development guidelines should augment other adopted policies: Subdivisiona-in ~illages should be encouraged at small to medium scales. New residential subdivisions in excess of five dwelling units should have limited frontage on existing village roads. Infill development should be encouraged by modification of standards to conform to existing character. Location of rural public service facilities should be used to strengthen the village identity. Location of rural professional services should be encouraged in village locations. August 1, 1979 (Regular Night Meeting) Timing - The Five Year Perspective: Detailed vitiage plans for Ivy, North Garden, Earlysville, Nix and Esmont should be completed. Ordinance modifications to deal with infill development should be accomplished at an early date. Study should be undertaken with the State Water Control Board in an attempt to facilitate small blocks of low and moderate income housing and mobile homes in all villages.~ The County should develop a multi-disciPlined staff assistance team to assist villages and landowners in villages in accomplishing a coordination between private and public objectives in new development. A review procedure to monitor public, quasi-public, and institutional development and direct such development from rural to village locations should be prepared and adopted. Plan Impacts Ail Type 1 Villages Proposed Residential Development Population Dwelling Units Acreage 3960 1237 2014 Mr. Tucker said the Village of Ivy is one of seven country villages designated in the 1977 Comprehensive Plan to accommodate a high percentage of desiredf~m~e village development. Ivy is located approximately four and one-half miles west of Charlottesville at the confluence of Route 250 and the Chesapeake and Ohio Railroad. The major secondary roads serving the Village are Route 732, Route 637, Route 786 and Route 676. The division of the ~vy Village by Route 250 and by the railroad is one of its most prominent characteristics. Also, significant is the extent and steepness of topography in the Village area and the variations between open and wooded land. Most of the land in the Village area drains to the Little Ivy Creek or its tributaries. Land use in the Ivy Village consists primarily of both older and new 'subdivisions and older commercial development which is located on Route 250. Institutional uses within the Village area consist of one church; schools serving the area are outside of the immediate Village to ~he north and to the west. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS As a result of more detailed studies and community involvement, the following Plan amendments have been developed. The following text presents planning guidelines under the headings of boundaries, environment, land use, and community facilities. Village Boundaries Two sets of boundaries are created in order to define appropriate policies with respect to the ,old village" and the "expanded village." These boundaries reflect historic development as well as differences in physical features, age and ~character of the buildings, and susceptibility to impact from new development. Old Village The boundary of the "old" village basically encompasses the area of Ivy as it existed prior to modern subdivision development. An exception to this is the'open area on either side of Route 676 north of Route 250 which is included due to the fact that its exposure makes it sensitive to development. It was put in the old village so that appropriate policies could be applied in these areas. Wherever feasible, the old village boundary follows roads and existing vegetation to reinforce existing development boundaries. These vegetative boundaries, whether wooded areas or hedgerows, should be preserved and strengthened during the course of the village's future growth. Expanded Village The northern boundary is designated at the closest point to the old village where there is a transition or change from wooded to open areas on Route 676. To the east, the expanded Village boundary takes advantage of the railroad as a logical boundary and proceeds south using hedgerows and vegetation until a natural drainage way is reached. The southern boundary of the Village follows the natural drainage way which includes existing vegetation. The western boundary consists of the transitional edge between heavily wooded and open areas in the southern portion which is followed up to the railroad which, is used as a boundary in the southwestern August 1, 1979 (Regular Night Meeting) portion of the V~llage; it should be noted that the boundaries of the old and of the expanded villages are very-close to each other and in some cases co- terminous in this vicinity. The western boundaries, in addition to the railroad, are designed to encompass the open areas (some of which have been developed) and the steeply sloping wooded lands to the north as a natural boundary and buffer from Route 250 to the north. It should be noted that the boundaries to the north centering on Route 676 have been designed to exclude most of the new subdivision development (Meriwether Hills) since inclusion of such development would cause the boundaries to be extended far beyond any reasonable limits in terms of tha policies of the Comprehensive Plan. Environment Entrances The entrances to the Village via Route 250 and via the secondary roads should have existing vegetation preserved. The transitions from open to wooded land provide a visual boundary for the Village. Although these boundaries do not transmit a strong "sense of~Ia~ee~at this time due to the character of the roads and topography of the area, they will increase in importance as the Village grows and develops. Areas Sensitive to Development The open areas on the north side of the Village tributary to Route 676 are sensitive to development because of their visibility~and development should be provided with substantial vegetative buffers as indicated on the Plan. Develop- ment of the open area in the western part of the Village on the north side of Route 738 should include preservation of the existing vegetation to the east and to the west of the open area. The extreme changes in topography which affect both building site and circulation in Ivy also allow a great diversity in the quality of development without seriously impacting the Village's overall appearance. This characteristic will assist in maintaining pleasing development forms and, therefore, major strategies for siting new d~velopment are not deemed to be essential. Vegetation Vegetation plays an important role in defining the Village boundary areas and is also a key ingredient in preventing different types of development from "running into each other" within the Village. Therefore, it is important that new develop- ment be designed to accommodate preservation of wooded areas and edges as well as hedgerows, clusters of trees and important individual trees. It should be emphasized that a large percentage of the perimeter of the o~d village boundary needs additional vegetation, and the same is true to a lesser extent for the boundaries of the expanded village. It is recommended that the embankments surrounding the railroad overpass of Route 250 be landscaped both for aesthetic reasons and to create a visual awareness that one is about to pass through an enclosure. It is further recommended that this impression be reinforced on the eastern approach of Route 250~ by landscaping the intersection of Little Zvy Creek with Route 250. Other new landscaping is proposed along the railroad to buffer existing and new dev'elopment, along Route 250 west of the overpass to improve the appearance of the highway, and, as previously mentioned, along Route 676 to the north in conjunction with new development. It is recommended that the commercial area on the south side of Route 250 just east of the overpass be 1-andscaped so that the area is better defined, coordinated with curb cut controls, and improved-in appearance. In conjunction with the proposal to realign Route 676, it is recommended that landscaping be provided both along Route 250 and at the end of the new cul-de-sac to reinforce this aspect of change. There are a number of streams in and around-the village. However, topographic and other access restrictions prohibit their use as linear parks and these areas are not endangered by development due to topographic considerations. Building Character The Village church in the northeast quadrant~, of the railroad and Route 250 is a visual focal point from several approaches to the Village and also from numerous vantage points through the Village. It is important that this building be preserved and protected since it is one of the few visibly significant buildings in the Village. Although the general store/post office complex on the south side of Route 250 is not in excellent physical condition at the present time, the buildings and area could be restored and improved to provide a better blend of the old and the new and strengthen its role as a meeting place for Village residents. The row of houses along Route 738 is distinctive in terms of the fact that they are descriptive of the evolution of the Village and of times past. They are felt to be valuable to the Village collectively, but not necessarily as individual structures. 447 August 1, 1979 (Regular Night Meeting) Land Use The division'of the Village by the railroad and Route 250, which is reinforced by areas on either side being in separate elementary school districts, permits a variety of land use policies to be applied in different sections of the Village. Residential development within most of the old village area is subject to severe topography and sporadic vegetation, and therefore large standard subdivisions are not anticipated. It is felt that the natural features will soften the effect of the development that will or can occur. The area in the extreme northwest of the old village is open and relatively flat and therefore should be well-deSigned to complement the village character. As a general_guide to density and setbacks within the old village, it is recommended that future development in the northern portion of the Village be based upon the character of development of adjoining land; in the southern portion of the old village, due to topographic and natural features, it is recommended that larger lots would be more appropriate except in cases where new development is directly adjacent to more compact existing development. Residential development in the expanded viltage area is also limited by natural features and to some extent by existing development. The exceptions to this are in the south and east where some potential exists for standard subdivisions. In these cases, improved treatment in terms of preserving woodlands, hedgerows, and other natural features should be part of the development process. It should be noted that much of the southern portion of the expanded village is separated from the old village by a ridge, and therefore development in this area will not have great impact on the old village area. Residential development in the eastern portions of the expanded village is critical largely due to its role and visibility as an "entrance" to the Village of Ivy. The commercial area on Route 250 east of the railroad including the gas station, general merchandise store, and post office should remain inasmuch as it provides some community focus. It would be desirable for this area to be upgraded in terms of the provision of convenience goods and in terms of visual improvements. The area on Route 250 west of the railroad is designated for use and expansion as a commercial center serving the Village. Its location, in conjunction with the relocation of Route 676, provides convenience by way of being a right-hand turn access on return trips from Charlottesville and points east. Functions such as convenience store, restaurant, motel, and open air market would be appropriate for this location and in context with its dual role of serving the Village and being located on Route 250. Community Facilities The Village is currently severely lacking in community facilities except for the commevcial activity areas. The Potent,iai for an integrated pedestrian network in the Village is severely limited bY the intrusion of Route 250 and the railroad. It is recommended that the pedestrian walkways be located in conjunction with existing and future streets in the Village. There is an existing need for definition of a walkway along Route 738 and from Route 738 to the railroad overpass pedestrian bridge. It is recommended that the area on the south side of the railroad near the pedestrian bridge become a community park -- community center complex. It would be desirable if the old boarding house could be obtained as a community building -- recreational center. The area immediately east of the building offers possibilities for playgrounds and athletic fields. Because of its location, it is felt that a Village center would serve the entire portion of the Village south of Route 250. Several significant changes are planned for the local road system. It is proposed that Route 786 be realigned to the west and that its intersection with Route 250 be moved approximately 650 feet west of its present location. The existing alignment would be terminated in a cul-de-sac approXimately 150 feet northeast of the present intersection. This change reflects the dangerous location of the present intersection on a curve, the need to handle increased traffic loads from existing and future residential development to the north, and creation of ~ opportunities for the commercial area designated on the north side of Route 250 between the existing and proposed Route 250 intersection with Route 676. On the south s'ide of the railroad and Route 250, the Plan suggests a relocation of the road which connects Route 786 with Route 250. This involves moving the present intersection with Route 250 (which is almost right at the railroad overpass) in an easterly direction about 350 feet for purposes of improving safety, avoidance of splitting the existing commercial area, and improved access to the proposed recreation/commercial center area. The plan also designates areas along Route 250 commercial development for place- ment 'of landscaped islands. The purpose of these is primarily to improve safety factors by limiting curb cuts and access points to these commercial areas. The secondary purpose of these islands would be to improve the visual appearance of the commercial areas through landscaping of these curb cut islands. August 1, 1979 (Regular Night 448 _ Key r~ Low Density Res. ~] Commercial Public Institutions ['"] Open Space Type I Village Ivy S c ale 1 "- 2000 Mr. Tucker said the only amendment made by the Planning Commission to the Ivy Village map was to redraw the western border to the east of the Murray SchOol site. Mr. Tucker said in this amendment the size of the village was reduced substantially from that proposed in the 1971 Plan. Where the '71 Plan had proposed that Ivy have community status with a population of 16,000 people, this Plan has changed Ivy to a village designation with a proposed populat of from 1000 to 1500 people. Mr. Tucker noted that the Planning Commission did not include some of the one-acre development which now exists to the north of the proposed village boundary a~dhe is not sure why they did not. Mr. Fisher asked if there are not about 200 houses located north of the proposed boundary. Mr. Tucker said yes. Mr. Lindstrom asked how far Meriwether Lewis School is from the proposed eastern boundary. Mr. Tucker said it is approximately three miles beyond that border. Mr. Roudabush said it appears that al't of the commercial area for the Ivy Village will be highway oriented. Mr. Tucker said it is essential that way at the present time. The Planning Commission recognized existing commercial uses such as the Exxon service station and the buildings surrounding same, the Gulf service station the old Ivy Market and commercial use for the old motel and the area west of the motel. Mr. Tucker said the Planning Commission recommended two improvements to roads in the Ivy Village. One is the realignment of Route 786 behind the Gulf Station and the old Ivy Market, so Route 786 will come onto Route 250 west of the Exxon Station to give a greater distance from the railroad underpass and improved sight distance. The Commission also suggested that Route 676 be realigned as it passes Meriwether Hills Subdivision to tie in west of the motel, with the present Route 676 being ended in a cul-de-sac just west of the railroad underpass. Dr. Iachetta asked what type of housing is just outside of the northeastern portion of the boundary. Mr. Tucker said it 'is Meriwether Hills and Meriwether North Subdivisions; both being one-acre developments. These subdivisions were excluded by the 'citizens committee because they felt these are more suburban type developments. At this point, the public hearing was opened on the Ivy Village plan. Mr. Ginneaux asked the location of proposed commercial areas. Mr. Tucker again explained the commerci&l areas. Mr. Goode Love said this is a good place to have commercial areas since no one would want to build a house on Route 250 because it is too noisy. He does not feel there will be any population increase in, the commercial area. August. t,. 19.79 ~ReCular N~ght Meeting). Mrs. Jessie Haden said Meriwether Hills backs up to WeSt 'Leigh Subdivision and asked if it isiln~t envisioned that someday Meriwether Hills will continue to the other side of the road. Mr. Tucker said yes, h~D~N-e~tH~L&~g~ is a two-acre density. He did not know why the citizens committee excluded Meriwether Hills from the village plan when it is a one-acre density~ Mrs. Haden asked the location of Murray School. Mr. Tucker pointed to the School on the map, but noted that the Planning Commission had redrawn the Village boundary just to the east of the school. Mrs. Haden felt it would make more sense to include Murray School in the Village if the County is attempting to cluster development. Mrs. Haden then asked why a Comprehensive Plan is needed and what the citizens will have once these ~mendments are adopt Mr. Fisher said the County is required by State Law to have a Comprehensivee Plan. Also, the County's Zoning Ordinance and Comprehensive Plan are to agree with each other to an extent. Mr. Lindstrom said when the revised Comprehensive Plan was adopted in 1977, it was contemplate that action would be taken to omtline the communities, the urban area and the villages. Since that work was not completed in a timely manner, it became apparent when working on the zoning map that something more definite was needed. This process is to complete the process which began some time ago. Mrs. Haden said she did not believe the majority of citizens understand what is being proposed for their areas. Mr. Fisher said there was a~ citizens committee which worked with the consultant on the plans being presented to the Board. These revisions have been worked on for two years. Although, Mr. Fisher understood Mrs. Haden's concern about the small attendance at this public hearing~ these amendments have been adverti~ for public hearings before both the Planning Commission and the Board and there is no way the Board can force citizens to attend these meetings. Mr. Tucker said the Village of Earlysville is one of seven country villages designated in the 1977 Comprehensive Plan to accommodate a high percentage of desired future village development. Earlysville is located approximately six miles due north of Charlottesville and is about four road miles west of Route 29 North. Routes 743 and 663 are the two main roads which provide access to and within the Village. Land use in the Village consists of older residential development of homes either close to the main roads or well set back in the case of farm houses, new re~ide~t~a~'~d~ve:~o~m~h~ in ~0d~ern~aubdiT~S~O~s, several small clusters of commercial uses, churches, and the elementary s~hool. Earlysville is located on a ridge line with gently to moderately rolling topography. Both open (cleared) and wooded areas are found in the Village and its immediate environs. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS As a result of more detailed studies and community involvement, the following Plan amendments have been developed. The following text presents-planning gui!delines under the headings of boundaries, environment, land use, and community facilities. Village Boundaries Two sets of boundaries are created in order to define appropriate policies with respect to the "old village" and the "expanded village." These boundaries reflect historic development as well as.differences in physical features, age and character of buildings, and susceptibility to impact from new development. OId Vi'l'Zage The boundary of the "old~' village encompasses much of the open land bordering Routes 743 and 663 and includes most of the village's older buildings as well as some of the newer ones. The southeastern boundary on Route 743 is established in recognition of the facts that it is an open area at the intersection with Route 660 following an approach from the east which is heavily wooded on both sides, i.e., a sense of place is evident because of thi's change and the combination of both old and new (commercial) development on either side of the. road at this point. The old village.boundary alone the east edge of Route 743 reflects ex- clusion of the modern subdivision as not being of the same character as older portions of the Village and this boundary is assisted by the existence of the excellent evergreen buffer planted by the developer along the road... The northern 8ld village boundary is placed at a point on Route 663 where there is a marked break in vegetation going from open to wooded and Which is also near the inter- section with Route 764. The northeastern approach boundary (Route 743) is also located at a break in vegetation which is reinforced by differences in building setbacks on opposing sides of this boundary. The areas included within the old village boundary have been established with the particular thought in mind that new development in the open areas has potential to detract from the character and appearanoe of the old village and, therefore, must be very sensitively done. Since existing development in the old village is largely served by the old roads (Route 663 and Route 743), ~the introduction of any new roads must be sited as carefully as new buildings. The old village boundary is to consist of a protective buffer of existing vege- tation ranging in width from fifty to two hundred feet.. Expanded Village The boundary of the "expanded" village reflects several considerations. The northern boundary on Rou~e 663 is extended to include the Village's elementary school which has been and will continue t.o be a focal point in the community's life. The southeasv boundary on Route 743 is coterminous with that of the old August 1, 1979 (Regular Night Meeting) village at Route 660 on the south and extended on the north, for reasons given previously. The northeastern boundary on Route 743 is established about one-half mile from the crossroads (Routes 743/663) focal point of the old village. Other boundary lines for the expanded village have been located parallel to and about one-quarter mile from Routes 743 and 663 to orient development to these traditional access ways and the old village, to limit the scale and hence impact of development on the Village, to take advantage of the more favorable topography available, and to reflect desires of community participants in the planning process. Environment Entrances The three entrances to the Village at the old village boundaries (Route 663 north and Route 743 south and east) should have existing vegetation preserved. The transitions from open to wooded land provide a sense of identity and a visual boundary that serve to alert the traveller that he has arrived at a distinct place. The Route 743 south entrance (at Route 660) is particularly important due to the long uninterrupted woodlands leading to the opening and the beginning of village development. Destruction of trees in this area would cause a significant change in the approach and character of this portion of the Village. Areas Sensitive to Development The open areas along Route 743, especially those on the south side between Route 660 and Route 663 in the old village, are sensitive to development. Standard subdivisions in these high visibility areas are not desirable. Development in open areas in the vicinity of the school within the expanded village should be encouraged, but buffering along Route 663 and careful design/siting of buildings and landscaping should be incorporated in any new development. Vegetation Vegetation plays a very important role in defining the old village and will play a major role in permitting sympathetic development to occur in both the old and expanded village if adverse effects are to be avoided. Hedgerows, fence and tree lines, clusters of trees and individual trees should be maintained to provide continuity and to prevent effects of "sameness" and "sprawl" as a result of new development. It should be noted that some of these elements will need strength- ening as new development occurs. In addition to existing vegetation, the Village plan designates specific areas where new landscaping should accompany development. The evergreen buffer created on Route 743 adjacent to the new subdivision is an example of how this can be done. The areas recommended for landscaping primarily reflect the need to soften the probable effect of newer development on the Village. Other wooded areas to be preserved are those along drainage ways and streams and all wooded areas along roads. As a general rule, in addition to specific mapped recommendations, it is important to conserve as many trees as possible during development wherever it occurs in the village areas. An example of the value of this policy is immediately evident in the treatment given wooded areas in and around the development between the school and Route 764 (The Pines). Building Character There are a number of buildings in the Village which, due to their location, style, architecture, and/or age, are an integral part of the character of the Village and reflect its development over time. The growth history of the Village is reflected in its buildings with varying architectural styles and functional designs reflecting the needs and fashions of their day. The uses of these impor- tant buildings include houses, stores, churches, and barns/outbufidings. The old general store/post office at~ the crossroads of Routes 743 and 663 is the Village's single most important landmark. The character of the building and its site, with its lack of landscaping, paving, or formal parking, is characteristic of the utilitarian approach. The older buildings in the Village should be treated'with sensitivity both in terms of facade or addition changes and with respect to adjacent development. Land Use One of the important land use characteristics of the Village is the mixture of activities which should be continued. The majority of the Village area is planned for residential use at densities which are compatible both with existing development and with health requirements for individual disposal systems. If typical modern subdivisions are permitted to locate on existing road frontages in the old village, its character will be destroyed. New residential development fronting on Routes 743 and 663 in the old village should imitate existing buildings in terms of building setbacks and separation, i.e., variations in setback, tight clusters of buildings separated by open areas, etc. The commercial concentration at its present location of the intersection of Route 743 with Route 660 should be strengthened. The commercial area at the Route 743/Route 663 intersection in the center of the Village should be maintained. The older buildings should retain as much of their character as possible. The new and expanding commercial area should be treated with additional landscaping devices August 1, 1979 (Regular Night Meeting) including berms and shrubbery to soften the visual impact of this new activity center. The new ~commercial area should be allowed to expand within a defined area as indicated on the plan. Home occupations and small service/professional buildings should be encouraged in the old village along major roads. Additional institutional uses should also be permitted in appropriate locations as the Village grows. Community Facilities Community facilities should be geared to retaining existing activities and adding to them. New facilities recommended include athletic/play fields and equipment at the elementary school, and the use/convers~:o~[ of the old church and its site (west side of Route 743) as a community center area. The community center recom- mendation is based on the facts that it is a central location, the building is a recognized landmark that is part of the Village's heritage, and is very close to the historic crossroads center of the Village at Routes 743 and 663 where con- venient services are available at the general store. The activities, in close proximity to. each other, will have a tendency to strengthen the viability of both functions. It will, at the same time, better define the Village's cultural center. A system of combination walkways/trails is proposed to provide access as well as recreation. Pedestrian walkways are proposed along the Village's main links of Route 743 and 663 to connect the school, commercial, and community center activities. This should be defined to encourage use and ~for safety purposes. A combination pedestrian/cycle/horse trail is pro-posed in a location that corresponds to the boundary of the old village on wooded edges. It is anticipated that the combination trail will be a part of the buffer between the old and expanded village and will help to tie the two together as well as provide access and recreation opportunities for residents of both areas. Actions needed include working with the Virginia Department of Highways and abutting property owners to create the defined walkway along Routes 743 and 663, and working with property owners along the old village boundary to secure easements for the combination trail. It is likely that. much of the combination trail may be implemented as part of new subdivisions during the development process. An additional community facility recommendation is obtaining beneficial use of the pond located east of Route 743. This area could be used for passive recreation enjoyment as well as skating and fishing. A pedestrian walkway is proposed to tie this area into the overall system and more closely connect it to the village center. It is recommended that Routes 743 and 663 continue to be two-lane rural section roads without 20th Century sidewalks and curb/gutter to maintain the rural character. Since most traffic is lOcal in nature, selective widening of existing pavements, only where necessitated, should serve to accommodate future increases in traffic stemming from growth 0f %¢:7 9 , .:' Y' ', Key ...... ,~ Low Density Res. ~ Commercial ~ Publiq Institutions r--] Open SpaCe Type I Village Earlysville Scale 1"-2000' 452 August 1, 1979'(Regular Night Meeting) Mr. Tuc~ker noted that the Planning Commission had made a correction to the northwestern border of the Earlysville Village map by' extending the boundary beyond the ~existing cemetary to the north of Route 663. Mr. Roudabush questioned the areas on the map designated for "open space." Mr. Tucker said the areas ~hich~a~e~m~e-c~nducive to development ame~ah~wn2a~low density (one-acre development) because no public utilities are available. The areas shown as "open space", although still developable, contain more sensitive soils and are not conducive to a one-acre density. Dr. Iachetta suggested that the density definitions be printed on each map since the words "low density" are being used for two different definitions on these plans. Mr. Fisher asked if any portion of the Earlysville Village is within the Sout~ Fork Rivanna River watershed. Mr. Tucker said yes. Mr. Fisher then asked if all of the Ivy Village is within the watershed. Mr. Tucker said yes. Mr. Fisher said the Board has discusse using a sediment basin in the Crozet area to control erosion and nutrients which go into the Reservoir. He asked how this problem will be handled for Ivy and Earlysville. Mr. Tucker said there is a difference between Crozet and the villages. Crozet is proposed for a much higher density if public sewage disposal is provided in the future. In the villages, the lot sizes are larger. At this time, the Runoff Control Ordinance is the only vehicle for con- trolling runoff. Mr. Fisher said that most one-acre lots will be exempt from t~he provisions of the Runoff Control Ordinance, but he assumes that these lots will have a relatively low impact on the Reservoir. Dr. Iachetta did not think Mr. Fisher's assumption is valid because he does not think the 5% exclusion under the Runoff Control Ordinance is valid. He said there is an impact on the Reservoir even from relatively low density. At this point, the public hearing on the Earlysville Village was opened. Mrs. Jacqueline Huckle said there were 92 dwelling units in Earlysville in 1976. This plan proposes 226 dwelling units. Since there are already problems with septic systems in this area, she asked how this number of dwelling units can be proposed safely without public water and sewer facilities. Mr. Tucker said he thought Mrs. Huckle was referring to Earlysville Heights which basically has one-quarter acre lots and was put to record before the County had the present County and Subdivision Ordinances. He does not envision that kind of development occuring again in the Earlysville area. An unidentified woman asked what is meant by "compact development" in villages. Mr. Tucker said "infi!.l'' would be a better word. He said as you drive along Route 743 there is a lot of vacant land between houses. It is proposed that this land "infill", or ~e developed, first thereby compacting development somewhat. Mr. Tucker said the Village of North Garden, the largest in land area of the Type 1 villages, lies approximately eight miles south of Charlottesville on Route 29 South. The designated growth area is actually comprised of two small communities centered around commerci areas at either end of the village. One of these is located just north of the Red Hill School on Route 29,- and the other is located at the intersection of Virginia Route 692 and U. S. Route 29. The land within the Village is largely devoted to agriculture, with cleared space alternating with lightly wooded areas. The vast majority of the area is cleared, however, making it important to .control the location of future development. The largest cluster of existing residential development is located at the heart of the Village near the intersection of Virginia Routes 692 and 712. Secondary roads serve almost the entire area. The roads fan out in five different directions from the point where Virginia Route 712 travelling north enters the Village area. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS Boundaries Boundaries for the North Garden Village area are a combination of natural borders and recommendations for inclusion of specific areas by the Village citizen's committee. The growth area extends north beyond the commercial area approximately one-half mile, and south of the southern commercial area approximately three- quarters of a mile. This was considered sufficient to establish residential areas surrounding each of the two village centers. The eastern border running north from Zion (BaptiSt) Church at the extreme southern end of the Village follows the South Branch of the North Fork of the Hardware River, passing behind the Trinity (United Methodist) Church on Virginia Route 692. The western borde~ runs north to a point on Virginia Route 692 one- half mile west of Route 29 then follows the extreme slopes west of this road to the Mooreland ~Baptist) Church where it turns back south to meet Route 29. The Village is thus constrained from east to west by natural features, yet must be constrained by land use planning at the northern and southern extremes of the community. Environment Entrances North Garden is centered around a curve in Route 29 that supplies the spine to the community as well as forming a barrier between the two halves on each side. The nature of this corridor is such that there is no sense of actually entering a separate community as one passes along it traveling either north or south. By expanding the commercial centers that already exist along this roadway, it is hoped that a sense of arrival can be generated, providing core areas by which the Village will be identified. 453 August 1, 1979 (Regular Night Meeting) Areas Sensitive to Development The soils in this area of the County are generally of good quality for building (moderate limitations for development) and for agriculture (limited for intensive use by slope and shallowness). The area along the western border of the Village and other smaller.areas of 15% slope or more are the most constrained areas in terms of their soil composition and potential for erosion. However, east of Route 29 the more level areas of upland soils are particularly good for agri- cultural purposes and it is recommended that as little of this land as possible be transferred to residential or commercial uses. The~"'~rth Garden area has a high proportion of cleared, vacant land that is highly visible from the roadways in all parts of the Village. Residential development should be located in wooded areas rather than in these open fields to prevent potential disruption of the Village character that now exists. This also prevents additional agricultural land from being taken out of that use. Vegetation Over the large area that the Village of North Garden covers, it is difficult to pinpoint all the areas needing maintenance or improvement of existing vegetation. Two major improvements that are necessary are the landscaping of the two commercial areas with curbing an6 curb cuts and vegetation which would more clearly define the parking areas and entrances. Other areas where additional attention to landscaping would be desirable are: (1) the length of Route 29 where necessary as it passes through the village area in order to both reduce noise and make the roadway less obtrusive to nearby residents; (2) the area between the commercial sector to the west of Route 29 and the residential area behind it; and (3) along the southern and western border of the residential area to the south of Mooreland Church. Land Use Future residential development in the North Garden Village is recommended for the wooded areas around each of the village centers, at a density of one unit per one and one'half acres on 0 - 15% slopes, to one unit per five acres on more steePly sloped land. It is hoped that the natural scenic beauty of the area will be retained by placing new residential development away from the roadways while retaining the areas as essentially wooded. Seven such areas are indicated on the plan map, three in the northern half of the neighborhood and four surrounding the southern commercial core. As mentioned above, two areas are designated as commercial village centers, one at the intersection of Route 29 and Virginia Route 710 and the second at Route 29 and Virginia Route 692. The northern commercial area stretches for approxi-. mately 0.'3 mile along the eastern edge of Route 29 from Collins Store to the "Clark farm driveway." The southern commercial area includes the existing commercial to the east and land to the north of Route 692 and west o£~Route 29 opposite. Improvements to the intersection may be desirable in the future. Community~FaciLi'ties Recommended facilities improvements for the neighborhood include: (1) upgrading~ the recreational facilities at the Red Hill School as a neighborhood park; (2) a bikepath/footpath connecting the southern village area with the school and northern area residences (suggestions include constructing the path along the South Branch floodplain, along existing roads, and along the Old Route 29 roadbed to the side of existing Route 29); and (3) road improvements, specifically Route 712 from Route 29 to Virginia Route 692 through the center of the neighborhood. Mr. Tucker said corrections were made by the Planning Commission to the North Garden Village map by extending the southern border below the Zion Church approximately 2000 feet, recognizing existing commercial at the southeastern quadrant of the Route 29/Virginia Route 692 intersection, shifting the public institution at both the Trinity Church site and the Red H.ill School site to the east. Mr. Tucker said North Garden was a very difficult area to work with because Route 29 runs down the middle and splits it into two areas. Also the commercial is located in two entirely separate areas. The citizens' committee worked hard to try and identify areas based on slope and soils, and tried to use wooded areas as much as. possible for low density.resident uses. Other areas presently used as open pasture lands, farm lands, and areas of steep terrain, could not be developed at one-acre densities, but could provide a viable village area if developed at even lower densities. The committee identified for commercial use Collins Market and recommended that this area be extended to the south. They also recommended that the northwest quadrant of Routes 692 and 29 be recognized as commercial. Mr. Fisher said he was shocked that the committee recommended an extension of the commerc at Collins Store because a~ this point the ground is at least 20 feet higher than Route 29. Also, he questioned the size of this village plan, commenting that the village must run for at least two miles along Route 29, and this does not fit in with the concept of having small villages. Mr. Dorrier did not feel this area will develop very fast regardless of what is put on the map. Dr. Iachetta said it is a hard area to work with. At this time, the public hearing was opened on the North Garden Village. member of the public present to make comments. There was no al al August 1, 1979 (Regular Night Meeting) 454 _,% Key ~ Low Density Res. ~ Commercial _ [] Public Institutions E] Open space Type I Village North Garden Scale_ 1"-2000' At 10:03 P.M., Mr. Fisher announced that he had to leave the meeting and asked that Mr. Henley take over the Chair. Mr. Tucker said the Village of Nix is located on Route 53 approximately s±x miles south- east of Charlottesville at the intersection of Route 53 and Virginia Route 729. Its proximity to the City's employment and retail centers make Nix a logical area for continued, limited growth within the next twenty years. Land uses in the Village are limited to single family detached residelntia!, agricultural~ and small scale commercial. The neighborhood is split in half by a high'tlension wire corridoz running north to south crossing Route 53 to the east of the village center.. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS Boundaries The designated growth area in the Nix Village region extends from the intersection of Route 53 and Virginia Route 729 approximately 0.3 mile to the south, 0.7 mile to the east, 0.7 mile to the north, and 0.6 mile to the west. This remains close to the recommendation guidelines stated in the Comprehensive Plan. The high tension line is significant as an interior boundary marking the division between the northeastern, undeveloped section of the Village and the western, developed section. -455 August !, t979 [Regu!ar Night,Meeting) Environment Entrances Entrances to the Village area are well established from three directions, north, east, and south. On these three sides, the road passes through forested areas before coming out into the open space surrounding the Village center. Route 53 west, however, is developed continuously beyond the border of the neighborhood and thus does not present a clear entrance. Landscaping at the western boundary to the village could establish this entrance and clearly mark the edge of the neighborhood area. Areas Sensitive to Development Certain areas wi-thin the Route 53 corridor west of the Village center are highly visible open fields, which, if developed, would have a substantial impact on the existing visual quality of the Village. Development in these areas is not. recommended unless accompanied by careful site design and thorough landscaping. An area of relatively steep slopes occurs in the northeastern corner of the neighborhood near the stream bed. Such areas of steep slope in combination with the poor drainage capacities of the Manteo-Nason-Tatum soil association can pose severe limitations for construction within the Nix Village area. Ve.ge.tation As mentioned above, Nix is divided into two areas by the high tension line running through the center of the neighborhood. To the west of this line, existing development and small agricultural operations have cleared away forest from each side of the roadway. To the east, the lack of new development has left unbroken woods throughout. When development does occur in this eastern portion, it is recommended that it be away from the roadway and buffered by existing trees. The Village center area, designated for improvement, also needs to maintain its existing vegetation to the extent possible. To the west of Virginia 729 north of Route 53 exists a residential area without vegetative borders or road frontage improvements. Because this area lies opposite the designated village center, landscaping may be necessary to buffer the residences from increased activity at the site. Land Use Not unlike the plan for the Esmont/Porters Village area, land uses already existing in the older section of the Nix neighborhood, west of Route 729, are recognized while new development is encouraged to locate in vacant lands primarily to the east of Route 729. With the known soil constraints in mind, the Albemarle County Health Department and the Soil Conservation Service have recommended a maximum density of one dwelling unit per two acres for all residential development. Three main areas are recommended for such development: (1) a large area to the east of Virginia Route 729 north of Route 53; (2) an area to the south of the Village center, west of Virginia Route 729; and (3) scattered areas within the older, western section of the Village in wooded locations., The three acre tract at the Vil!age~ center which is presently wooded would provide a convenient point for additional convenience type businesses and perhaps a self-service postal kiosk. Community Facilities Along with the above facilities other recommendations include~ (1) proposed developments served by secondary roads of limited access onto either Virginia Route 729 or Route 53; and (2) improvements to two roads serving future residential development off Route 53. 458 August I, 1979 (Regular Night Meeting) ~,.~? .- .- . , - Key ~ Low Density Res. ~ Commercial .~ Public Institutions r-] Open. Space Type 1 Village Nix Scale 1"-- 20.0,0' Mr. Dorrier asked how many persons served on the .citizens' committee for the Nix plan. Mr. Tucker said four persons attended the meetings. Mr. Dorrier asked if they were all in agreement with the Plan. Mr. Tucker said yes. The public hearing was opened on the Nix Village plan. present to speak. No member of the public was Mr. Tucker said the.Village of Stony Point is located approximately five miles north of Charlottesville at the intersection of Routes 20 and 600. These are the only two major roads serving the area, other than Virginia Route 784 which forms the northwestern boundary of the Village. Land uses in the Village include agriculture, low density residential, neighborhood commercial, and institutional. The area has its own school, fire department, and church, and also contains a chapter of the Ruritan Club. Residential development is scattered throughout the neighborhood rather than being clustered at any one point. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS Boundaries The Village area that has been designated for future growth extends approximately 0.4 to 0.5 of a mile in each direction away from the central village area at the intersection of Virginia Route 600 and Route 20. These borders comply with the guidelines stated in the introduction to the village plans and do not necessarily represent natural borders. West to east, the area runs roughly from Virginia Route 784 to the point where Route 20 breaks off from Virginia Route 600 and turns north. 457 August !, 1979 [Regular Night Meeting) Environment Entrances Entrances to the larger Village area occur just south of the Village border on Route 20, and at the eastern border also on Route 20. The approach to the village center itself passes through open fields to the south and west and takes an abrupt 90 degree turn onto the stretch of roadway that passes in front of the commercial area, the school, and the church. A similar abrupt turn is also found at the eastern end of this strip. In effect, this slows traffic passing through this Village center area, a result compatible ~with attempts to establish the sense of "arriving" in a place. On the western boundary of the larger Village area, there is no sense of an entrance, or cut-off between land lying outside the boundary and the growth area itself. It is recommended that landscaping be required at this edge of the village area if development occurs. Areas Sensitive to Development The open field areas near the central Village area to the south and west, and the system of fields stretching beyond the border to the west are highly visible from the roadway and other points and should therefore be deemed inappropriate for development. Soils limitations in the neighborhood vary from moderate in the western portion to only slight in the half to the east of.Route 20. One area of the Village to the northwest is underlaid by an amphibolite dike, an igneous rock which is very dense and from which the extraction of ground water is very difficult. If possible this area should be avoided for development. Vegetation Areas of dense vegetation most suitable for development occur in the southwestern, northwestern and southeastern corners of the neighborhood. A smaller area stands north of the existing commercial area. Future development should occur in such areas in order to minimize its visual impact on the neighborhood. Areas in need of landscaping exist along Route 20-as it approaches the Village center from the south, and also in the village center itself around the existing commercial area. Landscaping and possibly curbing would not only define the area more clearly but would also improve the appearance of the Village core. Land Use Recommendations for location of possible future development in the Village of Stony Point d~ive from the above conditions. Residential development, at a density of one unit to 1.5 - 2.0 acres, is recommended in four basic locations in each corner of the designated growth area where existing vegetation would soften the impacts. The area in the northwestern corner is placed in the lowest priority due to groundwater, difficulties possibly requiring off-site wells. A 5.5 acre area of commercial is set aside on the southwestern corner of the intersection to be ~dded to'the existing one acre site to the north of RouTe 20. The area would have to be thoroughly landscaped in order to minimize its impact on the visual quality of the neighborhood when approached from the south and west. Community Facilities Facilities recommended to serve an expanded population in the Stony Point Village include: (1) a self-service postal 'kiosk in the village center; (2) a system of bike and footpaths connecting residential areas with the school and commercial areas at the village center; (3) improvements upgrading the park facilities at the elementary school; and (4) in the event of residential development in the northwestern residential area, improvements to Virginia. Route 784, including resurfacing, to support the increase in usage. August 1, 1979 (Regular Night:~Meeting) "-'L.. "~.:, ~ \,",,J{ ~ .... ' · . . ~ . .- _ t- c~ ..... ?: !,._./(': .... "'--'"' / . . , .~. . ! , ~.,~ ..-:~ ~- ~, - .. /./. :-~. *."~..,~ ,,.~./. .,"-~,..---~--..,'~. _.,...., . .~,,:Y · ~' ,'/{/~ ..": ' :,,> ~"' ,~',_..~ ,, .,. -....._;,.. - ... . . : . . . ?.,.~:_,. :~'., .':.., .... · "'.-'-'/' ... ~ ..... k ' ,.' 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"- -"' / --2_ ',.~. / 'i- .'. ,'~-'- · ./P' '" ~1 ' :' ~ · \ ~ ~ , '..;~ ~-~.7:--~. .'!.._ ~'-. : , 'h'; '? - '---'.'- ", '-ff .... .- '"':: ' ~'t ( . .. · .' .....-~,. // .... 'Key [~ Low Density Res. Type ~ Village [~ Commercial ~ Public. Institutions Stony Point F-] Open Space Scale 1"- 2000' The public hearing on the Stony Point Village was openo~. No member of the public was present to speak, Mr. Tueke~r said in drafting a land use plan and reeommendat±ons for development in the portion of theI Scottsville Town area within the County of Albemarle, consideration was given to existing l~nd use, topography and soils, future plans and improvements as outlined by other County olffices, and the guidelines established in the COmprehensive Plan. Existing land uses in the area include a number of single family dwelling units, three agricultural o~erations, approximately eight commercial establishments, a shoppin~ center, a manufacturing Plant, an abandoned high school, a Centel (Central Telephone Company of Virgini~ field office, and a newly erected flood control dam. A series pf roads fan out from the town proper. These include: (1) Virginia Route 726 running southwest; (2) Virginia Route 737; (3) Route 6, a major east/west artery; (4) Route 20 a major north/~outh artery which provides the main access to the County center; (5) Virginia Route 79~ also traveling north; and (6) Virgini~a Route ~37 which travels east. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS Boundaries. The growt~ areas~ boundaries will encompass one mile of Virginia Route 795 north from the Town of Scottsville, one mile of Route 20 North, three quarters of a mile of Route ~37 West and three quarters of a mile southwest on Route 72~. This is essentially an artificial limit imposed to prevent develo,pment from spreading beyond the Plan's limits of one quarter mile beyond e~isting development. August 1, 1979 (Regular Night~eeting) Environment Entrances The Scottsvitle area contains wide belts of forested land alternating with belts of open land fanning out from the Town proper. This follows the stream configuration as well as the roadways. There is little sense of arriving in Scottsville until one comes out onto the short plain at the edge of the James River that is the town proper, This feeling of place is due to the physical and visual constraints of the main street and the confluence of the three different roadways at the foot of the slope. -In the County portion of the Town area, entrances to the neighborhood should be established, through landscaping or reduced speed limits on each of the roads as they pass the outside boundary going toward the Village. Specifically, (1) the point behind the shopping center on Route 20 where there first is an indication of increased levels of development; (2) the point just south of the Scottsville cemetery where medium density housing is proposed under the plan; and (3) on Route 6, just as it crosses the stream bed into the residential zone to the south. Areas Sensitive to Development The topograPhy of the Scottsville area is comprised of rolling pasture and forest land alternating with steeply sloped drainage areas and roadways. S0iIs in the area change from the Bucks-Penn Association to the west to the Manteo-Nasum-Tatum Association to the east. This latter association is considered very limited for septic tank use and only fair for agricultural uses. The Bucks-Penn Association has the highest agricultural suitability of all the Albemarle soils, and has only slight developmental limitations. Much of the cleared land to the west of Virginia 726 is in this association and is presently in agricultural use. Any steeply sloped areas in the eastern half of the County/Town area should be carefully surveyed before they are utilized for septic fields. Highly visible areas where development is not recommended occur in the very northern portion of the growth area on either side of Route 20, to the north and south of Virginia Route 726 as it travels west and north of the Scottsville Cemetery along Virginia Route 795. These areas are either recommended for open space or for agricultural uses. Vegetation Areas of clear land that have been set aside for development and are highly visible from roadways include: (1) the proposed medium density residential area to the northwest of the Town center; (2) the proposed medium density residential near the Scottsville Cemetery; (3) the northern part of the low density area across from the commercial between Virginia Route 737 and Route 6; (4) the commercial area between Route 737 and Route 6; and (5) the northern residential areato the north side of Route 737. Vegetative borders will be necessary in these areas to minimize the impact Of further construction on the town's atmosphere. Necessary landscaping in the established commercial areas is also encouraged due to their close proximity to residential areas. Land Use The resident'iai development that is proposed is set in areas of forest or grassland where natural vegetation can contribute to limiting its.impact on the community. Low density residential (one dwelling unit per two acres) is centered in three areas surrounding the shopping center in the north central portion of the groWth area. Medium density (up to five dwelling units per acre) is recommended for three areas near the older town core nearer the established waterl±aes~ Commercial land uses are essentially limited to recognized existing areas plus an additional parcel of land between Route 6 and Virginia Route 737. Industrial land area is limited to the land surrounding the existing plant. New public land is proposed surrounding the Mink Cr.eek Flood impoundment area to the east of ScottsvilZe proper. This land is rugged and comprised of shale soils unsuitable for residential construction. Community Facilities The above mentioned Mink Creek area has been proposed as a park containing a swimming area, boat dock, picnic area, and softball and basketball facilities. The water quality test undertaken in 1978 for the lake at this site did not recommend use of the lake in the above manner, thus this proposal is in abeyance. Other facilities are or will be primarily supplied by area wide groups and town agencies. A bikepath and pedestrian path is also recommended for Route 795 to connect the medium density residential area with the park and the town center. August !, 1979 (Regular Night Meeting) 46O ~y 'J~ Low Density Res. [] Med. Density Res. E~ Commercial ~ Public Institutions I~=f] Industrial [~ Open Space Mr. Tucker said the citizens committee which worked on t reach any decision as far as development~of the area is conc~ was sensitive to what occurs around the perimeter of Scottsv: was in favor of some development in Scottsville. ~he commit' industrial use would be beneficial to the area, but could no' industrial site. The existing industrial area (Uniroyal) is so basically the committee decided to recognize that site and same. Mr. Dorrier said he believes the Uniroyal site was rec room for'expansion of Uniroyal itself. The site would be too industrial use. Mr. Dorrier said he is not happy with this p realistic area for industrial use. Mr. Tucker said some of t splitting the industrial area, and picking an additional site center. Mr. Dorrier said villages are to self-sufficient, pa have public utilities. Planning for some growth in Scottsvil utilities cost-effective. Mr. Dorrier also mentioned the comments on Mink Creek as a flood prevention measure, but it can be used as a park, Council was willing to give the lake to the County last year Mr. Dorrier said, although there was a preliminary statement that the water' flow was nov enough to use the lake as a swimm County has reailly studied the question in depth. Dr. Iachett the Mink Creek~ flood impoundment project contained hydrologic and so forth. Mr. Agnor said he thought that was the data us~ they made their analysis last year. Mr. Roudabush asked the impoundment. Mr. Dorrier said it is about five acres~ ...... Mr. Al 795 down to the lake is very steep. Mr. Henley said he had r~ be a pretty expensive property to develop as a swimming beach. area itself would not be expensive to develop. Zn fact, the sand. There were pla~s drawn that would have make it cost-ef~ whether or not there ms a large enough water flow was not rest swimming area is one of the greatest needs for this area of tE that Mr. Dorrier investigate to see what evidence had previou and what else needs to be done. Type I Village $cottsville Scale 1"-- 2000' ~e ScOttsville Plan could not ~ned. One part of the committee lle; the other part of the group ~e did feel that some type of agree on a location of an Located within the flood plain, recommend a limited expansion of ~mmended only so there would be limited for any additional Lan because it does not show a ~e committee members had suggeste on Route 20 or near the shopping ~ticularly ones which already ~e is the only way to make the :e. He said this lake was built ~nd contains 60+ acres. The Town .f the County would maintain it. tade by the Health Department ng area, he does no~ think the · asked if the data developed for data for the area, runoff rates, d by the Health Department when ize of the surface area of the nor said the terrain from Route marked last year that this would Mr. Dorrier said the beach own was prepare~ to bring in the ective, but the question of ired. Mr. Dorrier said a e County. Mr. Henley suggested ly been presented to the Board Angu.st !, 1979 ~Regular N~ght Meeting) no member of the pu~blic present to speak for or' against 'the 'plan.~ Mr. Tucker said the Keswick Citizens Committee had recommended that Keswick be withdrawn from consideration as a Type 1 rural Vi~llage growth area. The Planning Commission agreed the Contmittee. Mr. Roudabush said the citizens felt that the area was growing so slowing the zoning ordinance would accommodate any potential growth. The public hearing on the Keswick part of the plan was opened. A citizen asked if this meant that KeswiCk would not be designated as a village, but simply remain a part. of the open County area. Mr. Tucker said if the Board of Supervisors adopts the recommendation of the committee, development would not be encouraged in the Keswick area. There was no other of the public present to speak about Keswick. Mr. Tucker noted that the Planning Commission had made the following textural amendments to the written portion of the above, material: Under "Timing - the five year ~perspective'' in the Hollymead Plan, delete the word "undertaken'~' in the phrase "Mobile home park development should be stimulated by the private sector or undertaken by the public sector..." and substitute the word "encouraged.'' Under "Timing - the five year persp~gt~!! in the Crozet Plan, delete the word "undertaken" in the phrase "MObile home park development should be stimulated by the private sector or undertaken by the public sector..." and substitute the word "encouraged." Under P~oposed community facilities in the Crozet Plan, paragraph reading: "Building and all improvements including fences should be setback 50 feet from the center of all-weather streams or the 100-year flood plain, whichever is the greater.", add the words "As the community develops an urban character,'~ at the beginning of this paragraph. On the Hollymead Community Plan between the. proposed school site and Jefferson Village, land between the institutional land and the existing low density residential land to the east'; the Planning Commission indicated, that a buffer be provided between the two to alleviate the potential impacts of the institutional area on the neighborhood. Agenda Item No. 4. Other Matters Not on the Agenda. Mr. Agnor said the items which not finished on the afternoon agenda will be rescheduled for August 8. Dr. Zachetta mentioned that he had received a letter from the Earlysville Volunteer Fire Department and he then met ~ith their executive committee to explain this Board's recent actions on behalf of the Seminole Trail Volunteer Fire Company. He feels that some of their questions have been answered, even though they might not agree with the Board,s actions. Mr. Lindstrom suggested that th~ Board have an executive session todiscuss matters reaiting to the Planning Commission and Albemarle County Service A~thority. Mr. Henley ~ggested that Mr. Agnor discuss this with th~ Chairman, who will Set an appropriate date. Mr. Agnor reminded the Board that the Local Government Officials' Conference will be at the University of Virginia and Ramada Inn on August 27 and August 28. Mr. Dorrier requested a report from the County Engineer on previous testing of the Mink Creek Lake at the August 8th meeting. Agenda Item No. 5. At 10:32 P.M., the meeting was adjourned. Chairman 21'