COUNTY OF ALBEMARLE

 

EXECUTIVE SUMMARY

 


AGENDA TITLE:

SUB-2005-391 Old Trail Creekside II Phase 1 Subdivision & SUB-2006-007 Old Trail Clayton Subdivision - Open Space Dedication to Public Use.

 

SUBJECT/PROPOSAL/REQUEST:

Proposal to dedicate the open space of Old Trail Creekside II and Old Trail Clayton subdivisions to public use.

 

STAFF CONTACT(S):

Messrs. Tucker, Foley, Davis, Graham, MacCall & Mahon

 

LEGAL REVIEW:  Yes

 


AGENDA DATE:
March 1, 2006

 

ACTION:      X                           INFORMATION:    

 

CONSENT AGENDA:

ACTION:                                   INFORMATION:      


ATTACHMENTS:
     Yes

 

REVIEWED BY:


BACKGROUND: 
The applicant, Old Trail Creekside LLC, has proposed a subdivision of Tax Map 55 Parcels 74, 74A, 74B, 74C, 75 & a portion of 78 owned by Jackie Shifflett, zoned R-1, Residential (Old Trail Creekside II), and part of Tax Map 55E-1 Parcel A1, zoned R-2, Residential (Old Trail Clayton) (Attachment A).  On October 18, 2005 the Planning Commission approved the Old Trail Creekside II preliminary subdivision plat for ninety-six (96) lots using both clustering and bonus provisions allowed by the Zoning Ordinance.  SUB-2005-391 is the first phase of the entire subdivision.  The Old Trail Clayton subdivision is a preliminary plat currently under review which consists of twenty-seven (27) lots also using the clustering and bonus provisions of the Zoning Ordinance.  (Attachments B & C)

 

STRATEGIC PLAN:

Goal 2.2 Protect and/or preserve the County's natural resources

Goal 3.1 Make the County a safe and healthy community in which citizens feel secure to live, work and play

Goal 4.2 Fund County services in a fair, efficient manner and provide needed public facilities and infrastructure

 

DISCUSSION:
The applicant is using multiple bonus factors in both of the proposals.  The bonus factor that requires action by the Board of Supervisors states: (Sections 18-13.4.2 & 18-14.4.2)   “For dedication of land to public use not otherwise required by law, density may be increased as follows: The acreage of the land dedicated and accepted shall be multiplied by twice the gross density standard level, and the resulting number of dwellings may be added to the site, provided that the density increase shall not exceed fifteen (15) percent. The dedication shall be accepted by the board of supervisors prior to final approval.”

 

The proposed subdivisions have been submitted with each using a total of thirty (30) percent additional density.  The calculations in the tables below represent the following density increases proposed by the applicant: five (5) percent increase for planting street trees, ten (10) percent increase for providing internal roads, and fifteen (15) percent for dedication of open space to public use.  The first fifteen (15) percent referenced in the tables is the combination of the five (5) and ten (10) percent increase and the other fifteen (15) percent is for dedication to public use.  The applicant is aware that the total number of dwelling units/lots proposed depends upon the dedication of the open space to public use.  They are also aware that if the open space is not accepted by the Board then the total number of dwelling units/lots will be less and they must adjust their plat accordingly.

 

The developments are outlined below with standard level density versus clustering and bonus density increases.

 

 

Old Trail Creekside II Subdivision

The ordinance states that the area dedicated and accepted shall be multiplied by twice the gross density standard level (Proposed open space = 20.07 ac.) (.97 X 2 = 1.94) (20.07 X 1.94 = 38 du.)  Remember that the regulation above does not let the density increase exceed 15%.  As shown below the density increase of the additional 15% is 11 du. (96-85) so that is the limit on the number of dwelling units allowed by dedicating the land to public use.

 

# of units allowed (R-1)

Total

Standard Level Density

 

76.54ac. at .97du./ac.

min lot size 45,000 sqft

74 du.

Clustering Provisions - providing min. 25% open space allows smaller lot sizes with no increase in density

76.54ac. at .97du./ac.

min lot size 30,000 sqft

74 du.

Bonus Factors – density increase of a total of 30% w/ 15% being part of that total (15% + 15%) – allows more density and smaller lots than by standard level density

76.54ac. at 1.26 du./ac.

min lot size 30,000 sqft

96 du.

Bonus Factors – density increase of a total of 15% w/o 15% additional (30% - 15%) – allows more density and smaller lots than by standard level density

76.54ac. at 1.115 du./ac.

min lot size 30,000 sqft

85 du.

Clustering Provisions & Bonus Factors combined – allows more density and even smaller lots than by doing bonus factors or clustering alone

76.54ac. at 1.26 du./ac.

min lot size 20,000 sqft

96 du.

 

 

Old Trail Clayton Subdivision

(Proposed open space = 2.88 ac.) (2 X 2 = 4) (2.88 X 4 = 11 du.)  Remember that the regulation above does not let the density increase exceed 15%.  As shown below the density increase of the additional 15% is 3 du. (27-24) so that is the limit on the number of dwelling units allowed by dedicating the land to public use.

 

# of units allowed (R-2)

Total

Standard Level Density

 

10.77ac. at 2 du./ac. min lot size 21,780 sqft

21 du.

Clustering Provisions - providing min. 25% open space allows smaller lot sizes
with no increase in density

10.77ac. at 2 du./ac min lot size 14,500 sqft

21 du.

Bonus Factors – density increase of a total of 30% w/ 15% being part of that total (15% + 15%) – allows more density and lots about the same size as doing clustering alone

10.77ac. at 2.6 du./ac min lot size 14,520 sqft

27 du.

Bonus Factors – density increase of a total of 15% w/o 15% increase (30% - 15%) – allows more density and smaller lots

10.77ac. at 2 du./ac min lot size 14,520 sqft

24 du.

Clustering Provisions & Bonus Factors combined – allows more density and even smaller lots than by doing bonus factors or clustering alone

10.77ac. at 2.6 du./ac min lot size 9,700 sqft

27 du.

 

As the tables show, without any bonus density Old Trail Creekside II Subdivision (“Creekside II”) is entitled to 74 dwelling units and Old Trail Clayton Subdivision (“Clayton”) is entitled to 21 dwelling units.  The 15% bonus density for street trees (5%) and internal roads (10%) will increase the number of dwelling units in Creekside II to 85 and in Clayton to 24. These two bonus density factors are not subject to Board of Supervisors’ approval, but are allowed by-right according to the current zoning ordinance. The issue before the Board is whether the 15% bonus density for open space should be approved to allow the number of dwelling units to increase in Creekside II from 85 to 96, and in Clayton from 24 to 27.  The pending preliminary plats (Attachments B and C) cannot be approved as submitted unless and until the Board approves the open space bonus density.  The County may not require the dedication of open space as a condition of preliminary subdivision plat approval; such dedication is at the option of the subdivider. (Albemarle County Code § 14-426) 

 

It is the Parks and Recreation Department’s opinion that the areas of open space proposed to be dedicated in Creekside II and Clayton will add to and connect with the planned County-owned park proffered in conjunction with the recent Old Trail rezoning and other existing greenways in the vicinity of the Upper Ballard Field.  The trails within the proposed open spaces also will become a valuable part of the greenway system that will link many different parts of the Crozet Community, including Lickinghole Basin and Mint Springs Park (Attachment D). 

 

Staff believes approval of eleven (11) more dwelling units for Creekside II and three (3) more dwelling units for Clayton  is appropriate given the County’s current land use policies.  If the Board chooses not to approve the additional dwelling units, staff will work with the applicant in an attempt to assure that the trail connection is included in the amended plat and continuation of the greenway system in Crozet is assured.  However, this may result in less open space dedicated to public use in the subdivision.

 

BUDGET IMPACT:

The Parks and Recreation Department has estimated that the recurring annual operating expense would be $2,000 for this open space and a trail connection.  The developer will construct the trail with the other subdivision improvements. 

 

RECOMMENDATIONS:

Staff recommends that the area identified on Attachment D as Areas A, B, C, D, E, F, G, and H in the Old Trail Creekside II development and Areas i & vi in the Old Trail Clayton development be accepted by the Board of Supervisors for public use.  Because the areas of open space will be designated on the plats for public use, the recordation of the plats will operate to transfer the open space to the County in fee simple.  

 

ATTACHMENTS:

  1. -  Old Trail Creekside II & Old Trail Clayton Detail/Location Maps
  2. -  Old Trail Creekside II Subdivision Plat
  3. -  Old Trail Clayton Subdivision Plat
  4. -  Old Trail Creekside II & Old Trail Clayton Open Space Plan/Calculations Map

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