PRIVATE  COUNTY OF ALBEMARLE

PLANNING STAFF REPORT SUMMARY

Revised 11-5-07

 

 

Project Name:  ZMA 05-16: Glenmore Expansion: Leake

Staff:  Elaine K. Echols, AICP

Planning Commission Public Hearing:

October 30, 2007

Board of Supervisors Public Hearing:

November 13, 2007

Owners:  Glenmore Associates

Applicant: Glenmore Associates represented by Michael Barnes and Don Franco

Acreage: 111.73 acres

Rezone from: RA and PRD (Glenmore) to PRD Planned Residential Development  - Glenmore

TMP:   Leake: 94-16, 93a1-1, 94-74, 94-16A (portion), 93A5-5, 94-16 (portion) and 94-15 (portion)

Location: Southeast of existing Glenmore Development and southwest of Running Deer Subdivision

By-right use:  10 residential units

Magisterial District:  Scottsville

Proffers:     Yes            

Proposal:  Add lots and acreage to Glenmore PRD and approval of waivers

Requested # of Dwelling Units:  110

DA (Development Area):  Village of Rivanna

 

Comp. Plan Designation: Neighborhood Density Residential (3 - 6 units/ac)

Character of Property:  The property lies west of a ridge that defines the Development Area at the eastern boundary of Glenmore. Adjacent to the ridge is a relatively flat and open field. Away from the ridge, the property slopes east toward Carroll Creek with four distinct valleys encroaching into the slope. Each valley drains toward Carroll Creek, but none contain a stream.

Use of Surrounding Properties:  Pastureland on Glen Oaks property to the east.  To the west are the 3rd, 4th, and 5th fairways of the Glenmore golf course, with residences beyond. The northern edge of the property is shared with residential uses served by Running Deer Lane and Farringdon Road (within Glenmore).  

Reason for a Re-hearing:  Staff and the applicant discovered a discrepancy in the parcels included in the legal advertisement on October 12 when finalizing the proffer language.  Portions of Parcels 16 and 15 were not advertised in the legal ad for the August 21 public hearing.  Also, one of the parcels had been subdivided since the original application and its new tax map number had not been included in the advertisement.

Previous PC Recommendation and Changes from August 21, 2007 Public Hearing: 

Approval of 110 dwelling units subject to the following conditions being met before Board action:

1.                  The applicant shall meet the Board’s cash proffer and affordable housing expectations for 110 residential units.

2.                  The plan shall be amended to show a complete pedestrian connection along Farringdon, Carroll Creek Road and Piper Way.

3.                  The applicant provides a minimum greenway area dedication in a proffer.

The current plan provides for cash proffers on only a portion of the 110 dwellings, an incomplete pedestrian connection along Farringdon, Carroll Creek Road and Piper Way, and an exhibit with the proffers showing an area of approximately 15 acres for dedication.

Factors Favorable:

1.                  The proposal provides for development within the County’s designated Development Areas.

2.                  The addition completes a vehicular loop (Carroll Creek Rd. to Piper Way) within Glenmore.

3.                  The applicant proposed an extensive series of paths through the open space and has offered to dedicate approximately 15 acres to the County.

Factors Unfavorable:

1.      The applicant’s proffers do not fully address this development’s capital impacts as expected by the Board for this type of development. The applicant proposes to provide cash proffers for up to 76 of the 110 lots for which the application plan is being amended. 

2.      The plan fails to complete the pedestrian facility associated with a vehicular loop.

Discussion:  The applicant has updated his proffers and addressed the concerns for a commitment to a land area for the greenway.  Regarding the offer to provide cash proffers for only 76 units, the applicant believes that the value of a more sensitive design for the environmental features on the east side of Carroll Creek justifies the proposal.  Without the new design for the 34 units, more units could be done by-right with less sensitivity to the resources.  While there may be an improved condition resulting from this rezoning’s proposed layout as compared to what can be done under current zoning, on August 21, the Commission did not feel it warranted a credit against the expected offsets to public facility impacts of the project as laid out in the cash proffer policy. 

 

Regarding provision of a pedestrian loop connecting Farringdon, Carroll Creek Road, and Piper Way, the applicant believes that the Glenmore Homeowner’s Association would prefer to have the money to then decide how it should be spent for pedestrian improvements.  The Homeowner’s Association may or may not use the money for this loop.

 

Regarding provision of acreage for the greenway, staff believes that the exhibit and acreage shown on the exhibit is sufficient to ensure that the County receives a usable greenway.

Recommendation:  Staff sees no change in circumstance since the Commission’s action at its August 21 public hearing and only recommends approval subject to the applicant fully meeting the conditions identified by the commission at that hearing:

1.                  The applicant shall meet the Board’s cash proffer and affordable housing expectations for 110 residential units.

2.                  The plan shall be amended to show a complete pedestrian connection along Farringdon, Carroll Creek Road and Piper Way.

3.                  The applicant provides a minimum greenway area dedication in a proffer.

Staff also recommends approval of the waivers for critical slopes, private streets, curb, gutter, sidewalk, and planting strips which were considered at the August 21 public hearing.

 

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