HomeMy WebLinkAboutSDP201800040 Review Comments Appeal to BOS 2019-05-31 (5)Critical Slope Analysis
Review of the request by Engineering staff:
Description of critical slope area and proposed disturbance:
The applicant provided field -certified topographic data, which is more accurate than County GIS data. The critical
slopes proposed to be impacted were created during the construction of SR 250 and Hunters Way. The land cover is
currently managed turf. The applicant proposes critical slope impacts for a drive lane around the proposed new retail
building and to avoid the need for retainingwalls.
Areas
Acres
Total site
1.46 acres (63,612 sf)
Critical slopes
14,485 sf
22.8% of total site
Critical slopes disturbed
2,448 sf
1 3.8% of total site
Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable
alternative locations: The proposed disturbance is not exempt as defined in Section 4.2.6.
Compliance with Zoning Ordinance 18-4.2:
"movement of soil and rock"
The existing slope is stabilized with turf. Proper slope grading, control of drainage, ESC measures, and
vegetative stabilization will minimize movement of soil.
"excessive stormwater runoff'
The proposed land cover (turf) is the same as the existing land cover so no additional post -
development runoff is expected.
"siltation"
This project will require VSMP permitting and bonding. Inspections and bonding by the County will
ensure siltation control during construction. Permanent stabilization and maintenance will ensure long
term stability.
"loss of aesthetic resource"
This area is visible from Route 250 but is currently managed turf. The area will remain managed turf.
"septic effluent"
The proposed buildings will connect to a private sewer septic system more than 350 feet from the
proposed disturbance. Also, fill is proposed on the critical slopes versus cut, which would reduce
potential septic effluent discharges.
Based on the review above, there are no engineering concerns which prohibit the disturbance of the critical
slopes as proposed.
Review of the request by Planning staff:
The following are additional factors in County Code § 18-4.2.5(a)(3) to be considered for this application for a
special exception:
a. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or
otherwise serve the public health, safety or welfare;
b. Alternatives proposed by the developer would satisfy the intent and purposes of section 4.2 to at least an
equivalent degree;
C. Due to the property's unusual size, topography, shape, location or other unusual conditions, excluding the
proprietary interest of the developer, prohibiting the disturbance of critical slopes would effectively
prohibit or unreasonably restrict the use of the property or would result in significant degradation of the
property or adjacent properties; or
d. Granting the modification or waiver would serve a public purpose of greater import than would be served
by strict application of the regulations sought to be modified or waived.
The critical slopes being disturbed were created by the construction of SR 250 and Hunters Way. Because of this it
is staff s opinion that the proposed disturbance would favorably satisfy factor (a) and (d) above because the
proposed disturbance would not be a detriment to public health, safety or welfare. Additionally, granting the
modification or waiver would serve the public purpose of greater import than would be served by strict application
of the regulations sought to be modified or waived.
Summary: Based on Engineering and Planning's review above, there are no concerns that would cause staff to
object to the approval of the critical slope disturbance request.
RECOMMENDATION:
Staff recommends approval of the applicant's request to disturb 2,448 SF of critical slopes as requested.