HomeMy WebLinkAboutSDP200400076 Executive Summary 2004-01-04COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP 04 -076 Poplar Glenn Final (prior to
preliminary) Site Plan - Critical Slopes and Reduction in Road
Standards Waiver
SUBJECT/PROPOSAL/REOUEST: Request for approval
of a critical slopes waiver which will allow the approval of a
final site plan for a 27,694 s.£ townhouse community with 26
dwelling units on 6.65 acres. The property is described as Tax
Map 60, Parcels 31, 32, 33, and 34, and is located in the Jack
Jouett Magisterial District on Stillfried Lane off Ivy Road
(Route 250 West) behind the Kluge Children's Rehab Center.
The Comprehensive Plan designates this property as Urban
Density Residential in Neighborhood 6, (Attachments A & Q.
STAFF CONTACT(S):
Yadira Amarante
AGENDA DATE: January 4, 2004
ITEM NUMBER:
CONSENT AGENDA: Yes
ACTION: Yes INFORMATION:
ATTACHMENTS: Yes
REVIEWED BY: WDF
BACKGROUND: This critical slope waiver request had originally accompanied a rezoning request for this
property (ZMA 03 -12 Stillfried Townhouses) which was presented to the Planning Commission on May 18,
2004. At that meeting, the Planning Commission recommended denial of the re- zoning petition to the Board
of Supervisors and so did not act on the critical slope waiver request. The re- zoning petition proceeded to
the Board of Supervisors on June 9, 2004 where it was approved. The critical slope waiver request should
have come back to the Planning Commission at that time but was overlooked until the applicant submitted
the final site plan.
Since there have been no changes in the original request, and there have been no ordinance or policy
changes regarding critical slopes, staff will present the original request and staff analysis embedded in the
ZMA 03 -12 staff report by Margaret Doherty. The following is excerpted from that report.
DISCUSSION:
Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes, while Section
4.2.5.2 allows the Planning Commission to waive this restriction upon finding that a strict application of these
provisions would not forward the purposes of the Zoning Ordinance. The applicant has submitted a request
and justification for the waiver which addresses, as applicable, the five health, safety, and welfare concerns that
are set forth in the Ordinance. Staff has addressed those concerns both directly through the analysis provided
herein and through the standard review process employed for all site development proposals.
According to the Engineering Department's analysis, critical slopes are spread throughout the site. The
proposed forms of critical slopes disturbance varies from the construction of the buildings, parking lot and
amenities to site grading and the location of stormwater management facilities. The development of this site, as
shown on the site plan, would result in the minimal disturbance of the critical slopes. Staff has reviewed this
waiver request with consideration for the five concerns that are set forth in Section 4.2 of the Zoning
Ordinance, entitled Critical Slopes.
Because this site will be served by public sanitary sewer services, there is no concern that the proposed
disturbance would increase the potential on the travel of septic effluent. The Engineering Department's analysis
addresses the concerns for excessive stormwater run -off, increased movement of soil and rock, and siltation.
During construction, this site will be subject to regular inspections for adherence to an approved erosion
control plan. In addition, the applicant has indicated that they will phase the construction of the development so
that Building A is the last building to be constructed. During the construction of Buildings B & C, the area
under Building A will be used for the erosion and sediment control structures. According to the Engineering
analysis, certain techniques for slope construction, drainage control and vegetative stabilization on the finished
slopes will be required to properly address the concerns of large -scale movement of soil and rock and siltation.
Additionally, Engineering staff has recommended approval of the requested waiver with a condition requiring
the stabilization of all finished 2:1 slopes with a certain type of low maintenance ground cover.
The Department of Planning and Community Development's analysis of this request gives consideration for the
concern with the possible loss of aesthetic resources. Staff recognizes that the site has critical slopes and
mountains delineated on the Open Space Plan Map. Although this request would result in the removal of
several individual trees and small groups of trees that are spread throughout the site, this tree removal is limited
to the less steep section of the site. Therefore, Planning staff finds no significant concern for the loss of
aesthetic resources that would result from this request.
RECOMMENDATION: Staff recommends approval of the requested critical slopes waiver.
Attachments:
(Attachments are identified as they were labeled in the ZMA 03 -12 staff report)
A - Vicinity Map
C - Site Plan Reduction
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