HomeMy WebLinkAboutSDP200400075 Executive Summary 2004-12-21COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP - 2004 -075 Charlottesville
Self Storage @ Crozet Preliminary Site Plan
Critical Slopes and Buffer Disturbance Waivers
SUBJECT /PROPO SAL /RE OUE ST :
Request pursuant to Section 4.2.5.2, to allow for the
disturbance of critical slopes and 26.10.3 to allow the
disturbance of a required buffer.
STAFF CONTACT(S): Francis H. MacCall
AGENDA DATE: October 19, 2004
CONSENT AGENDA: Yes
ACTION: Yes
ATTACHMENTS: Yes
REVIEWED BY: AGM /WDF
BACKGROUND: The subject parcels, Tax Map 56A2 -01 Parcel 58 and Tax Map 56A3 Parcels 1, 6 and 7 (22.61 acres
total) are located on Three Notch'd Road in the White Hall Magisterial District, and are zoned LI (Light Industrial).
(Attachment A) The applicant is proposing to disturb critical slopes and the required 30' buffer to construct a self storage
facility. (Attachment C) With Planning Commission approval of the waiver requests, staff may administratively approve
the site plan. (Attachment B)
DISCUSSION:
Critical Slopes Waiver:
Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes and Section 4.2.5.2 allows the
Planning Commission to waive the restriction upon finding that a strict application of this provision would not forward the
purposes of the Zoning Ordinance. The applicant has submitted a waiver request and justification that address the five
health, safety, and welfare concerns set forth in the Ordinance. (Attachment C)
Critical slopes make up .83 acres of the sites 6.18 acres, or 13% of the site area. Of those critical slopes, 55% percent are
proposed for disturbance. The disturbance will take place to allow the grading necessary for the travelway for the self
storage units. The critical slopes are covered with pavement or grass. (Attachment A)
The Division of Zoning & Current Development's review of this request concentrates on the concern for a possible loss of
aesthetic resources. Staff has determined that no aesthetic resource will be lost due to the fact that none of the critical
slopes to be disturbed are delineated on the Open Space Plan Concept Map, and that none of the other Open Space
resources recommended for protection are present in the areas where construction and grading is proposed. The County
Engineer has addressed the remaining concerns for health, safety, and welfare provisions of Section 4.2 of the Zoning
Ordinance, and has found no conflict with this request and recommends approval of the waiver (Attachment D).
Buffer Waiver:
Section 26.10.3 states:
Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or clearing
of vegetation shall occur closer than thirty (30) feet to any residential or rural areas district. Screening shall be
provided as required in section 32.7.9.
Except, the commission may waive this requirement in a particular case where it has been demonstrated that
grading or clearing is necessary or would result in an improved site design, provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored.
The area that is being proposed for disturbance has already been disturbed and developed. There is a parking lot and a
guard house that currently exist within the buffer. The applicant would remove the paved area and guard house, then
regrade and replant the buffer as shown on the plan. (Attachment B) The plan proposes to provide a buffer of trees
fifteen (15) feet on center. The planting of these trees will meet the minimum screening requirements and are in excess of
the existing landscaping in the buffer area.
RECOMMENDATION: Staff recommends approval of the requests to disturb the critical slopes and buffer.
Attachments: A. Detail & Location Maps; B. Site Plan Reduction; C. Applicant's justifications; D. County Engineer's
Analysis