HomeMy WebLinkAboutSDP200400077 Executive Summary 2004-12-21COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP 04 -018 Avon Park Preliminary Site
Plan - Critical Slopes Waiver Request
SUBJECT/PROPOSAL/REQUEST: Request for approval
of a critical slopes waiver which will allow the approval of a
preliminary site plan allowing the construction of six (6)
townhouse blocks containing 44 dwelling units and 15 single -
family lots. The property, described as Tax Map 90 - Parcel
32, contains 9.976 acres zoned R -6 Residential (ZMA 04 -03)
and Entrance Corridor.
STAFF CONTACT(S):
Stephen B. Waller, AICP
AGENDA DATE: October 19, 2004
ITEM NUMBER:
CONSENT AGENDA: Yes
ACTION: Yes INFORMATION:
ATTACHMENTS: Yes
REVIEWED BY: AGM, WDF
BACKGROUND: This preliminary site plan has been reviewed by the Site Review Committee, and staff has
determined it can be approved administratively with Planning Commission approval of the requested waiver of
Section 4.2, which restricts the disturbance of critical slopes.
DISCUSSION:
Critical Slopes Waiver:
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 the five health, safety and welfare concerns that are set forth in the
Ordinance (Attachment Q.
According to the request, critical slopes cover a total area of approximately 21,317 square feet, which is less than
five (5) percent of the total site area. Exempt critical slopes disturbance includes activities to install utilities and
construct the access ways. The non - exempt critical slopes disturbance consists of grading and very small
portions of two buildings in the townhouse blocks, near the northwest corner of the site, equaling approximately
1500 square feet, or seven (7) percent 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." Those concerns have been addressed directly through both the analysis provided herein, and with the
standard administrative review that is applied to all site development proposals.
The Department of Community Development's analysis of this proposal is provided by the Current Development
Division's engineering and planning reviewers. Engineering analysis addresses the concerns for excessive
stormwater run -off, increased movement of soil and rock, and siltation. The drainage plans and stormwater
detention pond for this development must be approved for the design and sizing requirements set forth in the
Water Protection Ordinance. During construction, this site will be subject to bonding and regular inspections for
compliance with the approved erosion control plan. Finally, there is no concern that the proposed disturbance
would increase the potential of the travel distance of septic effluent because this site will be served by public
sanitary sewer services.
Planning analysis of this request gives consideration for the concern with the possible loss of aesthetic resources.
Staff finds that none of the critical slopes at this site are delineated on the Open Space Plan Concept Map, nor
are they adjacent to any Major or Locally Important Stream Valleys, or located within Mountains, all of which
are designated as the important resources that are often associated with critical slopes. Furthermore, there is no
significant amount of vegetative coverage present in the area where critical slopes disturbance would occur.
RECOMMENDATION: Staff hereby recommends approval of the requested critical slopes waiver.
Attachments:
A - Site Plan Reduction
B - Tax Map/Location Map
C - Applicant's Requests and Justifications - Dated September 27, 2004
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