HomeMy WebLinkAboutSDP200500056 Executive Summary 2005-07-28COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP 05 -056 River's Edge Furniture Store
Preliminary Site Plan - Critical slopes waiver request
SUBJECT /PROPOSAL/REQUEST: Request for a critical
slopes waiver that will allow the construction of a 2- story,
17,600 gross square foot retail furniture store (Attachment A).
The property, described as Tax Map 78, Parcels 58G and 58H
(Attachment B), contains 3.033 acres zoned Cl, Commercial
and Entrance Corridor. The site is located on the west side of
State Route 20 (Stony Point Road), approximately 700 feet
north of the intersection of Route 250. This site is located in
the Rivanna Magisterial District and is recommended for
Regional Service uses in Urban Area 3 by the Comprehensive
Plan.
STAFF CONTACT(S):
Steven Snell, Steven Tugwell
AGENDA DATE: July 12, 2005
ITEM NUMBER:
CONSENT AGENDA: Yes
ACTION: Yes INFORMATION:
ATTACHMENTS: Yes
REVIEWED BY: WDF, AGM
BACKGROUND: The Site Review Committee has reviewed the preliminary site plan for compliance with the
zoning ordinance and determined that it can be approved administratively with Planning Commission approval of
the requested waiver of Section 4.2, which restricts the disturbance of critical slopes. The majority of the critical
slopes on this site appear to be man -made, resulting from the site work that occurred during the construction of
the existing phases of the development.
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.b(2) allows the Planning Commission to waive this restriction. The applicant has submitted a request and
justification for the waiver addressing the five health, safety and welfare concerns that are set forth in the
ordinance (Attachment Q.
Critical slopes cover approximately 0.29 acres or approximately nine and a half (9.5) percent of the 3.02 acres
included in this request. Critical slopes disturbances that are exempt from the requirements of Section 4.2
include the installation of stormwater and sanitary sewer utilities and construction of the accessways provided
that no reasonable alternative location or alignment exists. It has been determined that no reasonable alternative
alignment exists for the connection with existing utilities and accessways. The non - exempt critical slopes
disturbance proposed on this site consists of a portion of the building, parking lot sections and general site
grading. Staff has reviewed this waiver request with consideration for the five (5) concerns that are set forth in
Section 4.2 of the Zoning Ordinance, entitled "Critical Slopes." These 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 critical slopes are shown on the Site Plan on Sheet S2 of 5, rev. date 1- 13 -05. The engineering department
has reviewed this request.
Critical slopes make up approximately 0.29 acres or approximately nine and a half (9.5) percent of the 3.02 -acres
involved with this request. The plan shows approximately 420 square feet of the 12,632 square feet (3.3 %) of
the critical slope being disturbed by the proposed construction.
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "movement of soil and rock ": The large scale movement of soil and rock will be prevented with an
approved erosion control measures within the standards of Virginia Erosion and Sedimentation
Control Regulations.
2. "excessive stormwater run -off': Stormwater runoff will be controlled by the drainage/ stormwater
management plan proposed for this site. This site drains directly to the existing flood plain along the
Rivanna River.
3. "siltation of natural and man -made bodies of water ": Inspection and bonding by the County will
ensure siltation control during construction and that the proper vegetative stabilization will occur to
prevent long term siltation.
4. "loss of aesthetic resource ": After a site visit, Staff concurs with Mr. Miller's statement that it
appears no aesthetic features will be lost due to the disturbance of critical slopes. The critical slopes
are located on an existing grassy slope adjacent to Route 20.
5. "septic effluent ": The site is serviced by a public sewer system. Septic effluent is not an issue for
this site.
Portions of this property are located inside the 100 -year flood plain. The proposed critical slopes disturbances
are located outside of the 100 -year flood plain area. Based on the above review, there are no engineering
concerns that prohibit the disturbance of the critical slopes.
The Planning analysis of this request addresses the concern for the possible loss of aesthetic resources. The
critical slopes on site are not shown in the Open Space Plan. Therefore approval of this modification would not
be in conflict with the Open Space Plan.
RECOMMENDATION: With consideration for Section 4.2.5.b(2), it is staff's opinion that a strict application of
section 4.2 would not further the purposes of the Zoning Ordinance or otherwise serve the public, health, safety or
welfare. Staff has reviewed this request with consideration for the required criteria and recommends Planning
Commission approval of the requested critical slopes waiver based on the findings provided herein.
Attachments:
A - Site Plan Reduction
B - Tax Map/Location Map
C - Applicant's Request and Justification
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