HomeMy WebLinkAboutSDP200500050 Executive Summary 2005-07-28COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP 05 -030 Peter Jefferson Place VI
and VII Preliminary Site Plan - Critical slopes waiver request
SUBJECT /PROPOSAL/REOUEST: Request for a critical
slopes waiver that will allow the construction of two 3- story,
70,000 square foot commercial office buildings (Attachment
A). The property, described as Tax Map 78 - Parcels 31
(portion) and 32, contains approximately 22.6 acres, zoned
Planned Development - Mixed Commercial (PDMC), and
Entrance Corridor (EC). This site lies within the Rivanna
Magisterial District and is located in the Peter Jefferson Place
commercial complex on the southern side of Richmond Road
[State Route #250], between the intersection with Peter
Jefferson Parkway [State Route #1140] and the right -of -way
for Interstate Route 64 (Attachment B). The Comprehensive
Plan designates this property as Office /Regional Service in
Development Areas Neighborhood 3.
STAFF CONTACT(S):
Max Greene, Stephen B. Waller, AICP
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.
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 7.5 acres within this project site, accounting for nearly 25% of the total site
area. 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. A causeway that will cross over an intermittent stream requires the
disturbance of approximately 1.5 acres (4.8 %) of the critical slopes, and all utilities will fall within the fill material
for the crossing. Because no permanent VDOT access is allowed onto Richmond Road (S.R. 250) for this
parcel, staff has determined that this is the best location for the intermittent stream crossing. The non - exempt
critical slopes disturbance proposed on this site consists of three very small areas where grading will take place
near Building VII, and two opposite sides at the perimeters of the parking lot.
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 Department of Community Development's analysis of this proposal is provided by the Current Development
Division's engineering and planning reviewers. Engineering analysis is provided to address the concerns for
excessive stormwater run -off, increased movement of soil and rock, siltation and septic effluent. Proper slope
construction, control of drainage, and vegetative stabilization will prevent any movement of soil.
Stormwater runoff will not change significantly in this area, and runoff will be controlled by the proposed
drainage plan. Inspection and bonding by the County will ensure siltation control during construction and that
the proper stabilization and maintenance will ensure long term stability. Finally, septic effluent is not a concern
because this site is serviced by the public sanitary sewer system.
The Planning analysis of this request addresses the concern for the possible loss of aesthetic resources. This area is
partially visible from Richmond Road [State Route 250] and Interstate 64 and it contains a mixture of open and
wooded land. Parts of the existing tree line surrounding the development are delineated on the Open Space Plan
Composite Map as an important wooded area (west of the construction site) and a buffer area (extending along the
right -of -way lines for both major public roads that border this site). Staff notes that a majority of the trees within
those two areas are designated to be preserved and will be separated from the developed area of the site and included
into the existing open space areas that run throughout the Peter Jefferson Place development. Therefore, staffhas no
significant concerns with the possible loss of aesthetic resources.
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 other wise 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 and Location Maps
C - Applicant's Request and Justification
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