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HomeMy WebLinkAboutZMA201800018 Resubmittal 2020-02-28I , ✓ _ .. fir," I Ilk 'Chas Greene Lake o 1 1 / r 4 r' 40 ' ! dal Ground T t igence Center sville SITE ij rL Lniversity of Virginia ese ch Park All l ;� • wn'� /i�; t Lakes NTS ZONING MAP AMENDMENT OWNER/DEVELOPER Rivers Edge Holdings LLC & Rivers Edge Associates LLC C/O Access Properties 2027 Woodbrook Ct Charlottesville, VA 22901 PROPERTY ADDRESS 2260-2280 Rivers Edge Road Charlottesville, VA 22911 DISTRICT Rivanna STEEP SLOPES £r STREAM BUFFER There are existing steep slopes and stream buffers on site. SOURCE OF BOUNDARY AND TOPOGRAPHY Compiled from the Albemarle County Office of Geographic Data Services GIS Data. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018. FLOODZONE According to the FEMA Flood Insurance Rate Map, effective date February 4, 2005 (Community Panel 51003CO286D), this property does lie within a Zone AE 100-year flood plain. WATER SUPPLY WATERSHED Non -Watershed Supply Watershed WATER AND SANITARY SERVICES Provided by Albemarle County Service Authority (ACSA) FIRE CODE Units will be provided with an automatic sprinkler system USE EXISTING: R1 - Residential COMPREHENSIVE PLAN: Neighborhood Density Residential & Private Open Space PROPOSED: Residential & Private Open Space ZONING EXISTING: Rural Areas OVERLAY: Airport Impact Area, Entrance Corridor, 100- Year Floodplain, Steep Slopes - Managed & Preserved PROPOSED: Planned Residential Development (PRD) PROPOSED UNITS 100 size -restricted units: maximum unit size 1,200 SF Gross density of 3 units/acre (32.52 acres total), net density of 11.6 units/acre (8.62 developable). OPEN SPACE Open space area shall be provided in accordance with Sec. 4.7 of the Albemarle County Zoning Ordinance. Recreational area shall be provided in accordance with Section 4.16 of the Albemarle County Zoning Ordinance. Recreational facilities as provided for in Section 4.16.2 may be substituted with equipment and facilities as provided for in this Application Plan and as approved by the Director of Planning and Community Development. USE TABLE NOTES 1. Total footprint area of residential buildings not to exceed 50,000 SF 2. Setbacks are not provided as the property is not to be subdivided. APPLICATION PLAN ZMA201800018 RIVER'S EDGE SITE & ZMA DETAILS Sheet 2 of 29 USE TABLE PROPOSED # OF 100 DWELLING UNITS' UNIT TYPE Single-family dwelling, two-family dwelling, triplex, quadruplex NON-RESIDENTIAL 4,000 SF SQUAREFOOTAGE (excluding recreational facilties required by Section 4.16) MAXIMUM HEIGHT 35' MAXIMUM GFA PER UNIT 1,200 SF BUILDING SEPARATION 10' unless the building shares a common wall; 5' off of each building side for a total of 10' between buildings BUILD -TO LINES 50' from US Route 29 5' from parking areas, travelways, accessways, and pedestrian paths ALLOWABLE USES Residential units as provided for in this Application Plan. The following uses of Sec. 19.3.1 shall be permitted by -right: (1) Parks, playgrounds, community centers and noncommercial recreational andculturalfacilties such as tennis courts, swimmingpools, game rooms, libraries, and the like; (2) Electric, gas, oil and communication facilties, excluding tower structures and including poles, lines, transformers, pipes, meters and related facilities for distribution of local service and owned and operated by a public utility. Water distribution and sewerage collection lines, pumping stations, and appurtenances owned and operated by the Albemarle County Service Authority. Except as otherwise expressly provided, central water supplies and central sewerage systems in conformance with Chapter 16 of the Code of Albemarle and all other applicable law; (3) Public uses and buildings including temporary or mobile facilities such as schools, offices, parks, playgrounds and roads funded, owned or operated by local, state or federal agencies; public water and sewer transmission, main or trunk lines, treatment facilities, pumping stations and the like, owned and/or operated by the Rivanna Water and Sewer Authority; (4) Temporary construction uses; (5) Accessory uses and structures including home occupation, Class A and storage buildings; (6) Group home; (7) Stormwater management facilities shown on approved final site plan or subdivision plat; (8) Tier I and Tier H personal wireless; service facilities; (9) Family day homes; (10) Homestays The following uses of Sec. 19.3.2 shall be permitted by approval of a special use permit: (1) Child day center; (2) Fire and rescue squad stations; (3) Assisted living facility, skilled nursing facility, childrens residential facility, or similar institution; (4) Electrical power substations, transmission lines and related towers; gas or oil transmission lines, pumping stations and appurtenances; unmanned telephone exchange centers; microwave and radio -wave transmission and relay towers, substations and appurtenances; (5) Home occupation, Class B; (6) Religious assembly use; (7) Stand alone parking and parking structures; (8) Swim, golf, tennis or similar athletic facilities; (9) Offices; (10) Tier III personal wireless service facilities; (11) Historical centers, historical center special events, historical center festivals; (12) Farmers' market _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _1 d y --------------------- ; ------------ IMP 32-22K1 1 Incheon Holdings LLC 1 Zone: Rural Areas 1 - - - - - -t Use: Vacant Residential 1 TMP 32-22K 1 Neighborhood Investments - NP LLC 1 Zone: Rural Areas 1 Use: Vacant Residential 1 1 ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE ----------------t_---__-----_--- _ ------ ___------- EXISTING CONDITIONS TMP32-5F ' I Sheet 3 of 29 1 1 Seraphic Holdings LLC 1 1 Zone: Light Industrial I 1 1 Use: Distribution Warehouse TMP 32-5E / IMP 32-5 TMP 32-5A TMP 32-5B 1 Chim LLC 1 � eln Generation LL( Additional Notes: :rs Edge Holdings LC Seminole North LLC 1 Zone: Heavy Industrial I / Zone: Rural Areas Zone: Rural Areas Zone: Light Industrial 1 Use: Vacant Industrial 1 IUse: Vacant Residenti Use: Single Famil Use: Storage Warehouse ; . - • 1. Source of property boundaries on 1 1 sheet 3: Albemarle County GIS 1 1 I 1 1 1 1 1 1 I I 1 1 1 1 1 1 I 1 TMP 32-5D1 1 ,♦ Albemarle County Service Authority Zone: Light Industrial 1 1 1 1 1 Use: Government Building 1 1 1 1 1 I 1 1 1 1 1 1 1 TMP 32-5CI "U 1 le United States of America TMP 32-51) C/O US Arm ATTN: Real Albemarle County Service Authority Estate Division Zone: Light Industrial Zone: Light Industrial Use: Government Building Use: Government Building TMP 32-5A1 Rivers Edge Associates LLC Zone: Rural Areas Use: Multifamily TMP 33-15 Neat Generation LLC Zone: Rural Areas Use: Vacant Residential 225 0 225 450 675 Graphic Scale: 1"= 225' TMP 32-5C4 United States of America C/O US Army Corp/Eng Office/Counsel Zone: Rural Areas Use: Vacant Residential TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. _ ZONING MAP AMENDMENT ----------- ------ ---- \ ' _ \ APPLICATION PLAN ---- - ------ AP ZMA201800018 _ E3 L I / RIVER'S EDGE ?�N /'FEMA F 92' , A i J / EXISTING CONDITIONS Q2fl� _ Sheet 4 of 29 v 1/ilj FEM FE 38� Additional Notes: / / 1. Source of dashed parcel boundaries: Albemarle _ County GLS 2. Source of parcel boundary for TMP 32-5A and Approximate - -�� - ' - - - - - - ' I - - - - - v - 32-5A1: plat of record and approximate survey Appe M --' - _ _ — _ � / � data location of \ o tennis court `c 0 80 � _ am —aoo FFMAHFE 390' FEMA BFE 389'10 - \ \... \452 Key GIS Parcel Boundary a � � / u FEMA Base Flood Elevation 4Yn— oo/ ,MA BFE388' \ v t _ Stream 100-Year Flood lain ' ' - - Water Protection Ordinance Buffer -FEMA-BFE 38Y Jill- M Waterway �l �o _Existing Accessway � v v v v A _ - - � �� _ � �� \ � _ � � / •' ,8 / Steep Slopes: Preserved ot 200 0 200 400 600 Graphic Scale: 1"= 200' TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. -------------------- 'Refer to sheet 28 fora —�� --- I section of the 50' forested buffer I / F€MA F 92' Existing structure to be preserved and reo osed as amenpfor TMP v ��V FEM rE 386 32-5A and 32-5A1 I / �d ♦ `.h _ _ I I \ v _�_ Approximate A M i ✓ I, -> �� location of — 36crepurposed- multipurpose — - Accessway court - — —dzo °� .FEMA BF.k 39�' / 3 T FEMA BFE3,89 ��.� ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE CONCEPT PLAN Sheet 5 of 29 LEGEND LAND USE PROHIBITED USES PERMITTED USES Travel ways, ingress/egress, Residential & non- grading, landscaping, utilities, -Accessway Reservation* residential buildings along with other uses typically permitted within a ROW Residential and non-residential buildings, signage, grading, landscaping, open space, Buildable Area None utilities, sidewalks, parking, primitive trails, retaining walls, stormwater management facilities Improvements Stream restoration, primitive that require mass trails, landscaping, gardens, Open Space grading, open-air surface parking lots, utilities (which cannot be reasonably located outside of residential buildings primitive open space ) ve buildings - see note 1 50' Forest Buffer Residential & non- residential buildings, Travel ways, ingress/egress, for grading and disturbance parking Key FEMA BFE Stream - - - - WPO Buffer TMP(s) 32-5A & 32-5A1 © Waterway Submitted 17 December 2018 l� Steep Slopes: Preserved Revised 16 September 2019 Revised 16 December 2019 0 Steep Slopes: Managed REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. ------ ---- FEMA BFE ; • P \ --- i I I - - - ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 - - RIVER'S EDGE I' FEMA F 92• j ,1 oiil OPEN SPACE PT Existing structure �, �i� / Sheet 6 Of 29 w %I P / to be reserved ° and repurposed ash — I - :� amenity for TMP f� lijI / / Additional Notes: FEM r-E ass '..�. 32-5wA and 32-5A1 l J l 1. This open space exhibit shows possible open space area outside of environmentally sensitive features (steep slopes, air floodplain, stream buffer). This does not depict total open / space proposed for the property. For total open space, please see sheet 5 (Land Use Designations). _ - _ m - - - - �_ Approximate _ / 2. Total possible open space area outside of (1 PP � ���-� __ — 'location of \ M i�°; - - i \ / / environmentally sensitive features and (2) accessway and \ _ _ / parking area is 5.37 acres. repurposed °° _- -_ _ multipurpose 3. Total building footprint area (not shown) is approximated court \ \ \ -- _ ,° _38 �' at less than 50,000 sq. ft., therefore, possible open space nA BF€33 -- / / area outside of (1 environmentally sensitive features, (2) ° 42 ) accessway and parking area, and (3) building footprints is .... •�� 4 ........ ,..._. � - - - 4.32 acres. - .... FE�A S.FE.389i A i / \ 4. Total area of the property is 32.52 acres; total required open space is 8.13 acres, with 1.62 acres required outside of such environmental features. 4. Open space and recreational areas will comply with - \ \ \ 42° _ Qo-MA BFE ass _ _ \ Section 4.7 and 4.16 of the Albemarle County Zoning Key \ \ Or facilities d Possible Open Space Area Outside of / _ _ \ dinance, unless substitutions for f ties an equipment P P 3a° �� \ i`_ - as provided for in this application are approved by the ------- Environmentally Sensitive Features Director of Planing and Community Development. FEMA BFE i Stream �, _ Sao-EEMABFE 387' - - - - Water Protection Ordinance Buffer 0 Waterway Accessway/Pazking o TMP(s) 32-5A & 32-5A1 Steep Slopes: Preserved \ Submitted 17 December 2018 0 Steep Slopes: Managed o /� / / Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 200 0 200 400 600 Graphic Scale: 1"=200' project: 15.064 SHIMP ENGINEERING, P.C. - - --- ----- — — — — —--------- --- ZONING —_ � is �-� G MAP AMENDMENT —_---- =-__- --�_ ------ - ---' -- l ,, _-__-� — — --------- - APPLICATION PLAN -_ - — - --------------------- lilt_ - - - - - � /------------- ---- ---- ZMA201800018 — — EfNfA BFE i83�.5 - � — / � - _ - RIVER'S EDGE `FEMA F 92'f I _ OPEN SPACE & CREATIONAL FACILITIES Existing structure to be preserved —i-- Sheet 7 Of 29 and repurposed as FEM fE 386' amenity for TMP \ \�- - - _J 32-5A and 32-5A1 Additional Notes: 7_-°__1 � � � : � 1. Minimum 2,600 linear feet of primitive trails to be provided. IX F Please refer to sheet 11 (Proposed Circulation) for proposed path `� locations. Approximate ^ '— FFM a1' _. �` --Y -'117�t��r, location of -jj. repurposed ���`` -'hZi'������ili�ll -�' multipurpose - - L � court Required Equipment Proposed Natural Alternative for One Tot Lot Swing (4 seats) - Swings could still be used with more natural features incorporated (es: tree swings) - Natural structures that are conducive for climbing/ hanging/swinging by arms (ea: fallen log with limbs at varying heights) Slide (1) - Slides could still be used with logs set into natural topography as `stairs; or slide set on top of boulders (see climber alternatives below) - Hobbit house - Hollowed out tree trunk Climbers (2) - Natural mound - Large boulders ("rock landscape") - Fallen log will limbs at varying heights Buckabout/whirl (1) - Log steppers or log balancing course - Movable objects (see narrative for information about loose objects play) Benches (2) Provided typically for parents to directly supervise children within a fenced -in area. Depending on circumstances, benches may not be necessary, especially as the natural playscape may not be confined to a specific area. Benches maybe periodically provided along the trail system on the property; enact locations will be explored at site plan. Basketball court (1/2) 1 -1 multipurpose court to be provided Please refer to sheet 8 and 9 of precedent natural playsmpe images. sza ---- --+cro FEMA BF-E 390'. ... jam\ <rt� 410_� �4 �\ oaS�et i / - TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 200 0 200 400 600 Graphic Scale: 1"=200' Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. s • ..' . i - ",, ' � , , . • . . r . , . r � 1 a^� fir-. ..- ,,. _ w ' IL Aas, Ir Qb- r +' ] (d Loosepartsp lay •! lip, - -^N AOI OPP . t t11 pti it rls t..'nnii"rrr?'ttR iy .. .` J r •i - .,ya,_'a f.�.. fj r ZONILL4 RIVI PRECE} , a _ t Pam-- r tw Welles Park Nature Play Space, Chicago, Illinois (Site Design Group) Overview of Nature Play Programming r Marge and Charles Schott Nature P1ayScape Cincinnati Nature Center, Milford, Ohio (Ground Work Design Cincinnati) Hollowed natural mound ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE PRECEDENT NATURAL PLAY IMAGES Sheet 9 of 29 are included for precedent recreational facilities to be to plan and do not demonstrate nprovements. TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. — — "— — -- — — ---_—__—_ ZONING MAP AMENDMENT MtiBFE i APPLICATION PLAN Existing paved / I .'' i. ZMA201800018 ' accesswa to become FEMA F 92' I .' ' RIVER'S EDGE pedestrian path BUILDING ENVELOPE i Sheet 10 of 29 FEM FE 386' \ \ i , Wa d , I — J I 350. I 1 � f FM I _F A BFE 390' —- .\ azn- - - -- FEMA BFE 389' r alp_ J MA BF7°388'i \t o Key PROPOSED # OF 100 DWELLING UNITS' UNIT TYPE Single-family dwelling, two-family dwelling, triplex, quadruplex NON-RESIDENTIAL 4,000 SF SQUAREFOOTAGE (excluding recreational facilties required by Section 4.16 ) MAXIMUM HEIGHT 35' MAXIMUM GFA PER 1,200 SF UNIT BUILDING 10' unless the building shares a SEPARATION common wall; 5' off of each building side for a total of 10' between buildings BUILD -TO LINES2 50' from US Route 29 5' from parking areas, travelways, accessways, and pedestrian paths ALLOWABLE USES Residential units as provided for in this Application Plan. Please refer to sheet 2 for by -right and special uses permitted on the property. �� I / / Additional Notes: Building Footprint ��o _FEMA BFE 387' = / �� r FEMA BFE - a \ ' �' 1. Total footprint area of residential buildings not to Stream - - ��� �� �' exceed 50,000 SF - Water Protection Ordinance Buffer 2. Setbacks are not provided as the property is not to be Steep Slopes: Preserved - - - _ _ - _------ Steep Slopes: Managed 200 0 200 400 600 Graphic Scale: 1"=200' ll P() _ 2)--,A & 3 7 5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. T� Existingsued o' — - _ - - - - - - - _ - - - P — — --- - - road to become - � � -- it � -�--; ----- —T pedestrian path / UI it y FEMA F 92' Future pedestrian o structure Existing st connection across • s to be preserved Flat Branch to --- ----- � ' -'- TMP 32-22K1 aP - and repurposed as �FEM FE 38e' m A amenity for TMP \ - , • �� 32-5A and 32-5A1 V ° % / m o I rtAPProximate location of--_----��''--__ 9 repurposed . M r , _ _ { <' multipurpose court o 38o a1• -- 380 _ i �� i � ago <00 FEMA 8420 FE • • •. 44, Pedestrian walkways \ ° on both sides of ;FE 369'= '; 1 'ao -♦ 4az • • \ retaining wall �' I f Pedestrian walkways Fire access turnaround - round 388 \ - k _ Fir access turnaround \ \ --FEMA BFE 38T iA ° 200 0 200 400 600 Graphic Scale: 1"= 200' ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE PROPOSED CIRCULATION Sheet I I of 29 Key • • • • Public Access Pedestrian Path Future Pedestrian Connection Vehicular Circulation Primitive Trail (Internal Network) Retaining Wall FEMA BFE Stream - - - - Water Protection Ordinance Buffer _ Waterway _ Accessway/Parking _ Pedestrian Walkways 0 Steep Slopes: Preserved 0 Steep Slopes: Managed TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. _--- _--- Existing ACSA manhole - _ _ _ _ _ _ _ _ _ _ - _ Bore under Route 29 for public sewer 117 - - New ACSA manhole - - - _ eo ---------------__--- —FE3 C ��J--�-- wm Public water line — Existing paved FEMA F 92' ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE CONCEPTUAL WATER & SEWER Sheet 12 of 29 road to become o i Additional Notes: �? pedestrian path 1. Structures to be metered according to ACSA l I FEM Fe ass \ regulations. //, �� �� •_ — - - -__�1 r - — — _ , , v - - i \ \ 310 100 �0- - - —42a� ----4oa� 39 -FEMA - -440- 420� 4 �o �e oa \ , ' e0 umP station mth4 underground wet C Fire hydrant ` - - - MA BFE 388' 4P - �_ Ila -EEMABFE 387 C i l / 200 0 200 400 - _- 600 Graphic�Scale: Key Retaining Wall FEMA BFE Stream - - - - Water Protection Ordinance Buffer Waterway Accessway Pedestrian Walkways Steep Slopes: Preserved Steep Slopes: Managed TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. _ ` \ ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 \ 440 - = _ \ \ \�� RIVER'S EDGE CONCEPTUAL GRADING \ W 1 \ Sheet 13 of 29 .. \ \, RETAIN WALL \ \ \ TW 398 RETAI390 NI WALL J / 1e 43 26P (:31 4 xza° xo1P 4'i / TW ` xzi° x f ETAINI LL \ x1s° \ \ O TW 418 4\moo° OTW 406 x10° BW 3�8 .x x / \ ' . OGP \ x°6P \ \ \ �." ,goo 50 0 50 100 150 Graphic Scale: 1"= 100' TMP(s) 32-5A & 32-5A1 TW 408 BW 400 � Submitted 17 December 2018 i Revised 16 September 2019 Revised 16 December 2019 Key REVISED 28 FEBRUARY 2020 Steep Slopes: Preserved project: 15.064 OSteep Slopes: Managed SHIMP ENGINEERING, P.C. L i i 1 1 FEM FE 3 \ 50 0 50 100 150 Graphic Scale: 1"= 50' Ild APTF. Aw''40"'I Wr IM! V / I I 1 � 1 I li fi 1 1 'ti i 1 � (11 � 1 111 �O 1 1 ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE ROAD GRADING + PROFILE Sheet 14 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 Key FEMA BFE per County GIS Elevations Stream - - - - Water Protection Ordinance Buffer 0 Waterway Accessway Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. TM FE 386% 0"s 50 0 50 100 150 Graphic Scale: 1"= 50' it a� N COP aytob +02 ec Co ert eQ•f�ro Ae�estrla �� ate I\ I M 0 �91 ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE ROAD GRADING + PROFILE Sheet 15 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 Key FEMA BFE per County GIS Elevations Stream - - - - Water Protection Ordinance Buffer © Waterway Accessway Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. .`oath 50 0 50 100 150 Graphic Scale: 1"= 50' North Fork Rivanna laver now own now 1W 'se\ ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE ROAD GRADING + PROFILE Sheet 16 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 Key FEMA BFE per County GIS Elevations Stream - - - - Water Protection Ordinance Buffer 0 Waterway Accessway . Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. C� :� :� ZOIRG AMENMENT \ \ APPLICATION PLAN ZMA201800018 xad •• �'. \ RENN WALL �•. ' PIVr-R'S EDGE \ TW 3 RETAINI WALL \o BW 390 )RMWATER Sheet 19 of 29 jW 43 ze° \ \ ,-HW 4 �J x2s° 1 1 I . xof Storm drain inlet x 0 I I I _ O TW x210 Inc Iv' � xof 8' RETAININ�WALL - Storm drain inlet MABFE TW 418 �- TW 406 — _ BW 398 • Underground detention O Discharge into waterway ; 00 / / / in accordance with / / VSMP regulations TW 408 BW 400 / See steep slopes disturbance exhibit for proposed slopes \ / / disturbance �4 AF - - �380-F_EMA-B Ff 38i� -- � 1 � ` MP(s 32-5A 2-5A1 \ / Sub itte 17 De ber 2018 ® / vised 16 S mber 2019 Revised 16 December 2019 Key REVISED 28 FEBRUARY 2020 50 0 50 100 150 Steep Slopes: Preserved project: 15.064 Graphic Scale: l"=100' 0 Steep Slopes: Managed S H I M P ENGINEERING, P.C. Flat ch FBI A F See steep slopes disturbance exhibit for proposed slopes disturbance 50 0 50 100 150 Graphic Scale: 1"= 50' ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE CONCEPTUAL STORMWATER Sheet 20 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 Key FEMA BFE Boundary Stream - - - - Water Protection Ordinance Buffer © Waterway 0 Accessway Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. Discharge into waterway in accordance with VSMP regulations 1 o� C \ � j See steep slopes disturbance A exhibit for proposed slopes disturbance ° FE 3 t I 1 I I 1 I 1 1 0 I S Storm drain inlet 50 0 50 100 150 Graphic Scale: 1"= 50' ZONING MAP AMENDMENT APPLICATION PLAN ' ZMA201800018 RIVER'S EDGE CONCEPTUAL STORMWATER Sheet 21 of 29 1 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 I_ I I �. � I -_-- _____ I 0 Key FEMA BFE Boundary Stream - c m Water Protection Ordinance Buffer 0 Waterway Accessway . Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. 50 0 50 100 150 Graphic Scale: 1"= 50' ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE CONCEPTUAL STORMWATER Sheet 22 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018. Key FEMA BFE Boundary Stream - - - - Water Protection Ordinance Buffer 0 Waterway Accessway Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. --_-_--__--_-- d----------- ------ FEMABFE3'- 5 6 � — s FEMA F 92' I7 � d 1 u Existing structure --� to be preserved t and repurposed as FEM FE 386' � amenity for TMP i 1 32-5A and 32-5A1 I � EM 1' — — — Existing paved road to become pedestrian path r I —*. i i — r FEMA BFE 389' r FEMA BFE 388' 0 � r FEMA BFE 387' l � r a / - 200 0 200 400 600 Graphic Scale: 1"=200' `4r ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE STEEP SLOPES DISTURBANCE Sheet 23 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 2. Total disturbance of the steep slopes is approximately 39,100 square feet Key FEMA BFE Stream — — — — Water Protection Ordinance Buffer _ Waterway _ Accessway 0 Steep Slopes: Preserved _ Steep Slopes Disturance TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. =AMA BFE 38 5'� s$ ,FEMA1FI a FEMA BFE 386; Existing structure to be preserved and repurposed as amenity for TMP 32-5A and 32-5Aj1 1 Existing paved a ; b road to become pedestrian path 0 100 0 100 200 300 Graphic Scale: 1"=100' I North For —! Rivanna River ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE STREAM BUFFER DISTURBANCE Sheet 24 of 29 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 2. Total disturbance of the stream buffer is approximately 23,000 square feet Key FEMA BFE Stream — — — — Water Protection Ordinance Buffer 0 Waterway = Accessway Steep Slopes: Preserved Stream Buffer Disturance TMP(s) 32-5A & 32-5A1 y Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. X �.p Existing grade Existing trees to be preserved where possible 440- - - - - - - - - - - - - - - - - - - IL 420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Planted trees 4' retaining wall 400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE SITE SECTION A -A' Sheet 25 of 29 8' retaining wall Top/bottom unit TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 40 0 40 80 120 project: 15.064 Graphic Scale:l"=40' SHIMP ENGINEERING, P.C. 9 Existing trees to be preserved where possible 440- - - - - - - - - - - - - - - - - - - - - Existing grade 420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Planted trees - - / 8' retaining wall- - - - - - 400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE SITE SECTION B-B' Sheet 26 of 29 8' retaining wall Top/bottom unit TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 25 0 25 50 75 project: 15.064 Graphic Scale: l"=25' S H I M P ENGINEERING, P.C. 406 404 402 400 398 Please refer to sheet 5 for land use designations; open space is immediately adjacent to the 50' forested buffer and extends beyond the area shown in the section. Property Boundary ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE SITE SECTION C-C' Sheet 27 of 29 5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 10 0 10 20 30 project: 15.064 Graphic Scale:l"=10' SHIMP ENGINEERING, P.C. PRIMITIVE TRAIL SECTION CLASS B - TYPE 1 PRIMITIVE NATURE TRAIL - PRIVATE EASEMENT PRIMITIVE TRAIL 5 0 5 10 15 Graphic Scale: 1"=5' ACCESSWAY SECTION SHOULI VARIABLE WII 4' GRADE EXISTING RIVER'S EDGE ROAD 12' PAVED ROAD VARIABLE WIDTH PROPOSED TYPICAL STREET SECTION INTERNAL ROAD NETWORK IULDER IABLE WIDTH 20' PAVED TRAVEL LANE 28' ACCESSWAY RESERVATION HOULDER ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE STREET SECTION Sheet 28 of 29 TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. A) AFFORDABLE HOUSING 15% of the total residential dwelling units within the project shall be For -Rent Affordable Dwelling Units (the "15% Affordable Housing Requirement"). For the purposes of these Supplementary Regulations, "affordable housing" shall mean units affordable for rent by households within incomes at or below eighty percent (80%) of the area median income (as determined from time to time by the Virginia Housing Development Authority). All renters of the Affordable Dwelling Units shall be approved by the Albemarle County Community Development Department. The 15% Affordable Housing Requirement may be met through a variety of housing unit types, including but not limited to, two- family dwellings, triplexes, and quadruplexes. (1) Rental Rates. The initial net rent for each rental housing unit which shall qualify as an Affordable Dwelling Unit, ("For -Rent Affordable Dwelling Unit") shall not exceed the then -current and applicable maximum net rent rate approved by the Albemarle County Community Development Department. In each subsequent calendar year, the monthly net rent for each For -Rent Affordable Dwelling Unit may be increased up to three percent (3%). The term "net rent" means that the rent does not include tenant -paid utilities. The requirement that the rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents established in this Section shall apply for a period of ten (10) years following the date the certificate of occupancy is issued by the County for each For -Rent Affordable Dwelling Unit (the Affordable Term"). (2) Conveyance of Interest. All deeds conveying any interest in the For -Rent Affordable Dwelling Units during the Affordable Term shall contain language reciting that such unit is subject to the terms of this Section. In addition, all contracts pertaining to a conveyance of any For - Rent Affordable Dwelling Unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established by this Section. At least thirty (30) days prior to the conveyance of any interest in any For -Rent Affordable Dwelling Unit during the Affordable Term, the then -current Owner shall notify the County in writing of the conveyance and provide the name, address and telephone number of the potential grantee, and state that the requirements of this Section have been satisfied. (3) Reporting Rental Rates. During the Affordable Term, within thirty (30) days of each rental or lease term for each For -Rent Affordable Dwelling Unit, the Applicant or its successor shall provide to the Albemarle County Community Development Department a copy of the rental or lease agreement for each such unit rented that shows the rental rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable Term, the Applicant or its successor shall provide to the County, if requested, any reports, copies of rental or lease agreements, or other data pertaining to rental rates as the County may reasonably require. (4) Tracking. Each subdivision plat and site plan for land within the Property shall: i) designate the units, as applicable, that will constitute Affordable Dwelling Units within the Project and ii) contain a running tally of the Affordable Dwelling Units either constructed or contributed for under this Section. The designated units shown on each site plan shall designate 15% of the total units shown as Affordable Dwelling Units. The 15% Affordable Housing Requirement shall be satisfied prior to more than sixty- five percent (65%) completion of the Project. ZONING MAP AMENDMENT APPLICATION PLAN ZMA201800018 RIVER'S EDGE SUPPLEMENTARY REGULATIONS Sheet 29 of 29 TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. \ \ PLANTED THE \ \ PRES D TREES THRODUT SITE (SPEGIFlGTREESTO BE DESIGNATED AT SITE PLAN) v y e 8' RETAINING WALL, ` LANDSOA_PE STRIP TO BE PLANTE PRESERVED TREELINE LANDSCAPE STRIP TO BE PLANTED \ 8' RETAINNNG WALL 406 \ T 60 0 60 120 180 Graphic Scale: 1"= 60' Additional Notes: 1. Concept Plan is for illustrative purposes only 0 ZONING MAP AMENDMENT ZMA201800018 RIVER'S EDGE CONCEPT EXHIBIT Sheet 1 of 1 D � \ )ESTR AVS VDSC TO BE PLANTED -STEEP SLOPES -MANAGED 2-BEDROOM UNIT 4' RETAINING WALL PEDESTRIAN WALKWAYS / n A T TOPIBOT�OM UNIT STYLE i TMP(s) 32-5A & 32-5A1 Submitted 17 December 201}3 Revised 16 September 7 19 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. The following exhibits analyze the topographic features of the site and have helped to inform the conceptual development plan of the site. ZONING MAP AMENDMENT ZMA201800018 & SP201800023 DEM The digital elevation model (DEM) of the Rivers t Edge property was created using Central Virginia LIDAR data. The topography represents the existing elevation and informs the following diagrams. The topography is lowest along the Rivanna River and highest in the middle of the parcel. Value High : 504 Low: 347 0 100 200 400 600 0 1 Feet 800 HILLSHADE The DEM hillshade model visualizes the changing topography on -site, showing the more extreme drop- W offs, where steep slopes exists within the property. �I -4/ rk / ` r 1 / Value - High : 254 Low:8 RIVER'S EDGE GIS ANALYSIS Sheet 1 of 2 0 0 100 200 400 600 800 TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 REVISED 16 SEPTEMBER 2019 project: 15.064 SHIMP ENGINEERING, P.C. ZONING MAP AMENDMENT ZMA201800018 & SP201800023 SLOPE The slopes analysis represents how different elevations on -site meet one another. With preserved steep slopes in the property, it is essential to design development that is mindful of these sensitive environmental features. 25% or above slopes are considered critical slopes. �. \ r' Value 0 0-4% W 4-10% 10-16% - 16-23% - 23-32% - Feet 32-58% 0 100 200 400 600 800 ASPECT Solar aspect analysis reveals how the sun will illuminate the development. This analysis helps to inform where structures and open space should be located and how buildings and other features on -site should be oriented. iJ �yy �'F L'T'....,W i. r ir RIVER'S EDGE GIS ANALYSIS Sheet 2 of 2 w. Feet TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 REVISED 16 SEPTEMBER 2019 project: 15.064 SHIMP ENGINEERING, P.C. SHIMP ENGINEERING, P.C. Design Focused Engineering Project Narrative For: SP201800023 River's Edge I SP Request for Preserved Slopes Disturbance Parcel Description: Tax Map 32, Parcels 5-A and 5-Al Initial Submittal: December 17, 2018 Revised: September 16, 2019 Revised: December 16, 2019 Current Revision Date: February 28, 2020 Pre-App Meeting Date: June 18, 2018 Area Steep Slopes — Preserved To Be Disturbed 39,100 sq. ft Section 30.7.4(b)(2) of Chapter 18 of the Code of Albemarle County permits the Board of Supervisors to grant a special use permit for land disturbing activity within preserved slopes for "private facilities such as accessways, utility lines and appurtenances, and stormwater management facilities, not otherwise permitted by right under subsection (b)(1 xe), where the lot does not contain adequate land area outside of the preserved slopes to locate the private facilities." In accordance with Section 30.7.4(b)(2), we, on behalf of Rivers Edge Holdings LLC and Rivers Edge Associates LLC (collectively, the "applicant") request for the Board of Supervisors to grant approval of a special use permit for the disturbance of preserved slopes to allow for necessary access improvements to the existing driveway on the property and to allow for private facilities improvements for stormwater management. We request for this special use permit to be considered in conjunction with ZMA2018-00018, River's Edge North, a proposed planned residential development. The ZMA application associated with this special use permit application petitions to rezone TMP 32-5A and TMP 32-5A1 from Rural Areas to a Planned Residential Development. The Comprehensive Plan designates this property as Neighborhood Density Residential and Privately -Owned Open Space. Redevelopment on the property will require the existing driveway to be widened and improved to ensure safe ingress and egress to the site for residents, guests, and emergency vehicles. The location of the proposed accessway takes into consideration the existing conditions of the site, specifically the existing location of the driveway, and other environmental conditions, such as stream buffers, which are discussed in further detail below. We also request slopes disturbance for private stormwater facilities so that stormwater from precipitation events can be directed efficiently back into the Rivanna River. It may be necessary to disturb slopes for the installation of adequate drainage ways via pipes or ditches through the bank area. Disturbance of the bank for private stormwater facilities would necessitate the stabilization of the bank in accordance with applicable Albemarle County and Army Corps of Engineers regulations. The bank would be stabilized with the installation of rip rap or other acceptable means. This stabilization would be considered disturbance and so this request accounts for the disturbance anticipated to ultimately stabilize the bank. This property is almost entirely surrounded by the Rivanna River and on this property, the banks of the River are entirely within preserved slopes and so, there is no clear path for any channelized flow to directly reenter into the River without the disturbance of preserved slopes. As aforementioned, this request covers the disturbance anticipated to be necessary to not only direct the runoff back into the river but also to stabilize the bank surrounding the constructed conveyance system. At present, the banks on the property within the preserved slopes do not have any stabilization measures and are susceptible to increased erosion when compared to a stabilized bank. The purpose and intent of the steep slopes overlay district is to, "protect downstream lands and waterways from the adverse effects of the unregulated disturbance of steep slopes, including the rapid or large-scale movement of soil and rock, or both, excessive stormwater runoff, the degradation of surface water, and to enhance and preserve the character and beauty of the steep slopes in the development areas of the county." The proposed stabilization measures would help to protect the character of the slopes and achieve the intent of the steep slopes overlay district by preserving the character of the slope as a defined portion of the channel of the Rivanna River. 912 E. High St. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com We request 16,000 SF of preserved slopes disturbance to allow for the construction of an adequate accessway to the property for residents, visitors, service vehicles, and emergency vehicles and an additional 23,100 SF of disturbance for private facilities to allow for the construction of stormwater drainage measures and affiliated bank stabilization. In your review of this request, please consider the following: 1. Protection of downstream lands and waterways The disturbance of steep slopes for the accessway is purposefully designed as a no -fill, straight -cut process. The anticipated process will be an extraction of material, to be excavated and moved to an appropriate fill place on -site, using a rock hammer to cut away the slope. The disturbed material is expected to he mostly rock, which does not require mass earthwork and movement of dirt. The nature of this material is not prone to mudslides and not likely subject to uncontrolled movement or run-off, as there is expected to be minimal dirt within these disturbed areas when compared to mass graded areas. Due to the type of the material that is to be disturbed, it is not anticipated that downstream lands and waterways will be significantly impacted. The areas of disturbance will be limited to cutting and excavating the slopes, with no mass grading of the steep slopes planned, protecting the downstream areas below. Any land disturbance will comply with applicable Virginia DEQ and Albemarle County Water Protection Ordinance Regulations. The disturbance for stormwater management would require stabilization of a portion of the bank where a pipe or channel was installed. The pipe or channel would efficiently direct stormwater runoff from the property back into the waterways and the affiliated stabilization of the bank would greatly reduce the impacts an eroded natural bank would have on downstream lands and waterways. 2. Rapid or large-scale movement of soil and rock The proposed disturbance for the accessway will strictly be a localized process in certain areas of the site, to widen the existing road and ensure safe access to and from the site. The process aims to create a level pad at the top of the slopes and therefore we expect there will be about 1-5 feet of cut, with immediate removal of the excavated materials to another location on the site where fill is necessary, to prevent rapid or large-scale movement of soil and rock. Any land disturbance necessary for installation of a stormwater pipe or channel will be immediately stabilized and the surrounding bank area will be stabilized with rip rap or other approved stabilization methods. The stabilized bank will limit erosion from the bank. 3. Excessive stormwater runoff The disturbance of the steep slopes for the accessway is necessary to ensure a safe point of ingress to and egress from the site, as well as providing adequate circulation throughout the site. These improvements are to be conducted on an existing access road. The proposed disturbance for widening the road will he cutting into the existing slope, rather than grading and filling in earth. The proposed construction calls for improvements to the existing driveway by lowering it into the slope by 1-5 feet. This construction method is not anticipated to increase the velocity of stormwater runoff since the slope is proposed to be cut down. The disturbance of the steep slopes for stormwater management will ensure that channelized flow will be utilized to manage stormwater runoff. This proposed disturbance will directly prevent excessive stormwater runoff since this proposed disturbance is to be incorporated into the broader stormwater management design measures for the entire property. 4. Protection of surface water Protection of downstream lands and waterways and careful management of construction methods and activities to prevent rapid or large-scale movement of soil and rock and excessive stormwater runoff will ensure protection of surface water in the immediate area. The steep slopes disturbance for the accessway is a cut process that will be extracting rock from the slopes, rather than moving or filling of earth. Extracted material will be moved on -site in an appropriate timeframe to ensure that no rapid or large- scale movement of rock will take place. Additionally, as a cut process around an existing accessway, it is not expected for excessive stormwater runoff to be produced by this disturbance. Together, these factors will ensure that the disturbance will not impact surface water in the area. Land disturbance activities regulated by Virginia DEQ and the Albemarle County Water Protection Ordinance will be conducted in accordance with these regulations that exist to ensure responsible land disturbance and ultimately protect water quality. Disturbance affiliated with stormwater management is expected to be minimal and once in place, the stabilization measures will contribute to enhanced protection of surface water by minimizing erosion of the natural bank. SP2018-23 NARRATIVE 2 5. Character of steep slopes unchanged Due to the cutting process of the steep slopes disturbance for the accessway, the character of the steep slopes will remain relatively unchanged. Since there is already an existing paved driveway on the site in the location where the proposed accessway is to be constructed within the preserved slopes, the character of the slopes will remain largely the same. This existing travelway sits at the top of the ridge, and to provide adequate width, the accessway will further cut into the ridge and be widened. Overall, the proposed accessway improvements will not significantly change the character of the steep slopes as the existing driveway is currently present in the locations slated for slopes disturbance. The stabilization of the bank will maintain the integrity and general characteristics of the slopes, whereas a non -stabilized bank is more susceptible to erosion. 6. Section 33.40(b)(1) — No substantial detriment As previously stated, the disturbance of the steep slopes for the accessway is localized to the areas immediately around the existing road to provide adequate access to and from the site. Because it is anticipated that very little soil will be present in the localized areas of slopes disturbance and that process will cut and extract rock and little soil, it is not expected for there to be rapid or large-scale movement of rock and soil, and excessive stormwater runoff attributable to the proposed accessway improvements, and therefore negative impacts to downstream lands and waterways, and surface water are not expected. This plan was intentionally structured as a cut and extraction process, which we deem the most appropriate method in ensuring that the existing terrain and surrounding environment will be respected. Though we expect that rock will consist of the majority of the material, specifically identified enhanced erosion and sediment control measures can be implemented, such as a wire -supported silt fence. The proposed accessway improvements will adhere to applicable stormwater runoff regulations. The disturbance of slopes for stormwater management will feature localized disturbance for drainage way construction and will be stabilized not only in the drainage way but also on the bank immediately surrounding the drainage way. This stabilization will help to prevent further degradation of the bank and ensure no substantial detriment from this disturbance to the waterways or downstream properties will be incurred. 7. Section 33.40(b)(2) — Character of the nearby area unchanged The design of the disturbance intends to preserve the character of the steep slopes, as well as the character of the nearby area. As previously stated, proposed accessway improvements within the steep slopes overlay are slated for areas where there is an existing driveway that requires improvements for enhanced vehicular circulation on the site and increased safe access. Currently, the driveway is approximately 11 feet in pavement width, and in order to provide adequate improvements to facilitate safer ingress and egress to the site, we propose the road to be widened to 20 feet with an additional shoulder width of 4 feet on both sides. The land disturbance within the steep slopes overlay for the accessway is exclusive to a localized portion of the property and will not impact the character of adjacent parcels nor the nearby area. The slopes disturbance for stormwater management will ensure the character of the slopes is not compromised by increased erosion. The bank stabilization is exclusive to this property and will not impact the character of the nearby area. The stabilization of the bank will ensure the topographic characteristics of the bank are maintained. 8. Section 33.40(B)(3)—Harrnony In order for redevelopment of this site to be possible, the special use permit to allow for safe access to and from the site is necessary. Overall, the aim of this ZMA and SUP application is to establish market -rate affordable housing in a unique "nature- ful" setting within a desirable and convenient location of the development areas. The location of the property provides a prime opportunity. The property sits beside the UVA Research Park and the National Ground Intelligence Center. Both are major regional employers. Currently, UVA Research Park seeks to implement an expansion of their business park, with no plans for housing, while NGIC has many traveling and temporary employees in need of temporary rental housing. Furthermore, the property is immediately adjacent to Route 29, a major commuter corridor, and is close to the City of Charlottesville and Ruckersville, two employment hubs in Central Virginia. Housing that is affordable in this area would provide a key benefit in this strategic location. Due to the nature of the property and the development vision of the applicant, River's Edge cannot be subdivided and will be wholly rentable units. The small footprints and pre -fabricated construction methods of the proposed units allow for the units to largely interact with the existing topography and lay lightly on the land by utilizing pillar foundations, ultimately contributing to a development on the property that is respectful of the natural beauty of River's Edge. The small square footage of individual structures allows for SP2018-23 NARRATTVE 3 flexibility in design and orientation of the structures in relation to the existing topography on the site, creating a more harmonious community within the existing conditions. Development is set far back from Route 29, which maintains the forested buffer of the Entrance Corridor. The overall design of River's Edge strives to take into consideration the existing conditions around and on the site, as well as the greater County context. In order for this development to he feasible, the accessway must disturb approximately 16,000 square feet of steep slopes, where disturbance is localized around the existing driveway and stormwater management facilities are anticipated to disturb 23,100 square feet of slopes for construction of adequate drainwage ways and affiliated stabilization of the surrounding banks. 9. Section 33.40(B-4) —Consistency with the Comprehensive Plan The Comprehensive Plan designates these parcels as Neighborhood Density Residential and Privately -Owned Open Space, with the current zoning of the site as Rural Areas. The land use designation of Neighborhood Density Residential allows for 3-6 units per acre. The developable area of River's Edge is approximately 8.62 acres, indicating a Comprehensive Plan recommendation of approximately 26-52 units. Due to the exceptionally small footprint of these units, 100 units are proposed and the applicant has proposed restrictions on a maximum unit size of 1,200 square feet and a maximum building footprint area of 50,000 square feet. This property will be entirely rentable units and will not subdivided. Regardless, due to the present conditions of the accessway, any redevelopment for Neighborhood Density Residential that would occur on the site would require accessway improvements and a stormater management plan in accordance with applicable Albemarle County Water Protection Ordinance and DEQ regulations. Privately -owned open space is a substantial piece of the rezoning application, aimed to create opportunities for nature -based recreation within River's Edge. Please refer to the ZMA application for more details on open space and recreational space proposals. SP2018-23 NARRATWE 4 IMFE 3 i FEMA F I, ,, Existing structure to be preserved 8 i i and repurposed as amenity for TMP 32-5A and 32-5A1 FEM FE 386'_ �n w, `e I� m ,t 1 � Existing paved road to become '3 pedestrian path 0 100 0 100 200 300 Graphic Scale: 1"=100' W D D \ ` M 1' North Fork _._ Rivanna _ River SPECIAL USE PERMIT SLOPES DISTURBANCE EXHIBIT SP201800023 RIVER'S EDGE STEEP SLOPES DISTURBANCE Sheet 1 of 3 Additional Notes: 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 2. Total disturbance of the steep slopes is approximately 39,100 square feet Key -- — Adjacent Parcels FEMA BFE Stream — "' Water Protection Ordinance Buffer © Waterway 0 Accessway Steep Slopes: Preserved 6aM Steep Slopes Disturance TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. If North Fork Riv arena River — L-12 RE,AUWC WALL . <M SW 400 EMA BFE 387' —00 00 — 0 100 0 100 200 300 Graphic Scale: 1"=100' ,w <g ew zse SPECIAL USE PERMIT ISLOPES DISTURBANCE EXHIBIT SP201800023 RIVER'S EDGE STEEP SLOPES DISTURBANCE I Sheet 2 of 3 i Additional Notes: 'FEMA BFE 389' iFIX WALL PEiMW WALL n MB FEMA BFE 1. Topographic road survey completed by Brian Ray, Roger W. Ray & Associates, Inc. Surveying, September 2018 2. Total disturbance of the steep slopes is approximately 39,100 square feet Key -- — Adjacent Parcels FEMA BFE Stream — "' Water Protection Ordinance Buffer © Waterway 0 Accessway Steep Slopes: Preserved _ Steep Slopes Disturance TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C. I FENfA�FE 3� 5' k ' 1 y'� FEM FE 386' FEMA F 92' , iExisting structure to be preserved and repurposed as i amenity for TMP 32-5A and 32-5A1 \ \ E \ 1 \ 2 I \ 4� X/NM1' _ t, ��e ♦ Existing paved road to become pedestrian path 200 0 200 400 600 Graphic Scale: 1"=200' forth Rgna EMA )IFL3B9+ 1 1 O I I FEMA BFE388' SPECIAL USE PERMIT SLOPES DISTURBANCE EXHIBIT SP201800023 RIVER'S EDGE STEEP SLOPES DISTURBANCE Sheet 3 of 3 Key -- — Adjacent Parcels FEMA BFE Stream — "' Water Protection Ordinance Buffer _ Waterway _ Accessway 0 Steep Slopes: Preserved _ Steep Slopes Disturance TMP(s) 32-5A & 32-5A1 Submitted 17 December 2018 Revised 16 September 2019 Revised 16 December 2019 REVISED 28 FEBRUARY 2020 project: 15.064 SHIMP ENGINEERING, P.C.