HomeMy WebLinkAboutSDP202000011 Request of Modification, Variance, Waiver Critical Slope Waiver 2020-02-24 February 21, 2020
Mr. Chris Perez, Planner BOYS &GIRLS CLUBS
Albemarle County Community Development OF CENTRAL VIRGINIA
401 McIntire Road
Charlottesville, VA 22902
Dear Chris, P.O.Box 707
Charlottesville,VA 22902
Phone(434)971-9400
On behalf of the Boys &Girls Clubs of Central Virginia and the Building Fax(434)977-5180
and Design Committee for the new Club to be constructed on the www.bgclubcva.org
Albemarle High School campus, I respectfully request an exception to Board of Directors
disturb the Critical Slopes onsite for the new Club. The purpose for this Sandra Thomas,President
request is because of the Club's need to avoid retainingwalls onsite. Boys LizaaBorches,mVPofRr tart' Development
q Y Diane Krehmeyer,Secretary
& Girls Clubs of Central Virginia's number one priority is member safety, Mike Stone,Treasurer
and the mitigation of dangerous elements like tall retaining walls allows us Antoinette Brewster
Judy Brown
more operational confidence on this campus. The impact of retaining walls Alhe Craytor
Naowdus
on a Youth Club creates an attractive nuisance and operational safetyJonathan
nDavis
p Jonathan Davis
concern. The benefits of grading into the Critical Slopes onsite eliminate Faye Giles
Jim Hall
the walls and allow us to grade the site to create a more natural condition Joe Hall
at the rear of the buildingand site. Tmo Harper
Timothy J.Heaphy
Eric Johnson
Diane Long
Thank you for your consideration. Tim Longo*
Joseph H Milbank*
Wistar Morris'
Sincerely Meghan Murray'
Angie Oakey
LeahGlenn Rus Puryeart*
Karen S.Rheuban
Mary Lou Seilheimer
Suzanne Sherwin
Mary Lew Sponski
Gineane Stalfort
/ James R. Pierce Phil Stinnie
Elsie Thompson*
Chief Executive Officer Cameron Webb
Merrill Woodriff
Kate Zirkle'
*Past President
Honorary Chair
Howie Long
Chief Executive Officer
James R.Pierce
jpierce®bgclubcva org
BOYS & GIRLS CLUB - NORTHSIDE
CRITICAL SLOPES WAIVER -
SPECIAL EXCEPTION REQUEST
FEBRUARY 24, 2020
PREPARED BY:
• �S•se•
• •
TIMMONS GROUP
YOUR VISION ACHIEVED THROUGH OURS.
608 PRESTON AVENUE, SUITE 200
CHARLOTTESVILLE,VA 22903
CRAIG KOTARSKI,PE
Introduction
A Special Exception is being requested per Section 4.2.5.a of the Albemarle County Zoning Ordinance for
a waiver to grade within critical slopes to support the development of the Boys and Girls Club facility.
Per Section 4.2 of the Albemarle County Zoning Ordinance, steep and critical slopes are protected and
preserved throughout the County to reduce "rapid and/or large-scale movement of soil and rock,
excessive stormwater run-off, siltation of natural and man-made bodies of water, loss of aesthetic
resource ... all of which constitute potential dangers to the public health, safety and/or welfare." Within
this application,we hope to demonstrate both the need for the critical slopes impact as well as the
mitigation efforts implemented to ensure slopes are impacted responsibly in order to protect
downstream land.
Existing Conditions
The subject property(parcel 06000-00-00-078A0) is located off Lambs Lane within Albemarle County. It
is zoned Rural Areas(RA),and the portion of the site being developed is currently undeveloped, forested
land.The subject portion of the property is adjacent to Jack Jouett Middle School (and associated fields)
to the north, Lambs Lane and the Ivy Creek School to the east, and undeveloped,forested land to the
south and west.
Per Albemarle County GIS,there is a large area of critical slopes located within the subject property.
Most of the critical slopes are located along the southern and western portions of the site.
Proposed Special Exception
As proposed by WPO202000005, a Boys and Girls Club community center will be developed on the
subject property, along with associated play fields and a surface parking lot. Per Section 4.2.5.a.3, a
critical slopes waiver may be granted if it is found that it would "not be detrimental to public health,
safety or welfare,to the orderly development of the area, or the adjacent properties; would not be
contrary to sound engineering practices."Additionally,the waiver request must prove that "strict
application of the requirements of Section 4.2 would not forward the purposes of this chapter or
otherwise serve the public health, safety or welfare."
In this case, the critical slopes disturbance is proposed (see Image 1 below) in order to grade from the
proposed site to existing grade along the southern and eastern boundaries of the site. In no case is the
building or parking lot located within the designated critical slope areas. In order to avoid the critical
slopes, significant retaining walls(between 20'—30'tall in most areas)would have been required along
the southern borders of both playfields, as well as along the southern portion of the access road.This
would create safety risks and fall hazards for the hundreds of children attending Boys and Girls Club
each day.As a result, with public safety at the forefront, it is safer to waive the critical slopes
requirement than to comply. Additionally, by grading rather than constructing retaining walls,the
natural aesthetic of the site and existing drainage patterns will be maintained to a larger extent.
1I
. ^ .
Image 1:Areas of critical slope disturbance proposed nnsite.
It is important to note that most of the grading within the critical slope areas will be fill (see Image 2
be|ovv); cutting will be minimal and will only occur during the erosion control phase toaccommodate
proposed sediment traps.To prevent siltation and excessive runoff, soil stabilization matting as well as
reforestation will be provided on all slopes steeper than 3:1 during construction. Super silt fence will
also be placed downstream of the grading to further prevent silt-laden runoff from exiting the site.
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Image 2: Cut (b|ue)versus fill /green\ areas onsite.
Conclusion
While the Zoning Code specifies the protection and preservation of critical slopes within the County, it
also calls for sites that promote public health, safety, and welfare.Therefore, a waiver is being
requested to grade within designated critical slope areas rather than build 20'—30'tall retaining walls.
This will allow a site layout that is safer and more efficient for the users, as well as one that mimics most
closely the existing character of the land. Care will be taken during construction to stabilize slopes and
prevent silt-laden runoff.
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BOYS AND GIRLS CLUB - NORTHSIDE SCALE 1°=60' ••• W
CRITICAL SLOPES WAIVER REQUEST EXHIBIT 2 - FEBRUARY 14, 2020 0 60' 0
120' T I M M O N S GROUP
YOUR VISION ACHIEVED THROUGH OURS.