HomeMy WebLinkAboutSDP202000011 Presentation Critical Slope Waiver 2020-06-03 of
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone(434)296-5832
To: Albemarle County Board of Supervisors
From: Megan Nedostup,Principal Planner; John Anderson,Civil Engineer
Date: June 3,2020
Item: SDP202000011 Boys and Girls Club—Request for Special Exception to permit
disturbance of critical slopes
Tax Map Parcel(s): 06000-00-00-078A0
Magisterial District: Jack Jouett
School Districts: Albemarle H.S.; Jouett M.S.; Greer E.S.
Zoning District: Rural Area
Summary of Request for Special Exception:
County Code §§ 18-4.2.5 and 18-33.43-33.51 authorize the Board to approve a special exception to waive the
requirements of County Code § 18-4.2.3 to permit the disturbance of critical slopes.
The applicant is requesting approval of a site plan to construct a new Boys and Girls Club on TMP 06000-00-
00-078A0,which is home to the Albemarle County Public School complex.The property is zoned Rural Areas
(RA)and is located in the Rural Area 1 of the Comprehensive Plan.As proposed,a Boys and Girls Club will
be developed on the subject property as an accessory use to Jack Jouett Middle School and will be used for
before and after school care of students and summer care of students.
The proposed development as designed requires the disturbance of critical slopes throughout the site_The site
is 216.69 acres,and the applicant requests to disturb approximately 0.79 acres of the critical slopes onsite.A
special exception to allow the critical slopes disturbance is necessary before the Final Site Plan can be
approved by staff.The applicant's request has been reviewed for both the Engineering and Planning aspects of
the critical slopes regulations. See Attachment C for critical slope analysis.
Staff Recommendation:
Staff recommends that the Board adopt the attached Resolution(Attachment D)approving the special
exception request, subject to the condition contained therein.
Attachments:
Attachment A—Critical Slopes Waiver Request
Attachment B—Exhibits depicting critical slopes and proposed development
Attachment C—Critical Slope Analysis
Attachment D—Resolution
BOYS & GIRLS CLUB - NORTHSIDE
CRITICAL SLOPES WAIVER -
SPECIAL EXCEPTION REQUEST
MARCH 5, 2020
REVISED APRIL 24, 2020
PREPARED By:
. ••*5o•
• S E
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 approximately 0.79 acres of 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, construct
proposed erosion and sediment control measures, and install site drainage. In total,about 0.79 acres of
critical slope area is proposed to be disturbed. In no case is the building 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.
Wage
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Image 1:Areas of critical slope disturbance proposed on site.
It is important to note that most of the grading within the critical slope areas will be fill (see Image 2
below); cutting will be minimal and will only occur during the erosion control phase to accommodate
proposed sediment traps.To prevent siltation and excessive runoff, soil stabilization matting and
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.
Lastly, reverse slope benching and swales will be utilized in the final condition where proposed fill slopes
are steeper than 3:1 and exceed 20'of vertical grade change;this will ensure drainage is conveyed over
the fill slopes without eroding them.
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Wage
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.
Wage
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BOYS AND GIRLS CLUB - NORTHSIDE SCALE 1°=60' .• •• 0
CRITICAL SLOPES WAIVER REQUEST EXHIBIT 2 - APRIL 24, 2020 0 60' 120' T I M M O N S GROUP
YO - --ISION ACHIEVED THROUGH OURS.
Critical Slope Analysis
Review of the request by Engineering staff:
The critical slope waiver request has been reviewed.The applicant proposed design with 2:1 fill slopes across
0.79 acres of critical slopes. The engineering analysis of the request follows.
Description of critical slope area and proposed disturbance:
The critical slopes proposed to be impacted are natural and for all intents,undisturbed stabilized
wooded forest that descend to streams. The applicant proposes critical slope impacts to construct
slopes to support a main building,parking, and associated improvements;proposed design does not
include retaining walls.
Areas Acres
Total site 216.69
Critical slopes disturbed 0.79 Acres 0.365%of total site
Exemptions to critical slopes waivers for driveways,roads and utilities without reasonable
alternative locations: The proposed disturbance is not exempt as defined in County Code § 18-4.2.6.
Compliance with County Code§ 18-4.2:
"large-scale movement of soil and rock"
Existing critical slopes are stable. Proposed 2:1 fill slopes steeper than existing critical slopes
may increase movement of soil if constructed without care. Reverse bench slopes and other
steep slopes appropriate standards at 18-30.7.5 bring sound construction principles to bear.
Applicant and VSMP/WPO design acknowledge this. Engineering notes design includes
interim grading,temporary erosion and sediment control measures, and permanent grading or
drainage elements. These revisions account for 0.19 Acres increased impact,while at the same
time reducing potential erosion across critical slopes. WPO plan dated 4/17/20 includes: storm
pipe; soil stabilization blanket(all 2:1 slopes below main building);vegetation hardier than
grass on slopes steeper than 3:1; and reverse bench slope across portion of site. Engineering
views increase(0.19 Acres)in critical slope impact and overall 0.79 Acres total impact as
optimal among designs considered,a design that balances safety of children using the Boys&
Girls Club(paramount concern)with resource-protection.
"excessive stormwater runoff'
Post-developed runoff will be detained and routed to base of slope. Critical slopes
should see no increase in runoff,or excessive runoff.
"siltation of natural and man-made bodies of water"
Applicant explains role of geotechnical engineer,describes `keying in' fill,and reverse
benching(every 9'). Reverse benching is small-scale terracing to help prevent siltation. Design
specifies soil blanket matting. ACDSM stipulates constructed slopes steeper than 3:1 require
stabilization hardier than grass. Applicant intends to propose reforestation with canopy tree
species. These stabilization measures have been evaluated with the VSMP/WPO plan to ensure
that the final approved design promotes long-term stability to minimize risk of siltation.
"loss of aesthetic resource"
2:1 well-designed,benched, and reforested slopes should not disrupt existing aesthetic,whereas
retaining walls might.
"a greater travel distance of septic effluent"
The proposed buildings and site rely on a pump station with force main connection to existing public
sanitary sewer system.A bend in proposed force main lies approximately 15'-20'from proposed 2:1
fill slopes(on critical slopes);effluent release to 2:1 fill slopes has potential to travel a greater distance
than it otherwise would on more gentle fill slopes,but since standards at 18-30.7.5 are incorporated
Albemarle C ty Community Development
Engineering and Planning Review Comments
Page 2 of 3
into 4/17/20 WPO plan design,potential impact from septic effluent release is essentially neutral
in the post-developed state, compared with existing condition, since reverse slope bench
(grading) should intercept and mitigate the distance septic effluent release could travel.
Based on review,Engineering recommends waiver approval. VSMP/WPO plan and site plan design
will or do include notes,specifications,linework and requirements for appropriate resource-protective
measures.
Review of the request by Planning staff:
Under County Code § 18-4.2.5(a)(3), a modification or waiver may be granted upon a finding that the
modification or waiver:
would not be detrimental to the public health, safety or welfare,
Staff finds that the modification or waiver would not be detrimental to the public health, safety or
welfare,based upon the engineering and planning findings provided herein.
would not be detrimental to the orderly development of the area, or to adjacent properties;
Staff finds that the waiver would not be detrimental to the orderly development of the area or adjacent
properties. The parcels are within the Rural Areas of the County, located on County property, and the
proposed waiver does not impact adjacent parcels.
would not be contrary to sound engineering practices;
Staff fmds that based on engineering findings provided herein,the waiver would not be contrary to sound
engineering practices.
and at least one of the following:
a. Strict application of the requirements of County Code§ 18-4.2 would not forward the
purposes of this chapter or otherwise serve the public health,safety or welfare; Staff fmds
that the strict application of the requirements of County Code § 18-4.2 would forward the
purposes of this chapter and otherwise serve the public health, safety or welfare by prohibiting
development on areas of critical slope. The zoning of the parcels is RA(Rural Areas)and the site
is not located in the development area of the County. Increasing the development intensity of
properties in the Rural Areas of the Comprehensive Plan is not advisable for the orderly
development and growth of the area.
b. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes
of County Code§ 18-4.2 to at least an equivalent degree; Staff is unable to make this finding
as the alternative designs provided by the applicant create additional critical slope disturbance.
c. Due to the property's unusual size,topography,shape,location or other unusual conditions,
excluding the proprietary interest of the developer or subdivider,prohibiting the
disturbance of critical slopes would effectively prohibit or unreasonably restrict the use of
the property or would result in significant degradation of the property or adjacent
properties;or Staff is unable to make these findings as the site is currently being utilized for
institutional uses(public schools). The property is typical for the County,there is nothing unusual
about the property.
d. Granting the modification or waiver would serve a public purpose of greater import than
Albemarle( ty Community Development
Engineering and Planning Review Comments
Page 3 of 3
would be served by strict application of the regulations sought to be modified or waived.
It is staffs opinion that the proposed disturbance of critical slopes would favorably satisfy factor
(d)above because the proposed disturbance would serve a public purpose of greater importance
than would be served by strict application of the regulations sought to be modified or waived.
As proposed, a Boys and Girls Club will be developed on the subject property and used for before
and after school care of students and summer care of students,as an accessory use to Jack Jouett
Middle School. In order to avoid the critical slopes, significant retaining walls(between 20'—30'
tall in most areas)would be required along the southern borders of both playfields,as well as
along the southern portion of the access road. These walls would create safety risks and fall
hazards for hundreds of children attending the Boys and Girls Club each day. The impact of
retaining walls on a youth club creates an attractive nuisance and operational safety concern for
children's safety. The benefits of grading into the slopes onsite eliminates the retaining walls.
Additionally,by grading rather than constructing retaining walls,the natural aesthetics of the site
and existing drainage patterns will be maintained to a larger extent than through the use of
retaining walls. Most of the grading within the critical slopes areas will be fill, cutting will be
minimal and will only occur during the erosion control phase to accommodate proposed sediment
traps.
Summary: Based on Engineering and Planning's review above,there are no concerns that would cause
staff to object to the approval of the critical slope disturbance request.
RECOMMENDATION:
Staff recommends approval of the applicant's request to disturb 0.79 acres of critical slopes as requested
with the following condition:
1. The area of land disturbance on critical slopes may not exceed the 0.79 acres described in the
request entitled"Boys&Girls Club—Northside,Critical Slopes Waiver-Special Exception
Request"and shown on the plans entitled"Critical Slopes Waiver Request Exhibit 1,"and
"Critical Slopes Waiver Request Exhibit 2," which were prepared by Timmons Group and are
dated April 24,2020.
RESOLUTION TO APPROVE SPECIAL EXCEPTION
TOR SDP 202000011 BOYS&GIRLS CLUB
BE IT RESOLVED that,upon consideration of the Memorandum prepared in conjunction with the
application and the attachments thereto, including staffs supporting analysis,and all of the factors relevant
to the special exception in Albemarle County Code§§ 18-4.2 and 18-33.49,the Albemarle County Board of
Supervisors hereby approves the special exception for SDP 202000011 Boys&Girls Club,subject to the
condition attached hereto.
I,Claudette K.Borgersen,do hereby certify that the foregoing writing is a true,correct copy of a Resolution
duly adopted by the Board of Supervisors of Albemarle County,Virginia,by a vote of six to zero,as
recorded below,at a regular meeting held on June 3.2020.
Clerk,Board of ounty ervisors
Aye Ngy
Mr. Gallaway Y
Ms.LaPisto-Kirtley Y
Ms.Mallek Y _
Ms.McKeel Y
Ms. Palmer Y
Ms.Price Y
SDP 202000011 Boys& Girls Club Special Exception Condition
I. The area of land disturbance on critical slopes may not exceed the 0.79 acres described in the request
entitled"Boys&Girls Club—Northside,Critical Slopes Waiver-Special Exception Request"and
shown on the plans entitled"Critical Slopes Waiver Request Exhibit 1,"and"Critical Slopes Waiver
Request Exhibit 2," which were prepared by Timmons Group and are dated April 24,2020.