HomeMy WebLinkAbout11 18 86 PC MinutesNovember 18, 1986
The Albemarle County Planning Commission held a public hearing on Tuesday,
November 18, 1986, Meeting Room 7, County Office Building, Charlottesville,
Virginia. Those members present were: Mr. David Bowerman, Chairman; Mr.
Richard Cogan, Vice Chairman; Mr. Harry Wilkerson; Ms. Norma Diehl;
Mr. Richard Gould; Mr. Tim Michel; and Mr. Peter Stark. Other officials
present were: Mr. Ronald Keeler, Chief of Planning; Mr. David Benish; Planner;
and Mr. Frederick Payne, Deputy County Attorney.
The Chairman called the meeting to order at 7:30 p.m. and established that
a quorum was present. The minutes.of the October 28, 1986 and November 6,
1986 meetings were approved as submitted.
Commonwealth Drive Site Plan - Proposal to locate a 12,350 square foot, 2-story
office/retail center to be served by 125 parking spaces. (Total square footage
of office/retail use is ±19,788 square feet.) The total area of the site is 1.9
acres. Zoned C-1, Commercial. The property is located adjacent to the
Sperry Corporation site in the southeast quadrant of the intersection of
Hydraulic and Commonwealth Drive. Tax Map 61W, parcel 21A. Charlottesville
Magisterial District.
Mr. Benish gave the staff report.
There was some discussion as to whether or not parking was adequate (85 spaces
for 12,000 square feet). Mr. Keeler explained the requirement is 1 space/100 sq. ft.
for the first 5,000 square feet of retail space, and then 1 space/200 sq. ft.
thereafter. He added that it is not uncommon to have a mix of retail and office
uses on one site plan and it is standard procedure to have a note placed on
the plan which states that future use of the property will be limited by
available parking. He explained this would preclude someone from applying
for a parking variance.
The chairman invited applicant comment.
Mr. Roudabush, representing the applicant, addressed the Commission. He explained
the waiver to allow for grading within the 20-foot buffer area adjacent to
residential property was necessary because the site was previously graded and
filed and left in an unstable condition. He stated the buffer strip was
never a natural area. He stated the applicant had no objections to any of
the proposed conditions of approval.
There being no public comment, the matter was placed before the Commission.
Mr. Michel moved that the Commonwealth Drive Site Plan be approved subject to
the following conditions:
1. A building permit will not be issued until the following conditions are met:
a. County Engineer approval of stormwater detention plans and computations;
b. County Engineer approval of road plans and drainage calculations for site;
c. Issuance of an erosion control permit;
November 18, 1986 Page 2
d. County Engineer approval of retaining wall design;
e. Virginia Department of Highways and Transportation approval of commercial
entrances (and deceleration lane) and right-of-way reservation;
f. Albemarle County Service Authority approval of final sewer and water
plans, including sewer lateral connection sketch;
g. County Fire Officer final approval of hydrant location;
h. Planning staff approval of landscape plan.
2. A certificate of occupancy will not be issued until the following condition
is met:
a. Signs shall be posted at the western entrance to indicate this is an
entrance only - no exit.
3. Waiver of section 21.7.3 of the Zoning Ordinance for grading within 20 foot
buffer area.
Mr. Cogan seconded the motion.
Mr. Gould expressed interest in the County's "track record" in monitoring
mixed uses such as this. He was concerned about inadequate parking in the future.
Mr. Keeler explained that this was a zoning matter, i.e. it is their respon-
sibility to ensure that the new tenant is consistent with all the zoning regula-
tions.
The previously stated motion for approval passed unanimously.
The Chairman asked staff to request that the Zoning Administrator make a
presentation to the Commission explaining the way they review requests for
usage and how they go about granting new uses on a site.
ZTA-86-7 FHM PARTNERSHIP - Request to amend CO, Commercial Office and 3.0
Definitions sections of the Albemarle County Zoning Ordinance to provide for
"school of special instructions" as a use by right together with definition.
Also, to include the sales and services of musical instruments, clubs and
lodges and other semi-public establishments in CO, Commercial Office.
Deferred from the November 6, 1986 Planning Commission Meeting.
Mr. Keeler gave the staff report. He confirmed the proposed amendment would allow
sale/service of goods associated with the principal use, but only as accessory
to the school use. In response to Mr. Bowerman's question, Mr. Keeler
stated that this would not necessarily restrict the clientele to members of
the school only.
Mr. Payne explained, "It wouldn't restrict it in the sense that it would be
illegal for me, when taking my child in for drawing lessons, to buy a pencil.
But it certainly would not be, in my example, an art supply store, which
would advertise independently, etc. If it were open to the public, it would
be difficult for me to envision how it could be accessory to a private school
and be open to the public generally."
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November 18, 1986
Page 3
Mr. Bowerman raised the question of enforcement. It was again determined this
would be a responsibility of the Zoning Department and a violation would be
treated as any other zoning violation.
There being no public comment, the matter was placed before the Commission.
Mr. Michel expressed concern about parking requirements for a "school of
special instruction." Mr. Payne explained there is a provision in the
Ordinance which addresses parking for schools. Mr. Keeler added that
for "schools in which pupils drive to school" the requirement is 1 space/two
pupils, plus 1 space/employee. He stated further that this is another
instance where Zoning, at the time of issuance of a certificate of
occupancy, should determine if parking is adequate.
Ms. Diehl questioned how it would be possible to limit the sale of
goods to students of the schools only and suggested this could possibly
create parking problems. She asked what was the advantage of allowing this
by right rather than by special permit in relation to the County being able
to condition concerns such as the parking.
Mr. Keeler responded, "It is still up to Zoning to enforce this. I am not sure
it really makes a great deal of difference if the Commission and Board review
it if Zoning doesn't provide the follow-up."
Mr. Payne added, "As a practical matter, it does not make any difference."
Ms. Diehl stated, "Although we could condition a special permit directly related
to uses applied for."
Mr. Payne agreed that was correct, but pointed out that even if a school
were approved with a limitation of 30 students at one time (15 parking spaces
plus employee parking), it would still ea Zoning issue if a violation occurred.
He added, "As a practical matter, it isn't going to make a whole lot of
difference because, obviously, if you have a site plan that shows 15 spaces
you are inherently limited to 30 students and if you have more than 30 students,
you are in violation." He added, "A special use permit is not really terribly
useful when it comes to augmenting enforcement on an issue like this."
Mr. Keeler stated that, historically, Zoning has encorced the regulations and
he assumed they were still doing so.
Mr. Cogan expressed concern that the term "Private School" could allow a
trade or technical school which normally would be allowed only in the HC
district. He felt the term "private school" was not specific enough.
Mr. Michel agreed. He was concerned about allowing a use in the CO zone
which normally would be allowed only in a zone with uses of higher intensity.
Mr. Keeler stated there were two alternatives: (1) Disapprove putting it in the
CO district; or (2) Put it in by special use permit. He pointed out that
in developing the new Zoning Ordinance staff endeavored to keep the uses by
special permit to a minimum because under the prior ordinance there were more
uses by special permit than by right.
1 Mr. Bowerman agreed Mr. Cogan had a legitimate concern.
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November 18, 1986 Page 4
Mr. Bowerman stated the Commission would not be as concerned if it were
certain that only dance or art schools were possible.
Mr. Keeler stated that the term "School of Special Instruction" could be
used in place of "Private School." He read the following definition of
School of Special Instruction: "A school giving musical, dramatic, artistic
and cultural subjects."
It was agreed this was closer to what the Commission envisioned.
Mr. Keeler confirmed the term Private School could be changed to School of
Special Instruction, with a definition included.
In response to Ms. Diehl's question, Mr. Keeler stated that School of
Special Instruction was by special use permit in the Residential district (R-3)
under the prior ordinance.
It was the consensus of the Commission to change the term Private School
to School of Special Instruction. Mr. Payne confirmed the definition
already exists in the current ordinance.
It was determined the Commission had no problem with the wording for
the accessory uses (23.2.1.6) as follows: Sale/service of goods associated with
the principal use such as but not limited to: musical instruments, musical
scores, textbooks, artist's supplies and dancing shoes and apparel.
The Commission then discussed the proposed addition of clubs and lodges as
a use by right in the CO district.
Mr. Keeler read the following supplementary regulations in 5.1.2:
"Clubs and lodges: (a) Regardless of provisions of individual zoning
districts, gun clubs and shooting ranges shall be permitted by special
use permit only; (2) Such subordinate uses and fund raising activities
as bingo, raffles, auctions, etc., shall be conducted in enclosed buildings
only. Noise from such activities shall not exceed 40 decibles at the nearest
agricultural/residential property line. No such activity shall be conducted
between 11 p.m. and 8 a.m."
Ms. Diehl felt these uses were very different from the uses that are
already in the district, which are generally daytime uses. She pointed
out that these uses could be expected to generate a lot of evening
activity and stressed that this is a transitional zone. She stated
she could not support the use as a use by right.
Mr. Michel agreed.
Mr. Bowerman asked if it were possible for the Commission to recommend
part of the amendment for approval. Mr. Payne confirmed this was
possible but added that the Commission must address both issues, i.e.
recommend that part for approval which the Commission feels appropriate,
and recommend denial of that part which the Commission finds offensive.
Mr. Bowerman indicated he agreed with Ms. Diehl also.
Mr. Payne pointed out that clubs and lodges are permitted by special permit
in the Residential district.
November 18, 1986
Page 5
M
Mr. Cogan stated his main concern was the possibility of a dual use,
i.e. a space being shared by more than use. However, he felt this concern
could be addressed if the use were permitted by special permit. Mr.
Payne confirmed this was correct. Under those circumstances, Mr.
Cogan stated he would have no problem with the use by special permit.
Mr. Bowerman summarized it was the consensus of the Commission that it
could recommend favorably on the School of Special Instruction and
accessory uses, but could recommend favorably on Clubs and Lodges ONLY
as a use by special permit.
Ms. Diehl stated she would prefer that all three uses be by special permit
since schools of special instruction could also involve evening usage.
It was determined that the accessory uses would still be applicable under
a special permit.
Ms. Diehl moved that ZTA-86-7,to amend the Commercial Office district and 3.0
Definitions sections of the Albemarle County Zoning Ordinance to provide for
School of Special Instruction, Clubs and Lodges as uses by special permit,
be recommended to the Board of Supervisors for approval as follows:
1. Add to 23.2 PERMITTED USES BY SPECIAL PERMIT in the CO Commercial Office
District:
23.2.2.6 School of Special Instruction
23.2.2.7 Clubs and Lodges - Civic, fraternal, patriotic (reference 5.1.2)
2. Add to 23.2.1.6 (Accessory uses and structures incidental to the principal uses
provided herein) the following:
Sale/service of goods associated with the principal use such as but
not limited to: musical instruments, musical scores, textbooks, artist's
supplies and dancing shoes and apparel.
Mr. Michel seconded the motion which passed unanimously.
ZTA-86-08 Cistercians of the Strict Observance in Massachusetts, Inc. - The
Albemarle County Planning Commission has adopted a Resolution of Intent to amend
Section 10.2.2 of the Albemarle County Zoning Ordinance to allow monasteries
and convents, as defined, with a special use permit in the Rural Area Zoning
District.
AND
SP-86-60 Cistercians of the Strict Observance in Massachusetts, Inc. - Request in
accordance with Section 10.2.2 (35) of the Albemarle County Zoning Ordinance for
the issuance of a special use permit to allow for a convent. Property, described
as Tax Map 27, parcels 40A and 40 is located on the north side of Route 674,
two miles east of White Hall. White Hall Magisterial District.
Mr. Keeler presented the staff reports.
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November 18, 1986
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Mr. Payne confirmed that the reference to Chapter 2, Title 57 of the Code
of Virginia, covers his concerns.
The Chairman invited applicant comment.
Mr. Murray, representing the applicant, addressed the Commission. He stated
there is a slight problem with Chapter 2, Title 57, but he did not feel it
was an insurmountable problem. Mr. Payne agreed that the matter could be
worked out. Mr. Murray suggested that the application be approved with
the understanding that the applicant has satisfied Mr. Payne's requirement
before an occupancy permit is issued.
Mr.Payne stated he felt that was implicit in the conditions and nothing
additional need be added.
There being no public comment, the matter was placed before the Commission.
Ms. Diehl moved that ZTA-86-08, to amend Section 10.2.2 of the Albemarle County
Zoning Ordinance to allow monasteries and convents, as defined, as a use by
special use permit in the RA District, be recommended to the Board of
Supervisors for approval as follows:
1. ADD to 3.0 DEFINITIONS:
COVENT: An association or community of recluses devoted to a religious
life under a superior, a body of monks, friars, or nuns, constituting one
local community. Includes also MONASTERY.
MONASTERY: See COVENT.
2. Add to RA, Rural Areas uses by special permit:
10.2.2.41 Convent, Monastery
3. Add to 5.0 Supplementary Regulations:
5.1.29 COVENT, MONASTERY
a. The ownership of the convent/monastery shall conform in all respects
to the provisions of Chapter 2 of Title 57 of the Code of Virginia, as
the same may be amended from time to time, or any successor statute.
b. This provision is intended to accommodate the long term residency of
nuns, monks, or friars in a communal setting as opposed to transient
occupancy as may be experienced in other religious retreats; provided
that nothing contained herein shall be deemed to preclude temporary
lodging of guests as an accessory use to the convent or monastery.
Mr. Stark seconded the motion.
There was a brief discussion as to the future implications of this amendment,
i.e. the possibility of an application from an unusual type of religious
organization. Mr. Payne explained that it was always appropriate for the
November 18, 1986 Page 7
Commission to take into consideration issues such as traffic generation, noise,
sewage and water facilities, etc, but it was not appropriate for the
Commission to let specific religious practices or beliefs influence their
decisions.
The previously stated motion for approval passed unanimously.
The matter was to be heard by the Board on December 3, 1986.
Mr. Cogan moved that SP-86-60 for Cistercians of the Strict Observance in
Massachusetts, Inc. be recommended to the Board of Supervisors for approval
subject to the following conditions:
1. Staff approval of site plan including Virginia Department of Highways and
Transportation approval of entrance location/improvements;
2. Future development limited to descriptions contained in this report;
3. Compliance with 5.1.29 CONVENT, MONASTERY of the Zoning Ordinance.
Mr. Wilkerson seconded the motion which passed unanimously.
The matter was to be heard by the Board on December 3, 1986.
ZTA-86-09 Site Development Plan - The Albemarle County Planning Commission has
adopted a Resolution of Intent to amend and readopt Section 32. 0 of the Albemarle
County Zoning Ordinance. The amendment will restructure the Site Development
Plan requirements of the Ordinance with the primary change being provisions for
a preliminary plan and final plat.
Mr. Keeler presented the staff report.
The Chairman invited public comment.
Ms. Joan Graves addressed the Commission. Her concerns included the following:
--Typographical errors in 32.3.10; 32.7.1.2; 32.7.2.7; 32.7.6.1.
--Possibly change wording in 32.2.2 to make it consistent.
--Questioned the use of the word "shall" in 32.3.11 as it applied to
waivers.
--She questioned how the general public would be made aware of waivers
(32.3.11.4).
--32.5.6.2 - She was concerned that a 10-foot deviation could be allowed
which might make a significant difference to an adjacent property owner.
--32.7.4 - She questioned if the waiver procedure should apply here.
--32.7.5.3 - She was concerned that percolation tests are not referred to.
--32.7.9.3 - She was concerned that allowing an agent to waive or vary
landscape requirements might mean that an adjacent property owner
might not be made aware of such waivers.
--32.7.9.8 - She was concerned that the height of trees and shrubs has
been deleted.
Though Ms. Graves stated she felt the proposed amendments were much more
readable than the current provisions, she was very concerned about the number
of waivers allowed.
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November 18, 1986
Page 8
Mr. Blake Hurt addressed the Commission and expressed his support for the
proposed amendments.
There being no further public comment, the matter was placed before the
Commission.
Ms. Diehl stated she understood Ms. Graves' concern about the use of the term
"waiver" in the Minimum Standards Section (32.2.7), and questioned whether
the term was necessary in the Ordinance if "we have maintained variation
and substitution." She continued, "It seems to me that waiver implies
an elimination whereas variation or substitution refers to that alternate
means of accomplishing the same thing."
Mr. Payne responded, "I'm not really sure how much practical difference that
makes. I agree with your analysis of the words and, specifically, the word
'waive' does imply that you are eliminating some particular requirement
altogether. But that may very well be the result if the requirement be varied
or modified as well."
Ms. Diehl indicated her main concern was the public view of the term "waiver."
She felt the same thing could be accomplished without using the term.
Mr. Payne agreed that that was probably true, but added, "As a practical matter,
I don't think there's much difference." He further stated, "Frankly, I think it
is intellectually more honest (if you tell someone to forget about a requirement
in this case) to call that a waiver or an elimination than it is to call it
a variation."
Mr. Keeler added, "If you don't have a waiver provision, then basically what
you're saying is that all these requirements, in some form or another, are
applicable in every single case. That may not be true."
Ms. Diehl stated that situations requiring waivers, rather than variations or
substitutions, would be very limited.
Mr. Bowerman pointed out that the Commission does not have to grant a waiver,
but the use of waivers allows the Commission to consider the individual
circumstances of each site and there might be times when the public interest
is best served by the granting of a waiver.
Mr. Payne agreed with Ms. Diehl that waivers must be employed sparingly, because
if a requirment is waived with any kind of frequency, the ordinance should
be amended as it applies to that provision.
Mr. Gould stated, "The whole spirit is compliance and we are only looking for
those situations which simply can't comply and that gives us the power, in
appropriate circumstances, to deal with them."
Mr. Cogan thought that the public has a fear of the term since it implies
that an entire section of the ordinance is being waived, whereas in many
cases an alteration to only a portion of the ordinance is being allowed.
He stressed that it must be understood that the waiver process is the
exception rather than the rule.
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November 18, 1986 Page 9
Regarding Ms. Graves' concern about staff granting waivers to the landscape
plan, Mr. Cogan pointed out that staff has historically re -submitted to the
Commission any change that was felt to be significant.
Regarding Ms. Graves' concern about the deletion% height requirement for trees
and shrubs, Mr. Keeler pointed out that it has not been deleted, but rather
because the existing ordinance repeats the requirement several times, it
was just moved to one place (the Landscape Ordinance).
Regarding Mr. Cogan's comments about significant changes to a plan, Mr.
Keeler stated, "This prohibits us from approving something that is
contrary to something that you have specifically approved." He explained
that the staff would never grant a waiver of a condition that the Commission
has already imposed.
Regarding Ms. Graves' concern about public input, Mr. Keeler explained that
if adjacent property owners have concerns about landscaping, they should be
present at the preliminary plan hearing.
Mr. Keeler further explained, "The way the Landscape Ordinance is written,
it would be administered by the staff, but that wouldn't preclude (the
Commission) from making requirements at the time of the preliminary plan."
He added, "The Waiver and Modification provisions for the Landscape Plan
are fashioned after the provisions for administrative approval of site
plan amendments and we have had that in the ordinance for a number of
years and it has worked quite well." He quoted the following from the
ordinance:
"Provided that such variation and waiver shall result in a plan
substantially in compliance with the approved site development
plan together with all conditions imposed by the Planning
Commission."
In response to Mr. Cogan's question, Mr. Keeler confirmed that that would
come after the preliminary plan, i.e. the modifications or waivers of
requirements. Mr. Keeler pointed out, "But the way it's written it
prohibits us from granting a waiver from a condition that (the Commission)
imposed."
There was some concern because the Commission would often not see a landscape
plan at the time of a preliminary plan review. Mr. Keeler read the following
which explained when a landscape plan is required at the time of the
preliminary plan review:
"The foregoing notwithstanding, a landscape plan shall be required at
time of preliminary plan review when the impervious coverage of the
site exceeds 80% of the gross site area or when the agent determines,
due to unusual circumstances, conditions of the site, or by character of
the proposed use, review at the preliminary plan stage is warranted
or in any case where required by the Commission."
Mr. Payne pointed out that the Commission does not see a landscape plan,
in most cases,under the existing procedure, nor does the public see the plan.
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November 18, 1986
Page 10
Mr. Bowerman felt this was no different from the current operating procedure.
Mr. Cogan indicated he understood, but stated he would like to avoid
deferrals of preliminary plans. Mr. Keeler indicated staff was aware of
the Commission's concerns and in certain cases would advise applicants
to have a landscape plan available at the time of preliminary plan review.
Mr. Cogan cautioned against getting into a situation where the landscaping
is compromised because the site is being overdeveloped.
Ms. Diehl stated that this essentially does not change the current procedure,
which is working well. Mr. Payne confirmed this was true.
Mr. Bowerman stated that one result of this Site Development Ordinance is
that the developer will be able to save some of the "up front" money.
Mr. Wagner, a local developer, added that not only will be the developer
be saved time and money, the staff will save time and, therefore, the County
will save money also.
Mr. Stark moved that ZTA-86-09, to amend and readopt Section 32.0 of the Albemarle
County Zoning Ordinance which will restructure the Site Development Plan require-
ments of the Ordinance with the primary change being provisions for a preliminary
plan and final plat, be recommended to the Board of Supervisors for approval
as follows:
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N6vember 18, 1986 Page 11
32.0 SITE DEVELOPMENT PLAN
32.1 INTENT
There is a mutual responsibility between Albemarle County
and the developer to develop land in an orderly manner.
The purpose of this section is to encourage innovative and
creative design and facilitate use of the most advantageous
techniques and highest standards in the development of land
in Albemarle County; and to ensure that land is used in a
manner which is efficient, harmonious with neighboring
property and in accordance with the adopted Comprehensive
Plan for Albemarle County and with the provisions of this
ordinance.
Nothing herein shall require the approval of any
development, use or plan, or any feature thereof, which
shall be found by the commission, the board of supervisors
or its agent, to constitute a danger to the public health,
safety or general welfare, or which shall be determined by
such commission, board of supervisors or agent, to be
departure from or violation of sound engineering design or
standards.
Compliance with the provisions of this section shall in no
event be construed to relieve the applicant of the duty of
compliance with all other provisions of the law applicable
I'Ww to the development in question.
32.2 WHEN REQUIRED
32.2.1 A site development plan shall be required for any
construction, use, change in use or other development in all
zoning districts; provided that no such plan shall be
required for.the following:
a. The construction or change in occupancy of any
single-family detached dwelling unit which is located
upon a tract or parcel whereon are located or proposed
to be located an aggregate of two (2) or fewer such
units.
b. The location of a two-family dwelling on any lot or
parcel not occupied by any other dwellings.
C. Any accessory structure to a single-family or
two-family dwelling.
d. Any agricultural activity except as otherwise provided
in section 5.0.
e. . Any change in or expansion of a use except where the
sale of gasoline is involved; provided that: (1) such
change or expansion does not occasion additional
November 18, 1986 Page 12
parking under the requirements of this ordinance; (2)
no additional ingress/egress or change in
ingress/egress is recommended by Virginia Department of*60
Highways and Transportation based on intensification of
use; (3) no additional ingress/egress or alteration of
existing ingress/egress is proposed.
32.2.2 The foregoing notwithstanding, the commission may waive the
requirement of a site development plan in a particular case
upon a finding that the requirement of such plan would not
forward the purpose of this ordinance or otherwise serve the
public interest; provided that no such waiver shall be made
until the commission has considered the recommendation of
the agent. The agent may recommend approval, approval with
conditions, or denial of such waiver. In the case of
conditional approval, the agent in his recommendation shall
state the relationship of the recommended condition to the
provisions of this section. No condition shall be imposed
which could not be imposed through the application of the
regulations of section 32.0.
32.3 ADMINISTRATION
32.3.1 The director of planning and community development of
Albemarle County is hereby designated the agent of the board
of supervisors, (agent) of Albemarle County for purposes of
the administration of this section.
32.3.2 The agent shall be responsible for the receipt and
processing of site development plan applications subject to
the procedures as hereinafter provided.
32.3.3 The agent may from time to time establish such reasonable
administrative procedures as shall be necessary for the
proper administration of this section.
32.3.4 All county and state officers and employees responsible for
the supervision and enforcement of this section shall have
the right to enter upon the property at all reasonable times
during the period of construction for the purpose of making
periodic inspections for compliance with this section. It
shall be the responsibility of the developer to notify the
zoning administrator when each stage of development shall be
ready for inspection for compliance with the approved site
development plan in accordance with schedules and
regulations promulgated by the zoning administrator and as
approved by the board of supervisors.
32.3.5 Improvements - Construction and Bonding
All improvements required by this section shall be installed
at the cost of the developer, except where cost sharing or
reimbursement agreements between Albemarle County and the
developer are appropriate, the same to be recognized by
formal written agreement prior to site development plan
approval.
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November 18, 1986
Page 13
such fees to be paid one-half at the time of filing of
the plan and the remainder prior to final approval.
Such fees shall be calculated as set forth in section
.►. 35. (amended 5-5-82).
b. In addition, for site development plan field
inspections as the site is developed, the developer
shall pay to the county a fee as prescribed by a fee
schedule of the building inspections department.
C. All fees shall be paid prior to the issuance of any
certificate of occupancy.
32.3.10 APPEALS
The Board of Supervisors reserves unto itself the right to
review all decisions of the commission made in the
administration of Section 32.0 which in its discretion, it
shall deem necessary to the proper administration hereof.
Any person aggrieved by any decision of the commission in
the administration of this section may demand a review of
the application by the Albemarle County Board of
Supervisors. Such demand shall be made by filing a request
therefor in writing with the agent within ten (10) calendar
days of the date of such decision. The board of supervisors
may affirm, reverse or modify, in whole or in part, the
decision of the commission. In so doing, the board of
supervisors shall give due consideration to the
recommendations of the site plan review committee and the
commission. In addition, it may consider such other
evidence as it deems necessary for a proper review of the
application.
Any person aggrieved by a decision of the agent or site
review committee may demand a review by the commission of
the specific decision concerned. Such request shall be made
in writing and filed with the agent within ten (10) calendar
days of the date of such decision.
For the purpose of this section the term "person aggrieved"
shall be limited to the applicant, persons required to be
notified pursuant to section 32.4.2.5 the commission, any
member thereof, the agent, the zoning administrator, county
executive, board of supervisors, or any member thereof.
32.3.11 WAIVER, VARIATION, SUBSTITUTION
32.3.11.1 The commission may waive, vary, or accept substitution for
any requirement of 32.7 - Minimum Standards for
Improvements in a particular case upon a finding that
requirement of such improvement would not forward the
purposes of this ordinance or otherwise serve the,public
interest; or .in the case of substitution, that such
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November 18, 1986
Page 14
32.3.6 The approval of site development plan or the installation of
the improvements as required by this section shall not
obligate the county to accept improvements for maintenance,
repair or operation. Acceptance shall be subject to county
and/or state regulations, where applicable, concerning the
acceptance of each type of improvement.
32.3.7 Prior to the final approval of any site development plan,
there shall be executed by the owner or developer an
agreement to construct all physical improvements required by
or pursuant to this section which are to be dedicated to
public use. The agent may require prior to final approval,
issuance of a building permit, or issuance of a certificate
of occupancy a bond with surety approved by the agent, in an
amount sufficient to cover the estimated costs of such
improvements. In determining the estimated costs of the
improvements to be bonded, the owner or developer shall
submit an estimate of such costs which shall be reviewed and
approved by the county engineer. The agreement and bond
shall provide for and be conditioned upon completion of all
work within a time specified by the agent. The completion
of all other improvements required by or pursuant to this
section shall be certified and/or bonded as provided in
section 31.2.3 of this ordinance.
32.3.8 Revisions
No change, revision or erasure shall be made on any pending
or final site development plan nor on any accompanying data
sheet where approval has been endorsed on the plan or sheet
unless authorization for such change is granted in writing
by the agent. Any site development plan may be revised,
provided that request for such revision shall be filed and
processed in the same manner as the original site
development plan.
The foregoing notwithstanding, the agent may approve
administratively, without submission to the site review
committee or the commission, minor changes to approved site
development plans in any case in which he shall determine
that the site development plan, as amended, is in compliance
with the terms of all applicable law; is substantially in
compliance with the approved site development plan together
with all conditions imposed by the commission or agent
thereof; and will have no additional adverse impact on
adjacent properties or public facilities.
32.3.9 FEES
a. The developer shall pay to the county a fee for the
examination and approval or disapproval of site
development plans submitted pursuant to this section
November 18, 1986
Page 15
alternative will satisfy the purpose of this ordinance to at
least an equivalent degree as the required improvement.
"obw 32.3.11.2 Whenever, because of unusual size, topography, shape of the
property, location of the property, or other unusual
conditions, excluding the proprietary interests of the
developer, strict application of the requirements of 32.7
would result in significant degradation of the site or
adjacent properties, the requirement may be varied or waived
by the commission; provided that, such variance or waiver
shall not be detrimental to the public health, safety, or
welfare, to the orderly development of the area, or to the
sound engineering practice.
32.3.11.3 Upon finding in any case that by substitution of technique,
design, or materials of comparable quality but differing
from those required by 32.7, a developer will achieve
results which substantially satisfy the overall purposes of
this ordinance in a manner equal to or exceeding the desired
effects of the requirement in 32.7, the commission may
approve such substitution of technique, design, or
materials.
32.3.11.4 A developer requesting waiver, variation, or substitution
pursuant to this section shall file with the agent a written
request which shall state reasons and justifications for
such request together with such alternatives as may be
proposed by the developer. Such request shall be submitted
prior to commission consideration by such date as may be
specified by the agent. No such request shall be considered
by the commission until the commission has considered the
recommendation of the agent. The agent may recommend
approval, approval with conditions, or denial. A
recommendation of approval or conditional approval shall be
accompanied by a statement from the agent as to public
purpose served by such recommendation, particularly in
regard to the purpose and intent of this ordinance, the
subdivision ordinance, and the comprehensive plan.
32.4 PROCEDURE
Preliminary Conference With Staff
32.4.1 An informal meeting and discussion between the applicant and
the county planning staff may be held prior to the
submission of a preliminary plan. The applicant may present
a preliminary schematic master plan showing:
a. Boundary lines of subject property;
b. Existing land conditions, existing topography at a
maximum of ten (10) foot contour intervals, and soils
information;
CM
November 18, 1986 Page 16
c. General lay -out design of what is proposed on a scale
of not smaller than one (1) inch equals one hundred
(100) feet;
d. Building setback lines;
e. Zoning of subject property and adjacent parcels; and
f. Notation if within public water supply watershed.
This is not to be considered binding by the county or the
owner of the property, but serves simply as a guide toward
future development as each section of development is
submitted for final approval.
32.4.2 PRELIMINARY PLAN SUBMITTAL
32.4.2.1 Applications for preliminary plan approval shall be
submitted to the Albemarle County Department of Planning &
Community Development. Plans which lack information
required by S 32.5 shall be deemed to be incomplete and
shall be rejected by the agent within ten (10) days of
submittal.
32.4.2.2 There is hereby created a site plan review committee
composed of representatives of the Albemarle County
Department of Planning & Community Development, the
Albemarle County Engineer's Office, the Albemarle County
Service Authority, the Watershed Management Official, the
Albemarle County Fire Official, the Virginia Department of
Health, the Virginia Department of Highways and
Transportation, and the United States Department of
Agriculture Soil Conservation Service. The committee shall
have the power to make rules for the regulation of its
business, subject to the approval of the commission.
32.4.2.3 The agent shall transmit all applications for preliminary
plan approval to the site plan review committee. The
committee shall review all such applications for technical
compliance with the provisions hereof. Upon completion of
its review, the committee shall make recommendations to the
agent.
32.4.2.4 The developer shall revise the plan to include all
requirements of the site plan review committee and shall
submit such revisions by a date prescribed by the agent.
Where the revised plan does not include required revisions,
the agent shall suspend review and notify the applicant in
writing that the plan shall not proceed until required
revisions are complete as determined by the agent.
-1R01
November 18, 1986
Page 17
cm
Nothing contained herein shall obligate the developer to
revise the plan to include recommendations of the committee.
However, in such case in which the developer does not revise
the plan to include recommendations of the committee, the
developer shall submit in writing to the agent by the
revision date a statement as to the reasons and
justification for not incorporating such recommendations in
the revised plan.
At such time as the agent determines that the plan is in
compliance with the requirements of this section, the agent
shall transmit the plan together with the recommendations of
the committee and his comments and recommendations to the
commission for action.
32.4.2.5 Notice of preliminary plan submission shall be sent by first
class mail to the last known address of all owners of
property adjacent to the development. In any case in which
the property so adjacent is owned by the applicant, notice
shall be given to the owners of the next adjoining property
not owned by the applicant. Mailing to the address shown on
the current real estate tax assessment books of Albemarle
County shall be deemed adequate compliance with this
requirement. No preliminary plan shall be approved within
ten (10) calendar days of the date of the mailing of such
notice. The notice shall state the type of use proposed,
specific location of development, appropriate county office
where the preliminary plan may be viewed, and date of
commission meeting. (Amended 6-3-81).
32.4.2.6 The commission shall approve or disapprove the application
within sixty (60) calendar days from the date of the
application, except in those cases where the agent has
suspended review of the preliminary plan under Section
32.4.2.4 of this ordinance. In so doing, the commission
shall give due consideration to the recommendations of the
site plan review committee and the agent. In addition, it
may consider such other evidence as it deems necessary for a
proper review of the application.
In approving a preliminary plan, the Commission may
determine to review in whole or in part the final site
development plan.
32.4.2.7 Any person aggrieved by a decision of the agent, site plan
review committee, or the Commission may appeal the specific
decision concerned, pursuant to Section 32.3.10 of this
ordinance.
32.4.3 FINAL SITE DEVELOPMENT PLAN SUBMITTAL
32.4.3.1 In order to be eligible for administrative approval by the
agent a final site development plan shall be submitted
within six (6) months of the date of commission approval of
the preliminary plan. In any case, the final site
'_Q9i
November 18, 1986 Page 18
development plan shall be submitted within one year of the
commission approval of the preliminary plan or the
preliminary plan approval shall expire.
The site development plan shall be reviewed by the
commission if (1) there is substantial change from the
approved preliminary plan; or (2) if the commission
requested review of the plan during preliminary plan
approval.
During the above time period, the applicant shall work to
satisfy the conditions of preliminary plan approval and to
obtain tentative approvals for the final site development
plan from the agencies represented on the site plan review
committee.
The final site development plan shall be reviewed in
accordance with the regulations of § 32.0 in effect at time
of preliminary site development plan approval.
32.4.3.2 Application for final site development plan (also called
site development plan) approval shall be submitted to the
Albemarle County Department of Planning & Community
Development.
Plans which lack items required in Section 32.6 shall be
deemed to be incomplete and shall be rejected by the agent.
32.4.3.3 The agent shall transmit application for site
development plan approval to the site plan review committee
for its review. The committee shall review such application
for technical compliance with the provisions hereof and any
conditions of approval of the preliminary plan.
32.4.3.4 For a plan not eligible for administrative approval, the
committee shall make recommendations to the agent. The plan
shall proceed as for a preliminary plan, following
procedures in Sections 32.4.2.
32.4.3.5 For a plan eligible for administrative approval, the
committee shall give final approval to the plan if required
revisions are complete, or defer approval if further
required revisions are necessary.
32.4.3.6 At such time as the plan is approvable, all members of the
site review committee shall sign the master drawing required
under § 32.6.4.
32.4.3.7 Approval of the site development plan pursuant to this
section shall expire twelve (12) months after the date of
approval unless actual building construction shall have
commenced and is thereafter prosecuted in good faith.
32.4.3.8 Any person aggrieved by a decision of the agent or site plan,%d
review committee or commission may appeal the specific
decision concerned, pursuant to Section 32.3.10 of this
ordinance.
981�
November 18, 1986
Page 19
M
32.5 PRELIMINARY PLAN CONTENT
32.5.1 Fourteen (14) clearly legible blue or black line copies of a
preliminary plan shall be filed with the Albemarle County
Department of Planning & Community Development.
32.5.2 If revisions are necessary, seven (7) full-sized revised
copies and one (1) reduced revised copy no larger than 11" x
17" shall be submitted by the revisions deadline.
32.5.3 All waiver requests shall be submitted with the preliminary
plan and clearly state the specific items being requested
for waiver.
32.5.4 The preliminary plan shall be dimensioned to the accuracy
standards required in 32.5.6(r)
32.5.5 The preliminary plan shall be prepared to the scale of one
(1) inch equals twenty (20) feet or to such scale as may be
approved by the agent in a particular case; no sheet shall
exceed 42 inches by 36 inches in size. The preliminary plan
may be prepared on one (1) or more sheets. If prepared on
more than one (1) sheet, match lines shall clearly indicate
where the several sheets join.
32.5.6 The preliminary plan shall contain the following
information:
a. The name of the development; name of the owner,
developer, and individual who prepared the plan; tax
map and parcel number; zoning; together with
description of any variances zoning proffers, and bonus
factors applicable to the site; magisterial district,
county and state; north point; scale; one datum
reference for elevation (where 30.3 Flood Hazard
Overlay District is involved, United States Geological
Survey vertical datum shall be shown and/or correlated
to plan topography); the source of the topography; the
source of the survey; sheet number and total number of
sheets; date of drawing; date and description of latest
revision; owner, zoning, tax map and parcel number and
present use of adjacent parcels; departing lot lines;
minimum setback lines, yard and building separation
requirements; vicinity map at a scale of one inch
equals two thousand feet; and boundary dimensions.
b. Written schedules or data as necessary to demonstrate
that the site can accommodate the proposed use,
including: Proposed uses and maximum acreage occupied
by each use; maximum number of dwelling units by type;
gross residential density; square footage of recreation
193
November 18, 1986 Page 20
area, percent and acreage of open space; maximum square
footage for commercial and industrial uses; maximum
number of employees; maximum floor area ratio and lot
coverage if industrial; maximum height of all
structures; schedule of parking including maximum
amount required and amount provided; and maximum amount
of impervious cover on the site; if a landscape plan is
required, maximum amount_ of paved parking and vehicular
circulation areas.
C. Description of any variances, rezoning proffers or
bonus factors which are applicable to the site.
d. If phasing is planned, phase lines and proposed timing
of development.
e. Existing topography (up to 20% slope, maximum five (5)
foot contours, over 20% slope, maximum ten (10) foot
contours). Proposed grading (maximum five (5) foot
contours) supplemented where necessary by spot
elevations; areas of the site where existing slopes are
25% or greater. Existing topography for the entire site
and a minimum of 200 feet outside of the site unless
otherwise approved by the agent.
f. Existing landscape features as described in Section
32.7.9.4(c).
g. The name and location of all watercourses and other
bodies of water adjacent to or on the site. Indicate
if the site is located within a reservoir watershed.
h. Location of septic setback lines from watercourse and
other bodies of water.
i. one hundred (100) year flood plain limits, as shown on
the official flood insurance maps for the County of
Albemarle.
j. Existing and proposed streets, access easements and
travelways, together with street names, state route
numbers, right-of-way lines and widths, centerline
radii, and pavement widths.
k. Location and size of: existing water and sanitary sewer
facilities and easements; storm sewer facilities,
drainage channels; and drainage easements.
1. Proposed conceptual.layout for water and sanitary sewer
facilities and storm drainage facilities, including
storm detention ponds or structures, indicating
direction of flow in all pipes and watercourses with
arrows.
R
-99
November 18, 1986
Page 21
M. Location of other existing and proposed utilities and
utility easements.
n. Location of existing and proposed ingress to and egress
from the site, showing the distance to the centerline
of the nearest existing street intersection.
o. Location and dimensions of all existing and proposed
improvements including: buildings (maximum footprint
and height) and other structures; walkways; fences;
walls; trash containers; outdoor lighting; landscaped
areas and open space; recreational areas and
facilities; parking lots and other paved areas; loading
and service areas together with the proposed paving
material types for all walks, parking lots, and
driveways; and signs.
P. All areas intended to be dedicated or reserved for
public use.
q. Landscape plan in conformance with Section 32.7.9.
r. Where deemed appropriate by the agent due to intensity
of development, estimated traffic generation figures
for the site based upon current Virginia Department of
Highways and Transportation rates for residential land
uses, and, the Federal Highway Administration
Publication "Development and Application of Trip
Generation Rates" for all other land uses. Indicate
the estimated vehicles per day and direction of travel
for all connections to a public road.
S. The preliminary plan shall be dimensioned to at least
the following standards for accuracy:
1. Boundary, setback and zoning lines - 1 foot in
1,000 feet (1:1,000).
2. Existing contours - one-half of the contour
interval.
3. Proposed contours - within five feet horizontally
and vertically.
4. Existing structures, utilities and other
topographic features - within five feet.
5. Proposed structures, roads, parking lots and other
improvements - within five feet.
t. The agent or the commission may require additional
information to be shown on the preliminary plan as
deemed necessary in order to provide sufficient
information for the staff and/or commission to
adequately review a preliminary plan.
-1 g 5,
November 18, 1986 Page 22
32.6 FINAL SITE DEVELOPMENT PLAN CONTENT
32.6.1 Final site development plans together with amendments
thereto shall be prepared and sealed by an architect,
professional engineer, land surveyor with a 3(b) license, or
landscape architect, all of whom shall be licensed to
practice in the State of Virginia.
32.6.2 Final site development plans shall be prepared on mylar,
sepia, or other such transparency material which shall be
termed as the master drawing. Fourteen (14) clearly legible
blue or black line copies of the master drawing shall be
filed with the Albemarle County Department of Planning &
Community Development.
32.6.3 Six (6) copies of a landscape plan shall be filed with the
site development plan if not previously submitted.
32.6.4 If revisions are necessary, seven (7) full-sized revised
copies shall be submitted by the revision deadline. When
the plan is ready for final approval, the full-sized revised
master drawing shall be submitted for signatures. Once
signatures have been obtained the applicant shall submit
four (4) copies of the signed master drawing to the agent.
32.6.5 The site development plan shall be prepared to the scale of
one (1) inch equals twenty (20) feet or larger; no sheet
shall exceed 36 x 42 inches in size. The site development
plan may be prepared on one (1) or more sheets. If prepared
on more than one (1) sheet, match lines clearly indicate
where the sheets join.
32.6.6 The site development plan shall reflect conditions of
approval of the preliminary plan. The site development plan
shall contain the following information in addition to all
the information required on the preliminary plan:
a. Specific written schedules or notes as necessary to
demonstrate the requirements of this ordinance are
being satisfied. In addition to preliminary plan
information, indicate if sale or rental units; number
of bedrooms per unit, and number of units per building
if multi -family; specifications for recreational
facilities.
b. Proposed grading (up to 20% slope, maximum two (2) foot
contours; over 20% slope, maximum five (5) foot
contours).
C. Detailed plans for proposed water and sanitary sewer
facilities, including: all pipe sizes, types and
grades; proposed connections to existing or proposed
central systems; location and dimensions of proposed
easements and whether the same are to be publicly or
privately maintained; profiles and cross sections of
November 18, 1986
Page 23
all water and sewer lines including clearance where
lines cross; all water main location and sizes; valves
and fire hydrant locations; all sanitary sewer
appurtenances by type and number; the station on the
plan to conform to the station shown on the profile and
indicate the top and invert elevation of each
structure.
d. Detailed construction drainage and grading plans:
1. Profiles of all ditches and channels whether
proposed or existing. Show: existing and proposed
grades, and invert of ditches, cross pipes or
utilities; typical channel cross sections for new
construction; and actual cross sections for
existing channels intended to remain.
2. Profiles of all storm sewer systems showing
existing and proposed grades.
3. Plan view of all drainage systems with all
structures, pipes and channels numbered or
lettered on the plan and profile views. Show
sufficient dimensions and bench marks to allow
field stake out of all proposed work from the
boundary lines.
4. A drainage summary table for culverts, storm,
sewer and channels as described in the following
example:
Istructure
I I
I
Invert
I Invert
I I I
(Number
I Description I
Lengthl
In
I Out
ISlope I Remarks I
1
( 42" RCP I
50' (
424.50
1424.00
1100% (Provide I
I
I Class III I
I
I
I
I 12, EW- I
I I I
2
I I
I DI-3B I
I
L=8 I
426.00
I------
i --- I IS-1
I
I I
I
I
I I Top I
I
I I
I
1432.00
I I I
I
3
I I
I PG-2A I
I
400' I
420.00
I
1400.00
I I I
15.00%I D=12"
I I I
I
4
I
I I
I Grade Swale I
I I
I
200' I
I
420.00
I
1415.00
I
12.50%I D=18"
I I I
5. A legend showing all symbols and abbreviations
used on the plan.
09
November 18, 1986 Page 24
6. General notes, typical sections, and details of
all items not covered by Virginia Department of
Highways and Transportation standard drawings.
7. Flood plain limits for the 100 year storm for all
water courses that have a drainage area of 100
acres or more.
e. Typical street sections together with specific street
sections where street cut or fill is five (5) feet or
greater; centerline curve data; radius of curb returns
or edge of pavement; location, type, and size of
proposed ingress/egress to/from the site; together with
culvert size; symmetrical transition of pavement at
intersection with existing street; the edge of street
surface or face of curb for full length of proposed
street; when proposed streets intersect with or adjoin
existing streets or travelways, both edges of existing
pavement, or travelway together with curb and gutter
indicated for a minimum of one hundred (100) feet or
the length of connection, whichever is the greater
distance.
f. Signature panels for Department of Planning & Community
Development, Department of Engineering, Department of
Zoning, Fire officer, Albemarle County Service
Authority, Virginia Department of Health, Virginia
Department of Highways and Transportation.
g. For all parking and loading areas, indicate: size;
angle of stalls; width of aisles and specific number of
spaces required and provided and method of computation.
Indicate type of surfacing for all paved or gravel
areas.
h. The final plan shall be dimensioned to at least the
following standards for accuracy:
1. Boundary, setback and zoning lines - 1 foot in
10,000 feet (1:10,000).
2. Existing contours - one half of the contour
interval.
3. Proposed contours - within 1 foot horizontally and
vertically.
4. Spot elevations - within one -tenth (0.101) of a
foot.
5. Existing structures, utilities and other
topographic features - within two feet. For
critical structures accuracy should be within
one -tenth of a foot.
November 18, 1986 Page 25
6. Proposed structures, roads, parking lots and other
improvements - within one one -hundredth (0.01') of
a foot.
h. Landscape plan in conformance with Section 32.7.9.
32.7 MINIMUM STANDARDS FOR IMPROVEMENTS
32.7.1 Comprehensive Plan
NEW
The Comprehensive Plan for Albemarle County provides a
framework within which public and private decisions can
promote the most beneficial arrangement of land use and
related public services. The Comprehensive Plan provides
for a balanced development policy which accommodates future
growth while preserving existing amenities.
There is a mutual responsibility between the county and the
developer to develop land in an orderly manner in accordance
with the intent of the comprehensive plan. The
comprehensive plan shall serve as a guide to the developer
in preparation of a site development plan. All agencies of
the County shall employ, and all other public agencies are
encouraged to employ, the standards and recommendations of
the comprehensive plan in review of site development plans.
32.7.1.1 In the case of any construction, use, change of use or other
SAME development required to be reviewed by the commission under
section 15.1-456 of the Code, the provisions of this
ordinance shall be deemed supplementary to the said section
and shall be construed in accordance therewith. (12-10-80).
Any public area, facility or use as set forth in paragraph
(a) of section 15.1-456 of the Code which is within, but not
the entire subject of, an application under this section,
shall be reviewed by the commission as to whether or not the
same is substantially in accord with the comprehensive plan
as well as for compliance with the design standards hereof.
Approval of such application shall be deemed approval of
such area, facility or use pursuant to section 15.1-456 (a),
(b), and (d) of the Code, subject to review by the board of
supervisors pursuant to section 32.3.10
hereof, which review shall, as to such area, facility or
use, be deemed to constitute review pursuant to section
15.1-456 (b) of the Code. Upon approval or disapproval of
any plan showing such facility, the commission shall
promptly communicate its findings to the governing body by
forwarding the same in writing to the clerk of the board of
supervisors.
32.7.1.2 Site development plans may include provision for the
SAME reservation and/or dedication of suitable areas for parks,
w.r schools, open space and other public facilities, utilities,
and uses as recommended in the adopted comprehensive plan
for Albemarle County. The developer shall confer with the
November 18, 1986
Page 2 6
board of supervisors or its agent and/or other appropriate
public officials of the county to ascertain, if, and when,
and in what manner such areas should be reserved for
acquisition by the county. Nothing in this provision shall
be construed to preclude the dedication of any property for
public use which is not included in the comprehensive plan,
provided such property is acceptable to the county for
dedication and maintenance. The board of supervisors may
require, as a condition precedent to approval of the
development, that the developer allocate space necessary for
public purposes, to the extent that the same shall be
reasonably necessitated by the particular development.
Where the particular development contributes in part, along
with other development or developments in the area, to the
need for such facilities, the developer may be required to
contribute lands, on a pro-rata basis, for such facilities
as are reasonably attributable to the particular
development.
32.7.1.3 Where the comprehensive plan indicates a proposed
SAME right-of-way greater than that existing on the boundaries of
a site development plan, such additional right-of-way shall
be reserved for public use when the plan is approved by the
measurement of setback from such proposed right-of-way line.
32.7.2 SAFE AND CONVENIENT ACCESS; CIRCULATION; PEDESTRIAN WAYS;
NEW PARKING AND LOADING
Each development shall be provided with safe and convenient ,
ingress from and egress to one or more public roads designed
to: reduce or prevent congestion in the public streets;
minimize conflict and friction with vehicular traffic on the
public street and on -site; minimize conflict with pedestrian
traffic; and provide continuous and unobstructed access for
emergency purposes such as police, fire and rescue vehicles.
To these ends, the commission in review of a site
development plan may specify the number, type, location and
design of access points to a public street together with
such measures as may be deemed appropriate to insure
adequate functioning of such access points.
32.7.2.1 Each entrance onto any public road for vehicular traffic to
SAME and from each development shall be subject to the approval
of the commission upon the advice of the resident engineer
of the Virginia Department of Highways and Transportation
and other staff and shall be constructed in accordance with
the design standards of the Virginia Department of Highways
and Transportation.
32.7.2.2 In the case of any multi-laned divided highway, no such
SAME entrance which is not directly opposite any crossover in the
median of any such highway shall be permitted within five
hundred (500) feet of any such crossover except upon
findings by the commission that (1) there is no other
reasonably practicable access to such development except
within five hundred feet of any such crossover; (2) that no
reasonable means of alternative access is available to such
development; and (3) that the provision of an entrance
q-7J
November 18, 1986 Page 27
within five hundred (500) feet of any such crossover will be
consistent with the public health, safety and general
welfare.
32.7.2.3 Where discharge waters of the one hundred year storm could
NEW reasonably be anticipated to inundate, block, destroy or
otherwise obstruct the principal means of access to a
residential development or part thereof:
a. The principal means of access shall be designed and
constructed so as to provide unobstructed access at
time of flooding subject to the requirements of 30.3
Flood Hazard Overlay District; and/or
b. Alternative vehicular access available to all dwellings
and not subject to flooding shall be provided.
32.7.2.4 For a development of fifty (50) or more residential units,
NEW reasonably direct vehicular access shall be provided from
all residential units to two (2) public street connections.
The forgoing notwithstanding, the commission for any scale
of residential development may require two points of access
to a public street where such access is deemed warranted due
to the character of the residents of such development
including but not limited to the elderly, handicapped, and
developmentally disabled.
32.7.2.5 The commission may require provision for and/or construction
REVISED of travel lanes or driveways to serve adjoining properties.
The pavement of vehicular travel lanes or driveways designed
to permit vehicular travel on the site and from adjacent
property and parking areas shall be not less than twenty
(20) feet in width.
32.7.2.6 On any site bordering a primary, arterial or interstate
SAME highway, or adjacent to an existing service road in the
state highway system, the developer, in lieu of providing
travel lanes or driveways that provide vehicular access to
and from adjacent parking areas and adjacent property, may
dedicate where necessary, and construct a service road in
accordance with existing standards for the Virginia
Department of Highways and Transportation for such roads.
In no such event shall the setback requirement be greater if
the service road is dedicated than the setback required
without dedication, except that in no event shall a building
be constructed closer than twenty (20) feet from the nearest
right-of-way line. Upon satisfactory completion, inspection
and application by the developer, the county shall take the
necessary procedural steps to have such service road
accepted by the Virginia Department of Highways and
Transportation for maintenance.
32.7.2.7 On -site parking and circulation shall be designed and
NEW constructed in accordance with 4.12 OFF-STREET PARKING AND
LOADING REQUIREMENTS, subject to county engineer approval in
accordance with sound engineering practices, including but
November 18, 1986
Page 28
not limited to grade, drainage, and paving specifications;
and agent approval of the.safe and convenient vehicular No
circulation patterns.
32.7.2.,8 Provision shall be made for sidewalks and pedestrian
SAME walkways which will enable pedestrians to walk safely and
conveniently between buildings on the site and from the site
to adjacent property. When feasible, pedestrian underpasses
or overpasses are to be encouraged in conjunction with major
vehicular routes. Provision shall be made where appropriate
for pedestrian walkways in relation to private and public
areas of recreation and open space such as schools, parks,
gardens and areas of similar nature. Connection shall be
made wherever possible of walkways and bicycle ways to
similar facilities in adjacent developments. All sidewalks
and curbs and gutters proposed to be accepted for
maintenance by the Virginia Department of Highways and
Transportation shall be built in accordance with the
construction standards of the Virginia Department of
Highways and Transportation and shall conform to the
provisions of section 15.1-381 of the Code. All other
sidewalks and walkways shall conform to section 15.1-381 of
the Code and shall be of material, specifications and design
approved by the county engineer. Sidewalks and pedestrian
walkways may be required on one or both sides of streets to
the reasonable satisfaction of the commission in residential
subdivisions of a proposed density of two (2) or more
dwelling units per acre and in commercial and industrial
developments whenever the commission shall determine that
the same to be reasonably necessary to protect the public
health, safety and welfare and that the need therefor is
substantially generated by the proposed development.
32.7.3 STREETS; ROADS:
NEW
In the case of any site development plan involving multiple
uses, including multiple dwelling units, the principal means
of access thereto shall conform to the standards of the
Virginia Department of Highways and Transportation or in the
case of a private road to the standards of the County as set
forth in Section 18-36 of Chapter 18 Subdivision of Land of
the Albemarle County Code, whether or not the property is
proposed to be subdivided. The Commission may waive this
requirement for accessways between adjoining properties and
emergency accessways required pursuant to 32.7.2 of this
ordinance.
32.7.3.1 The board of supervisors, or its agent, may modify street
SAME geometric design standards for local, collector and minor
loop streets or private roads, provided that:
a. Approval for modification is obtained from the Virginian
Department of Highways and Transportation where
applicable; and
,!29,l
November 18, 1986
Page 29
09
b. Off-street parking spaces are provided to compensate
for the loss of on -street parking due to modification
of geometric design standards; and
C. The developer shall be responsible for the placing of
"no parking" signs on all travel lanes, driveways or
streets to prohibit parking on such roads or driveways.
Where cul-de-sac turn-arounds are utilized under this
modification, if the right-of-way radius is fifty (50)
feet and the paved radius is forty (40) feet, the
developer shall install "no parking" signs for the
complete circle where such signs are required by the
Commission. If the right-of-way radius is increased to
sixty (60) feet and the paved radius is increased to
fifty (50) feet, parking on the turn -around may be
permitted.
32.7.3.2 All cul-de-sacs shall have a turning radius of at least
SAME fifty (50) feet. In the case of any such street which is
not part of the state highway system, the Commission may
require at least one sign of a type approved by the county
engineer be posted giving notice that such street is not a
through street.
NEW No road segment ending in a cul-de-sac or loop street shall
serve more than forty-nine (49) residential units except as
provided in 32.7.2 of this ordinance.
32.7.3.3 In any case where existing public street right-of-way is
REVISED less than fifty (50) feet, additional right-of-way shall be
dedicated to provide for a fifty (50) foot width. Such
dedication shall be measured to be twenty-five (25) feet
from the existing street centerline except as otherwise
required by the commission. In any case where the
commission determines that a right-of-way in excess of fifty
(50) feet will be necessary to serve the traffic which may
reasonably be expected to be generated by the proposed
development, such greater width of right-of-way may be
required by the commission. Public street right-of-way of
less than fifty (50) feet may be permitted upon
recommendation of the Virginia Department of Highways and
Transportation.
32.7.4 DRAINAGE; STORMWATER MANAGEMENT; SOIL EROSION
SAME
Provisions shall be made for the disposition of surface
water run-off from the site including such on -site and
off -site drainage facilities and drainage easements as the
commission, upon recommendation of the county engineer, may
deem adequate.
32.7.4.1 Except as the commission may otherwise require in a
SAME particular case, or as expressly provided herein, such
facilities shall be so designed and installed that the rate
of surface water run-off from the site, due to a rainfall of
a ten-year return period intensity as shown on the frequency
November 18, 1986
Page 30
analysis curve for Charlottesville, Virginia, shall be no
greater after the proposed development than before;
provided, that the same may be accomplished without
unreasonable adverse impact on the environment of the site.
This subsection shall apply only within the geographic
limits as hereinafter described: the drainage basins of
Moores Creek, Meadow Creek, Powell Creek, Redbud Creek, Town
Branch and those unnamed branches, whether perennial or
intermittent, which flow directly into the Rivanna River
from either side, beginning at the crossing of U. S. Rt. 29
over the South Fork of the Rivanna River, thence with the
South Fork to its confluence with the North Fork of the
Rivanna and thence downstream with the Rivanna River to its
confluence with Moores Creek; all as shown on maps published
by the United States Geological Survey entitled,
"Charlottesville East, Virginia," "Charlottesville West
Virginia," "Earlysville, Virginia," "Simeon, Virginia," and
"Alberene, Virginia." Within the geographic area herein
above described, this subsection shall not apply to the
following:
a. Lands which are designated as lying within the flood
plain of any stream in accordance with section 30.3 of
this ordinance;
b. The development of any lot or parcel which results in a
total impervious surface coverage of not greater than
twenty thousand (20,000) square feet;
C. Any development, the final site development plan and/or
subdivision plat of which has been approved by the
commission prior to the adoption of this section, as
amended; and
d. In any case where the developer shall demonstrate to
the reasonable satisfaction of the county engineer and
the commission that off -site improvements or other
provisions for the disposition of surface water run-off
would equally or better serve the public interest and
safety, and that such method of disposition would not
adversely affect downstream properties.
32.7.4.2 In addition to the provisions of S4.14 and other applicable
law, provisions shall be made for the minimization of
pollution of downstream watercourses and groundwater where
such measures are deemed warranted by the commission due to
peculiar character of a particular use. In determining what
measures, if any, are warranted, the commission shall
consider the recommendation of the county engineer and where
applicable the watershed management official in light of the
character of the proposed use including but not limited to:
storage of petroleum products, pesticides, poisons,
synthetic organic compounds or other substances which, if
improperly stored or inadvertently discharged, may
November 18, 1986
Page 31
WATER, SEWER, AND OTHER UTILITIES
reasonably be anticipated to pollute surface or ground
waters. This provision shall not apply to residential use.
,%W 32.7.4.3 All provisions for soil erosion and sedimentation control
SAME shall comply with the provisions of the Albemarle County
Soil Erosion and Sedimentation Control Ordinance.
32.7.4.4 In review of site development plans, the site plan review
NEW committee should refer to the U. S. Department of
Agriculture Soil Conservation Service Soil Survey of
Albemarle County, Virginia August, 1985 in commenting as to
soil suitability for the intended development including
specific reference to Table 10 Building Site Development,
Table 12 Construction Materials, and Table 16 Soil and Water
Features. In such case where soils are rated as poor or
severely limited for an intended use, or where high seasonal
water table and/or hydrologic group D soils are encountered,
the site plan review committee shall so notify the
commission together with recommendations for special design
measures.
32.7.5
REVISED
Adequate provision shall be made by the developer for
utilities, both on -site and off -site. Where deemed
appropriate by the commission in accordance with S32.
the developer shall provide easements through the
development for extension of such utilities to other
all
7.1,
.+► properties.
32.7.5.1 Within the service areas of the Albemarle County
Service REVISED Authority and where the commission determines
public water
and/or sewer to be reasonably available, such service shall
be extended by the developer. All such facilities shall be
constructed to Albemarle County Service Authority
specifications and dedicated to the Albemarle County Service
Authority. Except as otherwise provided by Albemarle County
Service Authority policy all costs shall be borne by the
developer.
32.7.5.2 All public facilities, utility and drainage easements
REVISED outside the right-of-way of public streets are to be shown
on the final site development plan provided that new
easements may be generally shown and accurately dedicated by
separate plat. Utility installation in public streets and
rights -of -way shall be coordinated with street construction
plans and profiles approved by the Virginia Department of
Highways and Transportation resident engineer for Albemarle
County and the county engineer.
32.7.5.3 No site development plan shall be approved by the commission
NEW without verification from the Albemarle County Service
Authority and Albemarle County Fire Official that adequate
*Iwr capability exists to serve such development including
required fire flows together with all other approved
�9�
November 18, 1986
Page 32
developments to be served by such system. Where the
development is to be served by a central water or sewer
system other than the Albemarle County Service Authority, no
approval shall be granted until the requirements of Title
15.1, Chapter 9, Article 7 of Code have been satisfied.
Where service is proposed by individual well or septic
system, no approval shall be granted until written approval
from the Virginia Department of Health has been received by
the agent.
32.7.6 FIRE PROTECTION
32.7.6.1 In areas where public water is deemed reasonably available
TO BE by the commission, fire hydrants and distribution systems
REPLACED shall be provided by the developer. Hydrant locations and
fire flow requirements shall be as prescribed by Insurance
Service Offices (ISO) standards and subject to approval of
the Albemarle County fire official. Access ways for
emergency vehicles shall be provided as specified by the
fire official. In areas where public water is not
reasonably available, the fire official may require such
alternative provisions as deemed reasonably necessary to
provide adequate fire protection.
32.7.7 RECREATION REQUIREMENTS
32.7.7.1 Recreational areas shall be provided in accordance with 4.16
RECREATION REGULATIONS of this ordinance.
32.7.8 SIGNS AND LIGHTING
32.7.8.1 Signage shall be approved by the zoning administrator in
NEW accordance with §4.15 SIGNS of this ordinance. Approval of
a site development plan shall in no fashion be deemed as
approval of any signage except such signs as may be
specifically required by the commission to regulate traffic,
prohibit parking, or to serve some other purpose of this
ordinance.
32.7.8.2 outdoor lighting shall be .directed away from roadways and
adjacent properties and shielded where necessary.
32.7.9 LANDSCAPING AND SCREENING REQUIREMENTS
The purpose of these requirements is to provide for the
installation, preservation and maintenance of plant
materials intended to:
a. Insure development which is consistent with the goals
of the comprehensive plan related to natural resources
and with the plan's environmental and land use
-standards;
b. Promote the public health, safety and welfare;
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November 18, 1987
Page 33
C. Conserve energy by providing shade and wind breaks;
d. Provide pervious area which helps to reduce runoff and
to recharge groundwater;
e. Improve air quality;
f. Minimize noise, dust and glare;
g. Promote traffic safety by controlling views and
defining circulation patterns;
h. To protect and preserve the appearance, character and
value of the neighboring properties.
32.7.9.1 When Required
Whenever a site development plan is required by this
ordinance a landscape plan shall be required as precedent to
final site development plan approval. The foregoing
not withstanding, a landscape plan shall be required at time
of preliminary plan review: when the impervious coverage of
the site exceeds eighty (80) percent of the gross site area;
or when the agent determines due to unusual circumstances,
conditions of the site or by character of the proposed use,
review at the preliminary plan stage is warranted; or in any
case where required by the commission.
32.7.9.2 Administration; Appeal
a. The agent in review of the landscape plan shall
consider comments from other agencies before approving
the plan, including the Virginia Department of
Highways and Transportation and the Albemarle
County Service Authority. Once the landscape plan
is approved, no changes may be made unless the
revision has been approved by the agent.
b. Required landscaping may be bonded in accordance with S
32.3.5 to insure completion prior to the issuance of a
certificate of occupancy. All required landscaping
shall be completed by the first planting season
following the issuance of a certificate of occupancy.
A maintenance bond for the required landscaping shall
be posted by the developer in favor of the county. If
the landscaping is completed prior to the issuance of a
certificate of occupancy, then the maintenance bond
shall be posted prior to the issuance of a certificate
of occupancy. If the landscaping is bonded for
completion, rather than completed prior to the issuance
of a certificate of occupancy, then the maintenance
bond shall be posted when the materials are planted and
before the completion bond is released.
"1"7
November 18, 1986 Page 34
The maintenance bond shall be in the amount of
one-third of the value of required trees and/or shrubs,
and shall be held for a period of twelve (12) months
following the planting date. .400
At the end of the twelve (12) month time period, the
bond shall be released if all required plantings are in
healthy condition as determined by the zoning
administrator. Thereafter, required landscaping shall
be maintained in healthy condition by the current owner
or property owner's association, and replaced when
necessary. Replacement material shall conform to the
original intent of the landscape plan. When existing
plantings are preserved in lieu of required new
plantings, the bond shall be calculated according to
the replacement value of plantings which meet minimum
requirements of this ordinance.
C. Any person aggrieved by a decision of the agent may
demand a review of the plan by the commission pursuant
to Section 32.3.10 of this ordinance.
32.7.9.3 Variation and Waiver
a. The agent may vary or waive the requirement of a
landscape plan in whole or in part together with
improvements required herein upon a finding that
requirement of such plan and/or improvement would not
forward purposes of this ordinance or otherwise serve
the public interest; provided that, such variation or
waiver shall result in a plan substantially in
compliance with the approved site development plan
together with all conditions imposed by the commission
or agent thereof; and, provided further that such
variation or waiver shall have no additional adverse
visual impact on adjacent properties or public areas nor
otherwise be inconsistent with 32.7.9 of this section.
b. Whenever, because of unusual size, topography, shape of
the property, location of the property, or other
unusual conditions, excluding the proprietary interests
of the developer, strict application of the
requirements of 32.7.9 would result in significant
degradation of the site or adjacent properties, the
requirement may be varied or waived by the agent;
provided that, such variance or waiver shall not be
detrimental to the public health, safety, or welfare,
or to the orderly development of the area, or to sound
engineering practice.
C. A developer requesting variation or waiver pursuant to
this section shall file with the agent a written
_request which shall state reasons and justifications
for such request together with such alternatives as may
be proposed by the developer. The agent may approve,
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November 18, 1986 Page 35
09
approve with conditions, or deny such request. In the
case of conditional approval or denial the agent shall
notify the developer in writing as to reasons for such
action within five (5) days of such decision.
32.7.9.4 Contents
The landscape plan shall show the following:
a. The location, size and type of all proposed plant
materials, and verification that minimum landscaping
and screening requirements have been satisfied. Plant
materials may be indicated in the following generic
terms on the landscape plan: large or medium shade
tree; screening tree; screening shrub; or street shrub.
The required plant materials shall be chosen from a
recommended species list approved by the agent. Plant
material not listed may be substituted for required
plant material only if such substitution is expressly
approved by the agent.
b. Existing trees or wooded areas may be preserved in lieu
of planting new materials in order to satisfy
landscaping and screening requirements, subject to the
agent's approval. In such case, the landscape plan
shall indicate the trees to be saved; limits of
clearing; location and type of protective fencing;
grade changes requiring tree wells or walls; and
trenching or tunnelling proposed beyond the limits of
clearing. In addition, the applicant shall sign a
conservation checklist approved by the agent to insure
that the specified trees will be protected during
construction. Except as otherwise expressly approved
by the agent in a particular case, such checklist shall
conform to specifications contained in the Virginia
Erosion & Sediment Control Handbook, pp III-284 through
III-297.
C. In addition, the landscape plan shall indicate existing
landscape features on the site. Such features shall
include but shall not be limited to:
1. Wooded area indicated by general type (evergreen
or deciduous) and location of tree line;
2. Small groups of trees and individual trees of six
(6) inch caliper or greater, or ornamental trees
of any size, indicated by common name, approximate
caliper and location;
3. Natural features which distinguish the site, such
as prominent ridge lines; rock outcroppings or
water features;
0
November 18, 1986 Page 36
4. Man-made features of local, historic or scenic
importance;
5. Scenic vistas across the site from a public road.
The agent may require that any or all such features be
preserved upon determination following a site inspection,
that the features contribute significantly to the character
of the Albemarle County landscape and that the preservation
of such features is necessary to satisfy the purpose and
intent of this ordinance.
The purpose of this section is to protect unique amenities
which could otherwise be irretrievably lost due to careless
site design. It is not intended that this section be
applied indiscriminately, nor to prohibit development.
32.7.9.5 Minimum Standards
The following minimum standards shall apply:
a. Large street trees shall be one and one-half (1 1/2)
inches to one and three-quarters (1 3/4) inches minimum
caliper (measured six (6) inches above ground level)
when planted. Medium street trees shall be one (1)
inch to one and one -quarter (1 1/4) inches minimum
caliper when planted. Evergreen trees for screening
shall be a minimum four (4) feet to five (5) feet in
height when planted. Shrubs for screening shall be a
minimum eighteen (18) inches to thirty (30) inches in low
height when planted. Shrubs for street planting shall
be minimum twelve (12) inches to eighteen (18) inches
in height when planted.
b. All landscaping shall be planted according to
established planting procedures using good quality
plant materials. Planting islands shall contain a
minimum of fifty (50) square feet per tree, with a
minimum dimension of five (5) feet in order to protect
the landscaping and allow for proper growth. Wheel
stops, curbing, or other barriers shall be provided to
prevent damage to landscaping by vehicles. Where
necessary, trees shall be welled or otherwise protected
against change of grade. All pervious areas of the
site shall be permanently protected from soil erosion
with grass or other ground cover or mulch material.
32.7.9.6 Street Trees
The following requirements shall apply to street trees:
a. Street trees shall be required along existing or
proposed public streets in any development which is
subject to site development plan approval in all
commercial and industrial districts and residential 400
development of a density of four (4) dwelling units per
600
November 18, 1986 Page 37
acre or greater. The agent may waiver this requirement
in certain cases where site conditions warrant an
alternate solution.
gip..►
b. Street trees shall be selected from a current list of
recommended large shade trees, approved by the agent.
Medium shade trees may be substituted, subject to the
approval of the agent when site conditions warrant
smaller trees. The agent may approve substitutions of
species of large or medium shade trees.
C. Street trees shall be planted with even spacing in a
row adjacent to the public street right-of-way. One
large street tree shall be required for every fifty
(50) feet of road frontage, or portion thereof, if
twenty-five (25) feet or more. Where permitted, one
(1) medium shade tree shall be required for every forty
(40) feet of road frontage, or portion thereof, if
twenty (20) feet or more. The agent may approve minor
variations in spacing.
d. In the case of development with units for sale, the
trees shall be protected through an open space or
easement arrangement and shall be maintained by a
property owner's association.
32.7.9.7 Parking Lot Landscaping
`4W All development subject to site development plan review
shall include the following required landscaping for parking
lots consisting of five (5) spaces or more:
a. Street trees: Street trees shall be planted in
accordance with section 32.7.9.6 along the public
street frontage which abuts a parking lot. The trees
shall be planted between the street right-of-way and
the parking area, within the parking setback. If
required street trees cannot be planted within the
parking setback or within ten (10) feet of the street
right-of-way due to sight distance, utility easement or
other conflicting requirements, then the planting strip
shall be enlarged to accommodate the trees. If this
requirement creates a hardship by causing the
relocation of required parking spaces, then the
additional planting area may be counted toward the
interior landscaping requirement; and
b. Interior landscaping: Exclusive of the requirements of
32.7.9.7 (a) and (c), an area equal to five (5) percent
of the paved parking and vehicular circulation area
shall be landscaped with trees or shrubs. This shall
include one large or medium shade tree per ten (10)
parking spaces or portion thereof, if five (5) spaces
or more. Interior landscaping shall be -located in
reasonably dispersed planting islands or perimeter
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November 18, 1986
Page 38
32.7.9.8
areas. Shrub plantings adjacent to a building shall
not be counted as interior landscaping; and
C. Additional plantings along public streets: When a '`
parking lot is located such that the parked cars will
be visible from a public street, then additional
landscaping of low street shrubs shall be required
between the street and the parking lot. Shrubs shall
be in a single row planted five (5) feet on center.
Alternate methods of landscaping designed to minimize
the visual impact of the parking lot may be approved by
the agent.
Screening
The following requirements shall apply to screening:
a. When required, screening shall consist of a planting
strip, existing vegetation, a sightly opaque wall or
fence, or combination thereof, to the reasonable
satisfaction of the agent. Where only vegetative
screening is provided, such screening strip shall not
be less than twenty (20) feet in depth. Vegetative
screening shall consist of a double staggered row of
evergreen trees planted fifteen (15) feet on center,
on or a double staggered row of evergreen shrubs
planted ten (10) feet on center. Alternate methods of
vegetative screening may be approved by the agent.
Where a fence or wall is provided, it shall be minimum
six (6) feet in height and plantings may be required at *400
intervals along such fence or wall.
b. Screening of parking lots shall not be counted toward
the interior landscaping requirement. When screening
is required along the frontage of public streets, the
agent shall determine if the street tree requirement
has been met.
C. Screening shall be required in the following instances:
1. Commercial and industrial uses shall be screened
from adjacent residential and rural areas
districts.
2. Parking lots consisting of four (4) spaces or more
shall be screened from adjacent residential and
rural areas districts.
3. Objectionable features including, but not limited
to the following uses shall be screened from
adjacent residential and rural areas districts and
public streets:
- loading areas
- refuse areas
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November 18, 1986
Page 39
- storage yards
- detention ponds
- recreational facilities determined to be of
objectionable character by the agent other than
children's play areas where visibility is
necessary or passive recreation areas where
visibility is desirable.
4. Double frontage residential lots shall be screened
between the rear of the residences and the public
right-of-way when deemed appropriate by the agent.
5. The commission may require screening of any use or
portion thereof, upon determination that the use
would otherwise have a negative visual impact on a
property listed on the Virginia Historic Landmarks
Register.
32.7.10 GENERAL
32.7.10.1 Condominium and common wall projects of all types
shall indicate on the site development plan those areas
reserved for rental purposes and those areas reserved for
sale purposes.
32.7.10.2 One (1) set of approved plans, profiles and specifications
*„> shall be at the site at all times when work is being
performed.
32.7.10.3 Upon the completion of all required water, sewer and gas
lines shown on the approved site development plan, the
developer shall submit to the agent three (3) copies of the
completed record or as -built site development plan or
location plat for all water, sewer, gas lines and easements
certified by an engineer or surveyor. The record or
as -built utility plan shall be submitted at least one (1)
week prior to the anticipated occupancy of any building or
block of buildings for the review and approval by the agent
for conformity with the approved site development plan, this
ordinance and regulations of Albemarle County and state
agencies.
M
November 18, 1986
Page 40
Mr. Wilkerson seconded the motion for approval which passed unanimously.
The matter was to be heard by the Board on December 3, 1986.
NEW BUSINESS
Mr. Bowerman read a letter from the Piedmont Environmental Council which
explained that PEC had received a grant from the Virginia Division of Historic
Landmarks to undertake a Preservation Planning Project for Northeastern
Albemarle County. PEC was requesting that the Commission identify
local residents who might be interested in working on the project and
also that the Commission comment on the project as it progresses.
Mr. Payne stated he felt it would be a inadvisable for the Commission to
become involved, or to take an official position on a non -official project.
Mr. Michel agreed that he felt it was not appropriate for the Commission
to become involved.
There being no further business, the meeting adjourned at 9:40 p.m.
DS
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3 i
John Horn , Secretary
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