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Home My WebLink AboutSP201900002 Presentation 2020-07-14SP2O19-02 Pleasant Green PLANNING COMMISSION PUBLIC HEARING J U LY 14, 2020 SP201900002 Pleasant Green— fill in the floodplain SP Request to amend SP2016-003 West Glen SP to relocate the stream crossing o Special Use Permits required for fill in the Flood Hazard Overlay under Section 30.3.11 of the Zoning Ordinance. Location TM Ps: 05600-00-00-11500; 056A1-01-00-030A0; 055C0-03- 00-OOOA1 South of Cling Lane, northeast of Peach Tree Dr. and Orchard Dr., West of Blue Ridge Ave. Zoned R-6 Residential Flood Hazard Overlay along Powell's Creek Crozet Master Plan Neighborhood Density Residential (yellow) Greensapce (green) No stream crossing shown in this location Conceptual road network connecting through parcels to the east PROPOSED CONNECTION TO CLING LN WETLANDS (TYP) -PROPOSE I -- CROSSING m .J:iI _ - O�y-. � `+ + c °.y%•• - i�1 10, Wz 10'H J TRIPLE BOX CULVERT 1OAR0 MANAGED SLOPESPER A '*� TORM BELOW W , �SRLE [ t- d 500 YR FEMA FLOODPW -1 3 1OO'STREAM BUFF _ .� •`'. •�' �/. �, 34 - r._ rH / W� BOX CULVERT _ _ - 1 j\ G -- `O' STREAM BUFFER --. WETLANDS 4TY OPEN `:._ •a- -- _ - _ li. '--_ �_ STREAM `PROPOSED - _ - TRAIL EASEMENT 1- - 4 RO _ - I CENTERLINE RAIL MEN C,., TREEDltl1- PRE S�EDSLOPES—L _ II.L �' PER BEMARLE CEOUNW GIS E PROPOSED FILL I COUNTNTYGIS FEMA FLOODPWN FRINGE • QpyCHARD OR Ex,snNG- SANITARY SEWER TO REMAIN History SP1990-103 special use permit for fill in the floodplain that allowed existing crossing of Powell's Creek and construction of Cling Lane. Condition of SP1990-103: Stream crossing to provide access to 30 lots; no development of residue property or access to adjacent properties allowed until second access is provided to Orchard Drive. SP2016-003: Fill in the Floodplain Special Use permit approved for the crossing of Powell's Creek to allow the development of the residue property SDP2019-009 and SUB2019-108- Approved site plan and subdivision for Phase 1. SDP2020-019 and SUB2020-033- Phase 2 Initial Site Plan and Preliminary Plat under review itigatic easure o-� Favorable Factors: 1. The new location of the stream crossing will greatly reduce the impact on the stream, buffer, and floodplain than the previous location. 2. The stream crossing will allow development of the property consistent with the Crozet Master Plan. 3. The applicants are proposing a greenway dedication in an area identified for greenway within the Crozet Master Plan, which will help ensure preservation of the stream buffer. 4. The stream crossing in this location promotes interconnectivity and disperses traffic onto a road system that is able to handle the additional traffic load. Unfavorable Factors: 1. The Crozet Master Plan does not identify a road with a stream crossing in this location and the Comprehensive Plan recommends that roads with stream crossings only occur in areas shown in the Master Plans. Staff recommends approval of SP2019-02 with the following conditions: 1. The culverts under the proposed Connector Road extension over Powell's Creek must be in general accord with the attached Concept Plan titled "Pleasant Green Subdivision Special Use Permit Plan" (the "Plan") prepared by Collins Engineering with a revision date of May 20, 2019. To be in general accord with the plan, development must reflect the general size, arrangement, and location of the culverts, as well as maintaining no increase of the 100 year flood elevation outside of the Pleasant Green property. Modifications to the plan, which do not conflict with the elements above may be approved subject to the review and approval of the County Engineer 2. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the applicant must obtain from the Federal Emergency Management Agency (FEMA) a conditional letter of map revision (CLOMR, or CLOMA), and prior to road acceptance the applicant must obtain from FEMA a letter of map revision (LOMR or LOMA). In addition, the applicant must copy the County Engineer on all correspondence with FEMA. Construction and installation of the culverts must be in compliance with approved road plans and FEMA approved CLOMR or CLOMA. Conditions cont'd... 3. Any residential lots and associated streets resulting from the subdivision of the property, with the exception of the stream crossing and roadway identified on the attached plan as Connector Road, must be located outside of the 100 foot stream buffer, Flood Hazard Overlay and preserved slopes on the property. Lots may be permitted to be located within the landward 10 feet of the 100 foot stream buffer only if the lots are adjacent to approved stormwater management facilities located within the landward 50 feet of the stream buffer. Approval of lots located within the stream buffer must be subject Subdivision Agent approval. 4. The net density of the property must not exceed 6 units per acre, in accordance with the Crozet Master Plan. Net density must be calculated by subtracting the area within the Flood Hazard Overlay District, the100 foot stream buffer and areas of preserved slopes from the total acreage of the property subject to the special use permit. 5. Prior to issuance of a grading permit to allow installation of the stream crossing or with submittal of the final subdivision plat, whichever comes first, the applicant must submit an easement plat dedicating to the county the area identified for a greenway trail on the attached plan. Conditions cont'd... 6. If the construction of the stream crossing for which this Special Use Permit is issued is not commenced by [insert date 5 years after the date the County Board approval of the Special Use Permit], the permit will be deemed abandoned and the authority granted there under will thereupon terminate. 7. Prior to approval of the first final Virginia Stormwater Management Program (VSMP) plans or the first final subdivision plat, whichever comes first, the applicant shall conduct a Phase II Environmental Site Assessment (ESA) in accordance with ASTM standards. The Phase II ESA shall include sampling and testing of accumulated sediment behind the dam that exists on the Property. The applicant shall be required to comply with all recommendations of the Phase II ESA prior to issuance of the first building permit on the Property. The applicant shall also be required to remove accumulated sediment from behind the dam prior to demolition of the dam and dispose of the sediment, either on site or off site, in accordance with the Phase II ESA recommendations. Motion A. Should the Planning Commission choose to recommend approval: Move to recommend approval of SP 2019-002 Pleasant Green with conditions recommended by staff. B. Should the Planning Commission choose to recommend denial: Move to recommend denial of SP 2019-002 Pleasant Green (state reasons for denial). Total Acres: Total Possible Units: 39.422 237 Density Information- Pleasant Green SDP2016-11 The Vue SP2016-04 West Glen