HomeMy WebLinkAboutSP201900002 Staff Report 2020-07-14ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP201900002 Pleasant Green —
Staff: Megan Nedostup, Principal Planner
Fill in the floodplain SP
Planning Commission Public Hearing:
Board of Supervisors Hearing:
July 14, 2020
To be determined
Owner(s): SM CHARLOTTESVILLE LLC
Applicant(s): Scott Collins, Collins Engineering;
Stanley Martin Homes
Acreage: Approximately 44 acres (Vue property is
Special Use Permit for: Fill in the Flood Hazard
21.8 acres)
Overlay under Section 30.3.11 of zoning ordinance
TMP: 05600-00-00-11500; 056A1-01-00-030A0;
Zoning/by-right use: R-6 Residential (6 unit/acre).
055CO-03-00-OOOA1
Location: South of Cling Lane, northeast of Peach
Tree Drive and Orchard Drive (Attachment 1)
Magisterial District: White Hall
Conditions: Yes
DA (Development Area): Crozet
Requested # of Dwelling Units/Lots: N/A
Proposal: Amendment to SP2016-003 West
Comp. Plan Designation: Neighborhood Density
Glen to relocate the stream crossing of
Residential — 3-6 units /acre, supporting uses such
Powell's Creek with box culvert and roadway
as religious institutions, schools and other small -
in floodplain
scale non-residential uses; Greenspace — public
parks, open space, environmental features
Character of Property: Currently vacant and
Use of Surrounding Properties: Residential
wooded property; Powell's Creek and associated
neighborhoods of Crozet Crossing, Blue Ridge Ave
floodplain and stream buffer run through the length
and Orchard Acres. Multifamily apartments on the
of the property
Vue property.
Factors Favorable:
Factors Unfavorable:
1. The new location of the stream crossing will
1. The Crozet Master Plan does not identify a road
greatly reduce the impact on the stream,
with a stream crossing in this location and the
buffer, and floodplain than the previous
Comprehensive Plan recommends that roads
location.
with stream crossings only occur in areas
2. The stream crossing will allow development
shown in the Master Plans.
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.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 1
Recommendation: Staff recommends approval of the special use permit with conditions as outlined in
the staff report.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 2
STAFF CONTACT: Megan Nedostup, Principal Planner
PLANNING COMMISSION: July 14, 2020
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201900002 Pleasant Green
MAGISTERIAL DISTRICT: White Hall
TAX MAP/PARCEL: 05600-00-00-11500; 056A1-01-00-030A0; 055CO-03-00-OOOA1
LOCATION: Southwest of Cling Lane and northeast of Peach Tree Drive and Orchard Drive
PROPOSAL: Amendment to SP2016-003 West Glen for relocation and construction of stream crossing
of Powell's Creek with box culvert and roadway in floodplain.
PETITION: Fill in the Flood Hazard Overlay under section 30.3.11
ZONING: R-6 Residential — 6 units/acre
OVERLAY DISTRICT: FH — Flood Hazard Overlay
COMPREHENSIVE PLAN: Neighborhood Density Residential — 3-6 units /acre, supporting uses such as
religious institutions, schools and other small-scale non-residential uses; Greenspace — public parks,
open space, environmental features
CHARACTER OF THE AREA:
This proposal is for a crossing of Powell's Creek, which runs lengthwise through the property, south of
Cling Lane and northeast of Peach Tree Drive and Orchard Drive. The Flood Hazard Overlay runs along
the creek throughout the property and there is a 100' stream buffer on both sides of Powell's Creek.
The properties under consideration for this request are currently undeveloped and mostly wooded with
some gentle sloping towards the creek. A by -right site plan and subdivision plat were approved for Phase
1 of the development, that are not subject to the special use permit, earlier this year and construction has
started in this area. There is one area of preserved steep slopes south of Powell's Creek adjacent to
Orchard Drive. There is an existing crossing of Powell's Creek northwest of the property that was
permitted through a previous special use permit for fill in the floodplain to allow for the construction of
Cling Lane and the Crozet Crossing subdivision. This crossing contains two box culverts. Southeast of
the existing Cling Lane crossing is a small dam with a small area of impoundment behind it. The
applicant is proposing to remove the dam and restore the stream in this area as part of the stream
mitigation efforts.
Neighboring properties are mostly single family detached residential. Crozet Crossing is north of the
property and Orchard Acres is to the South. The Buckingham Branch Railroad runs north of the property
and there are a few single family residential properties to the east and along Blue Ridge Ave. There are
existing residences on properties that will be a part of the Pleasant Green development, but are not
required for the special use permit request, including a historic residence. In addition, the Vue apartment
development, located on TMP56-115, that fronts on Blue Ridge Ave is under construction. TMP 56-115
is part of the SP application for Pleasant Green because the proposed stream crossing and road will
traverse across a portion of this same parcel; however, developers for Pleasant Green are not proposing
any dwelling units on TMP 56-115 (Attachments 5 and 6).
The property is zoned R-6 Residential and most adjacent parcels to the north and east are also zoned R-
6. Properties to the south are zoned R-2 and parcels east across Blue Ridge Avenue are also zoned R-2.
PLANNING AND ZONING HISTORY:
• SP 1990-103 Orchard Acres — SP for fill in the floodplain for stream crossing that allowed the
existing crossing of Powell's Creek and construction of Cling Lane. The SP contained a condition
restricting the development of the property to only 30 lots in the Crozet Crossing subdivision and
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 3
required a second access to Orchard Drive be provided prior to further development of the
residue (Attachment 3).
• SUB2015-29 Crozet Development Solutions — Boundary line adjustment plat to add acreage
from 55-C-3A to TMP 56-115 and combine with existing parcels along Blue Ridge Ave.
• SDP2016-49 The Vue — Final site plan proposing 126 apartments on TMP 56-115 along Blue
Ridge Avenue. Approved on 6/1/2017.
• SP2016-003 West Glen — Special use permit for fill in the flood plain for the crossing of Powell's
Creek. Approved with conditions 9/14/2016.
• SDP2018-068 and SUB2018-159 Pleasant Green Phase 1— Initial site plan and preliminary
subdivision plat for Phase 1 of the by -right development approved 10/25/18.
• SDP2019-009 Pleasant Green Phase 1— Final site plan for Phase 1 of the by -right development.
Approved 2/20/2020.
• SUB2019-108 Pleasant Green Phase 1- Final subdivision plat for Phase 1 of the by -right
development. Approved 1/6/2020.
• SDP2020-019 and SUB2020-033 Pleasant Green Phase 2- Initial site plan and preliminary
subdivision plat for Phase 2. These applications are subject to the special use permit and were
deferred by the applicant on 4/30/2020.
COMMUNITY MEETING:
A community meeting was held on April 10, 2019 to discuss the special use permit and the proposed
change to the location of the crossing. While there was concerns about traffic in this area due to the
development of the property, the Crozet Community Advisory Committee supported the change in
location of the crossing (Attachment 6).
DETAILS OF THE PROPOSAL:
The applicant is proposing to amend SP2016-003 to relocate the stream crossing to allow a lesser
impact to the stream. The properties are zoned R-6 Residential and contain a section of Flood Hazard
Overlay District running along Powell's Creek. No zoning change is proposed but the applicant desires to
develop the property and needs a second point of access to Orchard Drive to further develop the
property to address conditions of SP1990-103.
Since the approval of West Glen (SP2016-003- Attachment 4) the properties to the east have been
acquired and the applicant is requesting that the crossing be relocated approximately 925 linear feet
downstream of the previously approved crossing to allow a lesser impact. The revised location will
greatly reduce the impact to the stream and flood plain. The previous impact to the stream buffer was
1.22 acres and 9,660 square feet of preserved slopes. The revised location will be 0.62 acres of impact
to the stream buffer, and there are no impacts to the preserved slopes. In addition, the linear footage of
roadway and drainage improvements will be reduced from 1200 linear feet to 450 linear feet. The revised
crossing will be a 10'x10' triple box culvert, which the applicant has demonstrated will not cause any rise
in the base floodplain elevation, or 100-year floodplain elevation (Attachment 5).
The proposed roadway crossing the stream will be a part of the Pleasant Green development road
network that will connect to Orchard Drive. In addition, this proposed development will also include roads
that will connect to Cling Lane (as required per SP1990-103) and Blue Ridge Ave.
The applicant is proposing a number of measures to mitigate the impacts to the stream and stream
buffer. There is an existing dam on the west side of the property that the applicant proposes to remove
with this development. The removal of the dam will allow the stream in this area to return to a natural
state. Staff from the Army Corps of Engineering had indicated their support for the dam removal project
and was of the opinion that the dam removal/stream restoration would more than offset any
environmental impacts from the proposed road crossing during the review of the prior SP for West Glen.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 4
A mitigation plan will be required in accordance with the Water Protection Ordinance (WPO) to be
reviewed and approved by the County Engineer to show how impacts to the stream buffer will be
mitigated with this proposal. The applicant also proposes to maintain the area of greenway south of
Powell's Creek in open space, as shown in the Crozet Master Plan and proposes to dedicate an area of
greenway for a trail in this location.
If the SP is approved, the applicant proposes to develop the property north of Powell's Creek with a by -
right development in accordance with the existing R-6 zoning. The concept plan shows all unit types to
be attached residential units. A final site plan and plat were approved for Phase 1 of this development
with its access from Blue Ridge Avenue. The by -right development was not dependent on this stream
crossing for public road access. However, an initial site plan, and preliminary plat for Phase 2 were
submitted for this area and cannot be approved until this special use permit is approved. These
applications were deferred by the applicant on April 30, 2020.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST
Section 33.40 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors
shall reasonably consider the following factors when reviewing and acting upon an application for a
special use permit:
No substantial detriment. Whether the proposed special use will be a substantial detriment to
adjacent parcels
With fill in the floodplain requests, the effect on adjacent lots refers to the potential for flooding of
adjacent properties. The County Engineer has reviewed the proposal and concurs with the applicant's
conclusion that the construction of the proposed stream crossing will not result in an increase in the
100-year flood elevation and will not detrimentally impact adjacent properties. In addition, the revised
location greatly reduces the impact to the stream buffer and floodplain and no longer impacts
preserved slopes.
Character of the nearby area is unchanged. Whether the character of the adiacent parcels and
the nearby area will be changed by the proposed special use.
This is an amendment to an existing special use permit that was approved to allow the stream
crossing and impact the floodplain. Therefore, staff's opinion is that since this use and crossing can be
built in a different location, relocating the crossing to be less impactful improves the condition and the
adjacent parcels and nearby area will not be changed. There is otherwise no significant difference to
the impact to adjacent parcels between the proposed location and the previously approved location
(as regards visibility, noise, etc.)
Harmony. Whether the proposed special use will be in harmony with the purpose and intent of
this chapter...
The proposed amended special use permit will remain in harmony with the purpose and intent of the
Flood Hazard Overlay District chapter which is to prevent the loss of life and property, the creation of
health and safety hazards, the disruption of commerce and governmental services, the extraordinary
and unnecessary expenditure of public funds for flood protection and relief, and the impairment of the
tax base. These purposes are expected to be accomplished through the following measures: (i)
regulating uses, activities, and development which, alone or in combination with other existing or
future uses, activities, and development, will cause unacceptable increases in flood heights, velocities,
and frequencies; (ii) restricting or prohibiting certain uses, activities, and development from locating
within areas subject to flooding; (iii) requiring all of those uses, activities, and developments that do
occur in areas subject to flooding to be protected or flood -proofed, or both, against flooding and flood
damage; and (iv) protecting individuals from buying land and structures which are unsuited for
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 5
intended purposes because of flood hazards. The chapter is also intended to address a local need for
flood insurance and to participate in the National Flood Insurance Program.
...with the uses permitted by right in the district
The proposed stream crossing will allow the property to be developed to its by -right potential of R-6
Residential.
...with the regulations provided in section 5 as applicable,
There are no supplemental regulations in section 5 applicable to this use.
With regard to future flooding, the public health, safety and general welfare is not expected to be
impacted by the stream crossing. There may be impacts to the stream and environmental features
associated with this stream; however, the proposed new location and mitigation measures are
expected to lessen the impacts of the crossing and development and the mitigation measure of
removing the dam may result in an improvement to the condition of the stream bank in this area.
The applicant has also offered to provide a dedication of greenway to the County of an area south of
Powell's Creek. This is consistent with an area of greenway as shown on the Crozet Master Plan.
Parks and Recreation staff have reviewed this request and have expressed interest in a greenway trail
in this location and is supportive of the dedication. Dedication of the land or an easement over the
greenway will help to mitigate impacts of the stream crossing by ensuring this area of greenway within
the stream buffer and flood hazard overlay are protected in perpetuity.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
The current Crozet Master Plan designates the portion of this property north of Powell's Creek as
Neighborhood Density Residential, which calls for a density of 3-6 units per acre in the areas that are
shown in the yellow color on the Master Plan (see below). Part of the property is shown in green which
is designated as Parks and Green Systems, representing floodplain, steep slopes and stream buffer.
While the Concept Plan (Attachment 5) for the whole development of Pleasant Green does not show
all lot lines, it appears that lots could be within the Parks and Green Systems. However, proposed
Condition #3 would address this concern.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 6
Crozet Master Plan- Land Use Plan
With regard to the stream crossing, the provision of interconnected streets and transportation
networks is one of the principles of the Neighborhood Model and is an important strategy within the
Development Areas Chapter of the Comprehensive Plan. The proposed stream crossing will provide a
connection that will help provide alternative routes for vehicles, bicyclists and pedestrians and will
provide a more direct link to downtown Crozet for residents in the area.
While the Master Plan does not show a stream crossing in this location, and since the previous
approval of the crossing the properties that would allow a road as shown in the Master Plan to be built
have been acquired, it should be noted that a single connection east to Blue Ridge Avenue would put
further strain on a currently deficient roadway. The transportation planner, Kevin McDermott, has
reviewed the application and recommends that all three connections be made to allow the distribution
of traffic in this area. Blue Ridge Avenue is a public road that was built prior to current road standards
and was not designed to carry a large volume of traffic. No public improvements to Blue Ridge
Avenue are proposed in the Six Year Transportation Plan nor are upgrades shown within the Crozet
Master Plan. Staff is of the opinion that the connection onto Orchard Drive would provide yet another
alternative for this development, and Orchard Drive can more safely handle the additional traffic load.
Further, the location of this connection would be less impactful to existing neighborhoods with vehicles
having to travel just a short distance on Orchard Drive before intersecting with Jarmans Gap Road.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposal:
Factors Favorable:
The new location of the stream crossing will greatly reduce the impact on the stream, buffer, and
floodplain than the previous location.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 7
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.
Factors unfavorable to this request include:
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.
RECOMMENDED ACTION:
Based on the findings described in this staff report and factors identified as favorable, staff recommends
approval of the SP amendment, SP 2019-002 Pleasant Green, 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 March 2, 2020.
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.
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, the 100-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.
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
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 8
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.
ATTACHMENTS
1 — Location map
2 —Applicant Narrative and Conditions
3 — SP1990-103 Approval and conditions
4 — SP2016-003 Approval and conditions
5 — Concept plan dated March 2, 2020
6 — Crozet Community Advisory Committee Resolution
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 9
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PLEASANT GREEN SUBDIVISION
SPECIAL USE PERMIT APPLICATION
NARRATIVE AND CONDITIONS
Date: March 18, 2019
Revision #1: March 28, 2019
Revision #2: May 20, 2019
Revision #3: March 2, 2020
Applicant: Stanley Martin Homes
Prepared By: Collins Engineering
PLEASANT GREEN SUBDIVISION - SPECIAL USE PERMIT
PROJECT NARRATIVE & CONDITIONS
I. PROJECT PROPOSAL
The proposed Pleasant Green Subdivision Special Use Permit is an amendment to the recently
approved special use permit for the West Glen Subdivision (SP2016-00003) and the original special
use permit affecting the property (SP90-103). The Pleasant Green Subdivision is a proposed by -right
R-6 development within the Crozet Growth Area in Albemarle County. The development includes
approximately 41.8 acres and incorporates the West Glen Subdivision that was part of the previously
approved SPs. Note, the 41.8 acres does not include the 21.8 parcel owned by Vue Realty Partners,
which is also included in the special use permit application. The (3) properties included in this Special
Use Permit Application are TMP 56A1-01-30A, TMP 55C-03-A1, and TMP 56-115 (parcel owned by
Vue Realty Partners). The unit mix within the Pleasant Green development will be single family
attached housing, allowing the development to be clustered within a smaller development area on the
property and preserve land for pocket parks, open space, and preservation area. Most of the
preservation areas will be along the existing Powell's Creek, which is located along the southern
boundary of the property.
The proposed special use permit that is being requested is for an amendment to the existing special
use permits for the filling within the floodplain for a roadway crossing, under section 30.3 of the
Albemarle County Zoning Ordinance. Currently, the properties within the Pleasant Green
development have access from Blue Ridge Avenue and Cling Lane. A third point of access, which
was proposed with the West Glen Subdivision and is being modified with this proposal, would connect
the proposed development to Orchard Drive, approximately 620 feet north of Jarmans Gap Road. The
2016 Special Use Permit application (SP2016-00003) proposed a roadway connection from the
development to Orchard drive, extending along Powell's Creek adjacent and within the existing
floodplain and stream buffer corridor. This roadway alignment from the approved special use permit
application impacted 1.22 acres of stream buffer and 9,660 SF of preserved slopes for the roadway
connection to Orchard Drive. The amendment to the special use permit includes anew road alignment
which crosses Powell's Creek perpendicular to the stream, substantially reducing the stream and
environmental impacts. The new impact to the stream buffer is 0.62 acres, reducing the stream buffer
impacts by 50%, and there are no preserved slope impacts with this proposed special use permit
application. A Greenway trail along Powell's Creek is also proposed with this special use permit
application, which is consistent with the previously approved special use permit.
The SP2016-00003 application was an amendment to an earlier Special use permit (SP1990-103),
which required a connection to Orchard drive for additional development along Cling Lane over 30
lots. The proposed Orchard Drive connection requires a crossing of Powell's Creek and filling within
the floodway and floodplain for the crossing, as part of section 30.3.13 of the Albemarle County Zoning
Ordinance.
With the combination of the West Glen development with the Pleasant Green properties, the overall
development has access to Blue Ridge Avenue and Cling Lane. While these (2) access points will be
part of the proposed development, the Crozet neighborhood has expressed their concerns about the
increase in traffic on these residential roadways which are currently not in a condition to accommodate
the overall traffic from the proposed Pleasant Green development. A connection from the subdivision
to Orchard Drive would alleviate these traffic concerns of the neighborhoods as a roadway connection
from the development would connect to an existing roadway network in a location that can
accommodate the increase in traffic. This proposed connection location would be ideal for the
development and would help keep traffic off the smaller residential roadways, such as Cling Lane and
Blue Ridge Avenue.
This amendment also decreases the linear footage of roadway and drainage improvements of the
original SP2016-0003 from 1200 linear feet to 450 linear feet. This reduction in the length of the
connector road also reduces the stream impacts and eliminates the preserved slope impacts, as noted
above. The new proposed location of the stream crossing is approximately 925 linear feet downstream
of the original crossing, and the same design for the stream crossing is proposed with this application
plan. Also, similar to the previous SP, no substantial detriment to adjacent lots is expected with this
design, since the proposed fill and stream crossing will be designed to have a minimal impact on the
100-year base flood elevation with no increase of the 100-year flood elevation beyond the limits of the
subject project. Any changes to the 100-year flood elevation will need to be reviewed and approved
through a CLOMR-F/LOMR process with FEMA.
The public benefits for the proposed special use permit include a roadway connection with the
Crozet neighborhood which will improve traffic circulation within the area and a Greenway trail
connection. The proposed Greenway trail will be located along Powell's creek, connecting the existing
and proposed neighborhoods to a trailway system from Cling Lane to Jarmans Gap Road, with the
potential for a future connection and extension to Mint Springs Park. In addition, the property at the
comer of Orchard Drive and Jarmans Gap Road has been acquired by the applicant, and a pocket park
is being proposed at this location which will tie-in to the proposed trailway system. The Pleasant Green
development will also offer a mixture of residential units, creating a variety of housing types and prices
throughout the development.
The Pleasant Green special use permit will not change the characteristic of the zoning district, as
the proposed neighborhood will be developed under the existing R-6 by -right development standards.
The development is proposed to be clustered with smaller lots and attached housing to help mitigate
the impacts of the development on the property. Clustering the development will allow for additional
buffering of the development from the stream corridor and additional space for the installation of
erosion and sediment control measures and stormwater management facilities to help treat the run-off
from the site before the outfall into Powell's Creek. The proposed stream crossing and filling of the
floodplain for the crossing is consistent with the zoning regulations and requirements for providing
roadway connections and pedestrian connections for developments. The requirements for the filling
of the floodplain as outlined in Section 30.3 of the zoning ordinance are met with this amendment
proposal. The reduction of the impacts to the stream buffer and preserved slopes with this SP
amendment is a huge public benefit, and the dedication of the Greenway trail to the County for a
trailway connection is consistent with the Crozet Master plan.
Il. Consistencv with the Comprehensive Plan
The Pleasant Green development is consistent with the goals of the Comprehensive Plan. The
property, which is located within the Crozet growth area, allows for a development between 3-6
dwelling units an acre. Under the by -right development standards, the project will be consistent with
the density of the comprehensive plan. The area along Powell's creek is designated as Parks and Green
System within the comprehensive plan. The applicant is proposing to dedicate a Greenway trail
easement through this area to Albemarle County for a trailway connection through the greenway area.
While the Crozet Comprehensive plan does not indicate a roadway connection in this location, the
connection was contemplated with the special use permit application (SP1990-103). This connection
is also consistent with the goals of the comprehensive plan providing interconnected streets and
transportation networks in the development community. This connection provides for both a roadway,
pedestrian, and bicycle connection from the existing neighborhoods north of Powell's Creek to Jarmans
Gap road and the other Crozet neighborhoods. The connection to Cling Lang and Blue Ridge Avenue
will still be included with the development, but a roadway connection across Powell's Creek to Orchard
Drive will substantially reduce the traffic impact on these (2) roadways and the effects of the
development on the existing residential lots along these two roads. Orchard Drive is a substantially
better roadway to serve as a main entrance to the development, and the proposed connection is
approximately 620 feet north of Jarmans Gap Road.
III. Development Impacts on the Public Facilities & Public Infrastructure
The Pleasant Green development is located within the Albemarle County growth area and
within the ACSA jurisdictional area. The development will be served by public water and public
sanitary sewer. The overall water infrastructure design will tie-in to the existing 12" water main that
runs through the property, which will provide the necessary water pressure for fire flow and water
capacity for the residential uses. The existing sanitary sewer will be extended from Jarmans Gap
Road to the development. Sewer capacity for the development will need to be requested from
RWSA for the proposed build -out of the neighborhood.
IV. Development Impacts on the Environmental Features
The environmental impacts are substantially reduced with the proposed roadway crossing, in
comparison to the previously approved road alignment with SP2016-0003. The roadway crossing
length is reduced from 1200 linear feet to 450 linear feet (63% reduction), the stream buffer impact is
decreased from 1.22 acres to 0.62 acres (50% reduction), and the preserved slope impact is
eliminated. The applicant still proposes the following measures to mitigate the impacts on the
environmental features with the road crossing and filling of the floodplain:
Removal of the Existing Dam in Powell's Creek. The applicant is proposing to remove the
concrete dam that impounds water in Powell's Creek as shown on the plan. With the
removal of the dam, the applicant shall restore the native stream flow patterns. This will help
restore the riparian habitat that has been altered due to the dam construction and allow
aquatic life to travel up and down the stream bed, restoring natural processes currently
impacted by the dam.
2. Provide stream bank stabilization with armoring to protect those areas along Powell's Creek
on the property with extreme erosion issues.
3. Restoration in areas along Powell's Creek where tree cover is sparse, as shown on the plan.
This planting with mitigate for the stream buffer impacts with the roadway.
4. Installation of some onsite water quality measures to help treat the run-off from the site. The
stream buffers shall be preserved along the Powell's Creek corridor, except in the location of
the roadway and utility crossings.
V. Conclusion
This Pleasant Green SP application greatly reduces the impacts to Powell's Creek and the
environmental features along the stream corridor, while still providing a necessary interconnected
street, pedestrian and transportation network in the Crozet neighborhood. Additional measures have
been incorporated to the design of Pleasant Green and this SP application to protect the stream
corridor with the proposed development, including protection of the stream buffer, clustering of the
development, and erosion and sediment control measures. Overall, this Special Use Permit
amendment is a great improvement over the current approved SP and road alignment for the West
Glen portion of the development.
PLEASANT GREEN SPECIAL USE PERMIT CONDITIONS
Date: March 2, 2019
SP #: 2019-002
Tax Map Parcel #: 55C-3-Al, 56A1-1-30A, & 56-115 (the "Property")
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 March 2, 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.
3. Any residential lots and associated streets located on the Property resulting from a
subdivision, 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, the 100 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.
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.
41 ♦
COUNTY OF ALBEMARLE
Dept. of. Planning & Community Development
401 McIntire Road
Charlottesville, Virginia 22901-4596
(804) 296-5823
July 1, 1991
Orchard Acres, Inc
ATTN: Richard Nunley
1420 Foxbrook bane
Charlottesville, VA 22901
RE: SP-90-103 Orchard Acres, Inc
Tax Map 55C, Parcel A
Dear Mr. Nunley:
The Albemarle County Board of Supervisors, at its meeting on
June 19, 1991, approved the above -noted request to construct
a road crossing the floodplain of Powells Creek on 40.64
acres zoned R-6, Residential. Please note that this
approval is subject to the following conditions:
1. The bridge shall not be constructed until the following
approvals have been obtained:
a. Department of Engineering issuance of an erosion
control permit;
b. Department of Engineering approval of crossing
design to insure compliance with section 30.3;
C. Virginia Department of Transportation approval of
crossing and road and drainage plans and
calculations.
d. Approval of Virginia marine Resources Commission,
if required.
16
i
Orchard Acres, Inc
Page 2
July 1, 1991
2. This stream crossing shall be constructed to provide
access to the 30 lots in the Crozet Crossing
subdivision. No development of residue property or
access to adjacent properties is allowed until second
access is provided to Orchard Drive.
If you should have any questions or comments regarding the
above noted action, please do not hesitate to contact me.
Sincerely,
V. Wayri- bergDirectannin Community Development
cc: Amelia Patterson
Jo Higgins
Bill Roudabush
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
November 4, 2016
Michael Myers, RE C.F.M. - Dominion Engineering
172 S Pantops Dr
Charlottesville, Va. 22911
RE: SP201600003 West Glen
Dear Mr Myers,
On September 14, 2016, the Board of Supervisors took action on your Special Use Permit request to
Construction of stream crossing of Powell's Creek with box culvert and roadway in floodplain under
Section 30.3 11 of the Zoning Ordinance on TMPs 055C00300000A0; 055C00300000A1,
056A1010002500, 056A10100026A0, 05600-000011500 in the Whitehall District. The Special Use
Permit was approved by the Board's adoption of the attached resolution and conditions
Please be advised that although the Albemarle County Board of Supervisors took action on the
project noted above, no uses on the property as approved above may lawfully begin until all
applicable approvals have been received and conditions have been met. This includes.
• compliance with conditions of the SPECIAL USE PERMIT; and
• approval of a ZONING COMPLIANCE CLEARANCE.
Before beginning uses as allowed by this special use permit or if you have questions regarding the above -
noted action, please contact Rebecca Ragsdale at (434) 296-5832 ext. 3226
Sincerely,
David Benish
(Acting) Chief of Planning
*Attachment*
RESOLUTION TO APPROVE
SP 2016-03 WEST GLEN
WHEREAS, Crozet Development Solutions, LLC is the owner of Tax Map and Parcel Numbers
055CO-03-00-OOOAO, 056A1-01-00-02500, 056A1-01-00-026A0 05600-00-00-11500, and 055CO-03-00-
OOOA 1, collectively, the "Property", and
WHEREAS, a special use permit was approved by the Board for this property on July 1, 1991 (SP
1990-103 Orchard Acres) to allow fill in the floodplain for the construction of the existing stream crossing
across Powell's Creek and the construction of Cling Lane, including a condition requiring that a second
access to Orchard Drive be provided prior to further development of the property; and
WHEREAS, the Owner filed an application for a special use permit to allow fill in the floodplain to
construct a second stream crossing over Powell's Creek in order to further develop the Property in
accordance with the above -referenced SP 1990-103 condition, and the application is identified as Special Use
Permit 2016-03 West Glen ("SP 2016-03"); and
WHEREAS, on June 21, 2016, after a duly noticed public hearing, the Albemarle County Planning
Commission recommended approval of SP 2016-03, and
WHEREAS, on September 14, 2016, the Albemarle County Board of Supervisors held a duly
noticed public hearing on SP 2016-03
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the
transmittal summary and staff report prepared for SP 2016-03 and all of their attachments, the information
presented at the public hearing, and the factors relevant to a special use permit in Albemarle County Code
§§ 18-30.3 11 and 18-33.8, the Albemarle County Board of Supervisors hereby approves SP 2016-03, subject
to the conditions attached hereto.
*w•
1, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution
duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of five to one, as
recorded below, at a regular meeting held on September 14, 2016
A c7_ 2tA.�
Clerk, Board of County $ pi'rvisors
Ave Nay
Mr Dill
Y
Ms. Mallek
N
Ms. McKeel
Y _
Ms. Palmer
Y
Mr Randolph
Y
Mr Sheffield
_
Y
SP-2016-03 WEST GLEN
Conditions
The culverts under Cling Lane Extended shall be in general accord with the attached drawing titled
"Special Use Permit Plans for West Glen Subdivision" (the "Plan) prepared by Dominion Engineering
with a revision date of June 3, 2016 To be in general accord with the Plan, development shall 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 West Glen Subdivision 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
shall obtain from the Federal Emergency Management Agency (FEMA) a conditional letter of map
revision (CLOMR or CLOMA), and prior to road acceptance the applicant shall obtain from FEMA a
letter of map revision (LOMR or LOMA). In addition, the applicant shall copy the County Engineer
on all correspondence with FEMA. Construction and installation of the culverts shall be in compliance
with approved road plans and the FEMA approved CLOMR or CLOMA.
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 Cling Lane Extended,
shall be located outside of the 100 foot stream buffer, Flood Hazard Overlay District 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 shall be
subject to Subdivision Agent approval.
4 The net density of the Property shall not exceed 6 units per acre, in accordance with the Crozet Master
Plan. Net density shall be calculated by subtracting the area within the Flood Hazard Overlay District,
the 100 foot stream buffer, and areas of preserved slopes from the total acreage of the Property
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 shall submit an easement plat dedicating
to the County the area identified for a greenway trail on the Plan.
6 If the construction of the stream crossing for which this Special Use Permit is issued is not commenced
by September 14, 2021, the permit shall be deemed abandoned and the authority granted thereunder
shall thereupon terminate.
7 Prior to approval of the first final Virginia Stormwater Management Program (VSMP) plans or the
first final subdivision plat, whichever comes fast, the applicant shall conduct a Phase 11 Environmental
Site Assessment (ESA) in accordance with ASTM standards. The Phase H 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 darn and dispose of the sediment, either on site or off
site, in accordance with the Phase 1I ESA recommendations.
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SPECIAL USE PERMIT PLANS FOR _ ��m�
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WHITE HALL DISTRICT, ALBEMARLE COUNTY, VA
REGIONAL CONTEXT/VICINITY MAP
OWNER/DEVELOPER
OWNER:
Crozet Development Solutions, LLC
1215 E Market St, Suite B
Charlottesville, VA 22902
DEVELOPER:
Southern Development Group
170 Siouth Pantops Dr.
Charlottesville, VA 22902
SCALE: 1 "=1000'
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TMP
55C-03-A
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56A1-01-25
O3
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(5 TMP 55C-03-A1
SHEET INDEX(
SPl COVER SHEET
SP2 EXISTING CONDITIONS SITE OVERVIEW
SP3 PROPOSED CONDITIONS SITE OVERVIEW
SP4 SITE PLAN
SP5 FLOODPLAIN PLAN
SP6 FLOODPLAIN PLAN
SP7 FLOODPLAIN PLAN
SP8 ROAD PROFILE - CLING LANE EXTENSION 10+00 TO 18+00
SP9 ROAD PROFILE - CLING LANE EXTENSION 18+00 TO 27+1 1.59
SP10 SIGHT DISTANCE PLAN AND PROFILE ORCHARD DR
SP1 1 FLOODPLAIN SUMMARY Af�'D PROPOSED CULVERT CROSS SECTIONS
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NOTES:
1. APPLICANT IS PROPOSING TO DEVELOP PARCELS 1, 2, 3,
AND 5.
2. EXISTING TOPOGRAPHIC INFORMATION IS BASED ON FIELD
SURVEY SUPPLEMENTED BY ALBEMARLE COUNTY GIS.
OVERALL PROJECT AREA TABULATION
PARCEL AREA
O1 TMP 55C-03—A 12.81 Ac.
O2 TMP 56A1-01-25 4.43 Ac.
O3 TMP 56A1-01-26A 0.89 Ac.
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KEY
OVERALL BOUNDARY (5 PARCELS)
INTERIOR PROPERTY LINES
— — DEPARTING PROPERTY LINES
— — 100—YR FEMA FLOODPLAIN (1% CHANCE STORM)
500—YR FEMA FLOODPLAIN (0.2% CHANCE STORM)
FEMA FLOODWAY
- - - 50' STREAM BUFFER LINE
— 100' STREAM BUFFER LINE
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INDEX TITLE:
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SHEET NO: 2 of 11
DATE: 01/19/2016
(No Parking)
- 49' Public R/W
ADT CLING LANE EXTENDED
44 SFD x 10 TPD + 31 TOWNHOUSES x 7 TPD + 27 EX. SFD x 10 TPD= 927 VPD 5 6.0' 24' Curb To Curb 6,0' 5'
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VPD: VEHICLES PER DAY g xS f <$� t
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COMPACTED Note: Provide VDOT Std. JD-4
SUBGRADE� 8" VDOT Pavement Edgedrain for entire
95% COMPACTED 21A length of Cling Lane.
1 1TYPICAL ROAD SECTION - ONSITE STREET FOR < 2,000 VPD
- --- - --- -------- - - ... ---- ------- -- —-------
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SITE AREA = 19.47 Ac Q+0+ T +(5)
PROPOSED RIGHT OF WAY = 3.16 Ac
PROPOSED OPEN SPACE = 8.04 Ac (41.3% > 25% Min - OK)
PROPOSED OPEN SPACE IN FLOODPLAIN = 4.61 Ac (< 80% OF TOTAL OPEN SPACE - OK)
MAXIMUM DENSITY: 6
DU/Ac = 6 x 19.47
= 1116
UNITS
PROPOSED DENSITY:
±81 UNITS / 19.47
Ac =
± 4 DU/Ac
WEST GLEN SUBDIVISION
TO REMAIN
OVERALL PROJECT AREA TABULATION
PARCEL
AREA
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12.81
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4.43
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150 0 150 300 450
SCALE: 1" = 150'
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OVERALL BOUNDARY (5 PARCELS)
INTERIOR PROPERTY LINES
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---- 500—YR FEMA FLOODPLAIN (0.2% CHANCE STORM)
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INDEX TITLE:
9 - `5
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SHEET NO: 5 of 11
DATE: 01/19/2016
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INDEX TITLE:
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SHEET NO: 6 of 11
DATE: 01/19/2016
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INDEX TITLE:
�,u1NS7
SHEET NO: 7 of 11
DATE: 01/19/2016
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INDEX TITLE:
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11
DATE:
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Vert. Scale: 1"=10"
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S P 9 Horiz. Scale: 1"=30"
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SCALE: 1" = 50'
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SHEET NO: 10 01 11
DATE: 01/19/2016
740
735
730
725
720
715
710
705
700
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7:
7:
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EXISTING CONDITIONS
_.
I
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- ---------- --- .
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Descriptor 'Reach
; River Sta'Prof He
QTotal
Min Ch EI W.S. Elev Crit W.S. E.G. Elev
E.G. SlopeVel Chnl (Flow Area Top Widd
-
(cfs)
(ft) , . _ _ (ft) _ (ft) (ft)
(ft/ft) (ft/s) (sq ft) (ft)- I
_ POWELLS CR
6995 :100-YEAR
1390
757 765,35 762 02 765.84
_. . _
-- -
0.004395 5.87 274.11 151.59'
EX. CLING LANE X ING POWELLS CR
-_ -_
; 6960
4Culvert
__ _....._
........ ..... j
POWELLS CR
6925 ! 100-YEAR
•:. 1390
756.1 761.17 760.71 762.57
0.022656. 9.89 160.46t 306.691.
POWELLS CR
6875
100-YEAR'
139&
754.6
760.45
760.45i
760.94
0.024296;
8.76
397.51
299.45
L
POWELLS CR
6490
100 YEAR
1400i
743
750.34
750.34E
751.36
0.022201f
10.43
266,45
122.08
K
POWELLS CRI
6120
'100YEAR'
1410,
733
740.24�
740.241
741.16
0.021135)
10.08
290.16
140.62
723
730.01
730 031
730.82
0.020602
972
329.5
180,49
.
i - NO RISE tv,708.5
POWELLS CR '
S190
100-YEAR;
1450
i7;
715.72
716.94
0.023728
11.16
241.45
94.34',
H2-NO RISE
POWELLS CR
5151
;100-YEAR'
1450
708.5
Z
713.84
715.23
0019996
9.55`
224.13
88.93
`�H1-NORtSE
POWELLSCR
5056
100YEAR
1450
706.5
71,
71225
713.36
0.018598
8.451
233.42
131.32
�i r
}{ - NO RISE
POWELLS CR
4885
,100 YEAR
1460
. _. .
701.2
708.6)
708.61
709.79
0.023429
11)
257.71
111.72:
G2
POWELLS CR !
4455
1100 YEAR
1460!
692
697.74
697.74'
69&27
0.0267221
9.141
394.05
293.97
G1
POWELLS CR i
4326
100-YEAR
1460
689.2
695 24
695.5
0.013752E
6 84
522.87
334.64
_ -..-.
G
v
POWELLS CR ,
4210
100 YEAR
1480
686.7
693 09
_
692.87i
693.59
0.01961
8 551
401.68
241.33
F
POWELLS CR
3550
1100-YEAR
1510
670.5
678441
678,441
679.57
0,0228111
10.74'
263.35
117.4'
POWELLS CR j
3334
100-YEAR '
1520�
665.2
675.221
675.3
0 001713
3.71
867.29
265.22
POWELLS CR
3307
i100 YEAR
1520'
664,4E
675.10
670
675.24
0.001276i
3.471
686.86
262.69
POWELLS CR
3260
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JARMANS GAP X ING
POWELLS CR j
3218
100-YEAR
1520
663 11
668 75
668.75
671.58
0 04099
13 491
112.71
20.07
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POWELLS CRT
3186
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110D-YEAR;
1520�
661.5
668.52'
668.52
669.61
0 023188
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10.79
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PROPOSED CONDITIONS
Descriptor ------jReach RiverSta Profile QTotal MmCh El W S.
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Irf<l ,Iftl Iftl
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6995
1100-YEARS
13901
757
765.35
EX. CLING LANE X-ING
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POWELLS CR
6925
100-YEAR •:
1390'
756.1[
761.17
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100YEAR
1390
754.6
76045
L
POWELLS CR
6490
100 YEAR
1400
743
750.34
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POWELLS CR {
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100-YEAR
1410
733E
740.24
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723
730.03
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715,72
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7106
7133C
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1450,
706.5
711.59
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4885
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1460
701.2
708.61
G2
---------------------
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4455
' 100-YEAR
1460
_
692,
698.23
G1
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4326
.100YEAR,
1460
689.21
695.46
G
POWELLS CR
4210
100-YEAR
1480
68_6_.7
693.09
F
POWELLS CR
3550
:100 YEAR
1510
670.5;
678.44
POWELLS CR
3334
100-YEAR
1520
665.2'.
675.22
POWELLS CR !
3307
100-YEAR `
1520
664.4.
675.10
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CR
3260
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POWELLS CR 1
3218
100 YEAR
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663.1
66875
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306.69
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397.51
299.45
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0.0222011
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122.08'
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0.021135
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329.51
180.49'
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716.94
0.023728
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346.36
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698.68' 0.018719
696.03 0,022386
693.59 0.01961
679.57 0.022811
675.3 0.001713
675.24 0.001276
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11 257.71` 111.72
8.18 394.47 223.25
8.99 372.6 22955
8.55 401.68 241.33
10.74 263.35 117.4
333 867.29 265.22
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13.49! 112.
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DOM. PROJECT NOJ5,002
INDEX TITLE:
i'IsP
1
30 0
SCALE: H: 1" =
30 60 90
SHEET NO: 11 OF 11
DATE: 01/19/2016
GENERAL NOTES
OWNER:
STANLEY MARTIN COMPANIES LLC
11710 PLAZA AMERICA DRIVE, SUITE 1100
RESTON, VIRGINIA 20190
DEVELOPER:
STANLEY MARTIN HOMES
404 PEOPLE PLACE, SUITE 303
CHARLOTTESVILLE, VA 22911
ENGINEER:
COLLINS ENGINEERING
200 GARRETT ST, SUITE K
CHARLOTTESVILLE, VA 22902
(434)293-3719
TAX MAP NO.:
TMP 55C-3-Al (0.700 AC.) IMP 56A1-1-30A (0.500 AC)
TMP 56-115 - WE REALTY PARTNERS LLC (21.854 AC)
TOTAL AREA:
1.200 ACRES (NOT INCLUDING IMP 56-115)
ZONING.
R-6 RESIDENTIAL
PRESERVED/MANAGED SLOPES: PRESERVED SLOPES AND MANAGED SLOPES HAVE BEEN SHOWN AND
LABELED ON THE PLANS.
WATERSHED:
LICKINGHOLE CREEK WATER SUPPLY WATERSHED
AGRICULTURAL/ FORESTAL DISTRICT. NONE
TOPO & SURVEY.,
THE BOUNDARY LINE, PARCEL INFORMATION AND TOPOGRAPHY WERE PROVIDED BY
ROUDABUSH, GALE AND ASSOCIATES IN ✓ANUARY OF 2019. INFORMATION WAS
FIELD VERIFIED BY COLLINS ENGINEERING IN ✓ANUARY OF 2019.
DATUM:
NAD 83
EXIS77NG VEGETATION:
PAR77ALLY WOODED
STREAM BUFFERS:
THE 100' STREAM BUFFERS SHOWN HEREON SHALL BE MANAGED IN ACCORDANCE
WITH THE ALBEMARLE COUNTY WATER PR07EC77ON ORDINANCE
FLOODPLAIN:
A POR77ON OF THE PROPERTY IS LOCATED WITHIN A FLOODPLAIN ZONE AS SHOWN
ON FEMA MAP#51003CO229D, DATED FEBRUARY 4, 2005.
SPECIAL USE PERMIT APPLICATION PLAN -
PLEASANT GREEN SUBDIVISION
SP 2019mOO2
WHITEHALL DISTRICT
ALBEMARLE COUNTY, VIRGINIA
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Sheet List Table
Sheet
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Sheet Title
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EXISTING CONDITIONS SITE OVERVIEW
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APPROVED CONDITIONS SITE OVERVIEW
4
PROPOSED CONDITIONS SITE OVERVIEW
5
ROAD PLAN & PROFILE - CONNECTOR ROAD
S TOTAL NUMBER OF SHEETS
LEGEND
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PROPOSED SPOT ELEVA77ON
6"
DEPTH OF EC-2 DITCH
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5
Crozet Community Advisory Committee
Resolution Regarding Stanley Martin Stream Crossing SP Amendment
April 10, 2019
WHEREAS, Stanley Martin Homes has submitted an application for an amendment to
special use permit SP2016-00003, to move the previously approved stream crossing
for their Pleasant Green development area;
WHEREAS, the Crozet Community Advisory Council ("CCAC") has reviewed this
application and heard presentations from Jeremy Swink and Scott Collins and
wishes to provide input to the Albemarle County Planning Staff ("Staff) Planning
Commission ("PC") and the Board of Supervisors ("BOS");
BE IT RESOLVED, that the CCAC is in favor of the new stream crossing location, and
supports issuance of this special use permit amendment, for the reasons identified
below:
1. Significantly reduced environmental impact on the stream, floodplain and
critical slope areas of Powell's Creek.
2. Shorter and more desirable connection road to Jarmans Gap Road (via Orchard
Drive), which the developer posits will reduce both construction and resident
traffic at the development's Blue Ridge Avenue and Cling Lane entrances.
3. Trail connection is improved.
1, Allie Pesch, do hereby certify that the foregoing is a true correct copy of the
resolution adopted by the Crozet Community Advisory Committee at a regular
meeting held April 10, 2019. CCAC Members present and voting YES: Tom Loach, Jon
McKeon, Allie Pesch, Shawn Bird, Doug Bates, Katya Spicuzza, Josh Rector, Joe Fore,
Sandy Hausman, Kostas Alibertis. Members voting NO: none. Members abstaining:
Valerie Long. Members absent: Mike Kunkel, Brian Day, Kelly Templeman-Gobble,
David Mitchell.
Allie Pesch
CCAC Chair