Loading...
HomeMy WebLinkAboutZMA199800012 Staff Report 1998-10-27 • STAFF PERSON: ELAINE K. ECHOLS PLANNING COMMISSION: OCTOBER 27, 1998 BOARD OF SUPERVISORS NOVEMBER 18, 1998 ZMA 98-12 PRD MINOR AMENDMENT TO FOREST LAKES SOUTH PRD and SP 98-46 STREAM CROSSING AND CONSTRUCTION IN FLOODPLAIN OF POWELL CREEK Applicant's Proposal: Forest Lakes Associates has requested a minor amendment to the Forest Lakes South PRD and a special use permit to obtain road access into the"Brown" property. The minor amendment consists of a modification to the Forest Lakes South application plan to allow for a road and a pedestrian path in a portion of open space previously planned for pedestrian access only. The applicant has proffered to construct the road and reconstruct the pedestrian path with this modified application plan. The special use permit would allow for grading and construction in the floodplain to construct a road across Powell Creek for road access into the Brown property. These requests are being heard in conjunction with the rezoning request for Springridge PRD; however, they are separate and independent requests from Springridge. Regardless of the Springridge request, the applicant is requesting approval of the minor amendment and special use permit for access to the Brown property. Any development of the Brown property requires special permission for access and a stream crossing. Access from Proffit Road necessitates the acquisition of additional r.o.w. from adjoining owners along Proffit Road. A Proffit Road entrance to the property requires a stream crossing at a different location. Access from Timberwood Parkway means acquisition of r.o.w. would have to be made from the Forest Lakes Homeowners' Association. A stream crossing would also be required to access the property from Forest Lakes North. The applicant already owns the property adjacent to the Brown property in which the request is made for a road. A stream crossing is needed at this location as well, in order for any development to occur on the Brown property. Petition for Minor Amendment to Forest Lakes South PRD: The petition is to modify by minor amendment the area shown on the original application plan dated June 5, 1991 that was approved as a part of Forest Lakes South in October of 1991. The property for the minor amendment is described as residue of Tax Map 47-97A1 and a portion of Tax Map 46B5 Parcel 1. The area for modification is located at the end of Powell Creek Drive on the east side of the Hollymead Lake dam. (See Attachments A& B.) The length of the road modification would be 300 feet for a total square footage changed of approximately 15,000 square feet. (See Attachment C.) It is zoned Forest Lakes South PRD. In the Hollymead Community, it is recommended for neighborhood density of 3 - 6 dwelling units per acre. • Petition for Special Use Permit: This petition is to approve a special use permit for a stream crossing over Powell Creek for road access to Tax Map Parcel 46-35 in accordance with Section 30.3.5.2.1.2 of the Zoning Ordinance. This property is described as a portion of Tax Map 46-35 located at the end of Powell Creek Drive, east of the Hollymead dam along Powell Creek. (See Attachment B.) It is presently zoned R-1 but is requested for approval as Springridge PRD. Applicant's Justification for the Request: The applicant is making the request in order to provide for public or private road access to the property described as Tax Map 46-35, also known as the "Brown"property. Character of the Area: The area in which the modification would occur has a pedestrian path along wooded and open areas. Nearby are apartments and single family homes. RECOMMENDATION: Staff has reviewed the proposals for conformity with the Comprehensive Plan and the Zoning Ordinance and recommends approval of ZMA 98-12 as requested and SP 98-46 with conditions. Planning and Zoning History: The Forest Lakes South property is part of an area of open space designated on the application plan for pedestrian access. It is owned by the applicant and has not been conveyed to the Forest Lakes Homeowners Association. There is no subdivision or zoning history on the Brown property. Comprehensive Plan: The Forest Lakes South PUD is shown as an area for development at a neighborhood density of 3 - 6 dwellings per acre in the Hollymead Community. The Comprehensive Plan speaks extensively to "infill" in the development areas. Regarding natural resources and stream crossings, the Plan says that encroachment into the floodplain by manmade structures should be avoided to prevent flooding. The Plan recommends protection of significant resources associated with major stream valleys. (Powell Creek is identified as a major stream valley on the County's Open Space Plan.) But it also recognizes that floodplain crossings may be necessary to access property for development. Where floodplain crossings cannot be avoided, all efforts are to be made to mitigate environmental impacts from disturbance of the floodplain. STAFF COMMENT: Purpose for rezoning a portion of Forest Lakes South - The 75 acre parcel, known as the "Brown"property is, in some ways, a"landlocked" parcel. It has legal access from Proffit Road through a 15 foot easement but has no public or private road frontage. Since it is surrounded by other property, the only available road frontage would be through a portion of the Forest Lakes South development designated for a path in open space on the Application Plan. A path exists at this location that leads to English Oaks in Forest Lakes South. The area to be affected by the rezoning is approximately 50 feet wide by 300 feet long. The 2 proposal by the applicant is to construct a 24 foot wide road with a replacement path adjacent to the road for 300 feet down the hill. The road would then veer off to the east and the path would continue as it does now. The rezoning of Forest Lakes South, if approved, makes possible access to the parcel through the development area. Public need and justification for the change- The public need and justification for altering the application plan is to provide legal access to a developable parcel in a County neighborhood designated for neighborhood density of 3 - 6 dwelling units per acre. Access from either road requires decisions to be made by entities other than the applicant. Additional right-of-way would have to be obtained from an adjoining property owner along Proffit Road for access to be taken from Proffit Road. The requested modification to Forest Lakes South PRD is the other option. As the applicant owns the property in Forest Lakes South and because the access for development would be in the development area, rather than in the rural area,the Powell Creek modification is viewed as the more advantageous. Anticipated impact on services and facilities—The modification in the application plan for Forest Lakes South makes possible the development of the Brown property. At by-right densities, an increase in traffic will occur along Powell Creek Drive once the Brown property is developed. As shown in the Comprehensive Plan, the Brown property should be developed at a density of 3 —6 dwelling units per acre or 150—300 units. By-right use would be approximately 70 units. The Springridge rezoning would result in 100— 135 dwelling units with associated traffic impacts. Anticipated impact on natural, cultural, and historic resources -No impact is anticipated on natural, cultural, and historic resources. The trail to be replaced will be reconstructed in the same right-of-way and another trail will be built that will lead into the proposed development Anticipated impact on nearby and surrounding properties -Very little impact from the construction of the road and replacement of the path is anticipated on nearby and surrounding properties. The path is not located adjacent to or near residences, schools, or active recreation areas. The ability to place a roadway in this area, however, enables the Brown property to be developed. Development of the Brown property would have a transportation impact on nearby and surrounding properties. This impact was anticipated with the designation of the area for development. Specific impacts associated with the Brown rezoning request are assessed in the staff report for Springridge PRD. For special use permits the following analysis is made in accordance with Section 31.2.4.1 of the Zoning Ordinance below: The Board of Supervisors hereby reserves unto itself the right to issue all special use permits permitted hereunder. Special use permits for uses as provided in this ordinance may be issued 3 • upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property. The applicant has indicated that there will likely be a minor amount of backwater flooding on the adjacent upstream property but that this property is unused open space associated with Forest Lakes North. The ability to use open space for drainage purposes was retained by Forest Lakes Associates when they conveyed the property to the Homeowners Association. There are no improvements in this open space and no damage to recreational areas is anticipated with the backwater flooding. Staff concurs that this minor backup will not be a substantial detriment to the open space of Forest Lakes or to adjacent properties. that the character of the district will not be changed thereby, The addition of a stream crossing should not change the character of the district since there are streams, stream crossings, and dams that are part of the two existing developments nearby. and that such use will be in harmony with the purpose and intent of the zoning ordinance. Section 30.3.1 of the Zoning Ordinance establishes the purpose and intent of the Flood Hazard Overlay District to provide safety and protection from flooding. More specifically, the provisions of this section of the ordinance are to "restrict the unwise use, development and occupancy of lands subject to inundation which may result in: danger to life and property; public costs for flood control measures and/or rescue and relief efforts; soil erosion, sedimentation and siltation; pollution of water resources; and general degradation of the natural and man-made environment". The only property that will experience flooding from this bridge crossing will be open space which has no improvements. No improvements are proposed in this area for Forest Lakes North. As a result, neither homes nor public infrastructure should be affected by minor backup resulting from the stream crossing. The water protection ordinance and other environmental permits should ensure protection from soil erosion, sedimentation and siltation, and pollution of water resources. with the uses permitted by right in the district, The by-right uses are residential and the proposed uses are also residential. The floodplain crossing would be viewed as compatible with these uses and also permit many of the uses. and with the public health, safety and general welfare. The public health, safety, and general welfare of the community is protected through the special use permit process which limits stream crossing to places where a property owner has 4 • no reasonable use of her/his property, except with a stream crossing. Stream crossings are also approved where their construction would prevent environmental degradation and flooding. Stream crossings are also approved to advance the goals of the Comprehensive Plan. The Engineering Department of the County helps determine the environmental as well as safety impacts these changes may have (See Attachment D). Their comments follow: The applicant has requested a culvert type stream crossing for a road to access the main development area of Springridge. Fill will be placed in the floodplain to raise the road elevation high enough to remain dry during flood events. A preliminary road alignment was submitted with the application that indicates maximum fill depths of 10 - 15 feet. With 2:1 slopes there will be areas of disturbance of approximately 60 feet in the widest area. They have concluded that care must be taken with the placement of the culvert and upstream and downstream channel bank protection in order to avoid excessive erosion in the downstream bends. They have noted that this stream crossing will have a significant unavoidable impact to the stream buffer areas because of the wideness of the floodplain at this location. They have also noted that, given the existing access alternatives to the Brown property, there does not seem to any other choice. They recommend approval of the stream crossing with conditions stated at the end of the report. Staff believes that for any development of the property a stream crossing is needed. Without a stream crossing, five lots could be developed in the 25 acre rural area portion of the property. On the remaining 50 acres, two homes could be constructed as long as they shared a driveway that crosses the creek. The driveway would have to be installed without grading, culverts, or bridges. This type of development would not be in keeping with the current density allowed for the zoning district or in keeping with the Comprehensive Plan. SUMMARY The proposed modification to the application plan and the special use permit make possible the development of an area shown on the Comprehensive Plan for neighborhood density development. Without this rezoning and a stream crossing, lack of suitable access prohibits development from occurring in accordance with the Comprehensive Plan. Development in keeping with the Comprehensive Plan requires these modifications, regardless of the proposed Springridge rezoning. Staff has identified the following factors which are favorable to this request: • The application plan can be easily modified to retain the pedestrian path as well as provide for vehicular access. • The modification to the application plan and the special use permit make possible 5 development that is in keeping with the recommendations for infill in the Comprehensive Plan. • The floodplain crossing will be designed to have the least environmental impact possible. Staff has identified the following factors which are unfavorable to this request: • The modification will provide for access to an undeveloped property which, when developed, will have impacts on nearby neighborhoods. • The floodplain crossing will cause fill which will result in minor flooding in an open space area of the Forest Lakes North development. RECOMMENDED ACTION: Staff recommends approval of ZMA 98-12 Minor Amendment to Forest Lakes South PRD in order to provide for legal access to the adjoining parcel TMP 46-35. Staff recommends approval of the stream crossing with the following conditions: 1. Engineering Department approval of an erosion control plan. 2. Engineering Department receipt of proof of compliance with State and Federal agencies regulating activities within jurisdictional streams and wetlands. This will include correspondence with FEMA for changes to floodway or floodplain. 3. Engineering Department approval of mitigation plans. 4. Engineering Department approval of culvert crossing plans and hydrologic and hydraulic computations demonstrating no increase in 100 year flood levels. ATTACHMENTS: A—Location Map B—Tax Parcel Map C—Amended Application Plan D—Engineering Comments regarding the Stream Crossing A:\zma9812 and sp9846-forestlakes.doc 6 ` \ ::; .. \ ..�. �{\� �Ci/r /% '( �\•\ _ it 1'C�i 1 •' v aQ 3!p r f \1 ^. l } V� c�� / r, ,.� ,/ , / ,` Iti`` .).. �-�. •- _� ATTACHMENT A r J / ,J�r�/f / l, �t. / 'y v(.\ r / ,ttl.\ •'\ ;., (�` /'- '\ ♦��< I / r_ ,�l ��: ./ _ �. ' 1 r• .. �.j/!'�/�/r / i.r ! lj �1,\\��� P�-,`�' `/ t i ,� ,�/I i,\ .,, ti�' -.fey; \ `�/ �--, A, .1 �,I• ♦ r ��. �` , it I�/ .�/ ;l ((.r, Jl' t '/rI!jit' \ ��✓ I .- J, ' •, ✓ \\\ . . `<.;\\ ` '( �-� E` . • .1 �} 412%'\ \ I I�� i /� \: /1•)i'' �'! (: ''/1'1 , �J.� .'„ mac �. ! A. i,7 O '•_. // r� i� 1 ,t eIi ni i�\• �b r 'r\, / �iI'III i, ;//!�-,' i \._'`�i •IliF'\\= , ` / /:^, -O �` I �. •. 1��' f. � �/� c •'4 jl v r /_ p •li�� \‘‘;‘-', 1 l' \ �/, --7/ti, I " \ / \�Y1fN�W7 f�,•'✓. a' �!!)`. ;\ '` r 11��1\' izl��_f a r i1�.r � J \J l;r iI l`�1�\\, ,\%i n•._�11%,.u '\i‘..,, • ,i'(/ ,\ • � , ` QI•�� ..C.\\ _�• \I`; ��1�� \ f• + � ^I�'r _/". g Ir.,]j/ ./r(r ...... �` 111` /+;`// �•;1 ./ ^\• , (LJ„t' rj / fir••r id :♦ `�.�\ .1�>r; � ,'lj .\` `, ��' ��)f �� �� ,R•``� \�11:1+. _ . /�:`,�_/'4)1i/'.- /s\, Q /i/' r/', � lii Vi V:` ` l i••#A-lr ;\\c .`(.\ ,,,,\ '\l ,•,�,`,. ! ''! ( _ `•b (f�' \`'_'\\ � •t•l , /• \ �,� �} pi�� i/r ^��� • •2; „ :1) .1\„`.r. I / 'r • �1�, '� ��+• .``` .r Q . i •r/.•..v/ fr .� ( \. ; ��rY "I t'\ 1 1 t /, ,to '\\ `'� a , : S, .,� , ; I �''il t :i \�`S `_� +.PiO T�1 =\-/ :� ',.// `;��+/� �1'/ i � •\' \ \��F� \ I 1 ) �� �� \fb• T.it. ��-�'�`/ '�� j l��.;\\ i ,5i .\t\J '``` \ /,i. �.�/I I i,1 i� \\.i'--- ,Ig./ //jr �'\ \'�i �' G",(/1 a �,`y...: /• i�_!{ 111:.�• /h,',,\-• .:I``• �\\�...__. r\ \`\\\\w�� l 1/ J/' , ��//'i '/ a" qr:tj �/,�t`'\ ( `^ /f', �j'( i, ��' ,.\ 1� ''' �� .. I t I, // •, �,' i.% \`.,�`\`,�\\,ti J;'. !,'\•: / /-",-� _ 1/� r / \�-_ s\\`• \a' :C .\; 'r 4 ��\ 11 \� / •r ice', 1�• �`'1•'-`-\� \�. •�;//` .�; \ '�-\ l •\.„-....,\,.,, , ,/\j' _. .` a ,' '''' `r'..''= 1' .♦ ,-f\ \• �� �.`\\✓'�� f �' \L.^-''_"; - ,. ✓ % �\ ,L� ice'`� �/ ! `l\ �'�: �,�/ !%�/%�,�.�,'1y /', �,�,� /r J..! �• n\ �} %�� �•. �'\� •�f 4 I �: /~ �j--�.! �'� ://�i'j`\P /' =� /�r \,l'` ' /' -'i ,, : . / /// •• • . � -t -• } // • O• ,/ ,. 1, \ �j--� -\/mob 11 �;. ��� /ii�--�`�Gjj`` s. �a ...�Il-. \`\ \�/• `f�ili�r rif P,' % �.. {i•}-.% L r ,, kF: %�t ...o�``�\.��i�-.r !• \`{��� \�/ ;j�li 1�, \• . _ � • , i. � '���-;/�, �,�;‘• .�\\: es, �' ' rf 1: _ ' , / ✓ / '< '�� 'i�`•.,.��i li ��\t * 1., / '' ;• �. • j / ''•r \ Wk � \ t t!ir//i �, '�/ �f/r�l�,\ �✓•,. � L'\\ �\✓n 1 ��\ ��\\ /j�I ./ o'•/; :" ti'�s �� l t� •/ ti \ --\. � � .!\ \, .,11;` !)r,1; i o\ ;I f % •,;.•. I,.\ ,y, I:rl i; t(.'! I.. ".,1 .�• \ :\l ✓' l� '. ' . �r i-. \ . .„NJ., 1 f iii ': I }� r ' . 1 r! i r' `�ii i +Y �� `t `1: `;;\J ..0 \ /j,i r,t ',' ti,,.; .'!' • i.•a • ��.. _.� • +fig I S % !!. �i 'I ) ��� \J/' .-r. .t. 1 ` ��� -.? q . . y y�,b,�� �f �r ,. -i \� ,piad" 1 i '\��'.-.i;�•\�y •O ( •',i;//!`/ I7 \}�y /•'• .~`• .� ;)-A,~ ti\ � _` /'_ � 3%.d�.!i:•��� , 1 -' -1 '• •'' ll» S^ ..4• %tl' ),!!i'/�i�'. Ir/ / • \� `1-, ;'l 1', -� • �` /// ,j, ' °'rl.. ,y i"r{ 1,y) ;1 r/!'.t' -, ,-- • ��\1 ,. y,%' \ \\ • \,�\.\� �,/ J Q .?'� �- —,a '/''-' /'M- CJ ':'.l 'A e / • 'ice \ W. .r�,.` \ �i,.(/ I).-�- 1 4�' \.\. li. /If.�', i fi.d ,�Q �`"� ,_ �...� \ram .,,,/off �• •`` ■_I \ {.it� !I I '�', _t• i�tr� i•��J �''•,\� . "1' rrl �{I -� // ./ \C Ff/%%�'�•. .± �i� �. \ L�;,� �`. ,at I6'A Yl.^ `. l.' \.`� --.�t :- - Willi 'i , ! tit,.•,,,/ / ,i$,. 'Ql.:111' .--4:-.-''''*". ;‘,;:s ' 1,; ..,•••.' ,..;"- •,;••• .ic•:,,,,,,. ,„/„.,/ / •kit ��` lil, "`.^ r.i ,//rrl� ,ii- '��1 '. ' \✓• .;\ 1 \1 a ;a.'���• ' d1 ' '-.--' , 11,cI1j / t` i� O ..f�\\\ \\\`� `� � i +/''l.//// ' I.'-�j jar:- �� • ',. •I�..'F�.>�` r - \�:'e a� r v 11 � `ir��l'� `(�`t�\ ��.// ,.'� _J+ '(��'( i,\(`� `i !�/ '\r-�1(li � \ \\:/ ,, . lr/�� t ��• j �I -ti //' _ ...,\�- J• �i .\�\\\I _ / i' t i�- il l(-� Q ', •��,,li: \\ J \�,/ ./. ,J •.,, • fr, .t . . ,a_ ,.'//-- F,\`,_ ', / -0 ;•�\, / `'1 t tt•i //� ii��• ;' rrr F►------.-..- .'..,,i.1 QO \ �.\�� `\��' .•�' III(` „It </ \y`---•' �/� •" ••''• �� '•r•�• ---�::� � `•4-4 i' 'i \ . : • ��' ( ��: �► . � , ,,/-p�Pos eta road , to !� /�/� � j�/ �' / -�; %> '%��. � �,,/`} \ ,V.Il�• •„�� (� i a try / • .'Srourn P o 1 • . \�\� //r /� . /,. / �/t11, _ ce. i` � V� I.A. , '; �.r�� ,^ t i. p� ,sit1 •\\ \. /,,. +���, , tr i {���\✓ / J ram\ `� - ` 1. ' `F1'\��` I' \ _\ti" • :,•i)l ,/�. , `;��/ //,=1r \— r,, ;/�;. Nv , \�_� M1 1 �`f �.��t'\ ~•\ `�;r t�: •',• -47 ; o ,; ..1/-•rr• 1' .r�r r` Jr \\� ✓ �/ •,\= \ ��I _y//,r, \\,_,/ � , i �•a• .1�\ �,•II•: f O P OS�� �� ��-r��;; /.: .,;r�,.,_/•.� ` •� . er//` /n.;-Y, O�' t o`�1 i�t -r.r�,�•Ali � l i. /! #1=\ St fe a M C�a$5 f!LI �.� 'I1•', 1 f/1, tint s. • ��1'..' �� Yl�� • ;6�4 0••�';\\ 1. Is �' // :► '�/ a • d'!\;= i i r•J'/�\\\` \ . / ' �'�\\ 'Ail \ter � •,y�•"� .,;i.:•a,: ... V, -/ ,%� , �•�.1,;� \ ii ;r•.we' / :: i j'`~� :` '•V,,_ ..,,', , ��'� ..`t-1�: �:; `'; ;� i1`J ■ ' l i f�. P.I.. ,I \\ t r' \ PROFFIT \....,•/ ( it/f/iir!;'\.- V y /''-i �•, Q'� , 1�.�1;/ (ram. 1' �- /-%.t' I�! �'•?O\ 'Q�i .",11N \ /j'I � \ �/ Q �• ;41, . ```'/��'!�''�j',i'.'\(\`._ /r 'r, \���... •''r f `_�/1 .\� ` r�!•PI _ I f 'i , `,�\ •,_ /. - \•.r'�� ,i T//''L//� ,'/-;"C7 1ti I 11L_�• \ / 1;.0.: .,'r/ r. J 1;;. - • - h!r-� i /%'' 4''..,71;`�: '''.-=',- i' ;i'ii +.I• ,'/� /%z1 r!' .��� '�_ `I'\;. Illr 4I . ; - ^,•' , tt!\`" �7� / /-� /l I,r,.. ., � rid / / ,r t �/^ -- � ';a'���i rr ' •7 pr/r � t/./t � �, �-�.>..�..,�'� /J rL. r, + i i/%..60 144111 i(('r - ,---i.,,....-_--..- 'ti...1r t.p{c�{ \ I •' r,. ;/� �i �i ��'.t'i .�� /iI 0 \11.6ifli+y M(rk(� f 1'v?I _� .� - �. Sj1' _ �1\ -/r \\fit;'` ' -.'�.�� / \ ~a'�.:i��'✓'/`4 I: 1/;, !, , ,,., +;.I,.w+� t -� J • � -- \\: n d e PAD ,:\\ ////,,I,ilr,� ,1,,���'r//�,-''r' 1��^d. �c ,, • ! r.��' rr,• i--��-.�+ j � :` 1/ SFr t j q �` 1_,,. . , �•.. ! r , i r+ , /j •- %+l. ., ',i.1 \ \r : 1 N ,/'ram' ��!). .1� of ' rr :^ ' / JY. It,f'• ,,�?L✓, i• % �r g`Ct/• Q�� Ai``+,t !r �� 5j;7> FJ �j%i,'i%ice ��F�res1 �I��S \ `mil,. i�,/.* 1`�.-% /" `J •- 0 k, i( , a�J _`� q\ , rl,yl ,t(ri f� /�j/ // i a �/\�•/� /� /(c.. `��\-til i \`\ i1,.��\�^` •� ' •� ) ,`�\li "�vr 1 it /, '+}I\\�!(I-�'/' '�/j/'/i•— ,` VV�� �MO��Q W� '� • ,'�/ ,` '`� /vim =� �\:..\'N. , /, ' r` ''�� T11 ? / ./'// i/ _/,! ': /\I Q� 1 '•i II i j i t t i,%! '•• _j a.:`•••F =7 i."r\\ L" f lJ. j �, ,f,, / SCALE 1" = 952' ;, /�,\f�l � ,``��\��,��� 1�' /i;�'��;;� :`\;`'{ �a :r l�` 1,f 1, �,��/ I1 1' -����i/ i ATTACHMENT B ALBEMARLE COUNTY 32 _ N. • _ 3 3 \ �� FONElT LwK �_ Sow I / '\l �V • SCTIONw��3_ 301. 24 X. Z 7g A ) no ;,-r:—"''', —'..;:'''.--_,.. "--'"''" --- .71..11'.•As.ise,,,,, „„___ _ 3.6,11111tri, .4",/ • 6 /40 .,!.., -:-M. 4.10.7.000"... .trill...-; ""4011)".. 44V339-7 : Vriel i 2a\, a. 11111111, 3s sccj '2a0 '� II1fill / eg 33F404•/ 11 ` ,•, ,/ I_ • 3'0scams .°sni- _S a3sn .'s1% `\ 2eN _— ro _A ' i.n \' ', 3 /' 40 37 �� IS 1441//We ../* >C `' \ith, ill � y t 8`•'% �� \J\ I'',' 1F ` 12 V,.1 f 36C 1 \ y7� /• / 41I U IIIIIII' ' ' °8 l 9 ZMA 98-12 \ �� �����III, III)I I FOREST LAKES SOUTH leg `f•\ `.- ` „ \ I j>N 4f , �. � A\ 47 46 �• 'C .-. FIT e4 Jy/^�\ ti s f[i r .tf`• �II \ A. \•�• „ , so % \ \ \\ sBs �� \vie\ �15 C \• © a9 A ��, 82 T/ /, 04 e4, Leo / ` . i1 \ • S7 T �. �3•`.5, 0 e ' /e0 x I i9 ` ��"Fr 1 p\ \ \ �;��.` ` / Sae•sy 72 0, 41\N, : N 1:-.., 930 9,L 9,91.S. i .7111 ' 47 1/1 isk 1%.../ ^. / 24 '''Vt 4 ,......t.,... 4;*'''''' 96(9 3 J A .34.?at, --/"`' \-\\ j -` 1,Y" \ '''•:. ( v9 \ '''''< i4'4 \s N4• lW, 2,3— ;; \`lam ,o,• \\ 93r • •,J4/\''l 930x /s3• e! �7• O 1�/, 23f 1,`�,I " 99 e •4r7 ` tee° t r 3 7 /+/ 233E.-, • 22w " 103 aJ3 •J•J\ r\. — 97 / • 1 zBcl 22 \,/ °x , /"A?6 „7 / • Z i 101 c` 4.1 - OTHIN 15e yP\ 1 -i- , / / (VI 22 C 107/. ' 0 /„ 966 > 4.8 1N< u /• .03 3/ /\'` \ 139 y ? . ..,e/ -----/Th f7.1 71;114.1 ..„6:15,4„; \\,\ 7 - . ..(i •!... \., ........NN 21 • 119 \ 131 • 11 143 \ \\ • �j///,1 147 • • 119i� 12f .' �. \ lti 120 i•t• (I /it /( 91A \_ // 129a \ 146 _` • li ,ram / 1J\141/JI !fiiii/ s2-60 12• �� K 'iii.4 62 SCALE IN FEET CHARLOTTESVILLE SECTION 46 AND RIVANNA DISTRICTS - - -- - - - - - - • • 7. • • . :37.,:f..::::\.. ,, _.).,'",.. lice•...iir...u._tteZ„._:::',,,(,_J71_1/ • • S. • • ••'/ �.,•a,'.9�ai� •� :.��.Ai�— �/�'a! . I+,•\Y.:,\.. s �ill L-4:—.., 'z' : ' ‘.--, 4. k__\114_ -''''\ K:" a `` • rgi 's \� J— �'..�'P y y'� I t' c .3 i, -ram t f ! �,-_ _......./ ..- ,�f�• f = s +'1 Lr.P�'.'a�ar►i, Q'�' ♦,�' l- 'x'/l�!,•�( fit;`► 01 r-:' _7!!i\,r_ ' >t ,� r F. ,� \+ `-��`. / 'vim '1 I(I �I:'•, •• Y \4 !! ,. • � ^t t: �Qat(i It 11.111 1 I G :, (;' ®y`, ,\ - . -'i-\ / \ ��,.,e..,r-:'�//,. Ss� R I I a III-.1-4/111 , '• , ! 1 ] �- v )F) Jr Vliiiiiifft.,',:::•1!,4.„., -Yil. '','Fa .g.1 I:.T, .:, ' ..;„ \kr,. '..‘‘. ' \%,V) ::::'inir , .. 1 rf,. i 12q �oa,Z� '� \,�r� .{,� .11 '•1))J _ /e OO ' Iii; ' .. ---yl'' .- II 1) o�0 4 4 v.- • f `t / OOP % A L.'s.- �4 CO, ES NTT Lr ®�i/ Iti....>;-,:,-,,,----111:1,„,::... „ ;r� �!' / ,,,.... . , , ,.. • . , ,.. _. • / \ . , : , ....- . - -..... ,,,.. ..., „..... ...., , -.., " . ... ,..--„._\ \ .... 1 litliti li.. !/ 1 ° f � >"I r�.� SID .� a�� nI,�L ), \ /'�, \ /,,.. !7• i, �,/�! A•yyam: \` i {♦ . ,." w,� -'_" �.rt..- • [Ir;- �)' d.� "///G [�• ®r�" l..r. 4 / �t� e ',,-:•:`,,' ��.\ w /. ...,a .•. • t , /4 .'41,....'‘,_'-'=• ?,-f--:-•' •:'. s,ta,4,•;1‘, •4,1 ,. ,;.„----'2,„„..-..-:,5.-i,' _, 4,....."'-'2`4-„,,,,,,..44g .,'•---'.44._ z..,i?... lrl{l�•�r. ''t - yl ',�y7t root.I `b',�, _ _ •b\'�.\ W:.. ., ._. .' .,•....,....... N • //. e..,':),_� �• �..� '��. .Tlp. 'STD 1 ;t •�, `�\ `i.L-. , - ,,., JIG / • ;.�` 1 .1, ✓ .-� . �,• L- -, \ r.•_ .‘-,:i.:1 )i + , :4;. C !I _� T I q��� 14, it •�[ �, �S• ...,..;;;-.1.,,, .,.. ,._•..o • �� • , ����•\C�- 1.SIDEG�'TI'. �,, �I�r i.i}�• !! o t� ..... ..`4• :..._ ( \ •,, q,. L \. L• mill , A YF • 'yam:, _ / ''''--.4 - ...._ N'tett( -/•' ....17:. '''' -- -F.-- '....--..1.:'.' • t•-•'-..W'x/.1 >..j•L ''''- 731; . •1‘,4.%,\ -47eiro..,.." --' ''•"."----;...... ,11...,Alle .„,/ ., \ ,\-\ • ,..,,,,,:::....... ....... .- .,•-•4,....--1-,1..::. .,.,...):,,:if !...,:i.::i \i .:t. ....11:717,,,,_,,,...:',,,i.:.:,:,,!:.:,,,,,.790 '. -I j. ', s• ..)--1 I. ' '1 .;, x,,,. •.,...., , . ....,,mi.-....i4 -- -::: s. Q. . , . ..-.- -5--_-_-A00041,/„,- " , ,... , ,,,e0...-4.• ,i`, •-iNtiii1S.,_.• • k•1..-i*Iir---•. ..• .. , _ ;Lbw f \ 11. •��r e%� 010. -! r i.�pil y•p:� rv_' -._.;--•:-.. b ., .;,'id�x 6 "( t4 : -�_ `�• 1 � - 1. S i •.�; - �:� y,� `1gt6gC/» 1 7i°C� _ _ 'o v. �' �iR, /Oir. T;r t \ ; {11 u. �5� rt 11.1 1 ` •�I��f� /�" - .= � • •r' �1F� ��,F il� h E�-0 � ( s: •Ei �' ' a` fi„ 1 -`,/ ! �� 1C ISIgr Aii //i • :" ' � I SS.Of-1'�� - Y .r^ 4 ` 'r` u r \�' )) 1 �,V II .A D ti S /, II ti. ''' �:iVAte'lliiv •; '.-1�,!`,f` �'.` .,„, ,,_,. • 11.,( [..• \• l_ _ /` - ENS L{/ /f r•a U: ��! �1 , }� /' .d+. _• p . - iiL:~ �!' . .Jl�q )IIlG! 4.1 f -3'\ 1i'' / 6;.,-, ((1\ '] I ,4.'•'t' ,I. JC m.s .-.A ) iyviol 1 :r•1/ / ,,rrr ' a:je r:'. t - :t� \\\:'• { II\' �r 7 Q ') 4 ( , '��G ,u. aRw �H +n. - '1+ '' ,I,,• l•. / •Ix�-`,../t�/ a s .11�11 m �{ ' . '! - t •l . ,' f ,1 n1 ( �' ,(�(`)��j('I j f 1� '/.k'i ' f r 1 ) 4/J r. �, L�l . r M. 1( �r _;,A � 1 �:, '' ;rr 1:gi . � v „i E1(l�l J,l. `. i" ti!;lr �r�4L,.; ` :_ ��rr)))) •. / T ,;;' `.,' ,. ' ,,el:. )1)� 1 1 a f1�,>/ �,i� ,,,7 p 7 Jr. )11)\)�.. J! . •.:...• ���''71 �/�y:.� -�„ , .P a��Or4 °c•��"'i 1]7 J l ',t .11 J4`...�`_•:. [s �,r- iT . �'<or g I I \ G4 z S e d.,6 C;+L.*�0.. T 44 1 \, -e -'67' /� / \ , I •1 '.-- N�Q y:`i R,I a 4 t90# _ q\ • \,- ire,•' F•, t/ a m vq 41 1 I :te a ':k,..1. r.wives. "� �N'4�, "� •• .I)q1{\l p l' � k"'� aL,' a► ,- /.,. 1 a e� is"ri�/► w...> ..'1K� � y7rrs,, I � -\\ p :- ~ � .' ". ,„ , , " . � + a . 4122tAQ, 7 gy ,4 � . > � , a �,., \ 1 -? �'� �i ✓ "' i ,,,a „, . - ,� ,ii,.-.......00,i,,,..i.v.,,,,,,, , ....,iiii,,,,,%.,,,i., ,,,,,,,,,,,,,,z... .m.,..,,.- .- ..; ..„. ___ , • � @ • / day,j/44°c"" ' / � ` ` R _ ••, . . . �.(Xpr ,.� fit. R 14 .`-41 .r=� ,4 T ��/��: a `� ;` ) ). '� ,,.. ` 4(0.. 1`` ' `1 -tip -, . y 1 {M . ;r.7� '. •..-- -- 1 �y Is',/✓.tea .� oer:p. I -.I - �/ ./ N3ta of 1 I f}Q lC� Z"?• i:��- ;/ l dor ... ,,,,,., •E�% �i�` s,L .1'___-�� ,,,`TM--'�•,,9 .•\\ �i'i¢i,, tit s - �•i ���. ----er"-ex,.,''',,19'.; •' '• J .W;;;-1 _ ...OlibithitA,-Ir----.' k.1:::::-''''-2,: -•'r...-..-7.g,7,,, ,II' #117 414'1e _�..vet•' 4 1 \ Yto "�^., :1 .. -s � � �' '�'!� 1. "'SM lif----, -44......4 ioNg tpv-- :1 litlet --: -a-i--- � .: Art --;' '''._LI ti, !d .,,q. .l \.I • ;% qx<wwcL a�� � �� . der i\•' . • ""rls • - 8,: ..14'TOlk \._- "�i �cf '.� "*.;.:• ' .�c -.' .! rr'i�i.•3"^� ."_.... ..o , ,.• iii li- �� iiiik.„.4...AIN4r., �j'nti y � ^re .... ..� LEGEND �.ry w PREPARED FOR: FOREST LAKES ASSOCIATES MASTER PLAN ( I RESIDENTIAL P.O.BOX 5207 CHARLOTTESVILLE,VIRGINIA 22905 PUBLIC SERVICE 1 0004)979-9500 COMMERCIAL/ OFFICE l .,• PREPARED BY: Npt,: 1) ite. 1 /& rkill1VF1201461. AIM/ A /� GLOWER ANG/IANTES,1Nc. 1',11��,��� nn��,��yj,��..�1q I � OPEN SPACE/ROADWAYS , / •� LAND PLANNING/LAiNOSCAPE ARCHITEC .�►•, ta( w 1t��y1 w Tln �y IK/r,, \\ P.O.BOX 29349 IV I�G NCGOr-y./Al1� I l RECREATION r `,y��.17� • RICHMOND,VIRGINIA 23229 (J OV61,494r5 • (804)74,-7159 CONSULTANTS • RED JOB NUMBER:S. 45 109 DATE JUKE 5.1BB1 ROUDABUSH,GALE&ASSOCIATES,INC. Z, 4` REVISIONS: .1097 4Qj `Y'1 ENGINEERS,LAND SUDVEYOflb I 121 •'t•• E N•NEERS,,LAND ROAD {Y/, CHARLOTTESVILLE•VIRGNUA 22001 ..•y SOREST LS E P.O.B]]-0205 • BIOIIABITATS OF VIRGINIA,INC. �� \ �y WM MIFER�a P.O.00% B]•B Il RICHMOND VIRGINIA 23220 o (BOr)]50-1082 VICINITY MAP 2c.W/-alb SOUTH B SHEET ALBEMARLE COUNTY,VIRGINIA 4�, ®__ ATTACHMENT D �rRctrn� COUNTY OF ALBEMARLE Department of Engineering&Public Works MEMORANDUM TO: Elaine Echols, Senior Planner FROM: Glenn E. Brooks, Senior Engineer c-eS DATE: 13 August 1998 RE: Spring Ridge, floodplain crossing for entry road, special use permit The special use permit application for a stream crossing in the floodplain received on 31 July 1998 has been reviewed. A field visit to the site was made on 11 August 1998. This area is a low, flat, wooded stream valley with many mature poplars, heavy undergrowth and some low lying wetland areas. Attached is a topography sheet showing the approximate alignment of the proposed road and a descriptive sketch of the existing stream valley cross-section based on field measurements. The stream is a perennial tributary to Powell Creek. It receives flows from Lake Hollymead as well as the lakes in Forest Lakes North. The upstream dams provide significant attenuation of the flows in this stream. This has probably reduced the frequency with which this stream overtops its banks. The banks vary significantly, from sharply cut outside bends to low sediment deposited inside bends. The stream is very sinuous at this location. The applicant is proposing a roadway across this stream valley with a culvert in the stream channel. Fill will be placed in the floodplain to raise the road elevation high enough to remain dry during flood events. A preliminary road alignment submitted by the applicant (attached) indicates maximum fill depths of 10-15'. With 2:1 slopes this will create a disturbance approximately 60' wide at its widest. The floodplain in this area has been determined by FEMA with a detailed study, and a cross section has been provided at the approximate stream crossing location indicating flood levels at contour 400'. In addition, wetlands have been identified near the stream crossing location as noted on the attached topography sheet. Note that the applicant is proposing to take the road around the identified wetland area, and has indicated a desire to conserve this area. Affects to the stream and floodplain are anticipated to be a constriction of flow at the culvert, and the disturbance of clearing and fill for the road. The flood level must not increase with the development, according to Zoning Ordinance section 30.3.3.2. The applicant has indicated that it is possible to achieve this by modifications to the outlet structures at Hollymead Dam, or in Forest Lakes, as well as installation of a large enough culvert at the crossing. The disturbance of the forested stream buffer area must be mitigated by a mitigation plan according to the Water Protection Ordinance. Mitigation proposals have not been made. Usually, these take the form of plantings along the roadway and stream banks, and additional erosion control measures during construction. One possible affect of a culvert placed in this winding channel, which straightens the portion of the stream through the crossing and prevents that section of channel from shifting, is a long term downstream of excessive erosion in the aownstrea... bends in the channel as the stream morphology compensates for the energy of flow through the culvert. This can be mitigated somewhat by careful placement of the culvert and upstream and downstream channel bank protection. From an overall development standpoint, there would be less impact to stream buffer areas by locating the primary access road from Proffit Road, or from Forest Lakes North. However, this does not appear possible given the parcel boundaries. Based on the review above, the Engineering Department recommends approval of the stream crossing and fill in the floodplain as proposed by the applicant, with the following conditions: 1. [32.74.3, WP Ord.] Engineering Department approval of an erosion control plan. 2. [Dept. Policy] Engineering Department receipt of proof of compliance with State and Federal agencies regulating activities within jurisdictional streams and wetlands. This will include correspondence with FEMA for changes to floodway or floodplain. 3. [Water Protection Ord.] Engineering Department approval of mitigation plans. 4. [30.3.3] Engineering Department approval of culvert crossing plans and hydrologic and hydraulic computations demonstrating no increase in 100 year flood levels. Please contact me at your earliest convenience if you have questions or require additional information. GEB/ Copy: ZMA-98-013 SP-98-? File: spridgex.doc r r . , f ' r , o. p0+1, 111 ►,` y , 00+0Z 00+61 �' 1, A ,, :— -a'4.1 — — a tA C Cc . ; - - — — — -r— a • -ate— -w -ao / -_�- D � --— - - _ T Sji ! _ _ _ _ _, —.�— � — — / , - - — — : • q VI_ IdtL ^� - --- -- ---- , --y .4114 / , r ,- 1 \ • ___ _ - _ — % — �� `� —T __ --- ———— --4A lf1`� — . • ' . � — E- --� � ! — ---- ( . . , . , I , I - ,-, -yr.cisD ' -.4.—, "7" --t------- _ADS - / — _— — n CA e / --, i� — —— — -- -- 11 �f „ --�- - — - - -31. I' - go t , — ..--- , .—..--_ . of , — , ... r r t r — _ �.._ r— — T' I , .—r r r Y ,- 'Y '1. L• --.•.. ...+T- '{ ', .•.,.�• H ^— . ` I. :-,•... .. . • �•,.• ��� _^' ? .� tt 7v t' 1. • 1. 1 t 1 'r 1} . ..t ii . . . ` .: .0 Ir..�t L: �. , 1 ,- l 1 j AL, 4 �`� COUNTY OF ALBEMARLE Department of Planning&Community Development MEMORANDUM TO: Planning Commission FROM: Elaine K. Echols, AICP Senior Planner DATE: October 22, 1998 RE: Relationships between requested zoning actions for Springridge: ZMA 98-12, ZMA 98-13, and SP 98-46 * * * * * Attached please find staff reports for Springridge PRD rezoning (ZMA 98-13), Minor Amendment to Forest Lakes South Application Plan (ZMA 98-12) and a Special Use Permit for a stream crossing over Powell Creek (SP 98-46) to allow access into the Springridge parcel (the "Brown"property). Approval of ZMA 98-12 and SP 98-46 is required for ZMA 98-13. Approval of ZMA 98-12 and SP 98-46 is required for any by-right use of the Brown property. The applicant has requested approval of ZMA 98-12 and SP 98-46, even if ZMA 98-13 is not recommended for approval. Separate actions will be needed on all three of these requests. Please consider these relationships when you review the attached reports. Thank you. C:I BACKUPI WPI ZMAI PCMEMOZM.SP