HomeMy WebLinkAboutSP200700058 Staff Report Special Use Permit 2008-04-22COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2007-58 SOCA Fill in the
Staff: Elaine K. Echols, AICP
Floodplain
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
April 22, 2008
May 14, 2008
Owners: Belvedere Station Land Trust; Robert M
Applicant: Chris Schooley with Stonehaus
Hauser & Stan C Manoogian Trust
Development
Acreage: Approximately 12 acres
Special Use Permit for: Request for fill in
the floodplain for soccer fields in accordance
with Section 30.3.5.2.2.3 of the Zoning
ordinance
TMP: portions of 62-2C, 62A3-1, and 62-213
Conditions: Yes
Location: At the end of Belvedere Drive (currently
under construction) off of East Rio Road.
Existing Zoning (of all parcels) and By -right use:
Magisterial District: Rivanna
R-4 (4 units/acre) and Neighborhood Model District
(residential [3 — 34 units/acre] mixed with
commercial, service and industrial uses); FH Flood
Hazard Overlay District — agricultural, recreational,
and utility location uses which will not pose a
danger to life or property in the event of a flood
Comprehensive Plan Designation:
DA (Development Area): X
Neighborhood Density Residential — residential
RA (Rural Area):
(3-6 units/acre) and supporting uses such as
religious institutions and schools and other small-
scale non-residential uses.
Factors Favorable:
Factors Unfavorable:
1. No impact to neighboring properties is expected
1. There are no factors unfavorable.
as a result of this special use permit
2. No increase in flood levels will result from the
construction of the access road or fields.
RECOMMENDATION: Staff recommends approval with the conditions.
STAFF PERSON: ELAINE K. ECHOLS, AICP
PLANNING COMMISSION: APRIL 22, 2008
BOARD OF SUPERVISORS: MAY 14, 2008
SP2007-058 SOCA Soccer Fields at Belvedere
Applicant's Proposal: SOCA (Soccer Organization of Charlottesville Albemarle) has requested
permission to do grading in the floodplain for cut and fill, to create 5 soccer fields and associated
parking adjacent to the Rivanna River in the Belvedere development. The location of the
proposed fields, parking, and accessway to the fields is shown in Attachment A. A proposed all-
purpose building outside of the floodplain is also shown on the plan which is an accessory use to
the soccer fields. The all-purpose building will have storage, restrooms, and a small concession
area.
The fields would be accessed by a drive from the end of Belvedere Lane. This drive would
extend past the driveway for the Levenson property (Tax Map 62 Parcel 2A) and down the hill to
the floodplain. The accessway is not part of the special use permit application except where
grading will take place in the floodplain for access to the parking lot. The majority of the
accessway is outside of the floodplain in an area reserved by the applicant for the Northern Free
State Connector Road, should the County decide at some point in the future that such a road is
desired at that location.
Petition:
PROPOSED: Fill in the floodplain for 5 soccer fields
ZONING CATEGORY/GENERAL USAGE: R-4 (4 units/acre) and Neighborhood Model District
(residential [3 - 34 units/acre] mixed with commercial, service and industrial uses); FH Flood
Hazard Overlay District - agricultural, recreational, and utility location uses which will not pose a
danger to life or property in the event of a flood
SECTION: Section 30.3.5.2.2.3 of the Zoning Ordinance which allows for fill in the floodplain
COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential - residential
(3-6 units/acre) and supporting uses such as religious institutions and schools and other small-
scale non-residential uses in Neighborhood 2.
ENTRANCE CORRIDOR: No
LOCATION: at the end of Belvedere Drive, adjacent to south bank of the South Fork Rivanna
River
TAX MAP/PARCEL: portions of 62-2C, 62A3-1, and 62-213
MAGISTERIAL DISTRICT: Rivanna
Character of the Area: The area surrounding the floodplain is currently undeveloped; however,
construction activities are taking place adjacent to the floodplain area in association with the
Belvedere development. Across the floodplain are low density residential uses and undeveloped
land. (See Attachment B.)
Planning and Zoning History: In October 2005, ZMA 04-07 Belvedere was approved as a
Neighborhood Model District which allowed for 775 units and a small commercial area. Since
approval of ZMA 04-07, There have been at least 21 subdivision plats have been approved,
primarily as boundary line adjustments and easement plats. Because of their number, they are
2
not all listed here. Zoning for the parcel and they are shown in Attachment C.
Comprehensive Plan: The Comprehensive Plan shows this area as Neighborhood Density
Residential in Neighborhood 2 (see Attachment D). The Open Space Plan shows the area under
consideration for the soccer fields as Major and Locally Important Stream Valleys and Adjacent
Critical Slopes. The Greenways Plan shows the area for a greenway which was proffered with
the Belvedere rezoning.
STAFF COMMENT:
31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding
by the Board of Supervisors that such use will not be of substantial detriment to adjacent
property,
Although it is not shown clearly on the plan, according to the County Engineer the floodplain
increases appear to be minimal such that placement of fill in the floodplain should not have a
significant effect on the floodplain limits or elevations at this location or in downstream areas.
The fields are located in an area of FEMA detailed study, and a Letter of Map Revision (LOMR)
may be required. At this juncture, there is no specific information regarding FEMA acceptance of
these changes, but, staff does not anticipate issues related to receiving a LOMR.
that the character of the district will not be changed thereby,
The Neighborhood Model District and the Flood Hazard Overlay Zones are the zoning districts in
which the fill would occur. The Belvedere Code of Development allows for athletic fields by -right
at the location shown in this request. Because the floodplain increases are expected to be
minimal, there does not appear to be any change in character of the Flood Hazard Overlay Zone
at this location.
Regarding the Belvedere Neighborhood Model district, though, the disturbance of the floodplain
will affect a portion of a 700' -long section of dry-stone wall bounding the inner edge of the
floodplain west and northwest of the proposed flood plain fields. This wall was identified in the
Phase I Archaeological Survey and Geoarchaeological Investigation in Two Portions of the
Belvedere Development Property, Albemarle County, Virginia dated February 6, 2008, which was
proffered as part of the Belvedere rezoning. The proposed driveway to the fields will cause
removal of a portion of the wall and proposed disturbance in the floodplain for the fields could
further negatively affect the wall which is noted as an archeological resource. For this reason,
the Design Planner has recommended that the portion of the wall not disturbed for the driveway
be preserved. Also, the Design Planner recommends that further archeological testing take place
in the areas to be disturbed for the fields. If artifacts are found, the Design Planner has
recommended that the applicant provide a plan for treatment prior to additional disturbance.
that such use will be in harmony with the purpose and intent of this ordinance,
The Flood Hazard zoning has the purpose and intent of restricting development in the floodplain
which may result in danger to life and property, public costs for flood control measures, public
costs for rescue and relief efforts, soil erosion and sedimentation, pollution of water resources,
and general degradation of the natural and man-made environment. The Flood Hazard Overlay
Zone allows for recreational activities such as playing fields by -right. As such, they are
considered to be consistent with the purpose and intent of the district. Grading for the access
I
road, parking lots, and fields will not substantially increase the floodplain elevation which is also
in keeping with the Flood Hazard Zone.
with uses permitted by right in the district,
As previously stated, recreational uses resulting from this special use permit are allowed by -right
in the Flood Hazard Overlay District. The Belvedere Neighborhood Model District also allows
recreational uses. The fill activity is not expected to affect the permitted residential uses in
Belvedere or the Flood Hazard District.
with the additional regulations provided in section 5.0 of this ordinance,
There are no supplementary regulations relating to the placement of fill in the floodplain in
Section 5.0 of the Zoning Ordinance.
and with the public health, safety and general welfare.
The County Engineer has reviewed the applicant's proposal and provided the following
information. The floodplain is at elevation 356. The proposed fields and access are as low as
elevation 332. The flood analysis report indicates a flow of 10,000cfs will reach the level of the
fields. A return interval was not estimated. Using the NOAA data for 24 hour precipitation for
different interval storms as a guide, it would appear that the return interval is less than a 2 year
storm (in order to reach half the flow of the 10 year interval). This is important information to
consider. This means the fields can be expected to flood as frequently as every couple of years.
A brief comparison to the existing soccer fields on Polo Grounds Road: The fields are at
approximate elevation 345', and the 100 year flood is at 359', a flooding depth of 14 feet. The
proposed fields at Belvedere are at elevation 336', and the 100 year flood is at 356', a flooding
depth of 20 feet.
It is recommended that the timing of the flood stage during the expected rainfall amounts be
estimated, so that the managers of this facility can be aware of the flooding danger, and can
reasonably watch and be prepared for rainfall events which might impact them.
SUMMARY:
Staff has identified the following factors, which are favorable to this request:
1. No impact to neighboring properties is expected as a result of this special use permit.
2. No increase in flood levels will result from the construction of the access road.
Staff has identified no factors which are unfavorable to this request for fill in the floodplain.
RECOMMENDED ACTION
Staff recommends approval of the request with the following conditions:
1. The fill in the floodplain shall be as shown generally on the plan entitled, "Belvedere SOCA
Special Use Permit: Flood Plain Fields" prepared by McKee Carson and last dated March 25,
2008.
2. If required by the Federal Emergency Management Agency (FEMA), the applicant shall obtain
1211
a map revision, letter of revision, or letter of amendment. The County Engineer shall be
copied on all correspondence related to changes to the floodplain.
3. Army Corp of Engineers, Virginia Department of Environmental Quality, and other necessary
state and federal agency approvals must be obtained prior to issuance of grading permits.
4. Natural Resources Manager approval of a stream buffer mitigation plan prior to the issuance
of a grading permit prior to placement of any fill in the floodplain, and County approval an
erosion and sediment control plan prior to the issuance of a grading permit for placement of
any fill in the floodplain.
5. The 700' -long section of dry-stone wall bounding the inner edge of the floodplain west and
northwest of the proposed flood plain fields as identified in the Phase /Archaeological Survey
and Geoarchaeological Investigation in Two Portions of the Belvedere Development Property,
Albemarle County, Virginia dated February 6, 2008, shall be retained and preserved. The wall
shall be clearly identified and labeled on the plan of development. The 50' at the northern end
of the wall may be disturbed for the proposed road construction as currently illustrated on the
plan. The stone that is disturbed by the road construction shall be used to repair remaining
portions of the wall or to extend the wall at its south end. A plan detailing the proposed re -use
of the stone shall be submitted for review and is subject to the approval of the Director of
Planning prior to the commencement of road construction. Methods for protecting the
remaining wall during construction and for preserving the remaining wall following
construction shall be submitted for review and are subject to the approval of the Director of
Planning prior to the commencement of road construction.
6. Additional archaeological testing, as recommended in the Phase /Archaeological Survey and
Geoarchaeological Investigation in Two Portions of the Belvedere Development Property,
Albemarle County, Virginia dated February 6, 2008, shall be conducted to more fully assess
the extent of cultural resources in Area B of the Belvedere project area. Based on the findings
of this additional testing, additional archaeological studies and/or treatments may be required.
The additional testing shall be conducted by a qualified archaeologist who meets the
qualifications set forth in the Secretary of the Interior's Professional Qualification Standards.
Additional studies required as a result of the findings of the testing shall be completed prior to
disturbance of the site. Treatments required as a result of the findings of the testing shall be
outlined in a treatment plan that is subject to approval of the Director of Planning.
ATTACHMENTS:
A — Plan entitled, "Belvedere SOCA Special Use Permit: Flood Plain Fields" prepared by McKee
Carson and last dated March 25, 2008
B — Location Map
C -- Zoning Map
D — Comprehensive Plan Map
5
SP 07-58
SOCA Fill in the Floodplain
Fill in
Floodplain
Area
Site for Recreational
Field use is zoned
NIVID
Proposal
Grading/Fill in the Floodplain for
• 5 Soccer Fields
• Associated Parking
• Accessory: All-purpose Building and
Driveway to the site
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Factors Favorable
• No impact to neighboring properties is
expected as a result of the SP
• No increase in flood levels will result from
construction of the fields or access road
No Factors Unfavorable
Recommendation
Approval with the following conditions:
1. The fill in the floodplain shall be as shown
generally on the plan entitled, "Belvedere SOCA
Special Use Permit: Flood Plain Fields" prepared
by McKee Carson and last dated March 25, 2008.
2. If required by the Federal Emergency Management
Agency (FEMA), the applicant shall obtain a map
revision, letter of revision, or letter of amendment.
The County Engineer shall be copied on all
correspondence related to changes to the
floodplain.
3. Army Corp of Engineers, Virginia Department of
Environmental Quality, and other necessary state
and federal agency approvals must be obtained
prior to issuance of grading permits.
4. Natural Resources Manager approval of a stream buffer
mitigation plan prior to the issuance of a grading permit prior
to placement of any fill in the floodplain, and County
approval an erosion and sediment control plan prior to the
issuance of a grading permit for placement of any fill in the
floodplain Natural Resources Manager approval of a stream
buffer mitigation plan prior to the issuance of a grading
permit prior to placement of any fill in the floodplain, and
County approval an erosion and sediment control plan prior
to the issuance of a grading permit for placement of any fill in
the floodplain
5. The 700' -long section of dry-stone wall bounding the inner
edge of the floodplain west and northwest of the proposed
flood plain fields as identified in the Phase I Archaeological
Survey and Geoarchaeological Investigation in Two Portions
of the Belvedere Development Property, Albemarle County,
Virginia dated February 6, 2008, shall be retained and
preserved. The wall shall be clearly identified and labeled on
the plan of development. The 50' at the northern end of the
wall may be disturbed for the proposed road construction as
currently illustrated on the plan. The stone that is
disturbed by the road construction shall be used to repair
remaining portions of the wall or to extend the wall at its south
end. A plan detailing the proposed re -use of the stone shall be
submitted for review and is subject to the approval of the
Director of Planning prior to the commencement of road
construction. Methods for protecting the remaining wall during
construction and for preserving the remaining wall following
construction shall be submitted for review and are subject to the
approval of the Director of Planning prior to the commencement
of road construction.
6. Additional archaeological testing, as recommended in the Phase
I Archaeological Survey and Geoarchaeological Investigation in
Two Portions of the Belvedere Development Property, Albemarle
County, Virginia dated February 6, 2008, shall be conducted to
more fully assess the extent of cultural resources in Area B of
the Belvedere project area. Based on the findings of this
additional testing, additional archaeological studies and/or
treatments may be required. The additional testing shall be
conducted by a qualified archaeologist who meets the
qualifications set forth in the Secretary of the Interior's
Professional Qualification Standards. Additional studies required
as a result of the findings of the testing shall be completed prior
to disturbance of the site. Treatments required as a result of the
findings of the testing shall be outlined in a treatment plan that is
subject to approval of the Director of Planning.
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Boundary Line Legend
SUP Notes
THE PARCEL IS LOCATED IN THE BELVEDERE NEIGHBORHOOD IN THE FLOODPLAIN ALONG THE
PROPERTY BOUNDARY/ROW __
EASTERN BANK OF THE RIVANNA RIVER OF THE APPROVED COMMUNITY. THE PROPOSED
REZONING BOUNDARY
FIELDS WILL SERVE SOCA, BELVEDERE RESIOENTS. AND INVITED GUEST USERS,
SPECIAL USE PERMIT BOUNDARY .... ..... - .. ...... ......................... ....
THE SHE IS BORDERED BY BELVEDERE PHASE THREE TO THE NORTHEAST, THE CSO RAIL
100 YEAR FLOODPLAIN ........ __..._............... _—._._.._.._._.............
LUTE 70 THE SOUTH. THE RIVANNA RIVER TO THE VIES(, AND A PARCEL OWNED BY
100' STREAM BUFFER _______________
BELVEDERE STATION LAND TRUST TO 1 H SOUTHEAST.
1. AREA SHADED IN LIGHTER GREY IS ZONED R-0. THE REST IS ZONED IIMD,
THE PROPERTY IS LOCATED IN TME DEVELOPMENT AREA,
2. AREA HATCHED REPRESENTS IDDSTREAM BUFFER (CONSERVATION AREA)
THE PROPERTY IS BEING DONATED TO SOCA BY THE BELEVDERE STATION LAID TRUST. THE
0. BELVEDERE LOT LAYOUT IN THE ADJACENT PROPERTY IS SUBJECT TD CHANGE
PHYSICAL IMPROVEMENTS WILL BE CONSTRUCTED WITH SOCA FUNDS.
IKE PURPOSE OF THE SPECIAL USE PERMIT IS 10 REQUEST APPROVAL TO ALLOY( FOR CUT
AND FILL IN THE FLOODPLA01. WHICH WILL ACCOMAODATE A PROPER PLAYING SURFACE FOR
SOCA PARTICIPANTS, ALLOW A SAFE ACCESS ROAD 10 THE FLOOD PLAIN AND PROVIDE
NECESSARY PARKING
PROPOSED FACILITIES, USE AND HOURS OF OPERATION.
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THE PROPOSED PROJECT AHD RELATED INFRASInualURE WILL INCLUDE.
1 1HERE WILL BE THREE FULL SIZE FIELDS EACH FIELD'S DIMENSION IS TOB' X 72'.
Y
P (MERE WILL BE TWO LNG FIELDS. WHICH ARE SMALLER FIELDS FOR YOUNGER
PARI ICIPANTS EACH FIELD'S DIMENSION IS 60' X 40'.
D THERE WILL BE PARKING PROVIDED FOR EACH FIELD. PLEASE SEE THE SUPPLEMENIAL
TRAFFIC AND PARKING DOCUMENT ATTACHED.
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lt'y 1VlAp CONTEXT PLAN 01
•♦ V \ ` / / j//'"f' NIS CONATIONS PLAN 02
ENTRANCE ROAD PLAN • PROFILE 03•05
SPECIAL USE PERMIT CONCEPT PLAN O6
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1. VWGllllq DFPARIMENI OF TRAIlSPDRiATIDN IVpOTI ROAD ANO BRIDGE SPECIFICAlI0N5, DATED 2001 IIF1� ENISIING� LReerpe w Inn Ino re -Donee R�4 psl,i[I one on Ino some e 1 I weetner ,.w _ .. ,� '-'♦,:�.,,'
2. VIRGINIA DEPARTMENT OF TRANSPORTATIONIVDOIIROADANDBRIDGESTANDARDSDAE 1. IX�in.....lulu'w.nolEellpciieE[wlinnul�pnilCapaiepr°rPNwRer�owlznelnT Naespl <. f -n'• .:;;:•_.,, ,...;•. �,.�•,, \: ;<.i:
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- - - _ . . _ _ _ _ _ PROPERTY 1 BOUNDARY LINE
- - - - - - - - - - - - - - - - - - - - - - -SETBACKLINE
----- ------------_-- ---- -------REZONINGLINE
STUDY AREA : Total acreage _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 112,19 oc
CRITICAL SLOPES : Total Acreage- . - - _ _ _ _ _ _ _ . 25.58 ac (23% of study area
CRITICAL SLOPES : Total Disturbed _ _ _ _ _ _ - .47 ac 11.8% critical slopes distrubed)
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