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HomeMy WebLinkAboutSDP199700138 Executive Summary 1998-03-24 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: Seminole Commons at Forest Lakes AGENDA DATE: ITEM NUMBER: Critical Slope/Cooperative Parking Request (SDP 97 - March 24, 1998 138) ACTION: INFORMATION: SUBJECT/PROPOSAL/REQUEST: - Request for a waiver to allow grading on critical slopes [4.2] and CONSENT AGENDA: Yes cooperative parking [4.12.4] in conjunction with a site ACTION: Yes development plan to construct one retail structure and one INFORMATION retail/storage structure totaling approximately 28,000 square feet, on two parcels of land consisting of approximately one ATTACHMENTS: Yes acre each, zoned C-1 (Commercial), EC (Entrance Corridor), and AIA(Airport Impact Area). These parcels, described as REVIEWED BY: VWC Tax Map 32, Parcels 37A and 37A1, are located in the Rivanna Magisterial District and designated for Regional Service in the Community of Hollymead in the Comprehensive Plan. (Attachment A) This petition is being reviewed concurrently with ZMA 97- 10 and ZMA 97-13, zoning map amendment requests to change the existing C-1, Commercial,to HC, Highway Commercial zoning. STAFF CONTACT (S) : Susan Thomas BACKGROUND: The applicants are requesting a waiver to allow grading within an area containing critical slopes [4 . 2 . 3 . 2] and approval of cooperative parking [4 . 12 . 4] . The Site Review Committee reviewed the preliminary site plan, and identified the need to obtain the waiver and parking approval . DISCUSSION: Critical Slopes Section 4 . 2 . 3 . 2 of the Zoning Ordinance restricts earth disturbing activity on critical slopes, and Section 4 . 2 . 5 . 2 allows Planning Commission modification of this restriction upon finding that strict application of the restriction would not forward the purposes of the Zoning Ordinance . These parcels are presently zoned C-1, Commercial . The applicants have applied for HC, Highway Commercial, zoning (ZMA' s 97-10 and 97-13) with a recommendation from the Planning Commission for approval . The rezoning requests are scheduled to be heard by the Board of Supervisors on April 15 . The areas of critical slopes (greater than 25%) occur at the center, front, rear of the site, and only if the restriction on grading is approved can the site be fully utilized. As previously mentioned, this property lies within a designated development area, and although some areas of critical slopes occurred naturally, at this point the site has also been disturbed significantly by highway construction in the area . Thus, any additional visual impacts from the requested grading are antiL_Lpated to be minimal . No adverse impacts from the proposed grading have been identified by the Engineering Department (Attachment B) , and thus staff can support the applicants' requests (Attachment C) . Cooperative Parking The site plan is designed to allow circulation throughout the site by sharing parking and creating a travelway in front of and behind the proposed buildings . Staff and the Planning Commission have supported this concept since it is allows for the ingress-only entrance design on the Valente parcel (37A) , reflecting (at least partially) the Comprehensive Plan' s recommendation for limited access points to Route 29 North in this area . Similarly, in proffering the ingress-only to Parcel 37A, the applicant has agreed that said ingress shall be the only access from 29 to the parcel to the south (41A, under the same ownership) . Thus, a cooperative parking arrangement on the Shields and Valente parcels creates a connecting travelway among the three adjacent parcels (37A1, 37A, and 41A) , lessening the impact to 29 as well as enhancing circulation on site . RECOMMENDATION: Approval of the critical slope [4 . 2 . 3 . 2] waiver and cooperative parking request [4 . 12 . 4] . Attachments : A) Location Map B) Memorandum from Engineering Department C) Applicants' Requests D) Preliminary Site Plan I: \GENERAL\SHARE\THOMAS\SEMCOM.EXS ALBEMARLE COUNT' ATTACHMENTA 20 illPillir t0-ni rf /....,.....,_ , Of .\ i ,,, _ . ,_ _ ...„_ ir_ ___,- , \, , .....:_____,...___,..• • -- ,..„. . .._ •...„. . -••••4'd i :-....,44N„,.. ..,_._: _....„..._,_ _, , , _�i CNN IS GR CINC sior - _ �i/ / — 11148 300 � / 7 34 `` /,„' ,J / _,•,_ 3.2G)- • 2 / == • '1 1 !14! a° c CAM[LOT �.`` •s - -...... k__ . as C xft\ It .N . .. Y -ryy .I • 84`...'' 4, _ •!. 414/' CS • \ I SI se- II .` 4 49 50 - -L. - iic _ .- - 0 rf 1 N/ T4 „. ......9., .-7. / 3A 96 • — .4 9H 6 ' •� ?, rr..• /22 K • / 'r;' / - 1 2xU T xx\ / P/ ! �9c 4N� 100 a�rti / xxl 3s \ Ui? 19 ti ?.`�, iit Y 9c )) (\ p O { 90111 J[or t�t/r,17►" ? n4 ` \ Isis .ec \1r4 I L. r ie� E y / 23r,NowqA \ v ipI p 22 / r► o NI Alu .iq',/ •i,i Ik 7 I 1e I jxOCNi�/ tft/ � [ . 103xI}{ P1 / T toA t r I 66 ri 4. ts, KC '� 43 ` \‘ ,e .411)0, C NM 22C e . / •>'51t . , \I . i --) 24 / /� alp ,Q\ rOM )i.\ A,"-I .24 / t.� , f . I f. •i/� p SWNNGryc O / 4, ill 4 , ':V.-----=-- • 56 \ / ./. ii:.43 \ i��:� 15-iiaesi:, `1.110N�t0 • .r: • 45 / • .'4 ..; \e y�/ •so; p . .sl SDP 97-138 47 ? , a►f L• S! ? �,�r' ._� Seminole Commons •' ll• ia� -� SGAI(N[UCT WHITE HALL Sc 00 II M •NM .M Hoe . RIVANNA DISTRICTS SECTION 32 ATTACHMENT B xkov 44100 MAR 1 7 i99 COUNTY OF ALBEMARLE Piann { o, Department of Engineering&Public Works � MEMORANDUM TO: Susan Thomas,Senior Planner a Iwl FROM: Andre S.Williams,Senior Engineer DATE: 16 March 1997 RE: Seminole Commons at Forest Lakes- Critical Slope Waiver(SDP 97-138) The request for modification of Section 4.2,to develop on critical slopes,has been reviewed. The critical slopes,in question,encompass an area that consists of the side slopes of a significant drainage swale running along the adjoining property line of the two lots associated with this project,the shoulder of the US 29 south-bound lanes and the sides on a small knoll adjacent an existing structure. The drainage swale conveys runoff from an existing stormwater basin on a mini-storage facility and the surrounding properties to the inlet of a 24"CMP under US 29. The critical slopes,which constitute approximately 28%of this site(2.04 Ac),are currently covered by thick brush, tall grass,and small trees. Below,each of the concerns specified in Section 4.2 is addressed: Rapid and/or large-scale movement of soil and rock Proposed improvements associated with this project consist of placing a storm sewer pipe in the existing swale and backfilling the area to provide a level pad for the construction of two building and associated parking. The installation of the storm sewer system will cover the slopes along the drainage swale and the shoulder of US 29. A drainage structure will replace the pipe inlet at US 29. Also the small knoll will be eliminated. Due to the nature of the filling activity proposed on these critical slopes,no rapid and/or large scale movement of soil is expected. Engineering will require the installation of erosion control measures to prevent excessive soil loss. Excessive stormwater run-off Filling on the critical slopes is not expected to generate run-off volumes beyond what is reasonably expected from developed sites. The increased runoff associated with the construction of two buildings and parking will be collected into a storm sewer system and the areas outside of the pavement will be seeded. Siltation of natural and man-made bodies of water Siltation will be controlled through an erosion and sediment control plan for the project. As a condition to this erosion control plan,the site will be permanently stabilized prior to completion. Loss of aesthetic resource The areas of critical slopes are located along the side slopes of an existing drainage swale,the shoulder of US 29 and the sides of a small knoll. Thick brush is currently located along the slopes of the drainage swale and tall grass covers the shoulders of US 29 and the knoll. Small trees are sparsely located along the slopes. As noted above,the slopes constitute approximately 28%of the area to be disturbed. Greater travel distance of septic effluent The site will be served by public water and sewer. Based on the review presented above,Albemarle County Engineering supports the request to develop on critical slopes as shown on the preliminary site plan received 16 December 1997. If you have any questions concerning this subject,please contact Jack Kelsey or me at 296-5861. ASW/ File:ao&f/SEMCOM.WAV PHONE(804)293-4251 (804)977-0205 .^;©; FAX(804)296-5220 NIIROUDABUSH, GALE &ASSOC., INC. ATTACHMENT C LAND SURVEYORS A PROFESSIONAL CORPORATION ENGINEERS 914 MONTICELLO ROAD LAND PLANNERS CHARLOTTESVILLE,VIRGINIA 22902 DAVID L. COLLINS,L.S. J.THOMAS GALE,L.S. MARILYNN R. GALE,L.S. DIANA P. DALE.P.E.L.S. WILLIAM S. ROUDABUSH,L.S. WILLIAM J. LEDBETTER,L.S. EDWARD D.CAMPBELL III, L.S. November 17, 1997 Agent of Albemarle County Planning Commission C/O Ron Keeler, Chief of Planning 401 McIntire Road Charlottesville, VA 22902 RE: Retail, Office & Storage Buildings TMP32-37A & TMP 32-37A1 (Valente/Shields) Site Plan - Waiver Request For Improvements With Minor Impacts To 25% Slopes Dear Ron: In accordance with County Code Section 32.3.11.4 I am hereby requesting a waiver of Section 4.2.3.2. which prohibits structures and improvements of twenty-five (25) percent or greater slopes. Relative to Section 4.2.5 (modification of regulations) and specifically to area a,b and c under Section 4.2.5.2, my responses are as follows: A.) The alternatives proposed by the developers satisfy the purposes of Section 4.2 to an equivalent degree by reducing the existing steep hillsides to more manageable slopes and eliminating septic concerns by connecting to public sewer. B.) Due to the location of the twenty-five (25) percent or greater slopes on the site and the size and shape of the property in question, the requirements of Section 4.2 would unreasonably restrict the use of the property in addition to the fact the such use requested by the site plan under consideration would not be detrimental to public health, safety or welfare, to the orderly development of the area,or to adjacent properties,or to sound engineering practice. C.) By granting the waiver to fill on these slopes, the public purpose would be better served by allowing the Virginia Department of Transportation to replace the existing 24" drain pipe under Route 29 with another pipe at a higher elevation. This would relieve VDOT of deeply cutting Route 29 to facilitate the impending replacement of the existing pipe. Additionally, the proposed site development will ultimately cause less damaging stormwatcr runoff than the existing condition. On behalf of the applicant your consideration of this matter is appreciated. Sincerely,1111 J7cv4 e . Tom Gale, L.S. /kc .:TW50.UI PHONE(804)293-4251 ©; 2976 20 (804) -52 FAX - 2 11 ROUDABUSH, GALE &ASSOC., INC. LAND SURVEYORS A PROFESSIONAL CORPORATION ENGINEERS 914 MONTICELLO ROAD LAND PLANNERS CHARLOTTESVILLE,VIRGINIA 22902 J. DAVID L.COLLINS, L.S. MARILYNNHOMAS GALA,L.S. R.GALE,L.S. DIANA P. DALE, P.E. L.S. W WILLIAM J. LEOBETTER,L.S. WILLIAM LLIAM S.ROUDABUSH,L.S. EDWARD D.CAMPBELL III, L.S. November 17, 1997 Agent of Albemarle County Planning Commission C/O Ron Keeler, Chief of Planning 401 McIntire Road Charlottesville, VA 22902 RE: Cooperative Parking For Retail, Office & Storage Buildings TMP32-37A & TMP 32-37A1 (Valente/Shields Site Plan) Dear Ron: In accordance with County code Section 4.12.3.2, 4.12.3.3 and 4.12.4 I am hereby requesting that the planning commission review this site plan to allow a cooperative parking provision. The applicants will provide the necessary legal agreements to assure the permanent availability of such spaces as required in Section 4.12.4. On behalf of the applicant your consideration of this matter is appreciated. Sincerely, Sp/. Pz Tom Gale, L.S. /kc .tr.11'n3,A - 592i II tt 8390e)H 3113 I.. 2/2 62 'ltl tlOj HAIM KAI 3iBYINer, / /•i� -. .TgS bL. ain. (ow 3NI, Aivaaona ��. 3:Iv-' ONrpa,►-1nrO` 133Hs .: c�7 71�0t1 3 s11s cD ,L/i / In -- _ / _..__ H _eOptlNb rw.r� - ;s y _ __, `• _ - _s.r�, ,j _ l ✓, J. 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