HomeMy WebLinkAboutSP202100017 Resubmittal 2022-08-03 (3)\TERRA ENGINEERING
AND
LAND SOLUTIONS, PC
2374 STUARTS DRAFT HIGHWAY, STUARTS DRAFT, VA 24477
PH. (540) 337-4591 FAX (540) 337-5291
Special Exception Requests
for
Foster Forge Farm School
associated with
Special Use Permit
in support of a small private school at
2900 Barracks Rd, Albemarle County VA
Prepared by: Elizabeth Anne Wachtmeister Head of School and Terra Engineering and Land Solutions, PC
May 4, 2022
FOSTER FORGE
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Farm School
FOSTER FORGE FARM SCHOOL
Critical Slope Soecla) eXceotion request:
Modification or waiver generally. The Board of Supervisors may modify or waive any requirement as
provided in subsection (b), as follows:
1. Request. A developer or subdivider requesting a modification or waiver shall file a written request in
accordance with section 32.3.5 of this chapter and identify and state how the request would satisfy one
or more of the findings set forth in subsection 4.2.5(a)(3) . If the request pertains to a modification or
waiver of the prohibition of disturbing slopes of 25 percent or greater (hereinafter, "critical slopes"),
the request also shall state the reason for the modification or waiver, explaining how the modification
or waiver, if granted, would address the rapid and/or large-scale movement of soil and rock, excessive
stormwater run-off, siltation of natural and man-made bodies of water, loss of aesthetic resources,
and, in the event of septic system failure, a greater travel distance of septic effluent (collectively
referred to as the "public health, safety, and welfare factors") that might otherwise result from the
disturbance of critical slopes.
2. Consideration of recommendation, determination by county engineer. In reviewing a request for a
modification or waiver, the Board of Supervisors shall consider the recommendation of the agent
as to whether any of the findings set forth in subsection 4.2.5(a)(3) can be made by the commission. If
the request pertains to a modification or waiver of the prohibition of disturbing critical slopes, the
Board of Supervisors shall consider the determination by the county engineer as to whether the
developer or subdivider will address each of the public health, safety and welfare factors so that the
disturbance of the critical slopes will not pose a threat to the public drinking water supplies and flood
plain areas, and that soil erosion, sedimentation, water pollution and septic disposal issues
will be mitigated to the satisfaction of the county engineer. The county engineer shall evaluate the
potential for soil erosion, sedimentation and water pollution that might result from the disturbance
of slopes of 25 percent or greater in accordance with the current provisions of the Virginia Department
of Transportation Drainage Manual, the Commonwealth of Virginia Erosion and Sediment Control
Handbook and Virginia State Water Control Board best management practices, and where
applicable, Chapter 17, Water Protection, of the Code.
3. Findings. The Board of Supervisors may grant a modification or waiver under this subsection (a) if it
finds that the modification or waiver would not be detrimental to the public health, safety or
welfare, to the orderly development of the area, or to adjacent properties; would
not be contrary to sound engineering practices; and at least one of the following:
a. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter
or otherwise serve the public health, safety or welfare;
b. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes
of section 4.2 to at least an equivalent degree;
c. Due to the property's unusual size, topography, shape, location or other unusual conditions,
excluding the proprietary interest of the developer or subdivider, prohibiting the disturbance
of critical slopes would effectively prohibit or unreasonably restrict the use of the property or would
result in significant degradation of the property or adjacent properties; or
d. Granting the modification or waiver would serve a public purpose of greater import than
would be served by strict application of the regulations sought to be modified or waived.
www.fosterforgefarmschool.org
FOSTER FORGE FARM SCHOOL
4. Conditions. In granting a modification or waiver, the Board of Supervisors may
impose conditions deemed necessary to protect the public health, safety or welfare and to insure that
the development will be consistent with the intent and purposes of section 4.2.
Critical Slope special exception response:
"public health, safety, and welfare factors"
A) rapid and/or large-scale movement of soil & rock, excessive stormwater run-off
Two critical slopes areas include 1) a woods trail and 2) existing SWM facility
The path of the woods trail will complete a looped trail system, in keeping with spirit of the school
design for walking paths throughout. The looped system will facilitate pedestrian circulation and is
planned to be constructed at or very near existing grade to minimize land disturbance and grading. The
trail is to be designed to look as if it blends with the natural environment. It is the blend with the
pastoral setting in which it is located and large trees would be avoided. This trail area is located above
the SWM area. The trail construction will not require large-scale movement of soil and rock and will not
cause excessive stormwater runoff. All of this trail area is in close proximity to the existing SWM basin
and drains directly into it.
The SWM facility is existing today. The project will improve the pond slope areas to conform with the
DEQ stormwater management for water quality and quantity requirements and provide an aesthetic
component with creative grading and landscaping to beautify the facility. The Existing stormwater
facility will be reshaped to comply with the current DEQ requirements for stormwater management
facilities. In addition, within the DEQ parameters, it will be graded and landscaped to add an aesthetic
component for teaching purposes within the school curriculum.
B) siltation of natural and man-made bodies of water
The existing stormwater facility was constructed many years ago to control siltation and detain runoff
from the site. With this development, the pond area will be reshape as required to meet current DEQ
criteria and will be used as a means to control sediment runoff as part of the E+SC plan required for
Site Plan approval. Upgrading this existing facility will have little to no impact on siltation of
downstream natural and manmade bodies of water.
C) siltation of natural and man-made bodies of water
The existing stormwater facility was constructed many years ago to control siltation and detain runoff
from the site. With this development, the pond area will be reshaped as required to meet current DEQ
criteria and will be used as a means to control sediment runoff as part of the E+SC plan required for
Site Plan approval. Upgrading this existing facility will have little to no impact on siltation of
downstream natural and manmade bodies of water.
www.fosterforgefarmschool.org
FOSTER FORGE FARM SCHOOL
D) in the event of septic system failure, a greater travel distance of septic effluent
Alternative systems of wastewater management are to be employed on this site within the provisions
of the Virginia Department of Health regulations. With use of an alternative system, septic effluent
travel distance will not apply. In the event a conventional system is installed, it would be located at the
rear of the parcel within the 30,000 square foot building envelope area previously approval by the
County and outside of critical slope areas. For ease of maintenance, any force main would be located
along the roads, or alternatively, along a trail corridor.
Critical Slope Conclusion
For this development as described above, disturbance of the critical slopes will not pose a threat to the
public drinking water supplies and flood plain areas, and soil erosion, sedimentation, water pollution
and septic disposal issues will be mitigated to the satisfaction of the county engineer through the final
site plan stage.
No Curb and No Curb and Gutter special exception reauest:
I. Variation of or exception to requirement for curb or curb and gutter. The
requirement for curb or curb and gutter may be varied or excepted by the commission as provided
in section 14-203.1. A request for a variation or exception may be made prior to or with submittal of a
preliminary plat or with an application to rezone the land, as follows:
1. Information to be submitted. If such a request is made, it shall include: (i) a justification for the
request; (ii) a vicinity map showing a larger street network at a scale no smaller than one inch equals
600 feet; (III) a conceptual plan at a scale no smaller than one inch equals 200 feet showing surveyed
boundaries of the property; (iv) topography of the property at five-foot intervals for the property being
subdivided and on abutting lands to a distance of 500 feet from the boundary line or a lesser distance
determined to be sufficient by the agent; (v) the locations of streams, stream buffers, steep slopes,
floodplains, known wetlands; (vi) the proposed layout of streets and lots, unit types, uses, and location
of parking, as applicable; and (vii) the maximum number of lots to be served by the rural cross-section
street, the location of the nearest development and rural area boundaries, and a cross-section of
existing streets to which the proposed subdivision streets would be extended, if any.
2. Consideration. In reviewing a request for a variation or exception under section 14-203.1 to allow a
rural cross-section (no curb and no curb and gutter) instead, the commission shall consider: (i) the
number of lots in the subdivision and the types of lots to be served; (ii) the length of the street; (iii)
whether the proposed street(s) or street extension connects into an existing system of streets
constructed to a rural cross-section; (iv) the proximity of the subdivision and the street to the
boundaries of the development and rural areas; (v) whether the street terminates in the neighborhood
or at the edge of the development area or is otherwise expected to provide
interconnections to abutting lands; (vi) whether a rural cross-section in the development areas furthers
the goals of the comprehensive plan, with particular emphasis on the neighborhood model and the
applicable neighborhood master plan; (vii) whether the use of a rural cross-section would enable a
different principle of the neighborhood model to be more fully implemented; and (viii) whether the
proposed density of the subdivision is consistent with the density recommended in the land use plan
section of the comprehensive plan.
www.fosterforgefarmschool.org
FOSTER FORGE FARM SCHOOL
No Curb and No Curb and Gutter special exception response:
(i) the number of lots in the subdivision and the types of lots to be served;
This development is not planned to be subdivided. It is one lot.
(ii) the length of the street
Main driveway: 588'
Secondary driveway: 501'
All of the road areas can flow into the SWM facility via grass channels or sheet flow. Urban design is
less environmentally sensitive, increasing concentrated runoff by reducing times of concentrations.
(III) whether the proposed street(s) or street extension connects into an existing system of streets
constructed to a rural cross-section
No connections to existing streets is needed or planned.
(iv) the proximity of the subdivision and the street to the boundaries of the development and rural
areas
In two places the driveways will run parallel to and in proximity to boundaries of the development.
Grass conveyance channels are planned to control water runoff, both coming towards the driveway
and flowing from the driveway.
(v) whether the street terminates in the neighborhood or at the edge of the development area or is
otherwise expected to provide interconnections to abutting lands
The driveways terminate on the site at two locations, one at a planned parking area and the other in
the rear site area to provide fire -protection on a road slope at, or less than, 10% per ordinance.
(vi) whether a rural cross-section in the development areas furthers the goals of the comprehensive
plan, with particular emphasis on the neighborhood model and the applicable neighborhood master
plan
Rural sections will further the goals of the comprehensive plan as they are environmentally friendly by
allowing the rate of water runoff to slow down and be infiltrated into the ground, rather than keeping
the water it in solid pipe that leads to a high-energy point of concentrated discharge.
www.fosterforgefarmschool.org
FOSTER FORGE FARM SCHOOL
(vii) whether the use of a rural cross-section would enable a different principle of the neighborhood
model to be more fully implemented
Neighborhood Model Analysis
Albemarle County adopted the Neighborhood Model in 2001. The model consists of twelve
recommended characteristics to guide the form of proposed development projects within the
Development Areas. Below are the 12 characteristics:
1. Pedestrian Orientation.
This is a pedestrian oriented site by design. Paths are planned throughout and Landscape areas buffer the
roadway and adjacent property.
2. Mixture of Uses.
The use is monolithic as a private school.
3. Neighborhood Centers.
The development contains much area to remain as green space for passive activities associated with the
school curriculum.
4. Mixture of Housing Types & Affordability.
This does not apply.
5. Relegated Parking.
The site provides parking area for students and staff. Additional space is possible in the grass areas and an
analysis regarding strength of subgrade will be provided at time of final site plan. The school plans a
limited number of special events per year and the grass areas are adequate for the special events parking.
6. Interconnected Streets and Transportation Network.
This does not apply as inter -parcel access is not topographically suitable.
7. Multimodal Transportation Opportunities.
The design of this site development affords opportunity for pedestrian and bicycle use.
8. Parks, Recreational Amenities and Open Space.
The abundance of multi -use paths and green areas provide space for recreation and outdoor activities.
9. Buildings and Spaces of Human Scale.
www.fosterforgefarmschool.org
FOSTER FORGE FARM SCHOOL
The buildings are small and carefully orientated to green areas and parking/drive aisles. All buildings to
meet applicable building codes at final site plan.
10. Redevelopment.
The site is currently undeveloped and therefore does not require redevelopment.
11. Respecting Terrain and Careful Grading/Regrading of Terrain.
This development design meets the existing ground and grading will be minimal. No mass site grading
required.
12. Clear Boundaries between Development Areas and the Rural Area.
This standard does not apply as the development is located within the Development Area.
(viii) whether the proposed density of the subdivision is consistent with the density recommended in
the land use plan section of the comprehensive plan
This development is not a subdivision and densities do not apply.
No Curb or No Curb and Gutter Conclusion
For this development as described above, elimination of curb and the use of shallow grass conveyance
channels represents the sustainable concepts to be employed which results in minimal environmental
impact to this site. For a rural areas -oriented design, curbs add an unnecessary urban characteristic to
an otherwise rural feel.
It is our opinion that the critical slope waiver is consistent with public health, safety, and welfare
factors laid out in the Ordinance and approval of the curb or curb and gutter waiver promotes the rural
character of the design. We respectfully urge the Planning Commission to support and Board of
Supervisors to approve these special exceptions.
www.fosterforgefarmschool.org