HomeMy WebLinkAboutSE202200070 Correspondence 2022-12-19 (2)SHIMP ENGINEERING, P.C.
Design Focused Engineering
Project Narrative For:
Critical Slopes Disturbance - Special Exception for Dickerson
Manufactured Home Park
Parcel Description:
Tax Map 20, Parcel 19D
Tax Map 20, Parcel 19E
Tax Map 21, Parcel 13A
Initial Submittal:
Date December 19, 2022
Pre-App Meeting Date:
Date October 24, 2022
ACREAGE
EXISTING
ZONING
PROPOSED
ZONING
SPECIAL USE
PROPOSED
COMP PLAN
DESIGNATION
TMP 20-19D
2.00
RA
R-6
Manufactured
Home Park
Rural Areas
TMP 20-19E
10.25
TMP 21-13A
4.00
Additional Zoning Considerations:
Airport Impact Area, Critical Slopes
Location:
On Dickerson Road, approximately 1,600' west of its intersection with Route 29 Seminole Trail. The
property is located immediately adjacent to the Emerson campus, formerly the General Electric campus.
Project Proposal:
Evergreen Home Builders LLC is the owner (the "owner") of tax map parcels 02000-00-00-019130,
02000-00-00-019E0, and 02100-00-00-013A0, collectively, a 16.25-acre property located at the
intersection of Dickerson Road and Lonicera Way. The property is currently zoned RA Rural Areas and
the owner seeks a rezoning of the property to R-6 Residential, with a special use permit request to
establish a manufactured home park. The existing single family residence would be reutilized, with up to
66 new homes to be located on the property. To realize 66 manufactured home lots on the property, four
non-contiguous slope areas are proposed to be disturbed. Altogether, approximately 12,960 sq. ft. of
disturbance is requested to permit grading required the home lots, construction of internal streets, and
stormwater management infrastructure.
In accordance with Sec 4.2.5(a.)(1.) address the following (the public, health, safety, and welfare
factors):
Rapid and/or Large -Scale movement of soil and rock
The disturbance of critical slopes will mostly require cutting into existing native soils. Cutting into
existing native soils and existing slopes does not create high risk of rapid or large-scale movement of soil
and rock. Some portion of slopes would require fill. Clean fill would be placed and compacted, and would
not create risk of rapid or large-scale movement of soil and rock. Cut or fill slopes are no steeper than 2:1.
Adherence to County erosion and sediment control measures, as well as stormwater regulations will
protect against erosion that could lead to rapid or large-scale movement of soil and rock.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Excessive stormwater run-off
The zoning map amendment and special use permit request reserve areas of the site to be utilized for
stormwater management purposes. Disturbance of the non-contiguous slopes would direct stormwater to
the appropriate detention areas, and the proposed stormwater management features during the site plan
phase would be designed in accordance with County regulations, which are in place to effectively manage
stormwater run-off.
Siltation of natural and man-made bodies of water, loss of aesthetic resources
The proposed improvement will be subject to the County's Water Protection Ordinance, with erosion and
sediment control measures provided at the time of construction. As the slopes present on the property are
non-contiguous and a portion of the slopes are a result of the Lonicera Way and Dickerson Road
construction, they do not provide an aesthetic resource in this area.
In the event of septic systems failure: a greater travel distance of septic effluent
This is not applicable. While a central systems request is proposed as part of the ZMA/SP application
associated with this special exception, the central systems would consist of a system of private laterals
that would connect to a public system on Dickerson Road. There are no on -site septic systems proposed
with this development.
In accordance with Sec. 4.2.5.3, please consider the following findings:
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;
Prohibiting the disturbance of the critical slopes would not further benefit the intent of Section
4.2, nor would further the public health, safety, or welfare. Without the needed slopes
disturbance, more than 20 lots could be eliminated from the manufactured home park, reducing
overall density from the proposed 5 DUA to less than 3 DUA. Per the ZMA/SP narrative
associated with this special exception request, manufactured homes are the largest source of
unsubsidized housing nationwide. Manufactured home parks provide a significant opportunity for
an alternative type of affordable housing, allowing households to enjoy the amenities of a single
family residence, such as privacy, yard space, and a sense of place. Furthermore, the property is
located in the northern Albemarle area, near major regional employers such as UVA Research
Park, NGIC, and Emerson, which is located immediately across the street. Strict adherence of the
requirements could lose more than 20 affordable housing opportunities and could require the
installation of retaining walls, which could further drive up housing costs for the remaining lots.
b. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes of
section 4.2 to at least an equivalent degree;
Prohibiting the disturbance of the critical slopes would reduce the number of home lots on the
property. More than 20 home lots could be removed. With the intent of the development to
provide an alternative type of affordable housing to Albemarle residents, any reduction of the
proposed lots would remove affordable housing supply near the County's major employers.
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
Dickerson Road Manufactured Home Park I Special Exception: Critical Slopes Narrative 12
Due to the slopes area located relatively central on the property, more than 20 home lots could be
removed if slopes disturbance were to remain prohibited. Maintaining the existing slopes would
require revisions to the street layout alignment and would significantly shorten one of the streets.
Without the needed street frontage, these home lots would be lost and overall density would be
reduced from the proposed 5 DUA to less than 3 DUA. Strict application of Sec. 4.2 would create
unreasonable restrictions of the proposed use, without maintaining or increasing public health,
safety, or welfare.
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
As Albemarle County continues to face a growing community, affordable housing remains a high
County priority in growth management. The County has identified affordable, safe, and well-
connected housing as a guiding principle for future growth and permitting the disturbance of non-
contiguous critical slopes on the subject property would allow for 66 manufactured home lots in
close proximity to major regional employers along the Route 29 Corridor. As described,
manufactured housing is the largest source of unsubsidized housing and the opportunity for
households to live within a neighborhood setting. While multifamily development is a significant
tool in creating affordable housing through density, manufactured homes are more akin to single
family residences. Households are able to enjoy individual outdoor living area, storage space,
privacy, and community within a manufactured home park that is substantially more affordable
than a single family home.
Dickerson Road Manufactured Home Park I Special Exception: Critical Slopes Narrative 13