HomeMy WebLinkAboutSP201900002 Staff Report 2023-01-25COUNTY OF ALBEMARLE
TRANSMITTAL TO THE BOARD OF SUPERVISORS
SUMMARY OF PLANNING COMMISSION ACTION
AGENDA TITLE:
SP201900002 Pleasant Green
SUBJECT/PROPOSAL/REQUEST: Request to amend
SP2016-003 West Glen for relocation and construction of
stream crossing of Powell's Creek with box culvert and
roadway in floodplain.
SCHOOL DISTRICTS:
Western Albemarle High, Henley Middle, Crozet
Elementary schools
BACKGROUND:
AGENDA DATE:
September 16, 2020
STAFF CONTACT(S):
Filardo, Rapp, Nedostup
PRESENTER(S):
Megan Nedostup, Principal Planner
At its meeting on July 14, 2020, the Planning Commission conducted a public hearing and voted 7:0 to recommend
approval of SP2019-00002, with the conditions as stated in the staff report. Attachments A, B, and C are the Planning
Commission staff report, the Planning Commission action letter, and minutes from the meeting.
DISCUSSION:
The Planning Commission raised no objections to this request to amend the originally approved special use permit,
SP2016-00003, which was approved by the Board of Supervisors on September 14, 2016. No members of the public
spoke at the public hearing of the Planning Commission.
RECOMMENDATIONS:
Staff recommends that the Board adopt the attached Resolution (Attachment D) to approve SP201900002.
ATTACHMENTS:
A— Planning Commission Staff Report
A.1 — Location Map
A.2 —Applicant Narrative and Conditions
A.3 — SP1990-103 Approval and conditions
A.4 — SP2016-003 Approval and conditions
A.5 — Concept plan dated March 2, 2020
A.6 — Crozet Community Advisory Committee Resolution
B — Planning Commission Action Letter
C — Meeting Minutes from 7/14/2020 PC Public Hearing
D — Resolution to Approve SP201900002
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP201900002 Pleasant Green —
Staff: Megan Nedostup, Principal Planner
Fill in the floodplain SP
Planning Commission Public Hearing:
Board of Supervisors Hearing:
July 14, 2020
To be determined
Owner(s): SM CHARLOTTESVILLE LLC
Applicant(s): Scott Collins, Collins Engineering;
Stanley Martin Homes
Acreage: Approximately 44 acres (Vue property is
Special Use Permit for: Fill in the Flood Hazard
21.8 acres)
Overlay under Section 30.3.11 of zoning ordinance
TMP: 05600-00-00-11500; 056A1-01-00-030A0;
Zoning/by-right use: R-6 Residential (6 unit/acre).
055CO-03-00-OOOA1
Location: South of Cling Lane, northeast of Peach
Tree Drive and Orchard Drive (Attachment 1)
Magisterial District: White Hall
Conditions: Yes
DA (Development Area): Crozet
Requested # of Dwelling Units/Lots: N/A
Proposal: Amendment to SP2016-003 West
Comp. Plan Designation: Neighborhood Density
Glen to relocate the stream crossing of
Residential — 3-6 units /acre, supporting uses such
Powell's Creek with box culvert and roadway
as religious institutions, schools and other small -
in floodplain
scale non-residential uses; Greenspace — public
parks, open space, environmental features
Character of Property: Currently vacant and
Use of Surrounding Properties: Residential
wooded property; Powell's Creek and associated
neighborhoods of Crozet Crossing, Blue Ridge Ave
floodplain and stream buffer run through the length
and Orchard Acres. Multifamily apartments on the
of the property
Vue property.
Factors Favorable:
Factors Unfavorable:
1. The new location of the stream crossing will
1. The Crozet Master Plan does not identify a road
greatly reduce the impact on the stream,
with a stream crossing in this location and the
buffer, and floodplain than the previous
Comprehensive Plan recommends that roads
location.
with stream crossings only occur in areas
2. The stream crossing will allow development
shown in the Master Plans.
of the property consistent with the Crozet
Master Plan.
3. The applicants are proposing a greenway
dedication in an area identified for greenway
within the Crozet Master Plan, which will help
ensure preservation of the stream buffer.
4. The stream crossing in this location
promotes interconnectivity and disperses
traffic onto a road system that is able to
handle the additional traffic load.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 1
Recommendation: Staff recommends approval of the special use permit with conditions as outlined in
the staff report.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 2
STAFF CONTACT: Megan Nedostup, Principal Planner
PLANNING COMMISSION: July 14, 2020
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201900002 Pleasant Green
MAGISTERIAL DISTRICT: White Hall
TAX MAP/PARCEL: 05600-00-00-11500; 056A1-01-00-030A0; 055CO-03-00-OOOA1
LOCATION: Southwest of Cling Lane and northeast of Peach Tree Drive and Orchard Drive
PROPOSAL: Amendment to SP2016-003 West Glen for relocation and construction of stream crossing
of Powell's Creek with box culvert and roadway in floodplain.
PETITION: Fill in the Flood Hazard Overlay under section 30.3.11
ZONING: R-6 Residential — 6 units/acre
OVERLAY DISTRICT: FH — Flood Hazard Overlay
COMPREHENSIVE PLAN: Neighborhood Density Residential — 3-6 units /acre, supporting uses such as
religious institutions, schools and other small-scale non-residential uses; Greenspace — public parks,
open space, environmental features
CHARACTER OF THE AREA:
This proposal is for a crossing of Powell's Creek, which runs lengthwise through the property, south of
Cling Lane and northeast of Peach Tree Drive and Orchard Drive. The Flood Hazard Overlay runs along
the creek throughout the property and there is a 100' stream buffer on both sides of Powell's Creek.
The properties under consideration for this request are currently undeveloped and mostly wooded with
some gentle sloping towards the creek. A by -right site plan and subdivision plat were approved for Phase
1 of the development, that are not subject to the special use permit, earlier this year and construction has
started in this area. There is one area of preserved steep slopes south of Powell's Creek adjacent to
Orchard Drive. There is an existing crossing of Powell's Creek northwest of the property that was
permitted through a previous special use permit for fill in the floodplain to allow for the construction of
Cling Lane and the Crozet Crossing subdivision. This crossing contains two box culverts. Southeast of
the existing Cling Lane crossing is a small dam with a small area of impoundment behind it. The
applicant is proposing to remove the dam and restore the stream in this area as part of the stream
mitigation efforts.
Neighboring properties are mostly single family detached residential. Crozet Crossing is north of the
property and Orchard Acres is to the South. The Buckingham Branch Railroad runs north of the property
and there are a few single family residential properties to the east and along Blue Ridge Ave. There are
existing residences on properties that will be a part of the Pleasant Green development, but are not
required for the special use permit request, including a historic residence. In addition, the Vue apartment
development, located on TMP56-115, that fronts on Blue Ridge Ave is under construction. TMP 56-115
is part of the SP application for Pleasant Green because the proposed stream crossing and road will
traverse across a portion of this same parcel; however, developers for Pleasant Green are not proposing
any dwelling units on TMP 56-115 (Attachments 5 and 6).
The property is zoned R-6 Residential and most adjacent parcels to the north and east are also zoned R-
6. Properties to the south are zoned R-2 and parcels east across Blue Ridge Avenue are also zoned R-2.
PLANNING AND ZONING HISTORY:
• SP 1990-103 Orchard Acres — SP for fill in the floodplain for stream crossing that allowed the
existing crossing of Powell's Creek and construction of Cling Lane. The SP contained a condition
restricting the development of the property to only 30 lots in the Crozet Crossing subdivision and
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 3
required a second access to Orchard Drive be provided prior to further development of the
residue (Attachment 3).
• SUB2015-29 Crozet Development Solutions — Boundary line adjustment plat to add acreage
from 55-C-3A to TMP 56-115 and combine with existing parcels along Blue Ridge Ave.
• SDP2016-49 The Vue — Final site plan proposing 126 apartments on TMP 56-115 along Blue
Ridge Avenue. Approved on 6/1/2017.
• SP2016-003 West Glen — Special use permit for fill in the flood plain for the crossing of Powell's
Creek. Approved with conditions 9/14/2016.
• SDP2018-068 and SUB2018-159 Pleasant Green Phase 1— Initial site plan and preliminary
subdivision plat for Phase 1 of the by -right development approved 10/25/18.
• SDP2019-009 Pleasant Green Phase 1— Final site plan for Phase 1 of the by -right development.
Approved 2/20/2020.
• SUB2019-108 Pleasant Green Phase 1- Final subdivision plat for Phase 1 of the by -right
development. Approved 1/6/2020.
• SDP2020-019 and SUB2020-033 Pleasant Green Phase 2- Initial site plan and preliminary
subdivision plat for Phase 2. These applications are subject to the special use permit and were
deferred by the applicant on 4/30/2020.
COMMUNITY MEETING:
A community meeting was held on April 10, 2019 to discuss the special use permit and the proposed
change to the location of the crossing. While there was concerns about traffic in this area due to the
development of the property, the Crozet Community Advisory Committee supported the change in
location of the crossing (Attachment 6).
DETAILS OF THE PROPOSAL:
The applicant is proposing to amend SP2016-003 to relocate the stream crossing to allow a lesser
impact to the stream. The properties are zoned R-6 Residential and contain a section of Flood Hazard
Overlay District running along Powell's Creek. No zoning change is proposed but the applicant desires to
develop the property and needs a second point of access to Orchard Drive to further develop the
property to address conditions of SP1990-103.
Since the approval of West Glen (SP2016-003- Attachment 4) the properties to the east have been
acquired and the applicant is requesting that the crossing be relocated approximately 925 linear feet
downstream of the previously approved crossing to allow a lesser impact. The revised location will
greatly reduce the impact to the stream and flood plain. The previous impact to the stream buffer was
1.22 acres and 9,660 square feet of preserved slopes. The revised location will be 0.62 acres of impact
to the stream buffer, and there are no impacts to the preserved slopes. In addition, the linear footage of
roadway and drainage improvements will be reduced from 1200 linear feet to 450 linear feet. The revised
crossing will be a 10'x10' triple box culvert, which the applicant has demonstrated will not cause any rise
in the base floodplain elevation, or 100-year floodplain elevation (Attachment 5).
The proposed roadway crossing the stream will be a part of the Pleasant Green development road
network that will connect to Orchard Drive. In addition, this proposed development will also include roads
that will connect to Cling Lane (as required per SP1990-103) and Blue Ridge Ave.
The applicant is proposing a number of measures to mitigate the impacts to the stream and stream
buffer. There is an existing dam on the west side of the property that the applicant proposes to remove
with this development. The removal of the dam will allow the stream in this area to return to a natural
state. Staff from the Army Corps of Engineering had indicated their support for the dam removal project
and was of the opinion that the dam removal/stream restoration would more than offset any
environmental impacts from the proposed road crossing during the review of the prior SP for West Glen.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 4
A mitigation plan will be required in accordance with the Water Protection Ordinance (WPO) to be
reviewed and approved by the County Engineer to show how impacts to the stream buffer will be
mitigated with this proposal. The applicant also proposes to maintain the area of greenway south of
Powell's Creek in open space, as shown in the Crozet Master Plan and proposes to dedicate an area of
greenway for a trail in this location.
If the SP is approved, the applicant proposes to develop the property north of Powell's Creek with a by -
right development in accordance with the existing R-6 zoning. The concept plan shows all unit types to
be attached residential units. A final site plan and plat were approved for Phase 1 of this development
with its access from Blue Ridge Avenue. The by -right development was not dependent on this stream
crossing for public road access. However, an initial site plan, and preliminary plat for Phase 2 were
submitted for this area and cannot be approved until this special use permit is approved. These
applications were deferred by the applicant on April 30, 2020.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST
Section 33.40 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors
shall reasonably consider the following factors when reviewing and acting upon an application for a
special use permit:
No substantial detriment. Whether the proposed special use will be a substantial detriment to
adjacent parcels
With fill in the floodplain requests, the effect on adjacent lots refers to the potential for flooding of
adjacent properties. The County Engineer has reviewed the proposal and concurs with the applicant's
conclusion that the construction of the proposed stream crossing will not result in an increase in the
100-year flood elevation and will not detrimentally impact adjacent properties. In addition, the revised
location greatly reduces the impact to the stream buffer and floodplain and no longer impacts
preserved slopes.
Character of the nearby area is unchanged. Whether the character of the adiacent parcels and
the nearby area will be changed by the proposed special use.
This is an amendment to an existing special use permit that was approved to allow the stream
crossing and impact the floodplain. Therefore, staff's opinion is that since this use and crossing can be
built in a different location, relocating the crossing to be less impactful improves the condition and the
adjacent parcels and nearby area will not be changed. There is otherwise no significant difference to
the impact to adjacent parcels between the proposed location and the previously approved location
(as regards visibility, noise, etc.)
Harmony. Whether the proposed special use will be in harmony with the purpose and intent of
this chapter...
The proposed amended special use permit will remain in harmony with the purpose and intent of the
Flood Hazard Overlay District chapter which is to prevent the loss of life and property, the creation of
health and safety hazards, the disruption of commerce and governmental services, the extraordinary
and unnecessary expenditure of public funds for flood protection and relief, and the impairment of the
tax base. These purposes are expected to be accomplished through the following measures: (i)
regulating uses, activities, and development which, alone or in combination with other existing or
future uses, activities, and development, will cause unacceptable increases in flood heights, velocities,
and frequencies; (ii) restricting or prohibiting certain uses, activities, and development from locating
within areas subject to flooding; (iii) requiring all of those uses, activities, and developments that do
occur in areas subject to flooding to be protected or flood -proofed, or both, against flooding and flood
damage; and (iv) protecting individuals from buying land and structures which are unsuited for
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 5
intended purposes because of flood hazards. The chapter is also intended to address a local need for
flood insurance and to participate in the National Flood Insurance Program.
...with the uses permitted by right in the district
The proposed stream crossing will allow the property to be developed to its by -right potential of R-6
Residential.
...with the regulations provided in section 5 as applicable,
There are no supplemental regulations in section 5 applicable to this use.
With regard to future flooding, the public health, safety and general welfare is not expected to be
impacted by the stream crossing. There may be impacts to the stream and environmental features
associated with this stream; however, the proposed new location and mitigation measures are
expected to lessen the impacts of the crossing and development and the mitigation measure of
removing the dam may result in an improvement to the condition of the stream bank in this area.
The applicant has also offered to provide a dedication of greenway to the County of an area south of
Powell's Creek. This is consistent with an area of greenway as shown on the Crozet Master Plan.
Parks and Recreation staff have reviewed this request and have expressed interest in a greenway trail
in this location and is supportive of the dedication. Dedication of the land or an easement over the
greenway will help to mitigate impacts of the stream crossing by ensuring this area of greenway within
the stream buffer and flood hazard overlay are protected in perpetuity.
The current Crozet Master Plan designates the portion of this property north of Powell's Creek as
Neighborhood Density Residential, which calls for a density of 3-6 units per acre in the areas that are
shown in the yellow color on the Master Plan (see below). Part of the property is shown in green which
is designated as Parks and Green Systems, representing floodplain, steep slopes and stream buffer.
While the Concept Plan (Attachment 5) for the whole development of Pleasant Green does not show
all lot lines, it appears that lots could be within the Parks and Green Systems. However, proposed
Condition #3 would address this concern.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 6
Crozet Master Plan- Land Use Plan
With regard to the stream crossing, the provision of interconnected streets and transportation
networks is one of the principles of the Neighborhood Model and is an important strategy within the
Development Areas Chapter of the Comprehensive Plan. The proposed stream crossing will provide a
connection that will help provide alternative routes for vehicles, bicyclists and pedestrians and will
provide a more direct link to downtown Crozet for residents in the area.
While the Master Plan does not show a stream crossing in this location, and since the previous
approval of the crossing the properties that would allow a road as shown in the Master Plan to be built
have been acquired, it should be noted that a single connection east to Blue Ridge Avenue would put
further strain on a currently deficient roadway. The transportation planner, Kevin McDermott, has
reviewed the application and recommends that all three connections be made to allow the distribution
of traffic in this area. Blue Ridge Avenue is a public road that was built prior to current road standards
and was not designed to carry a large volume of traffic. No public improvements to Blue Ridge
Avenue are proposed in the Six Year Transportation Plan nor are upgrades shown within the Crozet
Master Plan. Staff is of the opinion that the connection onto Orchard Drive would provide yet another
alternative for this development, and Orchard Drive can more safely handle the additional traffic load.
Further, the location of this connection would be less impactful to existing neighborhoods with vehicles
having to travel just a short distance on Orchard Drive before intersecting with Jarmans Gap Road.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposal:
Factors Favorable:
The new location of the stream crossing will greatly reduce the impact on the stream, buffer, and
floodplain than the previous location.
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 7
2. The stream crossing will allow development of the property consistent with the Crozet Master
Plan.
3. The applicants are proposing a greenway dedication in an area identified for greenway within the
Crozet Master Plan, which will help ensure preservation of the stream buffer.
4. The stream crossing in this location promotes interconnectivity and disperses traffic onto a road
system that is able to handle the additional traffic load.
Factors unfavorable to this request include:
1. The Crozet Master Plan does not identify a road with a stream crossing in this location and the
Comprehensive Plan recommends that roads with stream crossings only occur in areas shown in
the Master Plans.
RECOMMENDED ACTION:
Based on the findings described in this staff report and factors identified as favorable, staff recommends
approval of the SP amendment, SP 2019-002 Pleasant Green, with the following conditions:
1. The culverts under the proposed Connector Road extension over Powell's Creek must be in
general accord with the attached Concept Plan titled "Pleasant Green Subdivision Special Use
Permit Plan" (the "Plan") prepared by Collins Engineering with a revision date of March 2, 2020.
To be in general accord with the plan, development must reflect the general size, arrangement,
and location of the culverts, as well as maintaining no increase of the 100 year flood elevation
outside of the Pleasant Green property. Modifications to the plan, which do not conflict with the
elements above may be approved subject to the review and approval of the County Engineer.
2. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the applicant
must obtain from the Federal Emergency Management Agency (FEMA) a conditional letter of
map revision (CLOMR, or CLOMA), and prior to road acceptance the applicant must obtain from
FEMA a letter of map revision (LOMR or LOMA). In addition, the applicant must copy the County
Engineer on all correspondence with FEMA. Construction and installation of the culverts must be
in compliance with approved road plans and FEMA approved CLOMR or CLOMA.
3. Any residential lots and associated streets resulting from the subdivision of the property, with the
exception of the stream crossing and roadway identified on the attached plan as Connector Road,
must be located outside of the 100 foot stream buffer, Flood Hazard Overlay and preserved
slopes on the property. Lots may be permitted to be located within the landward 10 feet of the
100 foot stream buffer only if the lots are adjacent to approved stormwater management facilities
located within the landward 50 feet of the stream buffer. Approval of lots located within the stream
buffer must be subject Subdivision Agent approval.
4. The net density of the property must not exceed 6 units per acre, in accordance with the Crozet
Master Plan. Net density must be calculated by subtracting the area within the Flood Hazard
Overlay District, the 100-foot stream buffer, and areas of preserved slopes from the total acreage
of the property subject to the special use permit.
5. Prior to issuance of a grading permit to allow installation of the stream crossing or with submittal
of the final subdivision plat, whichever comes first, the applicant must submit an easement plat
dedicating to the county the area identified for a greenway trail on the attached plan.
6. If the construction of the stream crossing for which this Special Use Permit is issued is not
commenced by [insert date 5 years after the date the County Board approval of the Special Use
Permit], the permit will be deemed abandoned and the authority granted there under will
thereupon terminate.
7. Prior to approval of the first final Virginia Stormwater Management Program (VSMP) plans or
the first final subdivision plat, whichever comes first, the applicant shall conduct a Phase II
Environmental Site Assessment (ESA) in accordance with ASTM standards. The Phase II ESA
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 8
shall include sampling and testing of accumulated sediment behind the dam that exists on the
Property. The applicant shall be required to comply with all recommendations of the Phase II
ESA prior to issuance of the first building permit on the Property. The applicant shall also be
required to remove accumulated sediment from behind the dam prior to demolition of the dam
and dispose of the sediment, either on site or off site, in accordance with the Phase II ESA
recommendations.
ATTACHMENTS
1 — Location map
2 —Applicant Narrative and Conditions
3 — SP1990-103 Approval and conditions
4 — SP2016-003 Approval and conditions
5 — Concept plan dated March 2, 2020
6 — Crozet Community Advisory Committee Resolution
SP2019-02 Pleasant Green
Planning Commission: July 14, 2020
Page 9
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PLEASANT GREEN SUBDIVISION
SPECIAL USE PERMIT APPLICATION
NARRATIVE AND CONDITIONS
Date: March 18, 2019
Revision #1: March 28, 2019
Revision #2: May 20, 2019
Revision #3: March 2, 2020
Applicant: Stanley Martin Homes
Prepared By: Collins Engineering
PLEASANT GREEN SUBDIVISION - SPECIAL USE PERMIT
PROJECT NARRATIVE & CONDITIONS
I. PROJECT PROPOSAL
The proposed Pleasant Green Subdivision Special Use Permit is an amendment to the recently
approved special use permit for the West Glen Subdivision (SP2016-00003) and the original special
use permit affecting the property (SP90-103). The Pleasant Green Subdivision is a proposed by -right
R-6 development within the Crozet Growth Area in Albemarle County. The development includes
approximately 41.8 acres and incorporates the West Glen Subdivision that was part of the previously
approved SPs. Note, the 41.8 acres does not include the 21.8 parcel owned by Vue Realty Partners,
which is also included in the special use permit application. The (3) properties included in this Special
Use Permit Application are TMP 56A1-01-30A, TMP 55C-03-A1, and TMP 56-115 (parcel owned by
Vue Realty Partners). The unit mix within the Pleasant Green development will be single family
attached housing, allowing the development to be clustered within a smaller development area on the
property and preserve land for pocket parks, open space, and preservation area. Most of the
preservation areas will be along the existing Powell's Creek, which is located along the southern
boundary of the property.
The proposed special use permit that is being requested is for an amendment to the existing special
use permits for the filling within the floodplain for a roadway crossing, under section 30.3 of the
Albemarle County Zoning Ordinance. Currently, the properties within the Pleasant Green
development have access from Blue Ridge Avenue and Cling Lane. A third point of access, which
was proposed with the West Glen Subdivision and is being modified with this proposal, would connect
the proposed development to Orchard Drive, approximately 620 feet north of Jarmans Gap Road. The
2016 Special Use Permit application (SP2016-00003) proposed a roadway connection from the
development to Orchard drive, extending along Powell's Creek adjacent and within the existing
floodplain and stream buffer corridor. This roadway alignment from the approved special use permit
application impacted 1.22 acres of stream buffer and 9,660 SF of preserved slopes for the roadway
connection to Orchard Drive. The amendment to the special use permit includes anew road alignment
which crosses Powell's Creek perpendicular to the stream, substantially reducing the stream and
environmental impacts. The new impact to the stream buffer is 0.62 acres, reducing the stream buffer
impacts by 50%, and there are no preserved slope impacts with this proposed special use permit
application. A Greenway trail along Powell's Creek is also proposed with this special use permit
application, which is consistent with the previously approved special use permit.
The SP2016-00003 application was an amendment to an earlier Special use permit (SP1990-103),
which required a connection to Orchard drive for additional development along Cling Lane over 30
lots. The proposed Orchard Drive connection requires a crossing of Powell's Creek and filling within
the floodway and floodplain for the crossing, as part of section 30.3.13 of the Albemarle County Zoning
Ordinance.
With the combination of the West Glen development with the Pleasant Green properties, the overall
development has access to Blue Ridge Avenue and Cling Lane. While these (2) access points will be
part of the proposed development, the Crozet neighborhood has expressed their concerns about the
increase in traffic on these residential roadways which are currently not in a condition to accommodate
the overall traffic from the proposed Pleasant Green development. A connection from the subdivision
to Orchard Drive would alleviate these traffic concerns of the neighborhoods as a roadway connection
from the development would connect to an existing roadway network in a location that can
accommodate the increase in traffic. This proposed connection location would be ideal for the
development and would help keep traffic off the smaller residential roadways, such as Cling Lane and
Blue Ridge Avenue.
This amendment also decreases the linear footage of roadway and drainage improvements of the
original SP2016-0003 from 1200 linear feet to 450 linear feet. This reduction in the length of the
connector road also reduces the stream impacts and eliminates the preserved slope impacts, as noted
above. The new proposed location of the stream crossing is approximately 925 linear feet downstream
of the original crossing, and the same design for the stream crossing is proposed with this application
plan. Also, similar to the previous SP, no substantial detriment to adjacent lots is expected with this
design, since the proposed fill and stream crossing will be designed to have a minimal impact on the
100-year base flood elevation with no increase of the 100-year flood elevation beyond the limits of the
subject project. Any changes to the 100-year flood elevation will need to be reviewed and approved
through a CLOMR-F/LOMR process with FEMA.
The public benefits for the proposed special use permit include a roadway connection with the
Crozet neighborhood which will improve traffic circulation within the area and a Greenway trail
connection. The proposed Greenway trail will be located along Powell's creek, connecting the existing
and proposed neighborhoods to a trailway system from Cling Lane to Jarmans Gap Road, with the
potential for a future connection and extension to Mint Springs Park. In addition, the property at the
comer of Orchard Drive and Jarmans Gap Road has been acquired by the applicant, and a pocket park
is being proposed at this location which will tie-in to the proposed trailway system. The Pleasant Green
development will also offer a mixture of residential units, creating a variety of housing types and prices
throughout the development.
The Pleasant Green special use permit will not change the characteristic of the zoning district, as
the proposed neighborhood will be developed under the existing R-6 by -right development standards.
The development is proposed to be clustered with smaller lots and attached housing to help mitigate
the impacts of the development on the property. Clustering the development will allow for additional
buffering of the development from the stream corridor and additional space for the installation of
erosion and sediment control measures and stormwater management facilities to help treat the run-off
from the site before the outfall into Powell's Creek. The proposed stream crossing and filling of the
floodplain for the crossing is consistent with the zoning regulations and requirements for providing
roadway connections and pedestrian connections for developments. The requirements for the filling
of the floodplain as outlined in Section 30.3 of the zoning ordinance are met with this amendment
proposal. The reduction of the impacts to the stream buffer and preserved slopes with this SP
amendment is a huge public benefit, and the dedication of the Greenway trail to the County for a
trailway connection is consistent with the Crozet Master plan.
Il. Consistencv with the Comprehensive Plan
The Pleasant Green development is consistent with the goals of the Comprehensive Plan. The
property, which is located within the Crozet growth area, allows for a development between 3-6
dwelling units an acre. Under the by -right development standards, the project will be consistent with
the density of the comprehensive plan. The area along Powell's creek is designated as Parks and Green
System within the comprehensive plan. The applicant is proposing to dedicate a Greenway trail
easement through this area to Albemarle County for a trailway connection through the greenway area.
While the Crozet Comprehensive plan does not indicate a roadway connection in this location, the
connection was contemplated with the special use permit application (SP1990-103). This connection
is also consistent with the goals of the comprehensive plan providing interconnected streets and
transportation networks in the development community. This connection provides for both a roadway,
pedestrian, and bicycle connection from the existing neighborhoods north of Powell's Creek to Jarmans
Gap road and the other Crozet neighborhoods. The connection to Cling Lang and Blue Ridge Avenue
will still be included with the development, but a roadway connection across Powell's Creek to Orchard
Drive will substantially reduce the traffic impact on these (2) roadways and the effects of the
development on the existing residential lots along these two roads. Orchard Drive is a substantially
better roadway to serve as a main entrance to the development, and the proposed connection is
approximately 620 feet north of Jarmans Gap Road.
III. Development Impacts on the Public Facilities & Public Infrastructure
The Pleasant Green development is located within the Albemarle County growth area and
within the ACSA jurisdictional area. The development will be served by public water and public
sanitary sewer. The overall water infrastructure design will tie-in to the existing 12" water main that
runs through the property, which will provide the necessary water pressure for fire flow and water
capacity for the residential uses. The existing sanitary sewer will be extended from Jarmans Gap
Road to the development. Sewer capacity for the development will need to be requested from
RWSA for the proposed build -out of the neighborhood.
IV. Development Impacts on the Environmental Features
The environmental impacts are substantially reduced with the proposed roadway crossing, in
comparison to the previously approved road alignment with SP2016-0003. The roadway crossing
length is reduced from 1200 linear feet to 450 linear feet (63% reduction), the stream buffer impact is
decreased from 1.22 acres to 0.62 acres (50% reduction), and the preserved slope impact is
eliminated. The applicant still proposes the following measures to mitigate the impacts on the
environmental features with the road crossing and filling of the floodplain:
Removal of the Existing Dam in Powell's Creek. The applicant is proposing to remove the
concrete dam that impounds water in Powell's Creek as shown on the plan. With the
removal of the dam, the applicant shall restore the native stream flow patterns. This will help
restore the riparian habitat that has been altered due to the dam construction and allow
aquatic life to travel up and down the stream bed, restoring natural processes currently
impacted by the dam.
2. Provide stream bank stabilization with armoring to protect those areas along Powell's Creek
on the property with extreme erosion issues.
3. Restoration in areas along Powell's Creek where tree cover is sparse, as shown on the plan.
This planting with mitigate for the stream buffer impacts with the roadway.
4. Installation of some onsite water quality measures to help treat the run-off from the site. The
stream buffers shall be preserved along the Powell's Creek corridor, except in the location of
the roadway and utility crossings.
V. Conclusion
This Pleasant Green SP application greatly reduces the impacts to Powell's Creek and the
environmental features along the stream corridor, while still providing a necessary interconnected
street, pedestrian and transportation network in the Crozet neighborhood. Additional measures have
been incorporated to the design of Pleasant Green and this SP application to protect the stream
corridor with the proposed development, including protection of the stream buffer, clustering of the
development, and erosion and sediment control measures. Overall, this Special Use Permit
amendment is a great improvement over the current approved SP and road alignment for the West
Glen portion of the development.
PLEASANT GREEN SPECIAL USE PERMIT CONDITIONS
Date: March 2, 2019
SP #: 2019-002
Tax Map Parcel #: 55C-3-Al, 56A1-1-30A, & 56-115 (the "Property")
1. The culverts under the proposed Connector Road extension over Powell's Creek must be
in general accord with the attached Concept Plan titled "Pleasant Green Subdivision
Special Use Permit Plan" (the "Plan") prepared by Collins Engineering with a revision
date of March 2, 2019. To be in general accord with the plan, development must reflect
the general size, arrangement, and location of the culverts, as well as maintaining no
increase of the 100 year flood elevation outside of the Pleasant Green property.
Modifications to the plan, which do not conflict with the elements above may be
approved subject to the review and approval of the County Engineer
2. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the
applicant must obtain from the Federal Emergency Management Agency (FEMA) a
conditional letter of map revision (CLOMR, or CLOMA), and prior to road acceptance
the applicant must obtain from FEMA a letter of map revision (LOMR or LOMA). In
addition, the applicant must copy the County Engineer on all correspondence with
FEMA. Construction and installation of the culverts must be in compliance with
approved road plans and FEMA approved CLOMR or CLOMA.
3. Any residential lots and associated streets located on the Property resulting from a
subdivision, with the exception of the stream crossing and roadway identified on the
attached plan as Connector Road, must be located outside of the 100 foot stream buffer,
Flood Hazard Overlay and preserved slopes on the property. Lots may be permitted to be
located within the landward 10 feet of the 100 foot stream buffer only if the lots are
adjacent to approved stormwater management facilities located within the landward 50
feet of the stream buffer. Approval of lots located within the stream buffer must be
subject Subdivision Agent approval.
4. The net density of the Property must not exceed 6 units per acre, in accordance with the
Crozet Master Plan. Net density must be calculated by subtracting the area within the
Flood Hazard Overlay District, the 100 foot stream buffer and areas of preserved slopes
from the total acreage of the property subject to the special use permit.
5. Prior to issuance of a grading permit to allow installation of the stream crossing or with
submittal of the final subdivision plat, whichever comes first, the applicant must submit
an easement plat dedicating to the county the area identified for a greenway trail on the
attached plan.
6. If the construction of the stream crossing for which this Special Use Permit is issued is
not commenced by [insert date 5 years after the date the County Board approval of the
Special Use Permit], the permit will be deemed abandoned and the authority granted
there under will thereupon terminate.
7. Prior to approval of the first final Virginia Stormwater Management Program (VSMP)
plans or the first final subdivision plat, whichever comes first, the applicant shall conduct
a Phase II Environmental Site Assessment (ESA) in accordance with ASTM standards.
The Phase II ESA shall include sampling and testing of accumulated sediment behind the
dam that exists on the Property. The applicant shall be required to comply with all
recommendations of the Phase II ESA prior to issuance of the first building permit on the
Property. The applicant shall also be required to remove accumulated sediment from
behind the dam prior to demolition of the dam and dispose of the sediment, either on site
or off site, in accordance with the Phase II ESA recommendations.
41 ♦
COUNTY OF ALBEMARLE
Dept. of. Planning & Community Development
401 McIntire Road
Charlottesville, Virginia 22901-4596
(804) 296-5823
July 1, 1991
Orchard Acres, Inc
ATTN: Richard Nunley
1420 Foxbrook bane
Charlottesville, VA 22901
RE: SP-90-103 Orchard Acres, Inc
Tax Map 55C, Parcel A
Dear Mr. Nunley:
The Albemarle County Board of Supervisors, at its meeting on
June 19, 1991, approved the above -noted request to construct
a road crossing the floodplain of Powells Creek on 40.64
acres zoned R-6, Residential. Please note that this
approval is subject to the following conditions:
1. The bridge shall not be constructed until the following
approvals have been obtained:
a. Department of Engineering issuance of an erosion
control permit;
b. Department of Engineering approval of crossing
design to insure compliance with section 30.3;
C. Virginia Department of Transportation approval of
crossing and road and drainage plans and
calculations.
d. Approval of Virginia marine Resources Commission,
if required.
16
i
Orchard Acres, Inc
Page 2
July 1, 1991
2. This stream crossing shall be constructed to provide
access to the 30 lots in the Crozet Crossing
subdivision. No development of residue property or
access to adjacent properties is allowed until second
access is provided to Orchard Drive.
If you should have any questions or comments regarding the
above noted action, please do not hesitate to contact me.
Sincerely,
V. Wayri- bergDirectannin Community Development
cc: Amelia Patterson
Jo Higgins
Bill Roudabush
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
November 4, 2016
Michael Myers, RE C.F.M. - Dominion Engineering
172 S Pantops Dr
Charlottesville, Va. 22911
RE: SP201600003 West Glen
Dear Mr Myers,
On September 14, 2016, the Board of Supervisors took action on your Special Use Permit request to
Construction of stream crossing of Powell's Creek with box culvert and roadway in floodplain under
Section 30.3 11 of the Zoning Ordinance on TMPs 055C00300000A0; 055C00300000A1,
056A1010002500, 056A10100026A0, 05600-000011500 in the Whitehall District. The Special Use
Permit was approved by the Board's adoption of the attached resolution and conditions
Please be advised that although the Albemarle County Board of Supervisors took action on the
project noted above, no uses on the property as approved above may lawfully begin until all
applicable approvals have been received and conditions have been met. This includes.
• compliance with conditions of the SPECIAL USE PERMIT; and
• approval of a ZONING COMPLIANCE CLEARANCE.
Before beginning uses as allowed by this special use permit or if you have questions regarding the above -
noted action, please contact Rebecca Ragsdale at (434) 296-5832 ext. 3226
Sincerely,
David Benish
(Acting) Chief of Planning
*Attachment*
RESOLUTION TO APPROVE
SP 2016-03 WEST GLEN
WHEREAS, Crozet Development Solutions, LLC is the owner of Tax Map and Parcel Numbers
055CO-03-00-OOOAO, 056A1-01-00-02500, 056A1-01-00-026A0 05600-00-00-11500, and 055CO-03-00-
OOOA 1, collectively, the "Property", and
WHEREAS, a special use permit was approved by the Board for this property on July 1, 1991 (SP
1990-103 Orchard Acres) to allow fill in the floodplain for the construction of the existing stream crossing
across Powell's Creek and the construction of Cling Lane, including a condition requiring that a second
access to Orchard Drive be provided prior to further development of the property; and
WHEREAS, the Owner filed an application for a special use permit to allow fill in the floodplain to
construct a second stream crossing over Powell's Creek in order to further develop the Property in
accordance with the above -referenced SP 1990-103 condition, and the application is identified as Special Use
Permit 2016-03 West Glen ("SP 2016-03"); and
WHEREAS, on June 21, 2016, after a duly noticed public hearing, the Albemarle County Planning
Commission recommended approval of SP 2016-03, and
WHEREAS, on September 14, 2016, the Albemarle County Board of Supervisors held a duly
noticed public hearing on SP 2016-03
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the
transmittal summary and staff report prepared for SP 2016-03 and all of their attachments, the information
presented at the public hearing, and the factors relevant to a special use permit in Albemarle County Code
§§ 18-30.3 11 and 18-33.8, the Albemarle County Board of Supervisors hereby approves SP 2016-03, subject
to the conditions attached hereto.
*w•
1, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution
duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of five to one, as
recorded below, at a regular meeting held on September 14, 2016
A c7_ 2tA.�
Clerk, Board of County $ pi'rvisors
Ave Nay
Mr Dill
Y
Ms. Mallek
N
Ms. McKeel
Y _
Ms. Palmer
Y
Mr Randolph
Y
Mr Sheffield
_
Y
SP-2016-03 WEST GLEN
Conditions
The culverts under Cling Lane Extended shall be in general accord with the attached drawing titled
"Special Use Permit Plans for West Glen Subdivision" (the "Plan) prepared by Dominion Engineering
with a revision date of June 3, 2016 To be in general accord with the Plan, development shall reflect
the general size, arrangement, and location of the culverts, as well as maintaining no increase of the
100 year flood elevation outside of the West Glen Subdivision property Modifications to the plan,
which do not conflict with the elements above may be approved subject to the review and approval of
the County Engineer
2. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the applicant
shall obtain from the Federal Emergency Management Agency (FEMA) a conditional letter of map
revision (CLOMR or CLOMA), and prior to road acceptance the applicant shall obtain from FEMA a
letter of map revision (LOMR or LOMA). In addition, the applicant shall copy the County Engineer
on all correspondence with FEMA. Construction and installation of the culverts shall be in compliance
with approved road plans and the FEMA approved CLOMR or CLOMA.
Any residential lots and associated streets resulting from the subdivision of the Property, with the
exception of the stream crossing and roadway identified on the attached plan as Cling Lane Extended,
shall be located outside of the 100 foot stream buffer, Flood Hazard Overlay District and preserved
slopes on the Property Lots may be permitted to be located within the landward 10 feet of the 100 foot
stream buffer only if the lots are adjacent to approved stormwater management facilities located within
the landward 50 feet of the stream buffer Approval of lots located within the stream buffer shall be
subject to Subdivision Agent approval.
4 The net density of the Property shall not exceed 6 units per acre, in accordance with the Crozet Master
Plan. Net density shall be calculated by subtracting the area within the Flood Hazard Overlay District,
the 100 foot stream buffer, and areas of preserved slopes from the total acreage of the Property
5 Prior to issuance of a grading permit to allow installation of the stream crossing or with submittal of
the final subdivision plat, whichever comes first, the applicant shall submit an easement plat dedicating
to the County the area identified for a greenway trail on the Plan.
6 If the construction of the stream crossing for which this Special Use Permit is issued is not commenced
by September 14, 2021, the permit shall be deemed abandoned and the authority granted thereunder
shall thereupon terminate.
7 Prior to approval of the first final Virginia Stormwater Management Program (VSMP) plans or the
first final subdivision plat, whichever comes fast, the applicant shall conduct a Phase 11 Environmental
Site Assessment (ESA) in accordance with ASTM standards. The Phase H ESA shall include sampling
and testing of accumulated sediment behind the dam that exists on the Property The applicant shall
be required to comply with all recommendations of the Phase II ESA prior to issuance of the first
building permit on the Property The applicant shall also be required to remove accumulated sediment
from behind the dam prior to demolition of the darn and dispose of the sediment, either on site or off
site, in accordance with the Phase 1I ESA recommendations.
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SPECIAL USE PERMIT PLANS FOR _ ��m�
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WHITE HALL DISTRICT, ALBEMARLE COUNTY, VA
REGIONAL CONTEXT/VICINITY MAP
OWNER/DEVELOPER
OWNER:
Crozet Development Solutions, LLC
1215 E Market St, Suite B
Charlottesville, VA 22902
DEVELOPER:
Southern Development Group
170 Siouth Pantops Dr.
Charlottesville, VA 22902
SCALE: 1 "=1000'
O
TMP
55C-03-A
O2
TMP
56A1-01-25
O3
TMP
56A1-01-26A
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TMP
56-115
(5 TMP 55C-03-A1
SHEET INDEX(
SPl COVER SHEET
SP2 EXISTING CONDITIONS SITE OVERVIEW
SP3 PROPOSED CONDITIONS SITE OVERVIEW
SP4 SITE PLAN
SP5 FLOODPLAIN PLAN
SP6 FLOODPLAIN PLAN
SP7 FLOODPLAIN PLAN
SP8 ROAD PROFILE - CLING LANE EXTENSION 10+00 TO 18+00
SP9 ROAD PROFILE - CLING LANE EXTENSION 18+00 TO 27+1 1.59
SP10 SIGHT DISTANCE PLAN AND PROFILE ORCHARD DR
SP1 1 FLOODPLAIN SUMMARY Af�'D PROPOSED CULVERT CROSS SECTIONS
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INDEX TITLE:
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SHEET NO: 1 of 11
DATE: 01/19/2016
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NOTES:
1. APPLICANT IS PROPOSING TO DEVELOP PARCELS 1, 2, 3,
AND 5.
2. EXISTING TOPOGRAPHIC INFORMATION IS BASED ON FIELD
SURVEY SUPPLEMENTED BY ALBEMARLE COUNTY GIS.
OVERALL PROJECT AREA TABULATION
PARCEL AREA
O1 TMP 55C-03—A 12.81 Ac.
O2 TMP 56A1-01-25 4.43 Ac.
O3 TMP 56A1-01-26A 0.89 Ac.
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TMP 55C-03—A1
21.30
1.34
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TOTAL AREA:
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Ac.
B —
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DOUBLE BOX
CULVERT
150 0 150 300 450
SCALE: 1" = 150'
KEY
OVERALL BOUNDARY (5 PARCELS)
INTERIOR PROPERTY LINES
— — DEPARTING PROPERTY LINES
— — 100—YR FEMA FLOODPLAIN (1% CHANCE STORM)
500—YR FEMA FLOODPLAIN (0.2% CHANCE STORM)
FEMA FLOODWAY
- - - 50' STREAM BUFFER LINE
— 100' STREAM BUFFER LINE
0 WETLANDS
0 PRESERVED SLOPES
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INDEX TITLE:
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SP2
SHEET NO: 2 of 11
DATE: 01/19/2016
(No Parking)
- 49' Public R/W
ADT CLING LANE EXTENDED
44 SFD x 10 TPD + 31 TOWNHOUSES x 7 TPD + 27 EX. SFD x 10 TPD= 927 VPD 5 6.0' 24' Curb To Curb 6,0' 5'
Sidewalk Planting 0.5' 0.5' Planting Sidew
Tom• 4" alk
SFD: SINGLE FAMILY DWELLING 1.0' Strip 1.5" SM 9.5A BM 25.OA T yp• StripTPD: TRIPS PER DAY 1.0'
SLOPE 2% SLOE CG-6 '+ ''"'' Install sidewalk as
VPD: VEHICLES PER DAY g xS f <$� t
s £} t � ; 4 y s { $ �} yrFS Y�, }, r� {� k shown on plans. 3000 psi concrete
with 4" stone base. (Typical)
COMPACTED Note: Provide VDOT Std. JD-4
SUBGRADE� 8" VDOT Pavement Edgedrain for entire
95% COMPACTED 21A length of Cling Lane.
1 1TYPICAL ROAD SECTION - ONSITE STREET FOR < 2,000 VPD
- --- - --- -------- - - ... ---- ------- -- —-------
CU3i NOT TO SCALE
- - - 6R�EBOARD -`
4/ 00 YR STOkM BI
500 YR FEMA FLOdbPLAIN -
CLING LN
EXIST
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100 YR FEMA FLOOD PLAIN--,,`
1 -
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500 YR FEMA FLOODPLAII
WEST GLEN SUBDIVISION SITE AREA:
R-6 CLUSTER DEVELOPMENT
SITE AREA = 19.47 Ac Q+0+ T +(5)
PROPOSED RIGHT OF WAY = 3.16 Ac
PROPOSED OPEN SPACE = 8.04 Ac (41.3% > 25% Min - OK)
PROPOSED OPEN SPACE IN FLOODPLAIN = 4.61 Ac (< 80% OF TOTAL OPEN SPACE - OK)
MAXIMUM DENSITY: 6
DU/Ac = 6 x 19.47
= 1116
UNITS
PROPOSED DENSITY:
±81 UNITS / 19.47
Ac =
± 4 DU/Ac
WEST GLEN SUBDIVISION
TO REMAIN
OVERALL PROJECT AREA TABULATION
PARCEL
AREA
1
TMP
55C-03-A
12.81
Ac.
O2
TMP
56A1-01-25
4.43
Ac.
O3
TMP
56A1-01-26A
0.89
Ac.
®
TMP
56-115
21.30
Ac.
O5
TMP
55C-03-A1
1.34
Ac.
TOTAL AREA:
40.77
Ac.
EXISTING
�-8141'WX81411H
`DOUBLE BOX
r CULVERT
150 0 150 300 450
SCALE: 1" = 150'
KEY
OVERALL BOUNDARY (5 PARCELS)
INTERIOR PROPERTY LINES
— — DEPARTING PROPERTY LINES
— — 100—YR FEMA FLOODPLAIN (1% CHANCE STORM)
---- 500—YR FEMA FLOODPLAIN (0.2% CHANCE STORM)
® — FEMA FLOODWAY
-- 50' STREAM BUFFER LINE
— — 100' STREAM BUFFER LINE
WETLANDS
PRESERVED SLOPES
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INDEX TITLE:
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SHEET NO: 5 of 11
DATE: 01/19/2016
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SHEET NO: 6 of 11
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INDEX TITLE:
�,u1NS7
SHEET NO: 7 of 11
DATE: 01/19/2016
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INDEX TITLE:
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SHEET NO: 8
of
11
DATE:
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680
INDEX TITLE:
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11
DATE:
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Vert. Scale: 1"=10"
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SCALE: 1" = 50'
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SHEET NO: 10 01 11
DATE: 01/19/2016
740
735
730
725
720
715
710
705
700
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7:
7:
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EXISTING CONDITIONS
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Descriptor 'Reach
; River Sta'Prof He
QTotal
Min Ch EI W.S. Elev Crit W.S. E.G. Elev
E.G. SlopeVel Chnl (Flow Area Top Widd
-
(cfs)
(ft) , . _ _ (ft) _ (ft) (ft)
(ft/ft) (ft/s) (sq ft) (ft)- I
_ POWELLS CR
6995 :100-YEAR
1390
757 765,35 762 02 765.84
_. . _
-- -
0.004395 5.87 274.11 151.59'
EX. CLING LANE X ING POWELLS CR
-_ -_
; 6960
4Culvert
__ _....._
........ ..... j
POWELLS CR
6925 ! 100-YEAR
•:. 1390
756.1 761.17 760.71 762.57
0.022656. 9.89 160.46t 306.691.
POWELLS CR
6875
100-YEAR'
139&
754.6
760.45
760.45i
760.94
0.024296;
8.76
397.51
299.45
L
POWELLS CR
6490
100 YEAR
1400i
743
750.34
750.34E
751.36
0.022201f
10.43
266,45
122.08
K
POWELLS CRI
6120
'100YEAR'
1410,
733
740.24�
740.241
741.16
0.021135)
10.08
290.16
140.62
723
730.01
730 031
730.82
0.020602
972
329.5
180,49
.
i - NO RISE tv,708.5
POWELLS CR '
S190
100-YEAR;
1450
i7;
715.72
716.94
0.023728
11.16
241.45
94.34',
H2-NO RISE
POWELLS CR
5151
;100-YEAR'
1450
708.5
Z
713.84
715.23
0019996
9.55`
224.13
88.93
`�H1-NORtSE
POWELLSCR
5056
100YEAR
1450
706.5
71,
71225
713.36
0.018598
8.451
233.42
131.32
�i r
}{ - NO RISE
POWELLS CR
4885
,100 YEAR
1460
. _. .
701.2
708.6)
708.61
709.79
0.023429
11)
257.71
111.72:
G2
POWELLS CR !
4455
1100 YEAR
1460!
692
697.74
697.74'
69&27
0.0267221
9.141
394.05
293.97
G1
POWELLS CR i
4326
100-YEAR
1460
689.2
695 24
695.5
0.013752E
6 84
522.87
334.64
_ -..-.
G
v
POWELLS CR ,
4210
100 YEAR
1480
686.7
693 09
_
692.87i
693.59
0.01961
8 551
401.68
241.33
F
POWELLS CR
3550
1100-YEAR
1510
670.5
678441
678,441
679.57
0,0228111
10.74'
263.35
117.4'
POWELLS CR j
3334
100-YEAR '
1520�
665.2
675.221
675.3
0 001713
3.71
867.29
265.22
POWELLS CR
3307
i100 YEAR
1520'
664,4E
675.10
670
675.24
0.001276i
3.471
686.86
262.69
POWELLS CR
3260
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JARMANS GAP X ING
POWELLS CR j
3218
100-YEAR
1520
663 11
668 75
668.75
671.58
0 04099
13 491
112.71
20.07
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3186
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110D-YEAR;
1520�
661.5
668.52'
668.52
669.61
0 023188
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10.79
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PROPOSED CONDITIONS
Descriptor ------jReach RiverSta Profile QTotal MmCh El W S.
_ --
Irf<l ,Iftl Iftl
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6995
1100-YEARS
13901
757
765.35
EX. CLING LANE X-ING
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POWELLS CR
6925
100-YEAR •:
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756.1[
761.17
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100YEAR
1390
754.6
76045
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POWELLS CR
6490
100 YEAR
1400
743
750.34
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POWELLS CR {
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100-YEAR
1410
733E
740.24
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POWELLS CR
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100 YEAR
1430
723
730.03
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100 YEAKI
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715,72
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7106
7133C
PROP BOX CULVERT
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706.5
711.59
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4885
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1460
701.2
708.61
G2
---------------------
POWELLS CR
4455
' 100-YEAR
1460
_
692,
698.23
G1
POWELLS CR
4326
.100YEAR,
1460
689.21
695.46
G
POWELLS CR
4210
100-YEAR
1480
68_6_.7
693.09
F
POWELLS CR
3550
:100 YEAR
1510
670.5;
678.44
POWELLS CR
3334
100-YEAR
1520
665.2'.
675.22
POWELLS CR !
3307
100-YEAR `
1520
664.4.
675.10
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CR
3260
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POWELLS CR 1
3218
100 YEAR
1520
663.1
66875
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668.75
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160.46
306.69
760.94
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397.51
299.45
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751.36
0.0222011
10.43
266.45I
122.08'
741.16
0.021135
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290.16
140.62
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730.82
0.020602
9.72
329.51
180.49'
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716.94
0.023728
11.161
241.45
94.34
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713.61
0.002916
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346.36
74.9'
712.2 0.009041
709.79 0.023429
698.68' 0.018719
696.03 0,022386
693.59 0.01961
679.57 0.022811
675.3 0.001713
675.24 0.001276
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11 257.71` 111.72
8.18 394.47 223.25
8.99 372.6 22955
8.55 401.68 241.33
10.74 263.35 117.4
333 867.29 265.22
3.471 686.86 262.69
13.49! 112.
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DOM. PROJECT NOJ5,002
INDEX TITLE:
i'IsP
1
30 0
SCALE: H: 1" =
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SHEET NO: 11 OF 11
DATE: 01/19/2016
GENERAL NOTES
OWNER:
STANLEY MARTIN COMPANIES LLC
11710 PLAZA AMERICA DRIVE, SUITE 1100
RESTON, VIRGINIA 20190
DEVELOPER:
STANLEY MARTIN HOMES
404 PEOPLE PLACE, SUITE 303
CHARLOTTESVILLE, VA 22911
ENGINEER:
COLLINS ENGINEERING
200 GARRETT ST, SUITE K
CHARLOTTESVILLE, VA 22902
(434)293-3719
TAX MAP NO.:
TMP 55C-3-Al (0.700 AC.) IMP 56A1-1-30A (0.500 AC)
TMP 56-115 - WE REALTY PARTNERS LLC (21.854 AC)
TOTAL AREA:
1.200 ACRES (NOT INCLUDING IMP 56-115)
ZONING.
R-6 RESIDENTIAL
PRESERVED/MANAGED SLOPES: PRESERVED SLOPES AND MANAGED SLOPES HAVE BEEN SHOWN AND
LABELED ON THE PLANS.
WATERSHED:
LICKINGHOLE CREEK WATER SUPPLY WATERSHED
AGRICULTURAL/ FORESTAL DISTRICT. NONE
TOPO & SURVEY.,
THE BOUNDARY LINE, PARCEL INFORMATION AND TOPOGRAPHY WERE PROVIDED BY
ROUDABUSH, GALE AND ASSOCIATES IN ✓ANUARY OF 2019. INFORMATION WAS
FIELD VERIFIED BY COLLINS ENGINEERING IN ✓ANUARY OF 2019.
DATUM:
NAD 83
EXIS77NG VEGETATION:
PAR77ALLY WOODED
STREAM BUFFERS:
THE 100' STREAM BUFFERS SHOWN HEREON SHALL BE MANAGED IN ACCORDANCE
WITH THE ALBEMARLE COUNTY WATER PR07EC77ON ORDINANCE
FLOODPLAIN:
A POR77ON OF THE PROPERTY IS LOCATED WITHIN A FLOODPLAIN ZONE AS SHOWN
ON FEMA MAP#51003CO229D, DATED FEBRUARY 4, 2005.
SPECIAL USE PERMIT APPLICATION PLAN -
PLEASANT GREEN SUBDIVISION
SP 2019mOO2
WHITEHALL DISTRICT
ALBEMARLE COUNTY, VIRGINIA
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EXISTING CONDITIONS SITE OVERVIEW
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APPROVED CONDITIONS SITE OVERVIEW
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S TOTAL NUMBER OF SHEETS
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5
Crozet Community Advisory Committee
Resolution Regarding Stanley Martin Stream Crossing SP Amendment
April 10, 2019
WHEREAS, Stanley Martin Homes has submitted an application for an amendment to
special use permit SP2016-00003, to move the previously approved stream crossing
for their Pleasant Green development area;
WHEREAS, the Crozet Community Advisory Council ("CCAC") has reviewed this
application and heard presentations from Jeremy Swink and Scott Collins and
wishes to provide input to the Albemarle County Planning Staff ("Staff) Planning
Commission ("PC") and the Board of Supervisors ("BOS");
BE IT RESOLVED, that the CCAC is in favor of the new stream crossing location, and
supports issuance of this special use permit amendment, for the reasons identified
below:
1. Significantly reduced environmental impact on the stream, floodplain and
critical slope areas of Powell's Creek.
2. Shorter and more desirable connection road to Jarmans Gap Road (via Orchard
Drive), which the developer posits will reduce both construction and resident
traffic at the development's Blue Ridge Avenue and Cling Lane entrances.
3. Trail connection is improved.
1, Allie Pesch, do hereby certify that the foregoing is a true correct copy of the
resolution adopted by the Crozet Community Advisory Committee at a regular
meeting held April 10, 2019. CCAC Members present and voting YES: Tom Loach, Jon
McKeon, Allie Pesch, Shawn Bird, Doug Bates, Katya Spicuzza, Josh Rector, Joe Fore,
Sandy Hausman, Kostas Alibertis. Members voting NO: none. Members abstaining:
Valerie Long. Members absent: Mike Kunkel, Brian Day, Kelly Templeman-Gobble,
David Mitchell.
Allie Pesch
CCAC Chair
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
July 24, 2020
Scott Collins
Collins Engineering
200 Garrett Str, Suite K
Charlottesville, VA 22902
scott(cD col I i ns-eng i neeri ng. com
RE: SP201900002 Pleasant Green
Dear Mr. Collins,
The Albemarle County Planning Commission, at its meeting on July 14, 2020 recommended approval by a vote of 7:0, for
the reasons stated in the staff report with the following conditions.
Conditions:
1. The culverts under the proposed Connector Road extension over Powell's Creek must be in general accord with
the attached Concept Plan titled "Pleasant Green Subdivision Special Use Permit Plan" (the "Plan") prepared by
Collins Engineering with a revision date of March 2, 2020. To be in general accord with the plan, development
must reflect the general size, arrangement, and location of the culverts, as well as maintaining no increase of the
100 year flood elevation outside of the Pleasant Green property. Modifications to the plan, which do not conflict
with the elements above may be approved subject to the review and approval of the County Engineer.
2. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the applicant must obtain from
the Federal Emergency Management Agency (FEMA) a conditional letter of map revision (CLOMR, or CLOMA),
and prior to road acceptance the applicant must obtain from FEMA a letter of map revision (LOMR or LOMA). In
addition, the applicant must copy the County Engineer on all correspondence with FEMA. Construction and
installation of the culverts must be in compliance with approved road plans and FEMA approved CLOMR or
CLOMA.
3. Any residential lots and associated streets resulting from the subdivision of the property, with the exception of the
stream crossing and roadway identified on the attached plan as Connector Road, must be located outside of the
100 foot stream buffer, Flood Hazard Overlay and preserved slopes on the property. Lots may be permitted to be
located within the landward 10 feet of the 100 foot stream buffer only if the lots are adjacent to approved
stormwater management facilities located within the landward 50 feet of the stream buffer. Approval of lots located
within the stream buffer must be subject Subdivision Agent approval.
4. The net density of the property must not exceed 6 units per acre, in accordance with the Crozet Master Plan. Net
density must be calculated by subtracting the area within the Flood Hazard Overlay District, the 100-foot stream
buffer, and areas of preserved slopes from the total acreage of the property subject to the special use permit.
5. Prior to issuance of a grading permit to allow installation of the stream crossing or with submittal of the final
subdivision plat, whichever comes first, the applicant must submit an easement plat dedicating to the county the
area identified for a greenway trail on the attached plan.
6. If the construction of the stream crossing for which this Special Use Permit is issued is not commenced by [insert
date 5 years after the date the County Board approval of the Special Use Permit], the permit will be deemed
abandoned and the authority granted there under will thereupon terminate.
7. Prior to approval of the first final Virginia Stormwater Management Program (VSMP) plans or the first final
subdivision plat, whichever comes first, the applicant shall conduct a Phase 11 Environmental Site Assessment (ESA) in
accordance with ASTM standards. The Phase 11 ESAshall include sampling and testing of accumulated sediment
behind the dam that exists on the Property. The applicant shall be required to comply with all recommendations of
the Phase 11 ESA priorto issuance of the first building permit on the Property. The applicant shall also be required to
remove accumulated sediment from behind the dam prior to demolition of the dam and dispose of the sediment,
either on site or off site, in accordance with the Phase 11 ESA recommendations.
If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me at
(434)296-5832 ext. 3004 or email mnedostup(ibalbemarle.org
Sincerely,
Megan Nedostup
Principal Planner
Planning Division
cc: Stanley Martin Homes
400 People Place, Suite 303
Charlottesville VA 22911
Albemarle County Planning Commission
FINAL Minutes July 14, 2020
The Albemarle County Planning Commission held a public hearing on Tuesday, July 14, 2020 at
6:00 P.M.
Members attending were Julian Bivins, Chair; Karen Firehock, Vice -Chair; Tim Keller; Rick
Randolph; Corey Clayborne; Daniel Bailey; Jennie More; and Luis Carrazana, UVA
representative.
Members absent: None.
Other officials present were Charles Rapp, Planning Director; Andy Herrick, County Attorney's
Office; David Benish; Jodie Filardo, Community Development Director; Bart Svoboda; Amelia
McCulley; Vivian Groeschel, Community Development Assistant; and Carolyn Shaffer, Clerk to
the Planning Commission.
Call to Order and Establish Quorum
Mr. Bivins called the regular electronic meeting to order at 6:00 p.m. and established a quorum.
He said this meeting was held pursuant to and in compliance with Ordinance No. 20-2(6), "An
Ordinance to Ensure the Continuity of Government During the COVID-19 Disaster."
Mr. Bivins said there were no Commissioners attending from the County Office Building, and that
the Commissioners electronically present that evening were: Mr. Bivins, Mr. Randolph, Mr. Keller,
Mr. Bailey, Ms. More, Mr. Carrazana, and Mr. Clayborne.
Mr. Bivins said the public could access and participate in this electronic meeting by following the
links available at www.albemarle.orci/calendar, or by calling 877-853-5257.
Consent Agenda
There was no consent agenda.
Public Hearing
SP201900002 Pleasant Green
Ms. More said she needed to read a statement from the State and Local Government Conflict of
Interest Act, which is a transactional disclosure statement, with regard to SP2019000002.
Ms. More said she resides in physical proximity to the proposed project, and may realize a
reasonably foreseeable direct or indirect benefit or detriment to the value of her real property in
an amount that exceeds $5,000 as a result of the action of the Albemarle County Planning
Commission considering this transaction.
Ms. More said she further declares that she
occupation, or group, the members of which
group that consists of 3 or more persons
proposed project.
ALBEMARLE COUNTY PLANNING COMMISSION
FINAL MINUTES -July 14, 2020
is a member of the following business, profession,
are affected by the transaction. She said this is a
owning real property in physical proximity to the
Ms. More also stated that she is able to participate in this transaction fairly, objectively, and in the
public interest.
Mr. Herrick said Ms. More's declaration will be put on file with the clerk for the record.
Mr. Bivins said it was also in the transcript.
Mr. Herrick confirmed this.
Mr. Bivins said there will be a physical copy as well as Ms. More reading into the transcript.
Mr. Herrick confirmed this.
Mr. Charles Rapp, Director of Planning, said Ms. Megan Nedostup (Principal Planner) was on
vacation, so he would be presenting the staff report.
Mr. Rapp said the purpose of SP201900002 Pleasant Green is to amend a previous Special Use
Permit (SP2016-003) that was associated with West Glen in order to relocate a stream crossing
that was part of that application to a more desirable location.
Mr. Rapp said Special Use Permits are required by County Ordinance for any activity that results
in fill within the Flood Hazard Overlay.
Mr. Rapp presented a location map. He said the parcels affected by the proposed stream crossing
with the Special Use Permit were highlighted on the map in yellow. He said as a reminder, these
were the only parcels affected by the Special Use Permit. He said there are significant
developments on the other parcels, but that evening, they were going to talk specifically about
the stream crossing associated with the Special Use Permit that impacts the three parcels.
Mr. Rapp said this was west of Downtown Crozet. He indicated on the map to Cling Lane and an
existing development with a cul-de-sac; Orchard Drive, which connects to Jarmans Gap Road;
and Blue Ridge Avenue. He said all the property is zoned R6 Residential, and indicated to the
Flood Hazard Overlay along Powells Creek, which was represented in purple hatch and follows
the stream channel.
Mr. Rapp presented an enlargement from the Crozet Master Plan, which showed an area in yellow
designated as Neighborhood Density - Residential. He said this is primarily where Pleasant Green
and the previous proposed development takes place. He said the area in green, designated as
Green Space, is meant to protect environmental features, and can be used for open space and
parks. He noted how there was not a crossing connecting to Orchard Drive there; however, in
discussing the transportation impacts of the proposed development, it does seem favorable to
have this connection. He said there are numerous phrases mentioned throughout the
Comprehensive Plan that promote interconnectivity, as well as a Neighborhood Model.
Mr. Rapp noted that Blue Ridge Avenue is a substandard roadway that is not meant to carry a
large volume of traffic. He said utilizing the connection to Orchard Drive would disperse cars onto
Jarmans Gap Road, which would provide a safer and more direct connection to Downtown Crozet.
ALBEMARLE COUNTY PLANNING COMMISSION
FINAL MINUTES -July 14, 2020
Mr. Rapp said in terms of the history of the property, there have been several Special Use Permits
and amendments, as well as a few subdivision site plans over the years. He said in 1990, there
was an initial requirement with the Special Use Permit to establish a crossing as a second access
point for any additional development above 30 units. He said that crossing was approved in 2016
with Special Use Permit SP2016-003 to satisfy that connection, which he presented on the
screen. He said it is a connection from Cling Lane over to Orchard Drive, which had a significant
length to it, with a lot of disturbance.
Mr. Rapp said since that approval, several parcels have been acquired by the applicant to the
east of this, which allowed for a much better connection, with much less impact to the stream,
environmental features, and steep slopes along that area. He said the new proposed location is
925 feet downstream from the location.
Mr. Rapp said there has also been a site plan subdivision plat that was approved for Phase I and
that a site plan subdivision plat is currently under review for Phase 11.
Mr. Rapp presented images showing the difference between the initial 2016 alignment of the
stream crossing compared to the current proposed alignment of the stream crossing. He noted
that the areas in red show the impact to the floodplain and stream buffer, as well as to steep
slopes in the area, versus the much smaller area on the new alignment of the stream crossing.
Mr. Rapp said the total impact in the 2016 alignment was 1.22 acres within the stream buffer, and
9,660 square feet of preserved slopes. He said the revised location takes this down 50% to an
impact of 0.62 acres, and no impact to preserved steep slopes.
Mr. Rapp said additionally, the linear feet is significantly less, from 1,200 linear feet down to 450
linear feet. He said the new alignment would utilize three 1 0x1 0 box culverts, and that it has been
verified that they would not increase the floodplain elevation of the area.
Mr. Rapp said in addition, the applicant is also proposing to maintain the area of greenway south
of Powells Creek, and open space (which is also shown in the Crozet Master Plan). He said the
applicant proposes to dedicate an area of greenway for a trail in that location as well.
Mr. Rapp presented an image showing how the proposed roadway would connect to the larger
overall development, some of which is currently underway. He noted this was shown in dark gray
with the existing road network, and that the image shows future phases and how they tie into
Cling Lane. He said if the Special Permit were to be approved, the applicant proposes to develop
the additional phases within the by right designation of R6 zoning.
Mr. Rapp said there are several mitigation features that the applicant is also proposing. He said
one significant one is the removal of an existing dam and restoration of the stream bank. He said
the existing dam is just to the west side of the property. He said it has been heavily supported by
the Army Corps of Engineers, who previously stated that the benefits of removing that dam far
outweigh any negative impacts of the proposed crossing. He said there are also mitigation
plantings along the stream bank, as well as greenway dedication. He noted that a mitigation plan
would need to be approved by the County Engineer if this were to move forward.
Mr. Rapp said there are four favorable factors listed. He said the new stream crossing would
greatly reduce the impact to the stream buffer, to preserved slopes, and to the floodplain. He said
the stream crossing would allow the development of the property to be consistent with the Crozet
ALBEMARLE COUNTY PLANNING COMMISSION
FINAL MINUTES -July 14, 2020
Master Plan. He said there would be a greenway dedication in the area, as identified in the Master
Plan, which would also help to ensure the preservation of that stream buffer. He said the stream
crossing in this location also promotes interconnectivity and disperses traffic onto a road network
that is built to handle the future capacity and traffic load that would be generated as a result of
the development.
Mr. Rapp said the one unfavorable factor is that the Master Plan does not show a stream crossing
in this location.
Mr. Rapp said staff recommends approval of SP2O19OOOO2, with a total of seven conditions. He
said the conditions are similar to those from the 2016 Special Use Permit. He said the first one
addresses that the stream crossing be in accord with the plans that have been submitted for the
Special Use Permit dated May 20, 2019.
Mr. Rapp said the second condition addresses the need to comply with regulations with FEMA,
obtaining a Letter of Map Revision for the impact to the floodplain.
Mr. Rapp said the third condition ensures that any of the future residential lots associated with
Pleasant Green in the development would not encroach within the 100-foot stream buffer and
specifies some additional requirements.
Mr. Rapp said the fourth condition states that the net density of the property must not exceed 6
units per acre, and identifies how net density is to be calculated.
Mr. Rapp said the fifth condition identifies that a greenway trail should be dedicated on an
easement plat to the County.
Mr. Rapp said the sixth condition addresses the timeline that this stream crossing must be
completed, which is a five-year timeline.
Mr. Rapp said the seventh condition requires environmental site assessment associated with the
project be conducted to address any accumulation of sediment from behind the dam as it is
removed, which would need to be completed before the final Virginia Stormwater Management
Program, or before the final subdivision plat (whichever comes first).
Mr. Rapp said he had draft motions ready and offered to answer questions.
Mr. Keller said he was glad that Mr. Rapp was presenting the staff report because with some of
his experience and background, he may be able to answer his question. He said he sees many
positives in this, and that Mr. Rapp noted most of them in the favorable factors. He said he has a
potential concern, however, and would like clarification.
Mr. Keller said the following evening, the Board of Supervisors would have a work session on
improving stream health in the Development Areas. He said he would like Mr. Rapp's take on
whether three box culverts, with the bulkheads that they have, really fit that idea of best practices
for stream health, and what occurs as high water rushes through those and the effect it has
downstream, as opposed to a different type of bridge configuration with piers that would impinge
the flow less in the floodplain.
ALBEMARLE COUNTY PLANNING COMMISSION 4
FINAL MINUTES -July 14, 2020
Mr. Rapp replied that he has been involved in a number of projects with stream crossings, some
of which did use box culverts, and some of which used a CON/SPAN or another method. He said
anything that minimizes disturbance to the bottom of the stream bed would be preferred, and that
there are a number of factors that fit into that. He said these include everything from cost to other
site challenges.
Mr. Rapp said as far as best practices, they will want to minimize the impact to the stream as
much as possible. He said the applicant's engineer, Mr. Scott Collins, was also present that
evening and could perhaps speak to if they have explored other options as well, and find out how
they arrived at the box culvert solution.
Mr. Keller asked as a follow-up, and in light of the discussion the following evening, if this were
something that would be part of that discussion and brought to the Board of Supervisors. He
clarified he did not mean this specific case, but the idea of the impact that they are having on
stream beds with the type of bridges or culverts they are applying over them in the Development
Areas.
Mr. Rapp replied that he did not believe it was a primary topic that would be discussed in much
detail, but that it was part of the whole equation and was worth discussing as part of that proposed
ordinance.
Ms. Firehock said she would touch on what Mr. Keller was just speaking to that box culvert is far
more destructive to the habitat of the stream than is a crossing with a bridge. She said she was
imagining, though, that the box culvert was chosen because it is the far cheaper option of the two.
She said in her prior life, she ran a national stream habitat restoration program. She said along
those lines, her question is what type of restoration will be implemented. She said if they were
talking to a more traditional engineer, restoration could entail stabilizing banks with doved riprap;
or, if they were talking to a landscape architect, they might be talking more along the lines of
bioengineering.
Ms. Firehock said the County itself has actually implemented a number of bioengineering habitat
restoration projects that the County actually designed and installed. She said she was not
suggesting the County do that in this case, but that she would like to know much more about how
the applicant plans to treat the stream banks and what they are doing. She said she was not
happy with the box culvert, but that she was assuming it was chosen because it is the far cheaper
option.
Ms. Firehock said the question is really to what constitutes restoration. She said she understands
removing the dam, but wants to know how the stream banks will be treated, as that was not known
at that time.
Mr. Rapp said he believed this was a valid question, and did not believe the application got into
that level of detail. He said as Ms. Firehock mentioned, there are a variety of methods, some of
which are significantly more environmentally friendly, such as live stakes and all types of things
to do versus other types of stream bank restoration where riprap and other things that aren't as
desired might be used. He said it was a worthy question.
Mr. Bivins said for Condition #1, the staff report states March 2, 2020, but that there was a different
date on the slide.
ALBEMARLE COUNTY PLANNING COMMISSION
FINAL MINUTES -July 14, 2020
Mr. Rapp said he had May 2020
Mr. Bivins said on the staff report, it said, "March 2, 2020." He said he assumed they were going
to go with Mr. Rapp's date.
Mr. Rapp said he believed it should have been March and that it was a typo. He said he was
looking at the set of plans and it said, "March 2, 2020."
Mr. Bivins asked if when they move forward, it would be the March 2, 2020 date that will be
included in the recommendations.
Mr. Rapp replied yes
Mr. Bivins opened the public hearing and invited the applicant to speak
Mr. Jeremy Swink, representative for the applicant, said he works for Stanley Martin Homes and
has been developing in Charlottesville for about seven years. He said he appreciated the Planning
Commission hearing the case and taking it under advisement.
Mr. Swink said the genesis of the stream crossing and revised location was a product of the public
process working. He said early in the plans for this development, they gathered some of the
neighbors from Blue Ridge Avenue and Orchard and all met at the Crozet Park, informally. He
said they had the plan on a display board to let people know what they were up to and thinking.
Mr. Swink said they had actually shown the old approved stream crossing location in the plan,
and one of the neighbors pulled him aside after the meeting to ask whether, since the applicant
acquired the other property that West Glen didn't have, it would make more sense for them to
punch the crossing straight across versus snaking down through the stream banks and some of
the steep slopes. He said this would be much less destructive than what was previously approved.
He said to be honest, he had not thought of this before, and he took it under advisement. He said
Mr. Collins engineered it and figured out that it would work, and they implemented this with the
plan.
Mr. Swink said this has been a long work in progress for the applicant, and one they are excited
to hopefully bring into fruition to take some of the pressure off of Blue Ridge Drive.
Mr. Swink said as noted, their plan has significantly less environmental impacts. He said its
construction will take the current pressure that is on Blue Ridge Drive, and the future pressure
that would be on Cling Lane, from the rest of the development.
Mr. Swink said he would like Mr. Collins to speak to the box culvert versus CON/SPAN or other
bridge applications.
Mr. Scott Collins (Collins Engineering) said when they looked at the crossing and at changing
locations, they did look at other options for the crossing. He said box culvert was chosen for this
location and supported from the original design mainly due to the soils there along the stream
area. He said there are some highly erosive soils along this portion. He said where the crossing
is, the stream is making two bends -- it bends down, then straightens out at the crossing, comes
back, and makes another bend.
ALBEMARLE COUNTY PLANNING COMMISSION 6
FINAL MINUTES -July 14, 2020
Mr. Collins said the flows through this with the erosive soils makes it tough to put a CON/SPAN
in this location because of the scour analysis. He said when running the scour analysis on
CON/SPANs, many times, they actually end up riprapping the stream bed even more than what
they would do with a box culvert installation because they are trying to mitigate against the scour
analysis and against it failing from the high flows during peak rain events.
Mr. Collins said this was the reasoning why they went with the box culverts, and it is probably
very similar to why they went with the box culverts down Jarmans Gap Road Oust a couple
hundred feet downstream) as well.
Mr. Swink said with those two in mind, they were trying to address some questions that were
brought up and their reasoning behind the case. He said if there are any questions, the applicant
would like to answer them.
Mr. Bivins said if there were not any individuals from the public, the Commission would come back
with any questions.
It was noted that there were no one from the public signed up to speak.
Ms. More said she thinks they successfully established the substandard condition of Blue Ridge
Avenue, and previously in discussions with Stanley Martin, neighbors were concerned about
construction from a different project, which has impacted Blue Ridge Avenue. She said there was
the question of, with new impacts from construction traffic to this new project, Pleasant Green,
what the timing would be for this new crossing. She said she would not speak for the developer
and would let them respond, but she thought that information given back to the community at the
time was that they would try to achieve this crossing as quickly as possible, and then this would
become another way of access where Blue Ridge Avenue is the sole access (other than McComb
Street, which should essentially be a one-way street) to the site.
Ms. More said she wondered, with all the deferrals and the timing, if Mr. Collins might speak to
something that she thinks a lot of neighboring property owners would like to know about timing
and how this fits in with the different phases, since they are already building Phase I and there is
a huge increase in traffic along Blue Ridge Avenue.
Mr. Collins replied that the applicant has a Certificate of Occupancy for the first five units. He said
looking at the plan, the first three buildings along McComb Street Extended are now under
construction, and two of the villas that are close to the roundabout are under construction as well.
He said there is quite a bit of construction activity, and they are putting a lot of pressure on Blue
Ridge. He said soon, they will have [inaudible] and many of those houses will put pressure on.
Mr. Collins said to give a simple answer, the soonest he can get approval is when they are going
to push the shovel in the ground. He said he would try to project what a schedule might look like.
He said if they were to gain a recommendation for approval that night, and if they get Board
approval (although he was not sure what their Board of Supervisors date is, but he would assume
it was within 45-60 days), Mr. Collins has already submitted a set of plans to the County, which
had one review already. He said they are going to wait on the second review until the Special Use
Permit has been approved. He said it was not to be presumptuous or to be wasting anyone's time,
but that this was submitted so they could get a jumpstart and try to ferret out any of the issues to
help them start construction and get the road open as soon as possible.
ALBEMARLE COUNTY PLANNING COMMISSION
FINAL MINUTES -July 14, 2020
Mr. Collins said ideally, in the best case, they were driving out in the spring, if everything works
and the approvals go swiftly. He said they have a contractor who is ready, willing, and able, and
that the applicant is financed to construct the bridge as well. He said they were looking at early
spring, if not sooner.
Ms. More thanked Mr. Collins for his response. She added that initially, when construction started,
it seemed that deliveries were happening, and some people were trying to come down McComb
Street, which is very narrow. She said she noticed some signage that the applicant has put up
directing traffic, which she appreciates (as do the neighbors) and thinks is very helpful. She said
she was sure delivery drivers appreciate that so they do not end up on a tiny road where they
cannot get through to get to the site. She said she has noticed an attempt on the applicant's part
to try to help send people down Blue Ridge Avenue, which at this point is the safest way to access
the site.
Mr. Bivins asked Mr. Collins for clarification as to if it were a matter of fact that they have financing
for the bridge and that there is a contractor, or if it was a matter of when they will have financing
for the bridge and when they will find a contractor.
Mr. Collins replied that they have the financing and capital in place, and that he has a signed
contract with Contour Construction for the work as wrapped in the Phase I approval.
Ms. Firehock said she wanted to commend the applicant for doing a much better design that is
much less environmentally destructive. She said she was very pleased with what the applicant
presented that night. She said she did want to have some follow-up on her earlier question she
posted. She said they will be taking down a dam, for which she has some experience with that
kind of work, and will be restabilizing the stream system. She said she wanted to know more
about what methods the applicant proposes for stabilizing any of the stream bank work that they
would need to do.
Mr. Collins replied that as far as the mitigation along the stream bank, they are proposing to do
some mitigation, plantings, and restabilization of some of the areas that have been identified along
the stream bank as erosive and are unvegetated at this time. He said they are following up and
doing a mitigation plan for those areas with the work that is being done on the dam and the
crossing.
Ms. Firehock said there are stabilization methods that are extremely destructive to habitat, and
she wanted to be assured. She said she has done designs and used riprap at the toe of the bank
where extra structure is needed. She asked if the applicant would be using vegetative structural
measures versus just putting in riprap.
Ms. Firehock said VDOT recently did a stream down by her neighborhood in Howardsville, and it
is a nightmarish highway stream now where they have "stabilized" it. She said she was looking
for more assurance from the applicant that they will not be riprapping the stream bank from top to
bottom.
Mr. Collins replied that this was not the intent at all. He said they are not looking to use riprap as
a measure for the mitigation areas. He said they are fixing portions of the stream that have eroded
so far. He said they are not looking to do that with riprap.
ALBEMARLE COUNTY PLANNING COMMISSION 8
FINAL MINUTES -July 14, 2020
Ms. Firehock said she did not think it would need to be conditioned and that she would go with
trust.
Ms. More said having followed this closely, when Southern Development was doing the West
Glen application, and with some of Ms. Firehock's questions that are specific to the stream
crossing and the dam, she wanted to point out that the entire dam issue was the result of Southern
Development creating an issue about the dam. She said it had been suggested that this land had
previously been used historically for orchards and perhaps things were sprayed, and that there is
a sediment gathering behind the dam.
Ms. More said it is her knowledge that the dam was never a huge concern in the Crozet community
but then, at a Board meeting regarding the original stream crossing request for West Glen, it
became a central topic because there was a suggestion made that there could be some sort of
toxic things in the sediment, and there are children playing in the area in pools.
Ms. More said she was not going to argue with the Army Corps of Engineers about removing the
dam or about getting rid of the sediment being the better way to go because if that's what needs
to happen, that's what needs to happen.
Ms. More said all of this came up because it was made an issue by Southern Development. She
said as far as she knows, the initial testing of the sediment showed only normal amounts of what
one would expect to find in that sediment. She said at the hearing with the Board, there was a
fear of having children swimming around in toxic sediment in that area. She said this is not what
is happening, per the original testing that came back. She said she knows there is a second round
of testing, but that for the sake of history and how this all came to be, she wanted to mention this.
She said she didn't think anyone ever had an intention of messing around with that area, but that
they are the ones who brought it up and offered it, so now, it is carrying over to the developer they
have there now.
Mr. Bivins closed the public hearing and brought the matter back to the Commission
Mr. Bailey said he appreciated the revision of the plan and the commitment to take down the dam.
He said he thinks this is in the best interest of the watershed there and is a much better design
than the original.
Mr. Carrazana said he thinks it is a great plan.
Mr. Keller said he concurred and that his questions had been adequately answered.
Mr. Randolph echoed what Mr. Bailey said. He said the Crozet Master Plan does identify a road
with a stream crossing in this vicinity, but not in this specific location. He said the Master Plan
location was hypothetical and was prospective (not prescriptive and determinative). He said
therefore, he finds the new crossing location completely consistent with the stated intent of the
Master Plan and therefore, considers the new location as fully acceptable, more so especially
because of the reduced environmental impacts in this new location.
Ms. Firehock added to Mr. Randolph's comments that this new design meets multiple objectives
in County's Comprehensive Plan for natural resource protection.
Mr. Clayborne said he was on board with the proposal and had nothing to add.
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Ms. More said she had a few things she wanted to add. She said before she would start, she
wanted to say that for the purpose of keeping the Commission on track, she would not go into
specifics, but there were some questions from the neighbors which is perhaps something staff
(i.e. Ms. Nedostup) can help with, as she has a list of neighboring property owners that she can
help connect with the developer about the speed limit and the way the intersection will happen
with McComb and Blue Ridge, as well as the entrance. She said there are some questions about
high-speed internet being run through the area to those properties, but not available to their
properties. She said she would like to put this out for Mr. Swink to consider, and they can have
people work through that at a later time.
Ms. More said she wanted to be very clear that she understands that this is a by right project, and
the matter before the Commission that night is the stream crossing (not the Pleasant Green
development itself).
Ms. More said she stated this at the beginning of this public meeting, but wanted to reiterate that
her comments are in no way related to her proximity to this development. She said if this project
were located elsewhere in Crozet, she would have the same comments.
Ms. More said to be fair, Stanley Martin is planning to build a trail along the creek, as has been
worked on with staff with regard to the trail, which has been mentioned in staff's report. She said
they are also planning to build a small park/sitting area at the corner of Jarmans Gap and Orchard
Drive. She said these are things they do not have to do and are offering to do. She said these
things are appreciated, and they will benefit the Crozet community.
Ms. More said with this said, when an infill project occurs (which Pleasant Green is an infill
project), they talk about size, scale, and how it relates to the character of the neighborhoods that
are already there. She said in her opinion, there is a lost opportunity here on the part of Stanley
Martin, as they have made absolutely no attempt to use size and scale creatively to help maintain
the character of that which already exists in this area. She said specifically, along sections of Blue
Ridge Avenue and Cling Lane, where the visual impacts are extreme, Stanley Martin could have
dealt with these impacts in a more responsible and respectful way.
Ms. More said the small park and creekside trail are appreciated, but they are similar to putting a
few bows and ribbons on a bad gift. She said the bad gift that Stanley Martin is giving is not just
turning their backs to the character of the existing neighborhoods. She said the bad gift is to the
whole Crozet community. She said it is the approximately 237 units achieved with R6 by -right
calculations. She said when adding this to the 126 units built by Pinnacle Construction called "The
View," which is also located on Blue Ridge Avenue, this totals about 363 units that will impact
already stressed road systems and school capacities. She said the community will be left to deal
with this, just as other areas in the County have the same issues from intense growth.
Ms. More said this is seen more and more as a major consideration in the applications that are
before the Planning Commission. She said she understands that Pleasant Green and The View
are both by -right developments, and they are doing what they have the right to do. She said she
brings these things up because she thinks the Planning Commission and the Board need to have
conversations about these issues as they become more and more critical.
Ms. More said existing road conditions County -wide are more often the single most critical issue
in applications they receive, and she believed Commissioners could agree they are seeing this
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trend change, at least in the time that she has served. She said current conditions in some areas
are failing, and the decision to add more pressure on these roads truly is a decision of health,
safety, and welfare. She said infrastructure lags behind in areas where development rushes
forward. She said conversations and solutions need to be of utmost importance.
Ms. More said also (and as always), she believes that they need to continue to have a
conversation about gross versus net density. She thanked everyone for listening, noting it was
the short version of everything she had to say. She said she was prepared to make a motion.
Ms. More moved to recommend approval of SP201900002 Pleasant Green with the conditions
recommended by staff.
Mr. Bailey seconded the motion, which carried unanimously (7:0).
Mr. Bivins informed Mr. Collins that the Planning Commission has recommended to the Board of
Supervisors that they pass the Special Use Permit. He said Mr. Collins heard some questions
and comments that night that would hopefully be helpful as he continues to plan this particular
subdivision and also do the work that is before him.
Adjournment
At 6:55 p.m., the Commission adjourned to July 21, 2020, Albemarle County Planning
Commission meeting, 6:00 p.m. via electronic meeting.
�
Charles Rapp, Director of Planning
(Recorded by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards and
transcribed by Golden Transcription)
Approved by Planning
Commission
Date: 08/04/2020
Initials: CSS
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