HomeMy WebLinkAboutZMA201500006 Staff Report 2017-06-20 COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA 201500006 Shadwell Staff: Rachel Falkenstein
Estates
Planning Commission Public Hearing: Board of Supervisors Public Hearing: To Be
June 20, 2017 Determined
Owners: Country Inns Extraordinaire Inc. Applicant: Mitch Wiley, Clifton Inn
Acreage: Approximately 28.05 acres Rezone from: Amend the proffers and application plan for
previously approved PRD zoning (ZMA1977-24)
TMP: 07900-00-00-023F0 By-right use: Current zoning is PRD showing up to 9 lots
Location: 1296 Clifton Inn Drive on the west side of the lake.
Magisterial District: Scottsville Proffers: Yes
Proposal: Amend the proffers and application Requested # of Dwelling Units: 7
plan for the previously approved PRD zoning to
allow for the development of seven residential lots
on the property.
Development Area: no Comp. Plan Designation: Rural Area - preserve and
Rural Area: yes protect agricultural, forestal, open space, and natural,
historic and scenic resources; residential (0.5 unit/acre in
development lots)
Character of Property: The property is mostly Use of Surrounding Properties: Clifton Inn and Stone
wooded with a gravel access drive, a lake and Robinson Elementary School are to the west; to the east
several areas of critical slopes. (across the lake) are two parcels zoned PRD but are
under conservation easement; properties to the north and
east are a mix of residential and wooded/open space rural
area properties.
Factors Favorable: Factors Unfavorable:
1. The revised application plan provides a 1. The proposal is not consistent with the Rural Area
reduction from nine to seven lots from the policies of the Comprehensive Plan; however, this
approved 1977 PRD. is an update to an old rezoning from 1978 that
2. The applicant has agreed to bring the dam predated many of the current policies.
into compliance with DCR regulations prior 2. Disturbances to critical slopes will be required for
to the subdivision of the property. the construction of the proposed road (a critical
slopes special exception is requested) and there
are critical slopes on five of the seven proposed
lots. A reduction in the number of lots could
reduce the amount of critical slopes disturbance.
3. Areas containing steep slopes and required
stream buffer are included on individual lots rather
than in common area. Including environmentally
sensitive areas in common areas provides for a
potentially higher level of preservation, though the
applicant is providing for a "tree conservation
easement" to protect these areas.
RECOMMENDATION: Staff recommends approval of ZMA201500006 Shadwell Estates, provided changes are
made to the proffers and application plan, as described below, prior to the Board of Supervisors meeting.
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STAFF PERSON: Rachel Falkenstein
PLANNING COMMISSION: June 20, 2017
BOARD OF SUPERVISORS: To Be Determined
ZMA 201500006 Shadwell Estates
PETITION
PROJECT: ZMA201500006 Shadwell Estates
MAGISTERIAL DISTRICT: Scottsville
TAX MAP/PARCEL: 079000000023F0
LOCATION: Located on North Milton Road (Route 729) across from Stone Robinson Elementary School.
PROPOSAL: To amend the proffers for approved ZMA1977-24 to allow up to 7 residential lots. The
following special exceptions are requested: Disturbance to critical slopes, modification of requirement for
rectangular building site, modification of maximum setback requirement. Private Street authorization
requested.
PETITION: Request to amend proffers for ZMA1977-24 on property zoned Planned Residential
Development (PRD) which allows residential (3-34 units/acre) with limited commercial uses.
OVERLAY DISTRICT: Entrance Corridor(EC); Flood Hazard (FH)
PROFFERS: Yes
COMPREHENSIVE PLAN: Rural Area — preserve and protect agricultural, forestal, open space, and
natural, historic and scenic resources; residential (0.5 unit/ acre in development lots).
CHARACTER OF THE AREA
The property is currently undeveloped. It contains a dirt and gravel access drive and overhead utilities. It is
partially wooded with several areas of critical slopes. The eastern property line crosses through the center
of a lake, which has 100-foot required stream buffer along its edge (Attachment A).
To the west of this property is the Clifton Inn (same owners as the subject parcel). Stone-Robinson
Elementary School is to the northwest. There are two parcels east across the lake that were part of the
original PRD zoning. These properties are wooded and currently under conservation easement. South of
the site are additional areas of woods and the Rivanna River. To the north is the community of Shadwell
and the Intersection of Richmond Road (Rt 250) and Louisa Rd (Route 22). All adjacent parcels, except the
two across the lake are zoned Rural Areas.
SPECIFICS OF THE PROPOSAL
In 1978 the Board of Supervisors approved a rezoning of this property from A-1 to RPN Residential
Planned Neighborhood. In 1980, the County changed all areas of RPN to PRD Planned Residential District
zoning. The previous rezoning applied to what is today three separate parcels (TMP 79-23F, 79C-1 and
79-23) consisting of approximately 92 acres. The PRD allowed for the development of the property into 39
residential lots. The application plan associated with the approved PRD shows 42 lots, 30 lots on the east
side of the lake and 12 west of the lake (Attachment B). However, the approved conditions (ZMAs at the
time were subject to conditions rather than proffers) associated with this rezoning limited the total number
of lots to 39 and required a reduction from 12 to 9 lots on the west side of the lake (Attachment C).
The applicant is requesting to amend the existing PRD zoning on an approximately 28 acre portion of the
property west of the lake (TMP 79-23F)to update the application plan and conditions, submitted today as
proffers. The proposal includes seven residential lots west of the lake, reduced from the approved nine lots.
Updates to the proffers include removing previous conditions that are no longer applicable because of the
reduction in size of the rezoned area and conditions that are obsolete because they are now required by
ordinance.
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The total acreage for TMP 79-23F is 28.05 acres. Approximately 6 acres will be added to two adjoining
parcels with a future boundary line adjustment plat. These areas will retain their PRD zoning, but will not be
part of the future development. Of the remaining 21.75 acres, the applicant proposes to develop 10.7 acres
of the property as residential lots, 9.3 acres (43%) in open space and 1.75 acres in roads.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has made this request to in order to develop the property for seven residential units and to
update the application plan and proffers.
PLANNING AND ZONING HISTORY
• SP #308 — 1973 request for the development of"Collina Planned Community" concurrent with a site
plan application for the development of 130 acres into 90 single family lots, 120 townhouses and 1.5
acres of small shops. The application was denied.
• ZMA1977-17 — 1977 request to rezone the property from A-1 to Residential Planned Neighborhood
(RPN)/A-1 with 46 single family dwellings on 92 acres. The application was denied.
• ZMA1977-24— request to rezone the property from A-1 to RPN/A-1 Residential Planned Neighborhood
to allow the development of 39 residential lots on 92 acres. The application was approved on January
18, 1978.
• The 1980 Comprehensive rezoning changed the property from RPN to PRD Zoning
• ZMA2004-08 — Rezoning request to update the PRD plan and proffers on TMP 79-23 and 79C-1 to
allow up to 23 lots on 66 acres. The application was withdrawn.
• ZMA 2013-13 — Rezoning request to update the PRD plan and proffers on TMP 79-23 and 79C-1 to
allow up to 24 lots on 66 acres. The application was withdrawn.
• In 2014 TMPs 79C-1 and 79-23 were placed under conservation easement held by the Public
Recreation Facilities Authority (PRFA).
COMPREHENSIVE PLAN
The Comprehensive Plan designates the property as Rural Area, which calls for the preservation and
protection of agricultural, forestal, open space and natural, historic and scenic resources and recommends
residential development be directed towards the Development Areas. Under today's policies, staff would
not be supportive of a new application for a Planned Residential District in the Rural Area. However, this
request is an amendment to an existing PRD and would result in fewer units than the originally approved
PRD.
Relationship between the application and the purpose and intent of the requested zoning district
The PRD district is a residential district intended to encourage sensitivity toward the natural characteristics
of the site and toward the surrounding area in land development. More specifically, the PRD is intended to
promote economical and efficient land use, an improved level of amenities, appropriate and harmonious
physical development, and creative design consistent with the best interest of the county and the area in
which it is located. The PRD provides for flexibility and variety of development for residential purposes and
uses ancillary thereto.
The proposed development includes 43% of the site as common open space, though the majority of this
area is within the lake. Proposed lots include sensitive natural resources such as stream buffer and critical
slopes. The applicant has proffered to protect areas of stream buffer, which includes a portion of the critical
slopes, with a "tree conservation easement." However, there are some areas of slopes outside of this
easement area on private lots. Staff believes that better protection of these resources could take place if
the applicant places all areas of stream buffer and critical slopes in common open space to be owned and
maintained by the homeowners association. The applicant prefers to retain them on individual lots to retain
the large lot size. If the resources are not to be placed in common open space, staff recommends that the
tree preservation easement be expanded to cover all areas of critical slopes on private lots.
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The applicant is requesting a special exception for the disturbance of critical slopes for the construction of
the roadway (see analysis provided below). The area of slopes to be disturbed is only a small portion of the
total area of slopes on site and the disturbance is unavoidable if access is to be provided to the southern
portion of the property.
Anticipated impact on public facilities and services
Streets:
Access to the site will be via North Milton Road with an entrance directly across from the southern entrance
to Stone-Robinson Elementary. Access to the individual lots will be via a private street (see private street
request analysis below). Due to the small number of lots being proposed, significant traffic impacts are not
expected from this development. VDOT and engineering staff have no objections with the proposed street
layout.
Schools:
Students living in this area would attend Stone-Robinson Elementary School, Burley Middle School, and
Monticello High School. Based on average school enrollment statistics, a residential development of this
size would typically include about 3 school age children.
Fire and Rescue:
The East Rivanna Fire Station provides fire services to the area. The Pantops Rescue Squad provides
rescue service during the day and Charlottesville-Albemarle Rescue Squad provides service on weekends
and nights. The site contains a dry hydrant on the southern portion of the property with a 20' lane for
Fire/Rescue access. Fire/Rescue staff has no objection with this development as proposed.
Utilities:
This property is located in the County's jurisdictional area for water only to existing structures. There are no
existing structures on the site and the proposed houses will not be eligible for public water. Because the
property is not in the Development Areas and does not have any existing structures, it will be served by
private well and septic systems. The Health Department has reviewed the proposal and was not able to
comment on the appropriateness of the proposed drainfield locations because soils work was not provided
by the applicant. The applicant will be required to provide soil studies for Health Department approval prior
to the subdivision of the property.
It is important to note that if the applicant has difficulty locating well sites or finding suitable drainfield
locations on the proposed lots, then this development would not be eligible for an extension of public water
or sewer service. Current Rural Area policy precludes the extension of public utilities to the Rural Area
unless there is a demonstrable public safety issue. Lots that do not pass a percolation test or that do not
have well sites to serve future developments will not meet the criteria for the extension of public utilities into
the Rural Area.
Since there is a history of difficulty with finding suitable well and drainfield sites in this area, staff
recommends the applicant consider adding a note to the application plan to allow for fewer, larger lots, if
adjustments are needed to find suitable well or septic sites. This would allow the applicant to increase lot
sizes and adjust boundary lines, so long as a 30,000 square foot building site on each lot is still achievable.
Anticipated impact on environmental, cultural and historic resources
As mentioned above, significant areas of critical slopes and a required stream buffer are proposed on
private lots. Even though the plat will show a tree conservation easement and deed restrictions will be put
in place, homeowners are not always made aware of such restrictions. Given the location of the tree
conservation areas between the backs of the proposed houses and the lake, staff is concerned that
homeowners may have a desire to clear their backyards for lake views and easy access to the water.
Furthermore, the tree conservation easement does not cover some areas of critical slopes on individual
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lots. If areas of critical slopes and stream buffer are to be retained on individual lots staff recommends that
the tree conservation easement be expanded to include all areas of critical slopes on lots.
There are no known cultural or historic resources on the site, but the property is located adjacent to the
Clifton Inn, which is on the National Register of Historic Places. The property is also within the Southern
Albemarle Rural Historic District. New residences will be visible from the Clifton Inn and the applicant has
stated an intention to convene an architectural review board consisting of HOA members to ensure
architectural compatibility with the Clifton Inn, but this has not been included as a proffer. Staff
recommends the HOA architectural review be included as a proffer with language to allow historic
preservation staff review of the architectural standards. Historic preservation staff have reviewed this
request and do not anticipate negative impacts to historic resources if the residences are architecturally
compatible with the Clifton Inn and allowing staff review of the architectural standards can ensure this
compatibility.
Though the site is within the Entrance Corridor, the Design Guidelines do not apply to single-family
detached houses, so no ARB review is required for this proposal. The property is also located within the
Monticello viewshed. Staff from Monticello have reviewed the request and have no objections with the
proposed amendment.
There is a dam above the lake, which, in 1978, was in need of repair. Staff is not aware that any of the
repairs ever took place. DCR is requiring that the dam be inspected by and certified by their Division of
Dam Safety (Attachment E). The applicant has proffered DCR review of the dam prior to subdivision of the
parcel. Staff is supportive of the intent of this proffer but the proffer language should be updated for clarity,
as described in more detail below.
Anticipated impact on nearby and surrounding properties
If the areas identified as tree conservation areas on the application plan are preserved, the development
will be well screened from adjacent properties, except from the Clifton Inn to the west, which has the same
ownership. Due to the limited number of new houses, significant impacts to nearby and surrounding
properties are not anticipated.
Public need and justification for the change
The applicant is amending the proffers and application plan to bring the site into compliance with today's
standards. While there is no demonstrated public need and justification for a residential development in this
location, due to prior approvals of a much larger development, the proposed plan reduces the number of
new lots and brings the proposal closer into compliance with Rural Area policies.
PROFFERS
The applicant has provided proffers, which are listed below (Attachment F).
1. The PRD is to be modified to a maximum of 7 lots plus open space. The open space, stream buffer will
be protected by a tree preservation easement and deed restrictions in the HOA documents and will be
recorded with the first plat.
2. DCR review of the dam and any requirements from the inspection for improvements will be done prior
to recording of the first subdivision plat.
Staff recommends the following modifications to the proffers:
1. The proffers should reference the application plan and significant features such as the amount and
location of open space and a maximum number of lots.
2. The tree preservation easement should be a separate proffer and should indicate who approves the
deed restrictions (County Engineer and County Attorney).
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3. Proffer 2 should be edited for clarity. Language should be added stating the dam is required to be
certified by DCR's Division of Dam Safety and to comply with all recommendations of DCR for dam
repairs, maintenance and operations prior to approval of the first subdivision plat.
4. Consider adding a proffer to require architectural review of the residences under the HOA to ensure
architectural compatibility with the Clifton Inn and CDD staff review of the HOA architectural standards
prior to recordation of the first subdivision plat.
5. Technical fixes to the proffers are needed.
Staff recommends the following modifications to the application plan:
1. The tree preservation area should be extended to cover all areas of critical slopes and required stream
buffer on private lots.
2. Language referencing that Area Z and Area Y will revert back to RA zoning should be removed from
the plan (these areas will remain zoned PRD).
3. All special exceptions should be listed on the application plan (critical slopes, building site modification,
increased maximum setback) and the private street authorization.
4. Consider adding a note to allow a reduction in the number of lots and increased lot sizes, in case
adjustments are needed to find suitable well and septic sites.
PRIVATE STREET AUTHORIZATION REQUEST
The applicant has requested private street authorization to allow a private street to serve the proposed
development (Attachment G). The Subdivision Ordinance requires Planning Commission approval for any
private streets in the Rural Areas, with the exception of private streets serving two-lot or family
subdivisions. The Commission may authorize a private street under Section 14-232(A), provided the
findings in section 14-232(C) are made. The applicant is requesting this private street to alleviate significant
degradation to the environment and has submitted analysis and justification as required by this section and
listed below: (ordinance language presented in bold italics followed by staff comment).
(i) the property is within either the rural areas (RA) or village residential(VR) zoning districts;
The subject parcel is in neither in the rural areas or village residential zoning districts; however, it is in the
Rural Area of the county as identified in the Comprehensive Plan. Characteristics of the development are
similar to other RA subdivisions.
(ii) the private streets will alleviate a clearly demonstrable likelihood of significant degradation to
the environment of the property or any land adjacent thereto resulting from the construction of a
public street in the same alignment;
The applicant provided an exhibit as part of the justification for the private street request (Attachment H).
The exhibit demonstrates that to meet VDOT requirements the public street must provide for
interconnectivity and would require a much longer street than the proposed private street. The exhibit
shows the required extension of Clifton Lane as a public street with the same alignment and right-of-way as
proposed for the private street request; however, the public street exhibit shows a connector road from the
cul-de-sac at the end of Clifton Lane to Randolph Mill Lane, an existing private street along the adjacent
property line.
The applicant has stated that the total volume of grading for the construction of a public street would be
432% more than the amount of grading needed for the private street. Constructing the private street
without the requirement for the second connection alleviates significant degradation to the environment
because it avoids disturbance to large areas of critical slopes and reduces clearing, grading and the overall
amount of impervious surface on the site.
(iii) no alternative public street alignment is available which would alleviate significant degradation
of the environment;
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No alternative public street alignment is available which would avoid disturbing additional areas of critical
slopes. Additionally, extending the street any additional length as would be required to provide
interconnectivity would increase the amount of impervious surface on the site, which would in turn,
increase stormwater runoff.
(iv) no more lots are proposed on the private streets than could be created on a public street due to
right-of-way dedication; and
No additional lots are proposed than could be created on a public street.
(v) the proposed private streets demonstrably promote sensitivity toward the natural
characteristics of the land and encourages the subdivision of land in a manner that is consistent
and harmonious with surrounding development.
County Engineering staff has analyzed the proposed street as required by Section 14-232. Staff has found
that the location and design of the proposed private street promotes sensitivity towards the natural
environment, due to the avoidance of additional critical slopes. The subdivision meets the requirement for
authorization for a private street under this section.
ANALYSIS OF SECTION 14-234:
Per Section 14-234(C), the Commission may authorize a private street in a subdivision if it finds that one or
more of the circumstances described in section 14-232 exists and that: (ordinance language presented in
bold italics followed by staff comment)
1. The private road will be adequate to carry the traffic volume which may be reasonably expected
to be generated by the subdivision;
The amount of traffic expected on the proposed private street is minimal. The design is adequate for this
type of traffic and shall meet the private road standards as specified in Section 14-412 of the
Subdivision Ordinance.
2. The comprehensive plan does not provide for a public street in the approximate location of the
proposed private road;
The Comprehensive Plan does not provide for a public street in the location of the proposed private street.
3. The fee of the private street will be owned by the owner of each lot abutting the right-of-way
thereof or by an association composed of the owners of all lots in the subdivision, subject in either
case to any easement for the benefit of all lots served by the street;
The private street will be owned and maintained by a homeowners association composed of the owners of
all lots in the subdivision. Staff review and approval of road plans and a private street maintenance
agreement will be required prior to the approval of the subdivision of the property.
4. Except where required by the commission to serve a specific public purpose, the private street
will not serve through traffic nor intersect the state highway system in more than one location; and
The private streets will not serve through traffic, nor intersect the state highway system in more than one
location.
5. If applicable, the private street has been approved in accordance with section 30.3, flood hazard
overlay district, of the zoning ordinance and other applicable law.
As proposed, the private street will not impact the flood plain.
CRITICAL SLOPES SPECIAL EXCEPTION REQUEST
The applicant requested a special exception to allow for the disturbance of critical slopes on the site
(Attachment I). Planning Commission action is not required for the special exception request; however, the
Board may consider a recommendation by the Planning Commission.
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The applicant is proposing to disturb 0.2 acres of existing critical slopes to allow for the construction of the
private road. According to the applicant, the slopes to be disturbed are in grassed areas and were created
when the existing gravel road was constructed. The slopes to be disturbed represent only 2.3% of the total
area of critical slopes on site.
Engineering staff has reviewed the request under the requirements of section 4.2.5(A)(1) and has no
objection to the proposed critical slope disturbances. Since the slopes appear to be manmade, staff
believes that strict application of the requirements of Section 4.2 regarding preservation of critical slopes
would not forward the purposes of this chapter or otherwise serve the public health, safety or welfare. Staff
recommends that the special exception for the disturbance of critical slopes be approved by the Board with
the condition that any land disturbing activity located within the critical slopes comply with the Design
Standards of Section 30.7.5 of the Zoning Ordinance. This would prevent the creation of additional
manmade steep slopes on site and require that any resulting slopes be more gradual in nature and
appearance.
BUILDING SITE SPECIAL EXCEPTION REQUEST
The applicant requested a special exception to allow for a modification of the rectangular shape
requirement for a building site on the proposed lots (Attachment J). This special exception will apply to all
seven proposed lots on the property. Planning Commission action is not required for the special exception
request; however, the Board may consider a recommendation by the Planning Commission.
County Code § 18-4.2.2(a)(3) authorizes the Board to waive or modify the rectangular shape requirement
for a building site by special exception upon consideration of the recommendation from the Virginia
Department of Health and consideration of the following circumstances: (ordinance language presented in
bold italics followed by staff comment) .
(i) The parcel has an unusual size, topography, shape, location or other unusual physical
condition;
A majority of the parent parcel is comprised of the lake, the stream buffer and critical slopes. In order to fit
the proposed street and seven lots within this long, narrow parcel, the building site special exception is
needed. Each proposed lot includes a 30,000 square foot building site, but due to the shape of the parcel
and the presence of slopes and WPO buffer, the building sites are not able to be perfect rectangles, though
they are, for the most part, rectangular in shape.
According the applicant, he has made every effort to provide the rectangular building sites on each lot, but
due to the irregular lines on the edges of the stream buffer and critical slopes, the building sites are not
able to meet this requirement`If the applicant were proposing fewer lots with this division, it may be
pgRsible for lots to achieve the rectafigWar building site as required by ordinance*however, the seven lots
already represents a reduction in the number of lots previously approved.
(ii) No reasonable alternative building site exists;
There are no alternative building site locations for the seven lots as proposed.
(iii) Modifying or waiving the rectangular shape would result in less degradation of the parcel or
adjacent parcels than if those dimensions were adhered to;
The building sites are 30,000 square feet and, according to the applicant, provide for enough area for the
home site, primary and reserve drainfields and a well site on each lot. Allowing the irregular shaped
building sites allows disturbances to be kept out of critical resources and therefore will result in less
degradation to the slopes, stream buffers and wooded areas on the site.
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The Virginia Department of Health has not yet granted approval of the individual onsite sewage systems for
this proposed subdivision. The applicant has stated that he worked with and AOSE to identify areas for
primary and reserve drainfields on each lot. Health Department approval of drainfield locations within the
proposed building sites will be required prior to approval of the subdivision of the property.
MAXIMUM FRONT SETBACK SPECIAL EXCEPTION REQUEST
The applicant has requested a special exception to modify the maximum front setback of 25 feet for PRD
zoning (Attachment J). Planning Commission action is not required for the special exception request;
however, the Board may consider a recommendation by the Planning Commission. County Code § 18-
4.19(4) authorizes the Board to increase the maximum front setback requirement by special exception to
accommodate low impact design, unique parking or circulation plans, or a unique target market design.
The applicant is proposing the maximum front setback be modified from 25 to 125 feet to accommodate a
unique target market design. The applicant's justification for this request is that because the property is
located in an historic area and adjacent to Clifton Lake, the larger maximum setback of 125 feet will help
maintain the rural character of the property. Even though this property is zoned PRD, staff is supportive of
this request due to the location of the subdivision in the Rural Area of the County. Neighborhood Model
principles were intended for developments within the Development Areas of the County and are not
necessarily applicable to Rural Area subdivisions. Staff recommends approval of the maximum setback
special exception.
SUMMARY
Staff has identified the following factors, which are favorable to this request:
1. The revised application plan provides a reduction from nine to seven lots from the approved 1977
PRD.
2. The applicant has agreed to bring the dam into compliance with DCR regulations prior to the
subdivision of the property.
Staff has identified the following factors, which are unfavorable to this request:
1. The proposal is not consistent with the Rural Area policies of the Comprehensive Plan;
however, this is an update to an old rezoning from 1978 that predated many of the current
policies.
2. Disturbances to critical slopes will be required for the construction of the proposed road (a
critical slopes special exception is requested) and there are critical slopes on five of the
seven proposed lots. A reduction in the number of lots could reduce the amount of critical
slopes disturbance.
3. Areas containing steep slopes and required stream buffer are included on individual lots
rather than in common area. Including environmentally sensitive areas in common areas
provides for a potentially higher level of preservation, though the applicant is providing for a
"tree conservation easement" to protect these areas.
RECOMMENDATION
Staff recommends approval of ZMA201500006 Shadwell Estates, provided revisions are made to
the proffers and application plan, as described above, prior to the Board of Supervisors meeting.
PLANNING COMMISSION MOTION:
A. If the ZMA is recommended for approval: Move to recommend approval of ZMA201500006 with
revisions to proffers and application plan as recommended by staff.
B. If the ZMA is recommended for denial: Move to recommend denial of ZMA20150006 with the reasons
for denial.
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•
MOTION FOR PRIVATE STREET AUHTORIZATION:
A. Motion for approval: Move to approve the private street request for ZMA201500006 with the private
street in the location shown on the application plan.
B. Motion for denial: Move to deny the private street request for ZMA201500006 with reasons for denial.
ATTACHMENTS
A— Location map
B— 1978 Approved application plan
C— 1978 Approved conditions
D—ZMA2015-06 Application plan
E — Letter from DCR regarding dam
F—ZMA2015-06 Proffers
G — Private street authorization request
H — Public street exhibit
I — Critical slopes special exception request
J — Building site special exception request
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SHADWELL HEIGHTS MASTER PLAN PREPARED BY:
ENVIRONMENTAL 1'I
SHADWELL VIRGIN SCALE 1 = 100 INTERFACE LTD
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NOVEMBER 1977ill
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Planning Department
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414 BAST MARKET STREET
CHARLOTTESVILLE. VIRGINIA 22901
RONALD G.KUFLIR
Roma W. TUCKER. JR. ASSISTANT DIRICTOA OA PLANNING
OIAMCTOR OR ►LANNINO MARY JOY•CALA
January 25, 1978 11111011001►LANNxR
CARLOS M.KONT[NIrdRO
PLAN NQ R
Dr. Charles W. Hurt
1290 Seminole Trail
Charlottesville, Virginia.
Re: BOARD OF SUPERVISORS ACTION
Request for ZMA-77-24
Dear Dr. Hurt:
This is to advise you that the Board of Supervisors at its meeting January 18, 1978,
approved your request to rezone 92 acres from A-1 to A-1/RPN ( County Tax Map 79,
Parcel 23, part thereof; and County Tax Map 79C, Parcel 1 ) subject to the following
conditions:
1. Written Health Department approval;
2. Virginia Department of Highways and Transportation approval of entrance facilities;
3. Albemarle County Engineering Department approval of all internal roads and private
drives with adequate turnaround space at the end of each;
4. Virginia Department of Highways and Transportation approval of internal state roads;
5. No dwelling units nor spetic fields to be built on slopes in excess of 25%;
6. No dwelling units nor septic fields to be built within 50 feet of the lake
water's edge at mean level to be determined by the Virginia Department of Health;
7. The applicant will have a certified engineer test the existing dam and certify
that it is safe to the satisfaction of the County Engineer;
8. A maintenance agreement for the maintenance of all common areas, recreational
facilities, private drives, and the dam to be approved by the County Attorney's
Office and recorded;
9. Final subdivision approval will be subject to the County Engineer's Office
approval of central water systems;
10. A grading permit will be required prior to subdivision approval;
11. All lots are to have access to common open space;
12. An approved secondary drainfield location must be provided for each. lot;
13. That the Virginia Department of Highways and Transportation review the
intersection of Route 250 East and Route 709 in order to determine whether signs or
warning lights are necessary; if it is determined that controls are warranted, they
• shall be installed at the developer's expense;
14. County Engineering Department approval of right-of-way widths;
•
Dr . Hurt. January 25, 1978 Page 2
15 . The number of lots in the development is limited to 39,
with the reduction from the number of lots shown on plan presented to the
Board of Supervisors meeting of January 18, 1978, to be made along Route 729
on the west side of the lake;
16 , The developer is to install a road across the dam ( non-dedicated) to provide
access to Route 729;
17 . Setback from Route 729 shall be 100 feet from the centerline of the road.
Sincerely,
•
Jane Gloeckner
Planning Department
7g/
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G bAPPLICATION PLAN ��\n � ` / _' : — ==� �� '� W
I l� /J(114:,/,,./ii,,,,,,‘,/,,,,,,,..:‘,,,,,,‘,.;Es.\,..
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• --)1 - \�, o � ;. - -%- • \' ^nog e�AMENDMENT TO ZMA 77-24 /r f��` \ ^^ ,,\��,� f\�;J ,)- , 1 \ \\ :7: :1.-':: Z /y i. y /.SH (//�/��p\\y ®®IUI�1II/A11pp�`11T1III�-ICI 11' 11l IIII�1I 11 (//�/��ppy I I `,'`II �\ \ �\\\� m �' % •°ti S9%� f \ o
L Y / Y Y JULJL�d I JL 1 1 + ( �\ \ \ 1 jAif6.Y J / ��� ry N V)TAX MAP 79 PARCEL 23F \\ \\., \\\ I MP 2,0 = o,400
�'�„� ` p COUNTRY,fNNS m to z w wI ,' \\\ \'�_ �� \ \ \ 1 t \ �I £XTRAORDINAIRE INC. 0' ( o cass.
SCOTTSVILLE DISTRICT -- ' !II �\ALBEMARLE COUNTY VIRGINIA /r%� -' ' -\- \- \'' z
I l i I'%!(/((:/ ''F A 79-ZNA \ `\ \\. az
• 1' COUNTY OF ALBEMARLE SCHOOLBOARD ATTN SUPERINTENDENT OF 1, \ ao
SCHOOLS
SITE DATA y ZONING. xA �/� I L01 3 v $SHEET INDEX lad(,' {'I("(\ 6 � ` \ w_v,
zMA NUMBER. ZMA 77-24 1` ` \
C-001 " COVERSHEET (11 ' 11\-I�A\� C ;,\ \ • Lot I \ O 5 VJ la]N W
I FGAI RFFERFNC' : TAX MAP 79 PARCEL 23F C-100...... MASTER PLAN ,1`,I�i<,i, ! ,\ (]:W` S3amo�
f C-101 MASTER PLAN �\\+� O �+i,� `\I ) \., I ) gay l s
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SOURCE OF TITLE. DB 1131, PAGE 233 'Id 4 ,1 1 , \ - _ 1- a a
LEGEND I I " ,,' \,\\\\" \Vigo, �" �.°ate;
PARCH ADDRFC�. NOT ASSIGNED LEGEND +\1,`� W A7,C7rsaso
BSL BUILDING SETBACK LINE 4t,I \\\�\ ` `\ .- Lot 4 'y ; - -_ ,- �I z a o a G
OWNER/APPLICANT. COUNTRY INNS EXTRAORDINAIRE INC PDF PRIMARY DRAINFIELD(CONCEPTUAL) �� s 1 \ \ \\\\ \� ' i o
•
1296 CLIFTON INN DRIVE RDF RESERVE DRAINFIELD(CONCEPTUAL) I�1'\ i' f\ , \\ \\ \ =�.-., 1 I I I I r \\� Z W a
CHARLOTTESVILLE, VA 22911 WELL(CONCEPTUAL) )''t i ��`1 \�`•� _1 I ;r I,� \ W
ZONING. PARCEL WAS REZONED TO PRD IN 1977 !' • CRITICAL SLOPES ,I 1 \�\\ l " _ '\I\111t\1 \ - a.CD
V A.fir" = `z
MAGISTERIAL DISTRICT SCOTTSVILLE I I BUILDING SITE(DIMENSIONS ARE �/ ?' "MAXIMUM LENGTH AND MINIMUM WIDTH) + -.�'� r_- go Sis A. _ '1 I Ir f •� .
SOURCE OF BOUNDARY' PLAT RECORDED IN DB 1128, PAGE 536 4'0j1544 -pep ,; • Vr 51i \ i }1 1 • / r _
SOURCE OF TOPOGRAPHY 4-FOOT CONTOUR INTERVAL FROM ALBEMARLE COUNTY NOTES: 4 �� ' t
GIS DATABASE (USGS DATUM) I The purpose of this amendment to ZMA 77-24 is to revise the eight lots and 1 K I ,,Area r cr,Imn )1,;l
open space on Parcel 23F A IMP• 7 -Tp 1 akr 1
2. This matter plan demonstrates that a dwelling,well,primary dram Odd,and i (9l.4 r,41 !\ 1 i
1
CURRENT USE. VACANT reserve drain field can be constructed on each la without encroaching onto \ 1 a FFk00RDiAARt INC •«., -slopes excess of ca%and t Man 100 feet from the leke. ,, 5 1 --F' _
Thor xsll be no public spaces and amenities PROPOSED USE: RESIDENTIAL 1_xi i � ;\
'4. There will be no areas designated as conservation or preservation areas ♦ \,\
WATER AND SEWER. PRIVATE WELL AND SEPTIC 5 The prove by Health
ofDepartlots y be reduced d well and d amfield cannot be 1
approved by Heahh Department. :\ \ � k\ \
STORM WATER MANAGEMENT: EXISTING POND SHALL PROVIDE STORM WATER rxf 7s z3 _T ,7
\ IIS Ili ir
n vIRCINu uer0 TRusr i y,.MANAGEMENT LAND USE&AREA SUMMARY: A ❑ ) A cHARtes lrx ra\
Total Parcel Area .28 05 Acres ) 1 •\ ❑ --BNIRL2Y S _ '1- /
Less Area X 2.20 Acres Y?�l - - ��7 TRUSTEES _ l� - ,/'r
SPECIAL EXCEPTIONS. Less Area .... Igo Acres ( l ZONING PRD - -L
1 CRITICAL SLOPES WAIVER TO ALLOW DISTURBANCE OF 0 2 ACRES OF SLOPES. Less Ara Z 2.30Acres ; 0.: I �- 'i ` n
2 BUILDING SITE MODIFICATION TO ALLOW 30,000 SF NON-RECTANGULAR BUILDING Residue 2175Acres `\ t I / F - -
SITES ON LOTS 1-7 ,', ( ---- 4 d- - 'S
Area in Las 10.70 Acres 149%l • �I\ \ N l` �{i / o -' o 0
3 MAXIMUM SETBACK INCREASED TO 125 FEET ,\ r g
Area m Open Space 9.30 Acres(43%)
4 PRIVATE STREET APPROVED BY THE PLANNING COMMISSION ON 6/20/2017 1 I
Area m Roads 1 75 Acres(8%) 'G,'t l 1 i ` j
Proposed Use.Seven residential lots 1 S 2L a ll // /1 / -•-'E \ - ..
Dwelling Type 2-story single family detached L„�\ ' �}'., i A-ea 1 -T r& i // (i 1 O
Minimum Front Setback-25' i \\ b� 1 -r }� n Lot E ;, , i i l - 1 \ �/ n m m n
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BUILDING SITE TABLE / a\ { /i ` _
Miximum Minimum ` , 1� / a Lot No. Length Width Ratio \ .\ 5 ((()(\ ' ,� t ~ / i,/ -,,/,/ _. -..4 \ /°
1 234 99 2.5:1 ^` \I\1\\t, 1 v i'`\ \ • Ln. '} i . —_ ,� \✓i'� '\f z ..
2 278 98 28:1 l\ aMt \"`\ I / /%��r � Q'.-'r' /
3 307 82 L7:1 \ �`'I �' , \, 'I P 79-23 j,� ll /�l ,� -__'� ail \ , /
\ ah \ C NTRY I S' f / / / \� / 7 / r /-
4 207 124 L7:1 i -/' r r _0
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5 272 90 Lill ,11 \ ' ONING. PRD 7iIP 79-C 1 d-Q ,
6 275 75 3.7:1 I'\ -8.05 CRES VIRGINIA LAND TRUSYr' -% 1'/
7 285 69 4.0:1 \, f �� CHARLESRLE IN FISHEmmeR
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF CONSERVATION AND RECREATION
Division of Dam Safety
900 Natural Resources Drive
Charlottesville,VA 22903
(434)244-0653
January 31,2017
Country Inns Extraordinaire, Inc.
Tim Miller of the Meridian Planning Group
1413 Sachem Place Suite I
Charlottesville, VA22901
Re: Albemarle County Dam, Virginia(Dam at Clifton Inn Property) Inventory No. 00836
Dear Mr. Miller:
A dam located the Clifton Inn property in Albemarle County is of regulatory size and needs to be certified by the
Department of Conservation and Recreation, Division of Dam Safety. The Division has determined the dam to be
at least 40 feet in height and to have a maximum holding capacity of 249 acre-feet of water. With few exceptions,
dams that are 6 feet in height or higher and create a maximum impoundment of 50 acre-feet or greater shall be
regulated. In addition dams that are greater than 25 feet in height and create a maximum impoundment of 15
acre-feet or more shall be regulated. Thus,the dam appears to be of a regulatory size(greater than 6 feet in height
and greater than 50 acre-feet).
You will need to hire an Engineer registered in the State of Virginia to verify the height of the dam and maximum
capacity the impoundment. Additional information may be found and downloaded from the website at
http://www.dcr.virginia.gov/dam safety and flooplains/index.shtml. Should your engineer verify that
the dam is of regulatory size, the dam will need to be brought into regulations as described in the
website, including:
Your Engineer will need to inspect your dam, provide the required information listed in the Regulations
with appropriate documentation and completing the following documents and mailed to my attention at
the above address within three (3)months from the date of this letter.
I. Operation and Maintenance Certificate Application for Virginia Regulated Impounding
Structures, (DCR 199- 099)
2. Record Report for Virginia Regulated Impounding Structures (DCR 199-100)
3a. Emergency Action Plan(see 4VAC-50-20-175J of the Regulations for the
Documentation required) if the dam is a High or Significant Hazard or
3b. Emergency Preparedness Plan For Low Hazard Virginia Regulated
State Parks•Storm water Management•Outdoor Recreation Planning
Natural Heritage•Dam Safety and Floodplain Management•Land Conservation
Impounding Structures (DCR 199-103)
4. Department of Conservation and Recreation, Certificate and Permit
Application Fee Form(DCR 199-192).
5. Inspection Report for Virginia Regulated Impounding Structures (PDF)(form DCR199-098)
Copies of the Regulations and DCR Forms in WORD and .pdf are available on the above referenced
DCR website. Your Engineer will need to properly evaluate the dam to determine the appropriate
Hazard Class of the Dam following 4VAC-50-20-40 and 4VAC-50-20-54 of the Regulations. Guidance
Documents explaining Hazard Class determination procedures and inundation mapping procedures are
also available at the above listed website. The dam owner shall submit all forms, studies and
calculations to this office for review.
In addition you will need to mail the required administrative fee paid by check, draft, or postal money
order payable to the Treasurer of Virginia along with the DCR Certificate and Permit Application Fee
Form(DCR 199-192)to Virginia Department of Conservation and Recreation, Division of Finance,
Accounts Payable, 600 East Main Street, Richmond, Virginia 23219-2094. Please do not send the Fee
Form and Check to my office in Charlottesville, since this would delay the review of the submitted
documents. You will need to respond to this Office regarding these issues within 90 days of the above
date.
Your cooperation in this matter is greatly appreciated. Should you have any questions, you may contact
me at(434)244-0653 or send a letter to my office or email me at robert.vanlier(,dcr.virginia.gov.
Sincerely,
Robert J. V ier, PE
Regional Dam Safety Engineer
c: David Dowling,Deputy Director Dam Safety and Floodplain Management
Original Proffers
Amendment
PROFFER ;STATEMENT
ZMA No. ZMA 20150000E "Shadwell Estates"
Tax Map and Parcel Number(s): 07900-00-00-023F0
Owner(s)of Record: Country
Inns Extraordinaire,Inc
Date of Proffer Signature: U//2-5/l 7
28.05 acres to be,rezoned from PRD to PRD
Country Inns Extraordinaire,Inc, is the owner(the"Owner")of Tax Map and Parcel Number 07900-06-00-023F0(the
"Property")whip: is the srbject of rezoning application ZMA No.ZMA 201500006, a project anewn as"Shadwell
Estates"(the"Project"),which includes the application plan prepared by Meridian Planning
Group,LLC entitled, "Application Plan for Shadwell Estates," last revised July 24,217.
Pursuant to Section 33.3 of;he Albemarle County Zoning Ordinance,the Owner hereby voluntarily proffers the
conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These
conditions are proffered as a part of the requested rezoning and the Owner acknowledges that the conditions are
reasonable.
1. Development of the Property shall be limited to no more than seven(7)detached single family dwellings,as
shown on the application plan;
2. The tree preservation easement areas, as identified on the Projects application plan, sH !be preserved to the
satisfaction of the Lirector of Community Development or his designee.An easement plat and deed resti ictions to
protect the tree preservation easement areas shall be subject to approval by the County Attorney and recorded
prior to or with concurrent with the first subdivision plat for the Property.
3. The applicant shall be required to certify the dam with the Department of Conservation and Recreation, Division
of Dam Safety(DCR)and complete with all DCR's recommended darn repairs,maintenance and operations prior
to approval of the first subdivision plat for the Property.
4. The applicant shall adopt architectural guidelines to ensure historical compatibility of the residences on the
property with the adjacent Clifton Inn property.The architectural guidelines shall be reviewed and subject to
approval by the Director of Planning,or his designee, for historical compatibility with the Clifton Inn and shall be
adopted into the Property's Homeowners Association(BOA)covenants and restrictions prior to, or concurrent
with,the first subdivision plat for the Property.The I-IOA shall enforce with the archit,:gte:al guidelines contained
in the covenants and restrictions.
OWNER
Country Inns Extraordinaire,Inc �tde-ktefrWz_n_
z
OWNER
it-a(
By: Mitch Wiley
Title: President
County Inns Extraordinaire,Inc �'
r
REDMON,PEYTON & BRASWELL,L.L.P.
Attorneys at Law
510 KING STREET, SUITE 301
ALEXANDRIA,VIRGINIA 22314
Telephone(703)684-2000
Facsimile(703)684-5109
email: ifrodgers1a`tpb-law,corn
JOHN F.RODGERS
(Admitted in.Virginia,District of Columbia and Florida)
August 25, 2017
To whom it may concern:
RE: Country Inns Extraordinaire, Inc.
I have reviewed the records of Country Inns Extraordinaire, Inc.
It is my opinion that T. Mitchell Willey(aka Thatcher Mitchell Willey)is the President of
Country Inns Extraordinaire, Inc. and has authority to sign documents and bind the Corporation.
V 1y yours,
F. od rs
f
RECEIVED
AUG 2 5 7017
COMMUNITY
DEVELOPMENT
,r • MERIDIAN
Pt.A\\IV;GROUP,I I.0
Engineering• Surveying •Planning
440 Premier Cu cle,Suite 200
Charlottesville,VA 22901
Phone•434 882.0121
January 19, 2017 www merithanwhe coin
Rachel Falkenstein
Senior Planner
Albemarle County Planning Department
401 McIntire Road
Charlottesville,VA 22902
RE: ZMA 201500006 SHADWELL ESTATES
TMP 07900-00-00-023F0
PRIVATE STREET AUTHORIZATION REQUEST
Dear Rachel;
This is a Private Street Authorization Request for the Shadwell Heights subdivision.
The Zoning Sec 14-232 allows for approval of a private street under the following circumstances:
1. To alleviate significant degradation to the environment.
ii. The private streets will alleviate a clearly demonstrable likelihood of significant degradation to
the environment of the property or any land adjacent thereto resulting from the construction of
a public street in the same alignment.
iii. No alternative public street alignment is available which would alleviate significant degradation
of the environment.
iv. No more lots are proposed on the private streets than could be created on a public street due to
right-of-way dedication,
v. The proposed private streets demonstrably promote sensitivity toward the natural characteristics
of the land and encourages the subdivision of land in a manner that is consistent and
harmonious with surrounding development.
Attached are plan and profile sheets for the proposed alignment of public streets that would meet VDOT
requirements for this subdivision. To meet VDOT requirements the public street must stub out to the
property line of the adjacent parcel to allow inter-connectivity. The plan and profile sheets shows Clifton
Lane as a public road with the same alignment and right-of-way as proposed for the private road request.
In addition,they show the alignment of a public Connector Road from the cul-de-sac at the end of Clifton
Lane to the property line of the adjacent parcel.
The total volume of grading for construction of Clifton Lane and the Connector Road is 31,900 CY. The
total volume of grading for construction of Clifton Lane as a private road is 7,316 CY. The public street
would require 432% more grading than that of the proposed private street.
Page 1
Consequently, the following circumstance apply to this private road request
• The private road will alleviate a clearly demonstrable likelihood of significant degradation to the
environment.
• There are not alternative public street alignments that would meet VDOT requirements and
reduce the volume of grading.
• The right-of-way dedication for the private street is the same as the right-of-way dedication for a
public street,therefore,no additional lots are proposed on the private street.
• The total volume of grading for the public street is more than 30%greater than that of the private
street.
• The proposed private street will significantly reduce the loss of tree cover and indigenous
vegetation, which reduces the impacts of erosion and sedimentation,storm water runoff and
surface water pollution.
Please let me know if you need additional information.
Sincerely,
Timothy Miller, P.E., L.S.
Principal
Page 2
To whom it may concern:
The Clifton Inn respectfully requests a private road to service exclusively the seven individual cottages
which are the core of the Clifton Culinary Cottage development. Clifton has devoted the last 32 years to
creating a tranquil, understated and environmentally sensitive retreat,which attracts guests from all
over the world.These guests inform us,virtually every day, about how extraordinary it is to retreat to
Clifton which is so understated and has so beautifully preserved the historical integrity of the property.
Since its conception the Clifton Inn has designed its roads as well as its gardens and amenities to blend
with the landscape and to be as unobtrusive as possible.This design aesthetic sends a message to the
casual passerby that this is a private property and is not appropriate for the public to use as a common
gathering space or as a site for noisy or environmentally disruptive activities.
A public road would not only destroy the beautiful village model that we have worked so hard to create
and preserve but would also likely destroy the tranquility of what people have come to expect at Clifton.
In addition, we have contemplated a streetscape that is much more in keeping with the family
compound as opposed to a typical small real estate development.Therefore,a private road is far more
harmonious with what has been so carefully cultivated at Clifton over the past three decades and which
we hope will survive for many decades to come.
Respectfully,
Mitch Willey; Managing Partner
Clifton Inn
1296 Clifton Inn Drive, Charlottesville,VA 22911
clifton-inn.com
p.434-971-1800
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APPLICATION PLAN FOR MERIDIAN DATE.01/1•/17 ;'
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• MERIDIAN
P1 ,NNr.( GRcIt i', i.LC
Engineering• Surveying• Planning
4-40 Premier Circle,Suite 200
Charlottesville,VA 22901
Phone:434.882.0121
April 4,2016 www.meridianwbe.com
Rachel Falkenstein
Senior Planner
Albemarle County Planning Department
40] McIntire Road
Charlottesville,VA 22902
RE: ZMA201500006—SHADWELL HEIGHTS
CRITICAL SLOPES WAIVER REQUEST
Dear Rachel;
This is a Critical Slope Waiver Request for the Shadwell Heights subdivision.
a. The critical slopes that will be disturbed are in grassed areas. Most were created when the
existing gravel road was constructed.
b. The plans show the disturbance will be limited to a small portion of the road construction.
c. The Parent parcel has a total area of 28.05 acres. (The residue after proposed the boundary lines
adjustments will be 21.75 acres.)
d. The approximate area of critical slopes on the parent parcel is 8.4 acres,which equates to 30%of
the total area of the parent parcel.
e. The approximate area of critical slopes to be disturbed is 0.2 Acres,which equates to 2.3% of the
total area of critical slopes.
Section 4.2.5(A)(1)
i. Rapid and/or large-scale movement of soil and rock: The proposed road grading will be linear
in nature,which results in a small-scale movement of soil and rock from one part of the
road to another. There will be no large-scale movement of soil and rock to or from the site.
ii. Excessive stormwater run-off: The total drainage area above the critical slope to be disturbed
is 2.8 acres of primarily grassed area.The stormwater run-off from this small drainage area
will be minimal.
iii. Siltation of natural and man-made bodies of water: Adequate erosion control measures will be
provided in order to ensure that siltation does not enter Clifton Lake. These erosion control
measure will be required as part of the road plan approval process.
iv. Loss of aesthetic resources: The proposed road construction is basically widening the
existing gravel road so there will be no effect on the aesthetic resources.
v. In the event of septic system failure,a greater travel distance of septic effluent(collectively
referred to as the"public health, safety and welfare factors")that might otherwise result from the
disturbance of critical slopes: The critical slope that will be disturbed by the road
construction will have not be detrimental to the public health,safety and welfare since the
area to be disturbed is so minimal,there will not be any public access to the area during the
construction,and the erosion control measures installed prior to construction would result
in a greater travel distance in the event of septic system failure.
Page 1
Please let me know if you need additional information.
Sincerely,
Timothy Miller,P.E.,L.S.
Principal
Page 2
• MERIDIAN
Pi.`s •::vlt`;,C,r OLP,LLC
Engineering• Surveying • Planning
440 Premier Circle,Suite 200
Charlottesville,VA 22901
Phone:434.882.0121
February 6, 201 7 www.mcridianwbe.com
Elaine Echols
Albemarle County Planning Department
401 McIntire Road
Charlottesville, VA 22902
RE: ZMA 201500006—SIIADWELL ESTATES
SPECIAL EXCEPTION REQUEST FOR RECTANGLE BUILDING SITES.
Dear Elaine;
This is a Special Exception Request per Section 4.2.2 to allow for a 30,000 square for building site that is
rectangular in shape but not a perfect rectangle as required in Section 4.2.2 for the following reasons:
1. The parcel has an unusual size, topography, and shape,which does allow fora 30,000 square foot
building site, but not they cannot be perfect rectangles.
2. Every effort has been made to provide perfect rectangular building sites, but no reasonable
alternative building sites exist.
3. The building sites are 30,000 square feet in area and rectangular in shape. These building sites
will result in less degradation of the parcel and adjacent parcels.
Please let me know if you need additional information.
Sincerely,
Timothy Miller, P.E., L.S.
Principal
Page 1
• I MERIDIAN
PLANNING GROUP,LI,C
Engineering• Surveying • Planning
440 Premier Circle,Suite 200
Charlottesville,VA 22901
Phone:434.882.0121
January 18,2016 www.meridianwbe.com
Rachel Falkenstein
Senior Planner
Albemarle County Planning Department
401 McIntire Road
Charlottesville,VA 22902
RE: ZMA 201500006—SHADWELL HEIGHTS
SPECIAL EXCEPTION REQEUST FOR MAXIMUM SETBACK
Dear Rachel;
This is a Special Exception Request to increase the Maximum Setback for this subdivision.
This property is located in an historic area and adjacent to Clifton Lake. In order to maintain the rural
character of this property a Maximum Setback of 125 feet.
Please let me know if you need additional information.
Sincerely,
Timothy Miller, P.E., L.S.
Principal
Page 1