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HomeMy WebLinkAboutZMA200600001 Action Letter Waiver, variation or substitution requirement 2007-07-25 t COUNTY OF ALBEMARLE Department of Planning&Community Development 401 McIntire Road,Room 218 Charlottesville,Virginia 22902-4596 (804)296-5823 Fax(804)972-4035 MEMORANDUM TO: Pat Lawrence, Planner, Current Development FROM: Wayne Cilimberg, Director of Planning U(kej SUBJECT: ZMA 06-01 Westhall Phase V DATE: July 25, 2007 The applicant is requesting a variation to ZMA 2006-001, Westhall Phase V. (See attachment A.) The variation may be approved administratively through Section 8.5.5.3. Staff's analysis is as follows: The applicant has requested a variation of the plan to allow the trailhead park to be relocated and to allow 4 lots to have attached (duplex) units, instead of detached units which were shown on the application plan. The purpose of the request is to accommodate wetlands and an intermittent stream both of which were discovered after the rezoning plan was approved. The applicant requested the changes to accommodate the wetlands, stream, and stream buffer and not lose as any of the 36 units approved for the plan. Section 8.5.5.3 allows the director of planning to grant minor variations to minimum lot sizes and to the arrangement of buildings and uses shown on the plan, provided that the major elements shown on the plan and their relationships remain the same as long as: 1) The variation is consistent with the goals and objectives of the comprehensive plan. This proposal supports the Neighborhood Model by making natural features part of the open space and providing a greater variety of housing types within a development. It also supports the Comprehensive Plan by allowing for the density which was approved for the ZMA. 2) The variation does not increase the approved development density or intensity of development. The variation would not increase the approved density or intensity of the development. The number of lots and units remains the same. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The variation does not affect any timing or phasing of any other development. 4) The variation does not require a special use permit. This variation does not require a special use permit. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation supports the principles of the Neighborhood Model, in conformity with the approved rezoning. The findings for this variation were developed in conjunction with Dan Mahon in the Parks and Recreation Department and Tamara Ambler, Water Resource Manager, in Planning (see Attachments B and C). The proffered features of the park do not change. With the above findings and detail provided by the applicant in Attachment A, the applicant has given sufficient justification in keeping with the variation provisions. Therefore, a variation to the application plan to allow the trailhead park to be moved and to allow for some attached units, rather than all detached units in the development is approved. CC: John Shepherd; Bill Fritz Application for ,. Ik Variations from Approved Plans, -;fie=d Codes and Standards of Development DATE: J/VC'7 NAME OF PLANNED DISTRICT: 1Ve]}IYS,1‘ "i>NRc .- ZMA NUMBER(s): al A 2006'CO 1 Contact Person: L L p 2._ Address 2. 1 Z Vy Zeo.ut" City aeLACMCSU 1\e. State V Pt Zip ZZ90 3 Daytime Phone('1341) /5[ O75 j Fax#(j31) 975 -354 Z E-mail LLcp @ S1Dne%ioo . ct What type of change is requested?: Variation to the Plan ❑Variation to the Code or Standard Provide a copy of the existing plan(may be a reduced copy)illustrating the area for which the change is requested. Provide a graphic representation of the requested change. Describe the variation being sought(may attach separate sheets): Sec 144 .4,A.j_ What is the reason for each of the requested variations?: • County of Albemarle Department of Community Development 401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434)972-4126 7/24/06 Page I of 2 In accordance with § 8.5.5.3 c) of the Zoning Ordinance, in order to grant the variation, the Planning Director must make positive findings under 5 criteria. Please provide information about these criteria for the Director's consideration (may attach separate sheets). 1. Is the variation consistent with the goals and objectives of the comprehensive plan? Selo 2. Does the variation increase the approved development density or intensity of development? Sce- ��� 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? Sce- 4. Does the variation require a special use permit? �eAk66,,t1 5. Is it in general accord with the purpose and intent of the approved rezoning application? See ak-c•r—LJ § 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT The director of planning and community development may allow a site plan or subdivision plat for a planned development to vary from an approved application plan, standard of development and, also, in the case of a neighborhood model district, a general development plan or code of development, as provided herein: a. The director is authorized to grant a variation from the following provisions of an approved plan, code or standard: 1. Minor variations to yard requirements. maximum structure heights and minimum lot sizes; 2. Changes to the arrangement of buildings and uses shown on the plan, provided that the major elements shown on the plan and their relationships remain the same; 3. Changes to phasing plans; 4. Minor changes to landscape or architectural standards; and 5. Minor variations to street design. d. Any variation not expressly provided for herein may be accomplished by rezoning. 7/24`06 Page 2 of 2 STO\EH/.�US APPLICATION FOR VARIATIONS TO APPROVED PLANS, CODES AND STANDARDS OF DEVELOPMENTS Describe the Variation being sought: We are requesting (2) variations to the approved Application Plan, ZMA 2006-001 approved on September 13, 2006 (See Exhibit A). 1. The first variation comprises the relocation of Open Space Parcel A including: tot lot, picnic table, bench, bicycle rack, 6' foot pedestrian trail, trail head, and storm water management facility "B". It will be relocated to the area originally designated on the Application Plan as lots 117-123 and these lots will replace the existing Open Space Parcel A (See Revised Exhibit B). 2. The second variation comprises the addition of duplex units into the existing mix of single family detached (market rate) and single family detached (affordable cottage). The duplex units will replace some of the single family detached (market rate) units to provide no more than 30 market rate units as originally approved on September 13, 2006 (See Revised Exhibit B). What is the reason for each of the requested variations?: The reason for the requested variations is due to an environmental condition that was delineated onsite, post rezoning. A minimal amount of stream and wetland exists on the subject property in the area directly affecting lots 118 and 119 but with Buffer restrictions, it affects a much larger area (See Exhibit C). These buffer restrictions make it very difficult to execute the plan as approved. We have met with County officials and the Corps of Engineers to discuss this situation and discovered that current permitting allows for storm water management facilities to affect the stream and wetland area of the subject property because it is within the disturbance limits. We propose as outlined above and shown in Revised Exhibit B, to swap the lots affected by the stream and wetlands with the Open Space Parcel A. As a result of the relocation of Open Space Parcel A, lot widths have become too tight to accommodate 30 market rate single family detached units. It is necessary to utilize the duplex units to maintain 30 market rate and 6 affordable units. 1. Is the variation consistent with the goals and objectives of the comprehensive plan? 2421 Ivy Road Charlottesville,VA 22903 F 434 974 7588 • 434 975 3542 • • i Page 2 of 2 The plan is consistent with the goals and objectives of the comprehensive plan. The rezoning application plan was approved under these guidelines and the components of the plan have not changed with the exception of the addition of duplex units into the housing mix. 2. Does the variation increase the approved development density or intensity of development? The variation does not increase the approved development density or intensity of development. We will maintain the same development density as originally approved on September 13, 2006 by the BOS, 30 market rate single family detached and 6 affordable cottage single family detached units. 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? This variation will not adversely affect the timing and phasing of development of any other development in the zoning district. 4. Does the variation require a special use permit? The variation does not require a special use permit. 5. Is it in general accord with the purpose and intent of the approved rezoning application? The variation is in general accord with the purpose and intent of the approved rezoning application. As stated earlier, the components of the plan are the same as the original rezoning application plan. I FGENO NATURAL LANDSCAPE SCREENING BUFFER NOTE 20' NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETATION TO BE MAINTAINED AND SUPPLEMENTED BY INCLUDING WETLAND AREA 1136 SO FT ,���' (1) AN INFORMAL MIX OF SCREENING TREES. LOOSELY STAGGERED, 15 FEET ON-CENTER. ii) THE SAME SPECIES OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL LANDSCAPE. ) LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREES; STREAM CHANNEL 48 LF .v) CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED IN GROUPS OF 3'S AND 5'S,AND v) TALL SHRUBS SHALL BE MASSED IN TO HELP INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE APPROVED PLANT SPECIES SHALL BE OBTAINED FROM THE ALBEMARLE COUNTY RECOMMENDED PLANTS LIST AND THE BUFFER DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT SUPPLEMENTAL PLANTINGS ARE TO BE SHOWN ON A LANDSCAPE PLAN AND SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS 110 THROUGH 124 THE DEVELOPER SHALL INSTALL, OR BOND FOR INSTALLATION, THE PLANTINGS ON THE APPROVED PLAN PRIOR TO THE FIRST BUILDING PERMIT FOR ANY LOTS 110 THROUGH 124 IF BONDED,THE PLANTINGS SHALL BE PLANTED WITHIN ONE YEAR OF THE DATE THE BOND WAS POSTED MAINTENANCE OF THE BUFFER SHALL BE THE RESPONSIBILITY OF THE COUNTY • ',: .o``\ Fl , I .\ I- 1 / _ .. .. - +\ �. l• / REiF1>rCO FOK F1r vL 1 • A ; i•i\V-.1 1 i , N , ,' ./ - - -.— / I / •...'''' / / /.' / / , ••"' "', ' \ ' ' . 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NPt<M?ylg?U Ta�C.` v [. ,,, •I •} G'-'� gY MsF 5WN-'i`A.cam/ `- y / .Y\ \. t t,. \ y�, }26, / ,\ 5.l gu' \µP\35�- .i` "'. / . %. 1 I ,� • ' I� \� /,, v ` '`' Y.\i' l 1 •r:. �,: \``• \\ ` �\\0 '''/ n Gg ..w' ,%i ':'� ..{qp�'` `.�' ,-' "/,,, , W ``\ ., 1 ' ), ,r• r' •, t\ \ ,,\� '` •,''. I• ,t l FT�i t M1�"r,/n '' ..1,� rk j E u. b b O N DESIGNED DX' PROJECT' ESTHALL V LOTS 93 — 125 REVISION NUMBER: gli£ IF THIS DRAWING IS A REDUCTION ENGINEERS DRAWN BY. A STONEHAUS DEVELOPMENT o GRAPHIC SCALE MUST BE USED — SURVEYORS 71 DRAWING NUMBER — ——R. .:�::� Pt ANNERS RENEWED 8Y TITLE REVISED CONCEPTUAL LAYOUT PLAN C-1 ASSOCIATES DM - WWA NUMBER: FILE NAME SCALE. DATE: SHEET NUMBER. 50' 0 50' 111:.�.Y.S1r.: :,..,.:a NO REVISION BY DATE NO REVISION BY DATE '"""'""""'"' 206081.06 608106C—DES-2b.dwg v /ASD. 7/2/07 1Of 1 LEGEND NATURAL LANDSCAPE SCREENING BUFFER NOTE 20' NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETATION TO BE MAINTAINED AND SUPPLEMENTED BY INCLUDING k.��, (,) AN INFORMAL MIX OF SCREENING TREES, LOOSELY STAGGERED, 15 FEET ON-CENTER, • WETLAND AREA. 1136 SO FT N) THE SAME SPECIES OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL LANDSCAPE, $N) LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREES, CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED IN GROUPS OF 3'S AND 5'S, AND STREAM CHANNEL: 48 LF v) TALL SHRUBS SHALL BE MASSED IN TO HELP INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE APPROVED PLANT SPECIES SHALL BE OBTAINED FROM THE ALBEMARLE COUNTY RECOMMENDED PLANTS LIST AND THE BUFFER DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT SUPPLEMENTAL PLANTINGS ARE TO BE SHOWN ON A LANDSCAPE PLAN AND SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS 110 THROUGH 124 THE DEVELOPER SHALL INSTALL, OR BOND FOR INSTALLATION. THE PLANTINGS ON THE APPROVED PLAN PRIOR TO THE FIRST BUILDING PERMIT FOR ANY LOTS 110 THROUGH 124 IF BONDED.THE PLANTINGS SHALL BE PLANTED WITHIN ONE YEAR OF THE DATE THE BOND WAS POSTED MAINTENANCE OF THE BUFFER SHALL BE THE RESPONSIBILITY OF THE COUNTY F �.o \ 1: I .\ r I., - - \ / . _ `\ \. l/ =S DYED >'OK 1 , • AA.. •/ I 1 \ <\ I - r l ��C• / E•gStE�.x, AVE \ NEW •QETAINING WALL i ••-✓" • ///� '• \ \ 20' TEMPORARY fREENWAY TRAIL EASEMENT: pS• // ✓ ''BY OT. / / \ j' \ \ ` , "••// : \ \ • \ 4.' (CLASS "B'TRAIL AS SPECIFIED BY COUNTY) / 10Y , / - HE`RS)' ✓ __----• -% _ r \ y•'+t /' -'� 0\ -- - - TO BE VACATED WHEN EASTERN AVE IS CONSTR�TED/ --_ 5 •• / / ' / /�� - -,t --�� :ems. i \ \/ t 9Y • ! /L _- ' /, - - - ,,IL.- _ 1 /..9 E7 R YPR� - `t a9 ` \ WETLAND _ W.iA.'tlD �,(� �" .�Uii i4G hG,C^..,g l LC. /j ..' , � .. .... _ ...., 6RA1L 1 I .. - -..__..... _._- �.�' / �� '•.l\\• ,N'a^�•\ \. � OTL^ gurimpak 39! • a .._/ "^` r' J _- Y'PICNIQ - / .— - - \ J3✓3 DESTft � •. ZONE �' L I�;! 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'1 N)_W - '�•1i� �' 10'REAR YARD MXt..--- - 1. , !I' 4 _ / '�•• s. •r ;` PAR(FI,Al _. C.4,`:�1 - , \ a„•. I ' �.1,R AN N�`WALL ) \.iiii: Milt "I�.�' ` l' r ET k Y�� .I� I'; I. YARD (TY' \ / �'G•/, ` \D`A!rXcC \ ` ,`Yn`F? t' t S • 1 ✓ • 1 • se • WW F i I = yl," V` J) \*�. ` '" ," >t // ,I ■ / _ , \ , . w) II �T*n <• .t /' ln' EY4 �'. 2 .,�o .xt n`r/� /��SP•ICg I y2 \` rPK `y t \ NE �`'FY,,: i i-: i �� �lT' t FPR • / /� '9 J • I�' ;���� i, o �° j %p ( yrAP'gGE Py `F SbN .� s ry vt i)Nik, I l� '/ \ a ss.� � Q �,; Q 0$2 SF its' '� :;:v...:,.1t,'.\,4\ '\ LZA,.pC'' / �' . I o .�.: �iiii 1 .. . a. IL. A� o y ysg 'Y F' •^' ° 2 A15,1 L•\ \, ',1 ; oe ," , • ,�/ // // \ C t ,f-15 F:• T YARD ° C Y-: ,I " \ 121 S �� �1 ( 10' REAR YARD �o Q t �4W' W, Yt1.\�'1F _ __ _ `(1�t 1, I F.�•'.i. /' � " T 60'23'-_ �t._- 5, - aL'� a\ 5932'. L _..0'-' 56-0' ~ 5650' 7543' / aA' {AS�,I'S4''S1�o {.. � F • 9:• i;5• 59 5' S 5 ,\ ,. ... _ n-- ...:-._• _....._ - - t . :4 \iE At 1tGu y�YAW \ I1 / 10' REAR YARD '� .1� O c.4 .�, \ 1,41. ;,C �( A - ^. "At PV,Et( ..tSZ I \ �' \ WE+Io'X18' __ o a �c,N tti5 ��a !r.\x RI 1F��H , 3nau �v t \ 5 \ RAY:tat'. I j / ## .. i / \_�-- lY'P) f '�'_ .T -1- - :Ili, yF P ? ?13 a ;i1 .itJLTE I !Y j �F'a > F, .qt .. % O� t 't ,/ ,\'; ;.4�/ I t1// 'f / I L i." .HAitty ir7 n� t�t�.>.' '4. V ^Y`, r I' J.b 3��- t .I ` \ yt-: / 1 EXISTING SANITARY SEWER PUMP d __ 1 I it 2 %'~ \*,»f-,. \,J ^�•E'''• ' I ' / I ! SlAT10N TO BE REMOVED UPON I _ -- 1 \ A•-' f`I. ,-,l5 �`4 ° ` "Y'\ 1, , / CONNECTION TO PROPOSED .. \ ! - I I -j'' YAE�E �: 4EF.`' _/" , •\ I \ cRAn r ai } - L> �.' t 5 ! y gaRR't4AP`� a> .. \3 , , �- MIEN 1.__ _ •`.s. j T?�.r .H t 1 y l '(,6 is \ L ttt1� tYAt. \ t61 �� ' , .\ Y .' • ' ... < 4Y- ,C, ,;AO'r \ '1v +Yt i F3 t� __ \ �/ /MI J. \: �, �X us•e`'`a .t \{R z4t <\'• I. \ . I �8 Y �,.z'' -5 G i\. �,,a :G \ ' , \\•\ } • LIMITS OF STREAM LIMITS OF STREAM 1 ;I \ } - �' a �:> I, zMtr C7 p,; \STT 1+t`Y >'4 IBUFFEFROM BU • RIC-:AkO L ••Ev,',R R II • • ��. \, ,,AE,40t,..^ ,4 _TOP AM � 'SRRTP ;,R r.•,1\BANK UNNAMED TRIBUTARY • G' • , • - • r \V• • bn` } u... • % \ nC4" '' :Y .&. ,\ \• t : .\i 1. ;t i, tg▪1 ;-"f :a, A RR'T - GCo" \ " 'rJ ` � a R;2 5^• A IMF `\F r ':i ..-"T t�. 1•\ \T,.. \:Y• ,�.,.- ,\ G ,. , \.Y \+'. `JI' `�'V``,;)`:pC. 8' iy'-` y \^ THE STREAM BUFFER SHOWN l?- }y.�'- t' \ /L '\'`'' is ;'O p'�\ • HERON SHALL BE MANAGED j 4, j° =3 ,, \ >t 'a"! c,L�r, ', •, / \ IN ACCORDANCE WITH THE ! V •• • `>t0,•;•5t Y: ,v ''\°~' ::-------,A-, �t:4`' a t - ty O ALBEMARLEI \ FR ,•t- ` EPG- \ ,E •,C , COUNTY \ q aWATER , /\ 1 ,\.'• 4t''' (>b to c.SN• ,5 'ai •. :,X ily: vOr,E>N ,.A \�, k '\ -+ 1> vO ,Rv ¢ ¢� Y \, •,Y µyY'`• t}. .t,. N PROTECTION ORDINANCE J ..!; } >,Y - PR T CE i `i/ • ` \\ '3�s ;Ll` �'. a< ri y,i,`t` �t•J�5r z. \ '�. :Ph¢� 4P b VG •i' ,aRY TR S6N P� t ' . • < c `.L i ��jj Y \_ _ \ ti-: t., .a0`A�'r,G SIX - - `, ,.�t/5 \ \ : '�µ, ER `{•`' FaLc. , \`: • ! '(OF-„.t�5 > ,y"1%�' a0 \ . „ 4, F'\-- ,,• '',' ,+ `l ,,, 55'P C, _:•{" ,.�• "YF .� Sh \3t 1 ¢x aJ^?•Ot'. ^.7 �Y �rt{i.;� a p ' %fS^. o .,t i � - - "a \ :, ,y i ,c,..1.9 S4p` ,��.4. [MF',•31 F'' y '\, \` g0." -' 4, /.. s__•-=r- ttEP�y"s:>' j l' o / 3 / �" V, Y• i \a '- \- .s \ \ /' 4.I' \1 'a,3 yi% f \3 \ A Y'y E / EAR st.YV z`gl X� s j 1 /'�� t ', 3.. I -� 1-•,",-, y ; •�,.- ZNA9 S 13 \ ,l .i' a• :,t,`.� '\ s t- �"\�' B �( %' /- j // '�.i' `:, E M''. 5 l ,,,� �#� :'s \. t µnME`'t'�� ,j" /S` ,Ya .. \" � ,iPtiS pSYY 't3 �,,dd� ><E".,Ft. '1.. *t g -£ x /J' ,"/ �': E y`\ '\\ ✓ 4 / , `l `` tW,'•' • p'v SP^ ,,,,, \,G ` i , 14 1 -,µoV, ' ,C // \ i �` i4 �-' ' t>3 t --{+i: ) ,f) C`'aa ,;iAit% .�/ c •,\ i !I /t> .y'' .\ .\i , \ \t\ `�'//(.4.4lj ,p'y` •• :;c{,`C','.''r ,y,S1 ` ,'t\7 / � '// , �i / _ w I ,+•, ry k l �,t \. t _ i{^.P vim' I / , : .. , •L ` ' �y � \'\•\\ .. ` "` ..Ti. Yy`, '+ t a ,o O i O N S - - - DESIGNEES PROJECT V LOTS 93 — 125 REVISION NUMBER ' IF THIS DRAWING IS A REDUCTION ENGINEERS A STONEHAUS DEVELOPMENT e GRAPHIC SCALE MUST BE USED DRAWN ID - SURVEYORS TL DRAWING NUMBER SCALE 1" = 50' riAPLANNERS TITLE' REVIEWED BY REVISED CONCEPTUAL LAYOUT PLAN C-1 ��� ASSOCIATES DM - MO WWA NUMBER FILE NAME SCALE. DATE SHEET NUMBER NO REVISION BY DATE NO REVISION BY DATE '""'°""""""° 206081.06 608106C—DES-2b.dwg V N��• 7/2/07 1 Of I ii-tWfiMeitrf Page1of2 Patrick Lawrence From: Dan Mahon (� Sent: Monday, June 18, 2007 11:25 AM p1 C (� To: Patrick Lawrence try0 y -1l t I Cc: Bob Crickenberger; Pat MullaneyV�I rUUU""" 9 i Qib �/� 0� Subject: RE: Re: Westhall V �e G°r t°("pAtt,Pat, l The revised location of the Greenway trailhead and asso ed p.rk ng shown on the new West Hall plan is acceptable if not more desirable than the former location. However, e path thro gh the site should be moved to the other side of the tot lot and avoid running along the adjacent property I' e. Dan Ashby Mahon, Supervisor Greenway/Blueway Division County of Albemarle Department of Parks and Recreation From: Pat Mullaney Sent: Thursday, June 14, 2007 4:54 PM To: Dan Mahon Cc: Bob Crickenberger Subject: FW: Re: Westhall V Dan please set this up! Thanks! Pat From: Patrick Lawrence Sent: Thursday, June 14, 2007 4:40 PM To: Pat Mullaney Subject: RE: Re: Westhall V Let me know when y'all can do that and I'll get prints for you. P From: Pat Mullaney Sent: Thursday, June 14, 2007 2:34 PM To: Patrick Lawrence; Dan Mahon Cc: Bob Crickenberger Subject: RE: Re: Westhall V Pat we would be happy to meet. Dan is the most critical player in the greenway discussion. Dan if you could coordinate a meeting with Pat and then Bob and/or I will attend if we can. 6/18/2007 Page 2 of 2 Thanks! Pat Mullaney From: Patrick Lawrence Sent: Thursday, June 14, 2007 2:28 PM To: Dan Mahon; Pat Mullaney Subject: Re: Westhall V Gentlemen, I'm Pat Lawrence in current development and have a project/subdivision named Westhall V in the Crozet area that could use your attention in the greenway and recreational space arena. The developer is required by their zoning map amendment(ZMA)to provide a specified area of green/recreational space, which they, the developers, wish to amend. I would like to have your input on what they propose to make sure we are not losing any greenway. I can supply you with their proposal and would like to meet with you at your convenience next week. Thanks, Pat Lawrence Ext.3297 6/18/2007 kii4411011 Comments on Westhall Phase V Variation Request From Tamara Ambler June 20, 2007, as taken from CityView and reaffirmed July 20, 2007 The revised plan as shown on Exhibit B, with the relocated stormwater management facility and trail head park within the 100' stream buffer is acceptable. This is based upon the understanding that the existing wetlands will be impacted by construction of the Eastern Avenue in the future, since R/W has already been acquired through this area for future road construction. The US Army Corps of Engineers indicated that wetland impacts from Westhall V lots 93-124 would likely be permitted due to the additional impacts anticipated with road construction. To mitigate the loss of buffer the applicant will need to pay into the Stream Buffer Mitigation Fund the equivalent of$6,875/acre of stream buffer disturbed. A rough estimate of the area of stream buffer disturbed with Exhibit B is 5,000 square feet, which would require a payment to the Stream Buffer Mitigation Fund of approximately $790.00. The applicant will need to determine the disturbed area more precisely so that a final cost can be determined. Application for Variations from Approved Plans, Codes and Standards of Development DATE: 6l1/07 NAME OF PLANNED DISTRICT: AANGA c c ZMA NUMBER(s): A 2e% - co 1 Contact Person: L 5 1..,p?Q Address Z y z.( \\uy City C rlo Svc k\e, State V A' Zip 2Z?O Daytime Phone(93q) 93/-6757 Fax#(13y) 975 - 354 Z E-mail LLopez @ S1anetiaus. act What type of change is requested?: Variation to the Plan ❑ Variation to the Code or Standard Provide a copy of the existing plan(may be a reduced copy) illustrating the area for which the change is requested. Provide a graphic representation of the requested change. Describe the variation being sought(may attach separate sheets): Sec , i44Qc .tc t What is the reason for each of the requested variations?: et_ , o o\ 1ECEIVED County of Albemarle Department of Community Development - 401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434)972-4126 CONMUN +y�� fiIIENT In accordance with § 8.5.5.3 c) of the Zoning Ordinance, in order to grant the variation,the Planning Director must make positive findings under 5 criteria. Please provide information about these criteria for the Director's consideration (may attach separate sheets). 1. Is the variation consistent with the goals and objectives of the comprehensive plan? Sec AiH-r•c1‘eJ 2. Does the variation increase the approved development density or intensity of development? See AracL�� 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? Sce +cckJ 4. Does the variation require a special use permit? e 11k0.L.\c 5. Is it in general accord with the purpose and intent of the approved rezoning application? Sce Alckc4cLec9 § 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT The director of planning and community development may allow a site plan or subdivision plat for a planned development to vary from an approved application plan, standard of development and,also, in the case of a neighborhood model district, a general development plan or code of development,as provided herein: • a. The director is authorized to grant a variation from the following provisions of an approved plan, code or standard: 1. Minor variations to yard requirements,maximum structure heights and minimum lot sizes; 2. Changes to the arrangement of buildings and uses shown on the plan,provided that the major elements shown on the plan and their relationships remain the same; 3. Changes to phasing plans; 4. Minor changes to landscape or architectural standards; and 5. Minor variations to street design. d. Any variation not expressly provided for herein may be accomplished by rezoning. 7/24/06 Page 2 of 2 STONEHAUS APPLICATION FOR VARIATIONS TO APPROVED PLANS, CODES AND STANDARDS OF DEVELOPMENTS Describe the Variation being sought: We are requesting a variation to the approved Application Plan, ZMA 2006-001 approved on September 13, 2006 (See Exhibit A). The variation comprises the relocation of Open Space Parcel A including: tot lot, picnic table, bench, bicycle rack, 6' foot pedestrian trail, trail head, and storm water management facility "B". It will be relocated to the area originally designated on the Application Plan as lots 117-123 and these lots will replace the existing Open Space Parcel A (with the loss of 1 market rate lot) (See Exhibit B). What is the reason for each of the requested variations?: The reason for the requested variation is due to an environmental condition that was delineated onsite, post rezoning. A minimal amount of stream and wetland exists on the subject property in the area directly affecting lots 118 and 119 but with Buffer restrictions, it affects a much larger area (See Exhibit C). These buffer restrictions make it very difficult to execute the plan as approved. We have met with County officials and the Corps of Engineers to discuss this situation and discovered that current permitting allows for storm water management facilities to affect the stream and wetland area of the subject property because it is within the disturbance limits. We propose as outlined above and shown in Exhibit B, to swap the lots affected by the stream and wetlands with the Open Space Parcel A. 1. Is the variation consistent with the goals and objectives of the comprehensive plan? The plan is consistent with the goals and objectives of the comprehensive plan. The rezoning application plan was approved under these guidelines and the components of the plan have not changed with the exception of the loss of (1) market rate lot. 2. Does the variation increase the approved development density or intensity of development? The variation does not increase the approved development density or intensity of development. We will be losing (1) market rate lot. 2421 Ivy Road Charlottesville,VA 22903 PHONE 434 974 7588 FAX 434 975 3542 0 ® • Smart Solutions Great Places. Page 2 of 2 3. Does the variation adversely affect the timing and phasing of development of any other development in the zoning district? This variation will not adversely affect the timing and phasing of development of any other development in the zoning district. 4. Does the variation require a special use permit? The variation does not require a special use permit. 5. Is it in general accord with the purpose and intent of the approved rezoning application? The variation is in general accord with the purpose and intent of the approved rezoning application. As stated earlier, the components of the plan are the same with the exception of the loss of (1) market rate lot. • E.)&;,\;.;k: k , , , , , NATURAL LANDSCAPE SCREENING BUFFER NOTE: 102�35'E I I I 2O'NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETAT I. TO BE MAINTAINED AND SUPPLEMENTED Br INCLUDING II)AN INFORMAL NIX OF Z°19 SCREENING TREES,LOOSELY STAGGERED.I5 FEET O-CENTER:(111 THE SANE SPECI - I _ ` FOR 1 OF SCREENING TREES SHALL BE PROVIDED, OF SCREENING TREES SHALL BE CLIUSTERED PSA NATURD TALISTIC RURALGROUPSERNATE LICk/MCFIOLE CREEK,LLC Jr CHARLES ACOBL£ I RES F��aE ly \ � . LANDSCAPE,(111I LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED N D6.20/4 PG 3 ,o 0 k. THE SCREENING TREES:(IVICLUST£RS OF ORNAMENTAL TREES SHALL BE PROVIDED TMP 56-53 ` RIG 0,8 IN GROUPS OF E's AND 5's.AMD 1.9TALL SHRUBS SHA L BE MASSED/N TO HELP ZONED:R-I\ INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE. I USE.VACANTUSE.VACANT so b \• \0!�• APPRIVED PLANT SPECIES SHALL BE OBTAINED FRAM THE ALBEMARLE COUNTY - \i SS RECOMMENDED PLANTS LIST MD THE BUFFER DESIGN SHALL BE SUBJECT TO THE \TMP NATURAL LANDSCAPE NS12° ,6 L'N.r EDT XIMAT\YFREVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT. R/1Y REENINGBUFFER LI KING HOLECEESUPPLEMENTAL PLANTINGS ARE TO BE SHORN ON A LANDSCAPE PLAN AND (APPROXIMATE\ SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS IIO E NOTE ABOVE0C .ION ONLY '3 A$'(-. THROUGH 125.THE DEVELOPER SHALL INSTALL,OR!#DAD FU INSTALWION.TN£ � /RIµ, -_ ____ _ ,WATER MA STORM sOQ'E \/ANY LOTS I10 THROUGH 125.IF BOND£D.THE PLATINGS SHALL BE PLANTED W' IN WATER MANAGEMENT \ 5t2d\9' �'OWE YEAR OF THE DATE THE BOND WAS POSTED MAINTENANCE OF THE : FER 2p'T- '1-ARI'GRE£NWAY -,- FACILITY'8•EXTENDED • TRAIL E.EMENT(CLASS DETENTION W/FOgEBAY . SHALL BE THE RESPONSIBILITY OF THE COUNTY •BTRAIL I• SPECIFIED BY EASTERN AVE. _ / �� LC ! ' PROPOSED MANAGEMENT TOR WAFACIVIT TER NYEAST'RNVAVE 50 ,�N ,'(80'R/W BY OTHERS) - -_ - '�. ` LO-C 45 ,1 / (BID-FILTER) CONSTRICT . 4w,GN0-TOT LOT - - TRAIL�ST f i _J /D� '\, k I I, _. - - _- _. _ �. -.._ - - - _. - +R�c�. _ Y �7, SI ALIT OHC JN772 7 652.56 _ _ _ _ C 13 — ° 4,T ., _ �r r l 1 \��J��j�?�(1�� El 1 -�_ _ ' _ —i x— — —SQS'Q6_49"W EX 10'_PEDESTRIAN EASf_MENT,DB. 3125 PG.30b-. I 20'NAT• AL LANDSCAPE�C', ING_BUFFER - /"I 63p �' \ �'� 1; "_`- 1 �' �✓ •,� ��r -- -- -- f -- (TO BE VAr;ATED)-- -- t SEE_n£ABOVE _ T • !p, Y ►S 'I``i„ g - 'E'zoo HOLa'Ncs,uL'. ^,� OPEN SPACE - ——— —— — —— —— — —-- •�� J_►y' �35 /. \� LOT YP � '�, . rYP 56-95 ° PARCEL C //(/mil/(I Ir -7 ��JItE �11��� _ nV. 6.407 s cb►B�cr;�ro a . ZONED.R-I r e, 1 06 Ac. l I I,I I - __ Si I - _ y� IM:Lia{'�4-7,,,,, '• S\�- LOT 1 SF \ EX.g0E1yNJc .,P' j USfeVMANT co 46,,003 �'F = ^ ^ �_ ^? 1� r 50 0 ' j \ 5,682 SFC! ! Ili a V TOT LO 44--��,, •. rT "8' \�, p `k \ _ _ hoot F7L T 10 LOT 11 1 I LOT`I 12 I LOT 1131 LOT 114 I LOT 1 5 I LOT ,116 I LOT 117 I L01 1 :`I LOT 11 I LOT 120-I LOT 121 I LOT 122 60T 1 sv = s2�100 16,1 PARCEL Ao PICNIC VABIF `d j� f 1�L1 1 1.47 Acres \ 1 iF' ' II F,09` SF I'6,1885E 5,063'SF 5,063 SF 5063 SF 6,188 5F 6,188 SF 5,063 SF 6,188 6,196 SA 6,274-SF 5,20% SFi 5,274 SFI 36- ,4 If/• _ ', �t � A s 'f A' 6' PEDE' *' °\ '° I 4 I I I I I T - I 6 s 0J1* �10 We � \ • _� ' • � r �, ' '?'y 62�� e 15'FRON Y. Lj i\ o • Insa ' 6 6' PEDESTRUNI � II i'• I.I TRAIL• 20'SSIN.,5EWER �!EASEN�NT ;' T,EPREsS 3 T AIL I T �Tf2EEi a ` -- -•~\- � �' SCMENT 5 -- , a —� ..=::: ,,- b. \ -3� �r �� Mtn./ 0, \� T SW '! '.. fi• / - — — F '.=... xeaa+r. I. �aor•.;Aa•• .-�w,.._-Imm ..M i�". (rip) ,,._ f'� \ ds_+ llk,50' 55' 50' �55' 50' 60 6¢4 V I / �_ .', ..4: 5 \ \,A:\ / CONNECT TO N l'i l r6'02' /,{Ir ---Ir \ —rIr-- — I' I -- M 15' :I. Ir ,'%$-ga9_ ir ',�I o �•.1�� '\ \ LOT $ aTR IL SITS , s OfY I 1 — `— I 1 11 6 6� 6_, - 7 , �' .C' "77 s Y -- TRAIL 5r5TEM � \ — F --.LN 4 -y I 1 ?r ,-ifF / �•'h•� \ LOT 91 \', \ �!- I �•. !nl 1,S'FRONTI YARD T- _I `_21 �1 _ L LOT 101 I L07-11, LOT 99 "LpT 9 2',11►•._�i _U`,FIIONT Y p ' L' i# g18 \ '5.616 S� \g, a '1/ ,� �II,nO SF •a• 2.6N"SY S4lj �, - ice : c6PEN SPACE\ LQT 92 ��"f� \ 5 ^I I I I I 1 I (-rr vwavm.a�r T 6 °'' n l ' \.t! LdIT', 09 LOT 108 LOT 107 LOT'106 LOT 105 LOT 104 LOT 103 k'illIxte',- � t ., - L. • 95 , 1-T 951 La 94 I• ; A 'PARCEL" 8 51e SF\� \ /�N' ; > \�\;. LOT 2 � '__t/j L. La 93 > 1.11 -Acres - / / -" 3 61778,SF 5 726 SF- 6,299 SF 5.726 5F 6.299 SF 5,726 SF 6,872 SR ..c YP.) .. , _ „ ti� i� _ ,326 SF I 5, 9 SF L 5,7955E I 8.022 SF '� 4��' 4,723 SF \ �;, \� PED,BRIG N ISi II p�g y +r - N y ,'/ TRAIL BRIDGE C3 I7 I 'l. I EASEME'i WER I I = � i��,,�� j• L •Q 1. 1 �,� - ~ 28Z �� 1 ..n' Y / o ee � i°ir' .'PROPOSED STORM w R i 15'FRONT YARD I I I 1 1I I1OT A02 \.` '` ! IT I I'C. — !! \3'Z \ 0 OD f b Fi',\ MANAGEMENT FACILITY C•, Ir I I I — I I — 1 — 1 I I,14.218 SF '_'1 O •.. � •,1 ,ig. — 10'REIR Y • ,J rkF �t'14.\A° S 7 ``, O 00 1 • i �`♦w�•' / T + 1 + PO • w O ` O o ( ) _ r 582�b L,' — w IrEnn Y�RD� _ J — ► - I No3l 12E L L N BID-FILTER �Cjr \-� \ n _ I, _ �! 1 r 17 1 - ,N75.46'3$"E ,.' '1{! 1/, a ,-) - - ROAD 'N05°06'492E i 1\ / ' 20 E Ate.����I 'di I A �� 5 4 \ \ �.� � i i I,. L dT 45 31 4 / �� / ,'. ` / \ END OF WESTNALL V RAV( j'�- � �+ L F !� 1 '� 1i� is. re RKIHMD LHEVfNER ll• �� '�-srit_CII LIMINKINEEl`i-giIR�,47I�• • i ��II _ j / W ( LO. .)3_____ L `\ L0, ' / 1 APPROXIMATE'100 TYP ss-4e EXISTING P- PST . I \ T _ �/ STREAM'BI;FFIrR \ I I ' ZONED R-6 TO BE DON�.> W Fj ' 1v / USE.RESIDENTIAL (v1Q L!�IvlIfiliit`�)Y LOT SJY O �_, . 1� 4-_--. / -'SNIFF , `FARM LLC i S/ iD '� 1 D8:295 . .41,49&65 r/ • m A 6494 O,`� 1" \io (( ili 1 ��r, IM` ZON. R�6 '1'�_ \. OPEN PF ' \ i, I--- ---' - - 3 P1i,lL 1 In 10 •�� - -1 n1 1� \LI� ���" 2 I15E•RE IA LOT ___ . • \ • I „` \ r1 4u' ��Illiiiiii rDA 5Ilio\\ .6 2',\a T` \\ \'''' " , sue'\6's ) w��,No� ,.im / , O\ i��tiii- x9 LOTISF ps / 1 ° T 15 , v � iei lik ' \ ,,i'A ,\ \:..3 k \ \t. / • FUTURE'RonD--�«� \— �,.; (::! 0,c: ::). - k. IIIPI . .�►®� �� ` �\'; Mom\ •s \ 6`��Sf �0( ►X 1� lg •N4e, I►, CONNECTION �"L7 C O Ilk ® \..FI •C>_� LO GI - �� ®fall,; - 1\'9. °j� LOT 50 `� I O • © \ 3n 5y. _ 0� �° OS .g gyp_ \.il \ IP.01 ° ....- b 5- 2 ) ,_4___,. ,,,,,I iii1, !r\ W0 ..iotttbti, 111SA-ay.4..i...l-.rl--0-a-t,i,*iioi—t 1..,,l4,t.a.1i4 \_il#k N 1 , 6" , , 6,,,\...0,:9-,6 y•.-.,,-,>,_:_,_4_i..7,''..-,,,,-.,fl......%.2.-`;,',-.,,\_,<:r,-,-\--,(:-,)- ,M 5 -- t— O O ".\" ��,af�`' W41�,` O\ q8 s S 1 ��aL �i 1 ,� 10 Ir baj \i19 .1 5T�2 5F / - e.:::::::::2% i .._ . .. ' A— '\ . ' (?,::: lig_ .e/ _ 'ellr4I-3",'''' . 1111"4 %'"' N * ' �� O �.•.`°" +J °odey4� #� V��P a�\F. ` W THIS DRAWING IS A REDUCTION ,c::::;;):' , \ 44,C 4'w:J S'Pp'E•\GRAPHIC AWING MUST BE USED \/ O . \ ^� ;\``':. H, '\,'.;' °/ �� ..�-' .a�J P e `L \ , ° *;:illkilii '--:,.,/ (4111V4' ''''''›fi//1".leo; ' '%4c1446 50 0 50'0 ii.gie . /0',4.1/2',01t ' I Vt. 41 milkeillIVIJArt .4' *-4#1114.- _ ‘..'..4',.1.11.--...\/..iiitolit.-.4. , , D 1---- I ADDRESS COUNTY COMMENTS. AWING 03/29/06 DESIGNED BY, PROJECT. T ..S`THALLV REVISION NUMBER 2 ADDRESS COUNTY COMMENTS. JLW 644-06 IflA ENGIMERs JLW A STONEHAUS DEVELOPMENT 3 ADDRESS PLANNING STAFF COMMENTS. GEM 6-29-06 SURVEYORS DRAW BY, APPLICATION PLAN 4 ADDRESS COUNTY COMMENTS GLM 7-13-06 PLANNERS JLW TITLE- REVIEWED NUMBER. ASSOCIATES REVIEWED EN. CONCEPTUAL LAYOUT PLAN L-I A ,� HEW/DIN SHEET NUMBER HI MI MA Idol i 1Aaa...t.lg WWA NUMBER. FILE NAME. DISCIPLINE. SCALE: DATE. 1.ln w,v+ir� REVSION BY I DATE - NG REVISION Al DATE .........+.,r JGCivil_2051E470 516ICD/ N C r•50 1-23-06 3 OF . . \,b;ki. : u3 NATURAL LANDSCAPE SCREENING BUFFER NOTE. LEGEND 20' NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETATION TO BE MAINTAINED AND SUPPLEMENTED BY INCLUDING .1) AN INFORMAL MIX OF SCREENING TREES. LOOSELY STAGGERED, 15 FEET ON-CENTER, u) THE SAME SPECIES OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL LANDSCAPE: iii) LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREES, Yf� CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED IN GROUPS OF 3'S AND 5'S,AND STREAMCHANNEL: 48 LF �/ v) TALLSHRUBS SHALL BE MASSED IN TO HELP INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE. WETLAND AREA 1136 SO FT APPROVED PLANT SPECIES SHALL BE OBTAINED FROM THE ALBEMARLE COUNTY RECOMMENDED PLANTS LIST AND THE BUFFER DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT SUPPLEMENTAL PLANTINGS ARE TO BE SHOWN ON A LANDSCAPE PLAN AND SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS 110 THROUGH 124 THE DEVELOPER SHALL INSTALL, OR BOND FOR INSTALLATION, THE PLANTINGS ON THE APPROVED PLAN PRIOR TO THE FIRST BUILDING PERMIT FOR ANY LOTS 110 THROUGH 124. IF BONDED.THE PLANTINGS SHALL BE PLANTED WITHIN ONE YEAR OF THE DATE THE BOND WAS POSTED MAINTENANCE OF THE BUFFER SHALL BE THE RESPONSIBIUTY OF THE COUNTY. '+ [a �% �A I \ r \ _. _- v A \ ` I I i / / �' i II- V A 1\ V A \ A , V i I RESERVE/5 F0q i I \ \ ! 1 __ \{ f WAY i ( I (/1 \ \ / // / i RELOCATE STORM WATER It I /! /I I/ l // / ,.-%i �/ - V A /� \ F ` t \ \V A •I / , / 1 I , / �� \ / / /' �qr / MANAGEMF�NT FACILITY •3" / I I / l I 1 V �'/ ,. , / A v / A �, \ \ l l 1 A i / l / r f a@: F� / \ \ \ \ \ I y J I 1 I/ \ \\ \ \ l C\ / Q / � / t \` \\ NEW &ETNNIN�i \t ` 1 I { I r i l I 1 ', '\ //l l \ \�\ \ \ '\ `\ \ —20 y I / `�J w/ R1 W �.-qVE '\ \\ / AI %ISTINC SW .....\---T� I • •' %i , t `I / 1 r/ \ \ \ ♦ �\ 20'TEMPORARY GREENWAY TRAIL EASEMENT, 1 JJ /...,�z Z} �{. \ r /�ACI) T8"� ' ••\ "I/ I `` \ \ �\ /`(CUSS •B'TRAIL AS SPECJFIED BY,COUNTY) / ate' E OPEN SPACE ``/ \ '�'OL REL• ,TEp \ I \ \ \\'\\ /1 /1 �� '-I V \.\. \\ \\ `\ \�\ \♦ ♦ TO BE VACATED-WHEN EASTERN AVE IS CON5TF�CTED - .`� '^/ / _ PARCEL A ^� lr�- .� •\ i \ \ \�\`..` \ am- T `-- 7 L /-/ �LAotE°v-DBE I:T E s '�-- j--r--- �, ei �\ \ A \ \ \ ROUTE 240 HOLDINGS. L LC� / / `. \\ `\ - �\ \ I/` // / // / / //_ ) - //' �6�.4=A C` _S�PEDESf— \ \\ • t __-� ��7 ,�1 I\ (4�AN\ As g6 \\\ D.B 2347 PG 78 I / I �� 9 __ -_ \._ \-_.\ _i \\�'•,, Sq' T 61 - ��® 40' ATURAL,_IANItCAP_ EX 10.PEDrSTRIAN EASEMENT D.B. 3125/PG •. T '��� - - . / \ \ j,P PG \ `�� TMP 56'95 , 1 - - \ -- 1:' / 1 \' ,60• \ ,I/BIOFILTER �� RE BUFFER EE NOTE _ TES ♦ �� P)/� - _ •53 / \` 3 L_ ZONE R1 ' I 1I - ._ .. � A' _ -Bl MIN= I /Og ` SWM .� _ .-..A�� 5' ___ 5. I . K,� r� / f / I ,\1a i i / . 1 1 7 FACILITY /' __ - __ / . � �'Ir \ \� / / I \1\ `�_ iK�l V I W /� / / to (�_ ��Illit C �� � :'� BICY� / V1A / \ / pia 1y�1n� \'\ �"' ' �' \\\\ _.I�I' ;DI iii / / l p1 0 itiVy: �ebNft_ 111ME604611111 ' / I T5'0 \ (\ .,�'/�/ I H I i/f, I 'I rn o 0 0 -P�U-. . ID Ir.. /�• _ -_ \� / / \ I�,c"1I_ \�. t \ �'` wo I - -_ I; - "�rw �� �i100 T fly TR \ • \ \ !< / I - �, � V''" . HEAD \ / '� 1 I ` ! 4` /5 t.i�A�o25 49 4925! - -- V�::'::> W 7_. ._4_r 49.25' 49.(31/ ,{t • / * •1/ - ' I '\ _ to t x VRVGMtNI Uw) NEW R TATNING WALL __ /i Y1� •\( COj FPRM 26\ 11 _ _FRCF^OF tOf T _ _ �`LT—_— — — -tR01• --N �611 0 R le\-t 59Z\1 G 1\ / `/(' OPE $PACE �3 "'3 K. R: "\ n SR- AU �_��1177 JJ��� SIGN I -PWI�STt7P-- 1� _,-A. ©• l5 C 'tMP g53 p q,&49 PA1R4 L C +cc,/,�Ii�yaccw�:.4ZWIda J9euJ - - , ,� ---- \ " P\ �' \ 2 �V`� t.t 6 Ac \ r� n\ ' �` \� � vim 1 Willy ,�/ ' '-r \ F o o8g53 P -s�\ 5g cc t � � \\• \\ PGE i \\\ ` \75'- - g�.5' 492 ry.�`L5025' 5925' 45'"' �I ! '� 60.00' •9fti-- ..� - `� Y \`,, \ /DN.r + �\ NEW ►- f'- - ,\ -, -I- • \ UI M7I/ 5850" 3 �..EN ,S' T \q1' %--1-7-I` OB „ }.m�,�� I' ` �;RETAININ�`WALL "!�\. �, `' I \ I -- 10'REAR YARDI1 _--1 4. '!i�<`yilli�'Xf 4y�-_ _ \, S\ I PAR Al L11T 91nt; y.o \ M 64P1 '/I I " \ \ I \ \ ` I, // \ _ • I i I •.r YARD •I \'?a.;�`;' \ : %' I I OLi 9\ t\,.`� wj-' \ \ got PRN \ �' \i f �' K \ ,, . SPr LOTI 92 \ , \.�/' I 1 I I I �7 1 \ �\,n N B ,! FPRM'' x 1F7 6N' / 7i ),_ _-/.', -.I -,' / I-� `�I'� '1 ^ ,I1 ' 1,"'it �pE N-P\ ne `� \ �L P 5 P( 1//i /. ;4 I // / / / n \ u�l n ". I _ 1- r :� s1 �t.�' o' - ' 1 1 a �I / P Pc Y SN\FLMp SPGE R. 0 539/G I /r -•r Y_ ♦ v• I _ IT"'" °F r """�rr4 I /[,// \O"" \ 3;P i\/„ D g3 / / / a ml \ wan-1r� ., !„ ��i _�S' C K �•% e�'/ \ D0 g5 •V� - ` Og29.F' i 1 1� .v� - _ A \ -� �' I R - I/�,T�15'F:• T YAR 10' REAR YARD i ' t .�.• SEMEN \,•11/` I/' �� / 15� 1, RD .� _ \ _� �- h'il ,:.1 N i I if I__..:0' ' - :"'\` 5650' \ ___�8.45' _ •a/// -:`re, �"'A' -_Y SEWEDEP "G \� \'e / \ \� ' S" a ►50 .. 5025' �i• 5' S9 % I,:=� lilt _ I/Y '' A S \ ES \,c 1 \\ ----._. - _ -'- —... - .+4 / 1 ,_I; ,4 5�2C 9PN LO E OM :\.. / 1 1 / / „+, / / / 10' REAR YARD / "_ _ 'III?t.i A G ' LC ;/ �/ ED't NpI0\ ,2 FAD \,,5 �\ MFJ 1 \ , Z 5 \ \'' 1 \- W OE ,A ,.RY 561'( 12 ` \ RR p \\1.%18' �� iiiii I LO OMES \ \ Oj HOME \ 11 (( Y MfA 6N ' 82 , , SMP 61PG ,\ 1\�P-YtMc / -t ��� $ \ •) PtlR 6 6, ' M F'\,\,\�SIR ♦ (1 BPRRSMP �91 PG- \ \ Og3\ - - / "15�;, \// _ ii--��___� � • _ SM z 61 \ , 7Skit.IRP \ \Y I ¢ Og G ` `' 2LC�ia� I // //,/ J — --- J mT�XKi Ta'VIeeRE�a mR+IP N1\\ �'' , ' � OgP'�_ P \ '3 '' G - I ' `OZE,NOM,j\- , \ , SOD\HOME6 1 y / i ,-% I - -/ NEC110N..TO PROPOSED i`r�1�11�4�1•l��l� \►1 t ,'\-i wI MV'O6N'`�12 M� N 12 \ F� v00000RrIAu++vmSVSTEu / �y\ QI�I� '� G \- ♦' RRY `' G OAR 0 5 1 9G \ \ 5.. / L/, / \.I ;\ \ / `\ \\ S --.-I' I I ��I,'I�1 i� 1�D N�> \ i 1 2oE�tO\ES ' I I _ , BA 8.3 , �\\\ `� Og 3, OMITS OF STREAM LIMITS OF STREAM I / S, / \� _ _ A LLC ..9. SP326N PG 68'�-, , \0`` �Rl 1).`c�3'6 2 \` ` ,NO 5``C ` E N 5`2G / / \ '4' �` _- \ -'1M 1 gA S1�PP pt ME ` \ �` OS \ BUFFER 50' FROM BUFFER 100' FROM RI RD L H VIER II \ \ \` �__P q1 1 (/ 00 - I D81 1 t OE \�,2 ` MEAD N-\-- 2 ♦\TOP OF STREAM TOP OF STR DB 660 G 210 ._ •.y3• 29 ( , 1 - \ \ RRYP 56N PG 12 gARRVP 56 PG 1BANK BANK TMP 6-48 \ 1 \'� .':(. D:. • .t /p \ 1 \ �� ; \gA SM 3 6l ZM'3,61 \\ ` g O-� ONE R6 `\ 1\\'' 3 •_ 4 O� \ 52 NC F . \ \\ \ Dg ,\, \ `\\ D C • \a,- \ �� ` \ \ \'� \3 OZES 1 5 "4 �12 N \ S V\\ NDM 5 o \ y v G 2 `UNNAMED TRIBUTARY O� ` \ \�+ `. ,PJM g6H'\ 68'� \ EA5 Nqq�S \ \\ \ VO \Np " �` \ ' l/ E"-�$ I� \.\TO LICKINGHOLE CREEK I �2 �` \ m t P\61 PG \ RR�MP et' G 12 -/ E _1,,\ MEAD N'\-G 12 \111,.\ \ V ` \ \ \ \ \ 3p- _\\ ; '\gP 8 3\6-I" '\\'" \• %8 RRy SM 5 PG 15 `` \`, gPRR�jMP3�61 PG KO ,,, 1 ' \ut �8 \ A 3 oS THE STREAM BUFFER SHOWN I'} \ �" I O ` !,.\ t& _ \ \\ C \\ \ \,O4\ \ \/ 0 6 HERON SHALL BE MANAGED CO i \ '`\ \ il►S��. - \ \• \ `p'1 OM$5\N \ `O.( �\OMES C `''t\ \, f, 2 ,9 IN ACCORDANCE WITH THE \ , I\\ V•�� 1 H 5 \ E 4 0 t E o ALBEMARLE COUNTY WATER \' ` \ `\ �-J i„.�\ \ \ NA\t SAP SNpq 6g, \ �` RV Mpo 6N PG,5 \ \\�• --F- y D6N\�\�5 ODE NOM,.4 PROTECTION ORDINANCE I I \✓ \ O \ \ ��,\?. .�° _ \ • \ }261 \BIS .55 ',\ I gPRR t 535 PG 6ARRY Mp 5 6\ PG.\ I I ��\. \� ��A�� \� A Akh., A' 1 �D3 5 5\NG vv 1 3 gl5 /Y �9 Et_ctC� Og _ o �� \ 0 O \ \ ,. . 6N i3 \ EP NON4 \ PO NOy' 2 S \,C\ \imI \ .',^�. . A \,.j/ I\ , MP 282 8 MP056g 1:--‘1,,s\:\,:\ 15 •\ \l ( ,30,MP 56NPG15 ' '^�_�iE��ME El:- ,...,e \ �\ \ \ ,\.... ,\ 3 ,3,3 \1 (, BA/" B 3,}5 %,` R M6N,\'a \ \ I q9 / D : R tM 3\8, \ 1` \ \ � \ tos ES\ \ ��6 �� ugo ✓ { \ \ sr..........„, 1` \\. NOMq•. \, \ \ \.OS HOMES `\ - g �� -g \ ��\�\ A �� \f„5:9r-cl-on.....:401. :404:\\‘‘;‘c\::,710°9 56NpG12 \ y ptFA56N'ra,y'_ �- _ ,-'\ O \ \ 's• \ �'..'.\�-..-i' \\ \I \61 ` ,. 1\ gARR jMP3 /ry5.. 10 g ` �O \\ \ g \ \ `Q�*'N%'„��C \� \ \�\\ \ /e`�`s�»1 ` so j ,D ; t t / 'e38�/ ; ,1. .. /� \ I /� \ (� </C� \ IV's 1 P l,+l. \ :�f N M ' ' \1'� 1 �, r /. E a` e 0 w 0 e 0 S DESIGNED 9Y PROJECT REVISION NUMBER P'CS WESTHALL V LOTS 93 — 124 2 El ENGINEERS DRAWN BY. A STONEHAUS DEVELOPMENT — 3 _ _ _ _ - SURVEYORS it DRAWING NUMBER- , O PLANNERS TITLE• RENEWED BY REVISED CONCEPTUAL IAYOUT PLAN C-1 r - _ ASSOCIATES DM SHEET NUMBER _ , .6 � �� WWA NUMBER FI6081D6C—DBSi9Tl,dw9 NAME SCALE DATE: 206081.06 H 1.'50' 1 of 1 REVISION BY_ DATE NO REVISION BY DATE - V N/A Es. ).- c\# \\Z;0 bi* 64 CS I FCFND' AREA OF 50' WETLAND/STREAM BUFFER = 20,724 SF (0.48 AC) 50' WETLAND BUFFER + ADDITIONAL AREA REQUIRED FOR 100' WETLAND/STREAM BUFFER = 25,969 SF (0.60 AC) 100' WETLAND BUFFER WETLAND AREA: 1136 SO FT AREA OF 100' WETLAND/STREAM BUFFER = 46,693 SF (1 .07 AC) 50• STREAM BUFFER STREAM CHANNEL: 48 LF V•f ,,> 100' STREAM BUFFER mil III 1 I i/ ' 1 1 1 / \ I I / r l / V\ \ RESERVED FOR I I 1 1 FI` FUTUPtE I I I / / 1 I 1 RIGHT OF WAYI I I I ;)1 ^°ac^{ - \ / II I I 1 I I / a'a2� @= \\ \ dliA cL PAVED 6C.pESS 1/ ' I LIMITS OF WETLAND ) p>ti�a � '-�'iSTE \ • , \ \RffF,�IAAADD•,TD SWM 8• 1 I" I I III / / BUFFER 50' FROM , a _ (80' R/WRN AVE ,' \ \ \ \� WETLANDS p. aaaa - BY \ \\ \\ •, �. : // PSRW R \ \ ,, \ I IP \,I I I II ( I I 11 1 / T M / ) \ I1 I I / / LIMITS OF WETLAND <5rtr,.�'Ta PROVIDE OUTLET or. \ \\ ,' L // // J `\ \I I \yl IG1 1\ l\.`\ `\ \ / BUFFER 10p' FROM WETLAND D Ny)TION PROTECTION AND NEW rtmiNIN(\r WALL \ \v /�/ C7 S\ \\ �ti,, \01 \ \`• \- ,�E, 7 N\ / WETLANDS (PROVIDED p°< OiHERS) LEVEL SPREADER WITH AS, \ \ TYP• ), \ \ P L,• ,, , 30UTE 240 HOLDINGS, L L C / ' - - DB. 2347 PG 78 / -RDP. _ I _ L1N PE �!� - - ♦I�I< - Y-DS9EPV“\ \ 4 5 sp \\ TMP 56-95 - -__ vair - - - 0 • DS _ - 10���-�.' 1, 0`,G \ I /BIOFILIER/ I T 2 - _ off ' _e �_` w j �$3 / I \ I '\}\9 \\ ZONE Rt .. -_ .. �/,Q� pi.,.._ 64 I \', rig \ ss, swM c +� Wiz, i (`\. REAR ARD • ,III I 9 y \ \ \ ly)111H.-17e11411-: �■ �' Imo , I,, DL�. ,- �y ` .. \z .\ ' �� ��.n L.OT 119/OT 1209,' / •L� ./_h'� aa� y1` �aVt\- ,_:• \ , ,� �.�rn $eili6iv.: 1 -1 o < a LOT , 111). 1 r. I I� �r 7 ` // .�6 Y" a .. 2 /.. . _11 \ 4925• 55.25 ^, i 112 �� �� �i1�Y ; 3 II, `„ /1011 '�� :- /^�.O��M .. �,5K—, , \141�iu;a�rcl.>.Ar.��r���..n�� r�e� -- - \{,\ T - DDE Ue PAV•MlNI(iPF'J -_ , pf...5��• \\ ti I \-01 F RM 2,,\ —}—_; _ _ _ _ BCK OF CORD "-" Allk\ct tTC11�SPACE 9.C%OF CURB Imo..v�j y(� YRl71EC11011-AND-l• _ �_> l5� •hf� \ ‘1\ �•map�g53��Ak&4egRCE �� _�_ � __ s,\ P LC u1, ,�� w�ra.••eci•:..��c����E:a I�lu _ / _��� � - � . ICG1lr.7F a>� � IV2.955 P ,\ '\ 1.146\Ac / . ' •A.. A\� ice+' p 3 /ji • __ EN C ? 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V' „_,� \� ---; 5 , . _ ... ..r> r�i�_ 2' 9932-1 #. �'I 4 _. L• ,. "� �, - `;;r' .•ti°\, \. •, 'r tm '\'! os 2 ►50.- 50.25' v .. •' •.25' S9. _ -_ ��` � ..• -_- —_ �„\ , .. . ....,�� A - �. I„ i _ _ pp , , �: L 10RYARD 10X18' 0 FO \ BIOFLTER 20 (IYPIDE � TSS.sue-a. \� MFEI Ot M cal�/� / `3 -.ay-d �- 1 • M . } C `SWM "C' T1PR TM P \ a0 i'+ a 0 G \ i'`°"' Iv 326 0 }16 , .� fa \} S�\. , I "/- T \6 ES E%6 DARv SEWER PU I 'i e I - T E 0 OM \ STA, TD BE RFMDVED UPON -- II { H M \' L \6 A0 PROPOSED \k.R \ _ 11,3 I _ I ,s i Ix IR M pEN ,kj2 V, POY N c \ I: \ _''\'; �' -- 53 G I `.tY I Iw % \ I ME 6@k{,\�j2Rr .--"CRAvm Sy51E4 1•• a 1OT S 1 Tl I E rCI1 RyTM S6� G �` P3h P f \^` \\ \ \ o I I OMtin L H S \ I gPR 0 P - , U\ 01t /�kJ Nemr I¢,C RH 1�5 DE\ \ b I ,. O �UNITS OF STREAM j/ J t ' USE 6N'' 6gn kAA r ' - y/, C ' C \ �C/ '-UNITS OF STREAM 1 ) �_ k-C • 1 1A PS FG T 1' ARyP56rP2� t \ 1 �\ S `2 M \- AT�l� Ey C w\ �*{ \ \ ` - ,7+ ,-TM T gP, T\1 l \ k _ k.0 0 `, I Y 0 M \,� \ / BUFFER 50' FROM BUFFER 100• FROM i 1 RI RD L H NER II \ \\ FP a T 1 32 I}k6 1 - \• - OE H` \2 �� POE kT ,�} TOP OF STREAM �=� /j - I I �Og I Og 1 MC>• N'r ' ,1� y ME N,\' '12 It. 0 \ g�, TOP OF STREAM BANK ( D B 650 G 2t0 \ \ \ --` 7�••gB'29 9 \ \,• I,.\' I ; I l/ i \\ = \ \gPRRyTMP56 PG 2/_ 11 \ gPRR TMP �62 DG .. \ ' \g'\\g\ { \� ONE R6 \ }:- a.3 \\A>` I \ ;• 1 \ 5 S\N I \ 2•G \ \ Og - G \ ♦ \ BANK Y iMP 6-48^ 1 \ 61 PG I o,�I 1� 2 G _a� \ \ v 1 g5 \ A,, 3\ 2 �g \ 4 \ 1 �- HOME 52 \ k_T S OMEF' \p \ Cy \ - � \g S\Y `i. UNNAMED TRIBUTARY \` . \ `\ \ •0 \ \ \ j1\ \t59.6-1 SEa 56N,\G 6 �1 ` MFf- ,\,,52 \ . \ _\ \HOMES , , ,a �0-HOM.�--- \ �, TO LICKINGHOLE CREEK \ �'\,� '\� \ 4111 \ \ Vm \\ P P ` �yµJ P5'6 ¢G"I \'', � / E \ \ y MEP 6N,\G j2 \ `. \ / /U0� ✓ \ \ 1 g TkA -j- \ / y M 56H PG '\S gPRR TMP 5T ' \�\S\�\ti , A \ A ` V •\ua \ \ ,A 'e}V0 - Vi, A /gPRR \3THE STREAM BUFFER SHOWN Y I < \ "f \ \ ,,1� \ \,'�HERON SHALL BE MANAGED ✓ - \ X/! __n IN ACCORDANCE WITH THE ..,;\/_ �C, �✓ 1 \ �` \. \, \ \ r,'. \ VOTHGM�55NGlk `. 1, \01 y\OME `� . w� t �\\ Y S -M 2�G1-\ "• ~ T \9 ESV.\G \ e ALBEMARLE COUNTY WATER - \ \ •l �',, \ \ \, \ �� •\ SER 6N-`Y 6g\ \ \ \MfpOE N,\�15 '� \\ -'/ �5 H \0 , CO HOM 0 _�'\ \\ ". \ \. / �✓ •,\ \ \ : ,\tom\\\\\\ -\HPMp 6, pq RRyP 35 PG A ,., •\ / RR MEP 6H'\G\5 M��6N,\��\ ,� PROTECTION ORDINANCE. _ \ \ \ �F `\ 0 }` \ `\\\\ 0&I}\ \• /gP }\35 P / �\, _gPRRy tMP d\pG i8 • %i' V \ V4 �� \ 5qvNG \v ‘ 1E/r �/ �� /_o J = \ 0 1\ ( \� 1OT0 50 \ }015 F \ t1 % oS 9 MES\. I,\ �� • `J s" J J " \ / , = \ 1 . ., \ L N M ,5 `�, pT y1 _� {- 0 / \ ` �� i^. 9 r \ SER g E f, E N 9 20 S L� �r' $ k / \ \ \ \ \ \' S',-- , \,.NP 6\-k- 03 ,M 6 ,k m\<_ -1 '\ t PO N,\�k5 _�'�'-�----- {��- MF- -i% �,< _ , l \- \ r \ �MP 0 P P S PG / ` / R$y P 56 PG �- E o .. - �/� \\ \- , \`il \ �� \\`\ N. \,oil 3•rg / \c`&\\ \ }\}5 '�,'\•\ ,. .\ eP; •08 X3\3S/ OPRtit IMP o6H '/ \o. -, \• / v ' \ \ . - \ \ �• • YOTN�MES Aq ,`Y' \-OZ `C'�S`,, y1 ` �' J/ / of g MES�k.(' `,\ Og}1g'� � ,� �\\�\'\\\ HPU pR 56H F-lb �,,\�Ry M 56H' -12 ` 0 ��� \ ,�' V / \ 5 v 2 G I g PAP PG Ry Mpy'SeH' V'r � '� , - -- 1 /\, $ 1 ��'%' A V `•\ \O }g Vg g A5 // 16:0V 1 PR MP PCt,, 5 , a �. �, , \ .� .� ati ,, \ j.5 O , 1 1 6 },35. i 6ti -GG E a` 0 gm S a S DESIGNED By; PROJECT REVISION NUMBER' a ¢¢¢���11111+OP ws WESTHALLSTONEHAUS V LOTS 93 — 125 — 5 ,Is. IF THIS DRAWING IS A REDUCTION ENGINEERSal �,,,„�8f.. A DEVELOPMENT y GRAPHIC SCALE MUST BE USED SURVEYORS R PRELIMINARY SUBDIVISION PLAT DRAWING NUMBER. y 90n)S JOM YYCH SCALE 1' = 50' PLANNERS TITLE. ygg No. aosle ■ ■ ASSOCIATES REVIEWED Sr WETLAND BUFFER EXHIBIT C-1 d _ - 0.. .4`Y . ■ ■ ASSOCIA 1 LS WWA NUMBER EER FILE NAME: SCALE DATE' SHEET NUMBER �� NO REVISION BY DATE NO REVISION BY �,� t"4/DMAL 0° 50' 0 50' ��-- "00 206081.06 608106C-Design.dwg .rI ' 4-23-07 i of 1