HomeMy WebLinkAboutSDP200800013 Review Comments Critical Slope Waiver 2008-04-16ALg�,��
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
To: Megan Yaniglos, Planner
From: Phil Custer, Engineer
Subject: SDP - 2008 - 00013, Dunlora Gates Site Plan, Critical Slope Waiver Request
Date received: 3 April 2008
Date of Comment: 16 April 2008
The request for a waiver to develop on areas of critical slope for grading incorporated with the new
construction proposed on TMP -62 -10 was received on 3 April 2008.
The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
The critical slope area, within TMP 62 -10, appears to be natural slopes. The disturbance of critical slopes
is requested by the applicant to construct the roadway and townhouses, perform grading operations, and
install a stormwater management facility.
Areas
Acres
Total site in Dunlora Gates
7.85
Critical slopes
Approx.
2.19
Approx. 28% of the site
Critical slopes disturbed
0.34
Approx. 15% of critical slopes
The critical slope disturbance shown in this plan has been reduced by 40% compared to the last plan
considered by the Planning Commission on March 25, 2008.
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "movement of soil and rock ": Proper slope construction, control of drainage, and vegetative
stabilization with approved erosion control measures constructed within the standards of
Virginia Erosion and Sedimentation Control Regulations will prevent any movement of soil.
2. "excessive stormwater run - off ": Stormwater runoff will be controlled by the drainage /
stormwater management plan required for this site.
3. "siltation of natural and man -made bodies of water ": There is an existing stream located on
the eastern half of the property. The areas of critical slope disturbance are located to the west
of the stream and outside of the stream banks. Engineering recognizes the proposed design as
being imperative to providing access to the site with minimal disturbance to the critical slope
areas and no proposed disturbance to the existing stream. Inspection and bonding by the
County will ensure siltation control during construction. Proper stabilization and maintenance
will ensure long term stability.
4. "loss of aesthetic resource ": This site is visible from the Dunlora Subdivision. The site has
existing wooded areas throughout the property. The majority of the critical slopes on the
property (85 %) will be preserved with this plan.
5. "septic effluent ": No septic systems or drainfields are proposed in this project. This site is
accessible to the public sanitary sewer system.
This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No
portion of this site plan is located inside the 100 -year flood plain area according to FEMA Maps, dated 04
February 2005.
Exemptions [18- 4.2.6c]:
A portion of the site may be considered exempt of the regulations of section 4.2. Critical slope disturbance
needed to construct a SWM facility may be considered exempt provided that no reasonable alternative
alignment with less disturbance is possible. Engineering review has observed that the applicant has
reduced the impacts onto the critical slopes by the SWM facility as much as possible considering the
proposed alignment of the townhomes and roadway.
18- 4.2.6c-
Accessways, public utility lines and appurtenances, stormwater management facilities, and any other
public facilities necessary to allow the use of the parcel shall not be required to be located within a
building site and shall not be subject to the requirements of this section 4.2.2, provided that the applicant
demonstrates that no reasonable alternative location or alignment exists.
Recommendation:
Based on the above review, engineering recommends approval to the critical slope waiver.
Copy: SDP - 2008 - 00013, Dunlora Gates Preliminary Site Plan
File: E2 csw PBC 08 -013 Dunlora Gates Site Plan