HomeMy WebLinkAboutSDP200900018 Review Comments Major Amendment, Final Site Plan 2009-04-27*-&A
County of Albemarle
Department of Community Development
Memorandum
To: Elizabeth Marotta, Current Development Project Planner
From: Phil Custer, Current Development engineering review
Date: 27 April 2009
Subject: Major Amendment and Buffer Waiver for Blue Ridge Shopping Center
(SDP- 2009 - 00018)
The major amendment for the Blue Ridge Shipping Center has been reviewed. The engineering review for
current development recommends approval to the site plan on the condition that the buffer disturbance is
approved by the Planning Commission.
1. This plan set must clearly designate what areas of the site are being modified. Please
bubble the northwest corner of the property where the retaining wall was eliminated. This
amendment will serve as an addendum to the previously approved plans.
(Rev. 1) Comment has been addressed.
2. Please include the sheet SP1. This sheet contains critical information required for site
plans. No other sheets appear to be required in this set. The index of sheets and the sheet
labeling system (1 of 6, 2 of 6, etc.) should be updated considering that the lighting sheets
will be removed from the set.
(Rev. 1) Comment has been addressed.
3. Please show the additional trees mentioned in your application as proposed in the sheet set
and modify the landscape schedule.
(Rev. 1) Comment has been addressed.
4. All slopes steeper than 3:1 must be planted with a low maintenance, non - grassed
groundcover. If this disturbed area will be left at a 2:1 slope, please also specify a
groundcover beneath the trees. If the slope is 3:1 or flatter, please label it as such.
(Rev. 1) Comment has been addressed.
5. A waiver must be granted by the Planning Commission for construction within the 20ft
undisturbed buffer. The engineering analysis of this waiver request is provided below.
(Rev. 1) Comment remains unchanged. The engineering analysis below has been
amended based on the latest revision.
Engineering Analysis of the Waiver Request for Construction within the 20ft Undisturbed Buffer
Project Description
The applicant is requesting permission for the disturbance of the 20ft buffer which exists along all
boundary lines of commercial properties that are shared with residential or rural zoned parcels. During
construction, approximately 1 10f of this buffer was disturbed. The zoning division is currently processing
a violation for this disturbance. The applicant states that the area was graded when the contractor was
given a drawing that did not clearly state that this area was to be left undisturbed.
It should be noted that all previously approved plans for this parcel had proposed landscaping within the
buffer area but had not shown any grading. This latest site plan application shows proposed topography
within the buffer that closely matches the graded contours as they currently exist on site.
Current Development
Engineering Review Comments
Page 2 of 3
Photo A: Looking south along the western curb line.
The photo above is the best available for providing context for the waiver request. In the center of the
picture is the white retaining wall at the Southwest corner of the property holding up the parking lot to
Building C. This retaining wall is located at the 20ft buffer line. The previously approved site plans had a
second wall shown on the same alignment in order to maintain the 20ft undisturbed buffer when the site
transitioned from fill to cut. The 20ft buffer line runs down the center of this photograph at the seam
between the flat slope to the left and the steeper slope to the right. The height of the slope is between 4
and 6ft.
Waiver Analysis and Recommendation
21.7 MINIMUM YARD REQUIREMENTS
The minimum yard requirements in the commercial districts are as follows:
c. Bufferzone adjacent to residential and rural areas districts. No construction activity including
grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or
rural areas district. Screening shall be provided as required in section 32.7.9. (Amended 9 -9 -92)
1. Waiver by the commission. The commission may waive the prohibition of construction
activity, grading or the clearing of vegetation in the buffer in a particular case where the
Current Development
Engineering Review Comments
Page 3 of 3
developer or subdivider demonstrates that grading or clearing is necessary or would
result in an improved site design, provided that: (i) minimum screening requirements are
met and (ii) existing landscaping in excess of minimum requirements is substantially
restored. (Added 7- 10 -85)
Current Development cannot offer any information regarding the condition of the buffer area prior to
construction or whether the proposed alternative constitutes an improved site design. The buffer had been
disturbed before the request was made.
The minimum screening requirements mentioned in 18 -21.7 are found in 32- 7.9.8. Section 32 -7.9.8
specifies that screening areas must consist of evergreen trees located in a double- staggered row at 15ft on
center. For a 1 10f long screening area, this would yield two rows of 7 or 8 trees for a total between 14
and 16 trees. Though the latest set shows 16 trees within the disturbed buffer area, four of the trees are not
evergreens and the landscaping is not provided in a double- staggered row.
Engineering review recommends approval of the waiver if the double staggered row of evergreen trees
described in section 32- 7.9.8, or equivalent, is provided in the plan. A waiver must be granted or else the
site will be in perpetual violation of the Zoning Ordinance.
File: E2_fmj_PBC_sdp200900018_Blue Ridge Shopping Center Major.doc