HomeMy WebLinkAboutSDP200300099 Executive Summary Final Site Plan and Comps. 2004-02-10 e„
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: (SDP-03-99)Glenwood Station AGENDA DATE: February 10,2004
Final Site Plan Critical Slopes Waiver ITEM NUMBER:
SUBJECT/PROPOSAL/REQUEST:Request for CONSENT AGENDA:Yes
final site plan prior to preliminary site plan approval ACTION:Yes INFORMATION:
for 66 dwelling units in townhomes and apartments
and 24,000 square feet of office on 2.04 acres zoned R- ATTACHMENTS: Yes
15,with an approved special permit to allow the office
use(see SP-03-49). The property, described as Tax REVIEWED BY:VWC
Map 61 Parcel 129F is located in the Rio Magisterial
District on Rio Road[Route 631] approximately 1 mile
from the intersection of Route 29 and Rio Road
between Squire Hill Apartments and Aldersgate
Church. The Comprehensive Plan designates this
property as Urban Density in Neighborhood 2.
STAFF CONTACT(S): Margaret Doherty
BACKGROUND: The proposal is for a final site plan to allow the construction of offices,townhomes and apartments as seen
on the attached plan (Attachment D). The Site Review Committee has reviewed the final site plan (SDP-03-99) and has
identified that a waiver is required in order to allow construction and grading in an area with critical slopes. With Planning
Commission approval of the requested waiver the final site plan can be approved administratively.
DISCUSSION: The above mentioned site plan application includes a proposal to grade in areas of slopes greater than 25%.
Section 4.2.3.2 of the Zoning Ordinance restricts earth-disturbing activity on critical slopes, and Section 4.2.5.2 allows the
Planning Commission to waive the restriction upon finding that a strict application of these provisions would not forward the
purposes of the Zoning Ordinance. The applicant has submitted a waiver request and justification to address the five health,
safety and welfare concerns that are set forth in the ordinance(Attachment B).
Critical slopes cover approximately 10% of the 9.3 acre site. These slopes are part of a natural drainage swale. Staff has
determined that no aesthetic resource will be lost,that none of the critical slopes to be disturbed are delineated on the Open
Space Plan Concept Map,and that none of the other Open Space resources recommended for protection are present in the areas
where grading is proposed. The Engineering Department has addressed the remaining concerns and recommends approval of
the critical slopes waiver. Staff recommends approval with a condition that slopes at 2:1 grades be stabilized with low
maintenance vegetative ground cover(see Attachment C).
RECOMMENDATION: Staff recommends approval of the request for a critical slopes waiver with the following condition:
Planning Department approval of a landscape plan,to include the following: those slopes which are at a grade of 2:1,shall be
stabilized with low maintenance vegetative ground cover. The vegetative cover must be a variety selected from Table 3.37-C
on page III-391 of the Virginia Erosion and Sediment Control Handbook or an equal approved by the Engineering Department.
Attachments: •
A- Applicant's Requests for Critical Slopes Waiver
B - Department of Engineering Analysis
C- Glenwood Station Site Plan
1
•
10 November 2003
Justification for Waiver to Allow Limited Disturbance of Critical Slopes
The following is intended to act in support of a request for permission to disturb critical slopes
on the Glenwood Station property. A site plan accompanies this request that requires
wholesale grading of the subject property to accomplish the desired densities and mix of
uses on a site that has experienced dramatic topographic incursions in the past Were this
waiver not granted, the property would not be a noteworthy candidate for development at all.
We hope this request meets with approval.
According to a slope analysis of the subject property prepared over ACSA topography, about
ten percent of the subject land area is considered in critical slopes. The applicant has
prepared a development concept in the form of a preliminary site plan; the same plan that
was re-titled'Conceptual Development Plan', dated 11 July 2003 and submitted with the
Special Use Permit Request; which shows the limits of the slopes in question. This plan is
also included as a single sheet at the end of the final site plan set. It is difficult to determine
whether or not any of the property displays its original topography. During the construction of
Fashion Square Mall in the late 1970's, a great deal of soil material was placed upon the
property, which explains the rather large flat areas that quickly transition into high-gradient
slopes. Further, exploratory subsurface investigations near Rio Road have shown that 5'—8'
of fill material rests atop the original topsoil, suggesting that road construction also left a
mark on this tract. A quick observation of the weedy, volunteer tree growth attests to the fact
that the property has a history of severe use in its not-so-distant past.
Given that the County Comprehensive Plan looks to sites like this to answer the need for
growth in the urban ring, it makes sense to capitalize, as much as possible, on the
opportunity to achieve effective density from infill property such as this. The applicant is
therefore requesting a waiver in accordance with Sec. 4.2.5 and Sec. 32.3.10.4, to allow
construction activity and improvements to take place within these critical slope limits.
As mentioned above, only a few mature trees reside on the property and those are of the
softer-wood variety like sycamore. The vast majority of the site is wooded, but in volunteer,
early-successional species, some of which are noxious. Neighboring properties all have
pleasing, well-maintained landscaping and it is the goal of the landscape plan that
accompanies this application to project the same, high-quality image.
There are no sensitive areas downstream of the subject site. In fact, the entire property
drains to a 54" round concrete culvert that travels under Mall Drive and continues for some
distance to what is believed to be the Branchiand regional detention pond. En route, the
culvert travels under a detention pond owned by-the Mall and though the JABA facility.
Because the runoff from the property exits the site in a culvert that is directed toward a
detention facility, it felt that very little threat to adjoining property exists.
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No known drainflelds or functioning potable wells exist immediately downstream of these
slopes. The vast majority of development in this precinct is served by public water and
sewer and all new development, including that reflected on this proposal,will be served by
same.
Through proper collection, management and treatment, runoff from the subject site should
pose no threat to the health, safety and welfare of the neighborhood or the community at
large.
Prepared by: Mark Keller
Terra Partners
200 6th Street, NE
Charlottesville, VA 22902
(434)295-6496
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COUNTY OF ALBEMARLE
Department of Engineering&Public Works
MEMORANDUM
To: Margaret Doherty
From: Glenn Brooks
Subject: Glenwood Station final site plan
Date received: 14 Nov 2003
Date of Comment: 19 Dec 2003
The request for a waiver to develop on areas of critical slopes received on 14 Nov 2003 has been reviewed.
The critical slope areas are located at rear of the site where it borders the existing apartments along a
drainage swale.
The Engineering Department has made the determination that the disturbance of critical slopes for the
stormwater management facility does not require a waiver. On the plan configuration provided,there is no
reasonable alternative location or alignment to provide stormwater management. [18-4.2.2]
Critical slopes make up about 10% of the site's 9.3 acres. The plan shows all of the critical slopes being
disturbed. The disturbance is in the form parking lots,townhouses and rear yards. Below, each of the
concerns of Zoning Ordinance section 18-4.2 is addressed:
"movement of soil and rock"
Proper slope construction, control of drainage, and vegetative stabilization will prevent any
movement of soil.
"excessive stormwater runoff'
Stormwater runoff will not change significantly in the area of the swale, and runoff from the site
parking areas and townhouses will be controlled by the drainage plan proposed.
"siltation"
Inspection and bonding by the County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
"loss of aesthetic resource"
This area is visible from Squire Hill Apartments,and partially from the Fashion Square parking
lot.
"septic effluent"
This is not a concern as the site is serviced by public sewer.
Based on the review above,there are no engineering concerns which prohibit the disturbance of the critical
slopes as shown.
Copy: file 2474
File: Glenwood Station csw(1).doc
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