HomeMy WebLinkAboutSDP200900004 Review Comments Critical Slope Waiver 2009-06-29ALg�,��
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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: Elizabeth Marotta, Current Development Planner
From: Phil Custer, Engineer
Subject: SDP - 2009 - 00004, Elledge AT &T Cell Tower, Critical Slope Waiver Request
Date received: 27 May 2009
Date of Comment: 29 June 2009; Updated 29 July 2009
The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
The critical slope area within TMP 62B 1 -E -11 is entirely natural slopes. The disturbance of critical slopes
is requested by the applicant to construct the cell tower, accessory equipment, and the access road.
Areas
Acres
Total site
3.44
Critical slopes
Approx.
2.18
Approx. 63% of parcel
Critical slopes disturbed
0.01
Approx. 0.4% of critical slopes
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "movement of soil and rock ": This plan does not meet the minimum threshold for needing an
Erosion and Sediment Control Plan approved by the county. The applicant has correctly
shown silt fence downhill of the development, which should help trap some sediment.
2. "excessive stormwater run - off": Peak flows will increase with this plan but the additional
runoff is not a great concern because the water will be in sheet flow on an already stabilized
slope.
3. "siltation of natural and man -made bodies of water ": This plan does not meet the minimum
threshold for needing an Erosion and Sediment Control Plan approved by the county. The
applicant has correctly shown silt fence downhill of the development, which should help trap
some sediment.
4. "loss of aesthetic resource": The disturbed slopes will likely not be noticed by adjacent
property owners due to the dense vegetation surrounding it on the property. The slope is likely
visible from the north side of the Rivanna River.
5. "septic effluent ": No septic systems or drainfields are proposed in this project. The applicant
has certified that the construction of the tower will not disrupt the existing septic field on site.
This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No
portion of the disturbed area is located inside the 100 -year flood plain area according to FEMA Maps,
dated 04 February 2005.
Exemptions [18- 4.2.6c]:
No portion of this site is considered exempt by engineering review.
Recommendation:
Engineering review understands that the siting of cell towers is based upon a number of factors (existing
network coverage, willingness of property owners in the area of poor coverage to grant easements, size of
the subject property, and proximity to a tall reference tree) and that disturbance of critical slopes is often an
afterthought. We recognize that on this property there is no other way to place a tower of the same height
without disturbing critical slopes. The decision to allow critical slope disturbance to construct this tower is
a Planning /Zoning, not engineering, decision.
If the critical slope disturbance waiver is granted by the Planning Commission, engineering review
recommends that as a condition the applicant place aggregate or a low- maintenance, non -grass
groundcover over all newly created 2:1 slopes because stabilization with grass may be difficult within the
existing wooded area. Otherwise, considering the minimal amount of total disturbance proposed
(- 4,000sf, of which only —400sf are critical slopes), the ESC measures proposed by the applicant in this
set, and the fact that cell towers are usually constructed and stabilized quickly, engineering review has no
objections to the approval of the waiver.
File: E2_csw_PBC_sdp200900004.doc