HomeMy WebLinkAboutSDP200900009 Review Comments Critical Slope Waiver 2009-07-22�'IRGI1�1�
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
To: Gerald Gatobu, Principal Planner
From: Amy Pflaum, Current Development Engineering Review
Subject: SDP200900009, Arden Place, Critical Slope Waiver Request
Date received: 13 July 2009
Date of Comment: 22 July 2009
The original request for a waiver to develop on areas of critical slope for grading incorporated with proposed
development on TMP 61 -124 was received on 1 June 2009. A revised waiver request, reflecting changes to the
site plan based on discussion at the June 23rd Planning Commission meeting, was received on 13 July 2009. The
existing critical slopes and proposed grading are shown on the Preliminary Site Plan dated 13 July 2009.
The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
The critical slope areas within TMP 61 -124 contain both natural and presumably manmade critical slope
areas. Please see the applicant's waiver request for details on these areas and the percentages of
disturbance.
Some of the disturbance to the slopes impacted in the construction of the roads connecting the Arden
Place development to Putt Putt Place and Rio Road can be considered exempt from the requirement of a
waiver under Section 18- 4.2.6.c for accessways. Critical slopes disturbed for installation of the sanitary
sewer are also exempt under 18- 4.2.6.c. The remainder of the critical slopes disturbance is for the
construction of the Clubhouse, adjacent parking, and the accessway directly to Rio Road. This is in the
area of the presumable manmade critical slopes.
Access to the Arden Place development is unattainable from Putt Putt Place without the disturbance of
critical slopes, no alternatives to this disturbance exist. The accessway connecting to Rio Road could be
built in a different alignment, potentially lessening the critical slope impact. However, the proposed
alignment is the most logical considering future development of the commercial portion of the property.
This alignment also causes the least disturbance to the existing vegetation on the property, thereby
maintaining the forested appearance preferred by the County ARB. Critical slopes disturbed by this
alignment are those that are presumably manmade.
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
I. "rapid and/or large scale movement of soil and rock ": The areas of critical slope
disturbance are slim bands of what is presumed to be a fill area from the construction of the
mall. Large scale movement of soil and rock is not anticipated to occur as a result of this
construction.
2. "excessive stormwater run - off ": Conceptual stormwater management, as shown on the
preliminary site plan will be refined prior to Current Development engineering approval of
the final site plan. Excessive stormwater run -off is not expected to occur.
3. "siltation of natural and man -made bodies of water ": The applicant will submit an Erosion
and Sediment Control Plan with the Final Site Plan which will be reviewed for County and
State compliance. Proposed E &S measures are anticipated to reduce sediment -laden runoff
from leaving the site. Inspection and bonding by the County will monitor maintenance of the
erosion control facilities during construction. Proper stabilization and maintenance will
achieve long term stability.
4. "loss of aesthetic resource": The disturbance of the existing critical slopes with this
development involves the removal of existing vegetation.
5. "septic effluent ": The existing subdivision is served by public sewer and there are no septic
drainfields within the area of this disturbance.
No portion of this site plan is located inside the 100 -year flood plain area according to FEMA Maps,
dated 04 February 2005.
Based on the above review, the applicant has satisfactorily addressed the technical criteria for the
disturbance of critical slopes.
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