HomeMy WebLinkAboutSP201000038 Review Comments Special Use Permit 2011-06-02�� pF ALg�
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County of Albemarle
Department of Community Development
Memorandum
To:
Elaine Echols
From:
Judy Wiegand
Division:
Planning
Date:
June 2, 2011
Subject: Comments on the Badger - Powhatan SP for Fill in the Floodplain
Conformity with the Places29 Master Plan
The Future Land Use Map in the Places29 Master Plan shows two designations on this site. The
first is Office/Research & Development (R &D)/Flex/Light Industrial, with which the proposed
use is compatible.
However, the east and south sides of the property are designated Privately Owned Open
Space/Environmental Features because there is a combination of natural features in these areas,
including the stream, the 100 -year floodplain, and steep slopes. These features are also shown on
the Places29 Parks & Green Systems Map, along with a proposed trail along the stream.
As indicated on page 4 -13 of the Master Plan, examples of the only types of primary and
secondary uses expected in areas designated Open Space are: public, semi - private, or private
parks or recreational fields; greenways and blueways; and trails and paths.
As stated on page 4 -25 of the Master Plan, "This designation on the Parks & Green Systems Map
combines significant clusters and contiguous areas of steep slopes, the 100 -year floodplain, and
stream buffers with larger areas of privately owned open space in existing developments....
Where this designation extends onto private property, it indicates that steep slopes are present
and disturbance should be avoided."
Staff believes that filling in the floodplain to provide additional parking for the proposed use is
not compatible with the Places29 Master Plan.
Conformity with the Economic Development Policy
The County's Economic Development Policy contains several objectives and strategies that
speak to the need to balance the need for economic development with preservation of natural
features that contribute to the quality of life for residents and workers in the County:
OBJECTIVE I: Base economic development policy on planning efforts which support and
enhance the strengths of the County.
Comments on Badger - Powhatan SP Fill in the Floodplain, June 2, 2011 2
STRATEGIES:
1. Protect through diligent growth management efforts the County's distinctive natural
and man -made qualities to maintain its attractiveness as a place to live and work. Support
those projects that meet the intent of the Neighborhood model form of development, i.e.,
offer a mix of uses and a balance of jobs -to- housing in our development areas.
2. Maintain the relationship of high quality schools and public services and an
outstanding level of natural and cultural amenities to positive economic development, and
maintain these attributes.
OBJECTIVE IV: Consider fiscal impact as one indicator of positive economic
development, along with environmental impact and standard of living impact.
STRATEGY:
2. Recognize that County residents place importance on job opportunities and economic
growth, but not at the expense of the protection and preservation of water quality and
quantity, natural resources, farmland, historic areas, and open space.
Staff Comment:
Each of these objectives and strategies stresses that economic development should not take place
at the expense of "distinctive natural... qualities," "natural... amenities," and "water quality and
quantity, natural resources, ... and open space." The stream is included among those to be
protected under the Water Protection Ordinance. The stream corridor, including the steep slopes
and floodplain areas, is part of a longer corridor that will eventually include a trail. An industrial
use on the property is compatible with the Economic Development Policy, but not if parking
must be provided by filling in the floodplain at the expense of attractive natural features. Filling
in the floodplain in order to provide parking is in direct conflict with the Economic Development
Policy.