HomeMy WebLinkAboutZMA201000017 Request of Modification, Variance, Waiver Critical Slope Waiver 2011-07-18COLLINS r
200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.coilins-engineering.com
July 18, 2011
William Fritz
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902
The Redfields Phase V Amendment - Request for Critical Slopes Waiver- UPDATED
Dear Bill:
Please allow this letter to serve as a formal request of a critical slope waiver for the Redfields Phase V
project. Relief is sought from the critical slope requirements of Section 18-4.2 of the Albemarle County
Zoning Ordinance, to facilitate the grading and construction improvements associated with the
proposed development.
This request accompanies the Redfields Phase V Zoning Amendment Plan submission, which depicts the
critical slope locations along the subject parcel TMP 7611-1 and 76R -E4. As shown within the plan, there
are areas with 25% or greater slopes that are proposed to be disturbed as part of this project.
The following table summarizes the critical slope characteristics of the subject parcel:
Total Project Area: 58.46 acres
Proiect Area
Total Project Area Critical Slopes: 22.4 acres
Total Project Area Critical Slope Impacts: 0.30 acres*
Percentage Total Project Area Critical Slopes Impacted: 1.34%
*Note that additional impacts may be necessary for the construction of trails as shown on the
Application Plan.
The total area of critical slopes disturbed by the proposed development is 0.30 acre, which comprises
1.34% of the.22.4 total acres of critical slopes that exist on the property. Special attention has been
given to the preservation of a vast majority of the critical slopes as well as large systems of critical slope.
The project layout sites roads and new lots outside the limits of critical slopes as much as possible.
Some disturbance of a minimal amount of slope is necessary to complete the road grading. The majority
of critical slope impacts are a result of grading to install an extensive trail system that complies with
County standards. This development has been designed to maintain and preserve large portions of
existing land and slopes; these areas will have a system of nature trails running throughout. The
proposed lots keep new units close to the road to limit any additional disturbance and maintain
vegetative ground cover and mature canopy trees as much as possible.
ATTACHMENT H
Development of this site would be unreasonably restricted by the requirements of Section 18-4.2 of the
Ordinance. Phase V of the Redfields rezoning has always been anticipated. Disturbance to critical
slopes is caused primarily by road connections and other improvements that will be required by
Albemarle County. Challenging topography covers large swaths of land within these two parcels; this
proposed amendment exhibits every effort to avoid these sensitive areas of the site.
.18-4.2.6c Access ways, public utility lines and appurtenances, stormwater management facilities, and
any other public facilities necessary to allow the use of the parcel shall not be required to be located
within a building site and shall not be subject to the requirements of this section 4.2.2, provided that the
applicant demonstrates that no reasonable alternative location or alignment exists. The county engineer
shall require that protective and restorative measures be installed and maintained as deemed necessary
to insure that the development will be consistent with the intent of section 4.2 of this chapter.
Below, the considerations of developing critical slopes as provided in the Zoning Ordinance Section 18-
4.2 are addressed:
1. "movement of soil and rock": Critical slope impacts have been minimized in this development
plan, and we have paid careful attention to not disturb critical slopes in the vicinity of
waterways when at all possible. Erosion and sediment control measures will be implemented to
ensure that no construction runoff harms adjacent areas.
2. "excessive stormwater runoff": The development plan provides stormwater conveyance,
storage, and filtration via the proposed storm sewer and stormwater management facilities.
3. "siltation of natural and man-made bodies of water": The erosion and sediment control plan for
this project will take measures to ensure that stormwater runoff is captured and treated before
reaching natural and man-made bodies of water. These measures will be inspected and bonded
by the County to ensure their proper functioning and continued stability.
4. "loss of aesthetic resource": As stated previously, the vast majority of critical slopes will be
preserved in their natural condition for this project. It is a top priority to maintain these
aesthetic resources as an amenity for the surrounding area and the County in general.
5. "septic effluent": This site is serviced by public sewer and will not release any septic effluent to
the surrounding environment.
The proposed site development protects -the existing woodland areas and a majority of the natural
critical slopes, in a cluster development design. The evidence provided herein demonstrates that the
grading within critical slopes on this project will have minimal impact to public health, safety, welfare, or
other considerations that might result from the disturbance of the critical slopes.
Thank you for your assistance in this matter, please do not hesitate to contact me for any additional
information pertaining to this waiver request.
ATTACHMENT H