HomeMy WebLinkAboutSDP200900021 Legacy Document 2009-05-14COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
Project Name: SDP2009 -21 Patricia Ann
Staff: Summer Frederick, Senior Planner;
Byrom Preserve Park Improvement -
Amy Pflaum, Engineer
Preliminary
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
May 19, 2009
n/a
Owners: County of Albemarle
Applicant: Robert Crickenberger; County of
Albemarle, Dept. of Parks and Recreation
Acreage: 213.923 acres
Special Use Permit for: n/a
TMP: Tax Map 6, Parcel 28D
Proffers /Conditions: n/a
Location: The west side of Blackwells
Hollow Road (SR 810) northeast of its
intersection with Browns Gap Turnpike (SR
629).
By -right use: RA -Rural Area
Magisterial District: White Hall
Requested # of Dwelling Units: n/a
DA RA X
Proposal: Request for preliminary site plan
Comprehensive Plan Designation: Rural
approval to allow the construction of a sixty-
Area in Rural Area 1.
five (65) space parking lot, park access road,
and gravel pedestrian path. This application
includes a request to modify Section 18 -4.2 to
allow for disturbance of critical slopes.
Character of Property: Property is heavily
Use of Surrounding Properties: Rural
wooded.
Area
Factors Favorable:
Factors Unfavorable:
1. The applicant has satisfactorily
1. Denial of the waiver would not
addressed the technical criteria for the
prohibit or restrict the use of the
disturbance of critical slopes.
property.
2. The measures proposed by the
applicant will satisfy the purpose of
Section 4.2, at least to an equivalent
degree, meeting the requirement for
4.2.5(a)3(a).
RECOMMENDATION:
Staff recommends approval of the request to waive requirements found in Section 18- 4.2.3.2.
STAFF CONTACT Summer Frederick
PLANNING COMMISSION May 11, 2009
AGENDA TITLE SDP2009 -21 Patricia Ann Byrom Preserve Park Improvement - Preliminary
PROPERTY OWNER County of Albemarle
APPLICANT Robert Crickenberger; County of Albemarle, Dept. of Parks and Recreation
PROPOSAL
The applicant proposes to construct a sixty -five (65) space parking lot, park access road, and gravel
pedestrian path. The proposal includes requests to modify Section 18- 4.2.3.2 to allow activity on critical
slopes.
COMPREHENSIVE PLAN
The Comprehensive Plan designates this property as Rural Area in Rural Area 1.
CHARACTER OF THE AREA
The property is currently heavily wooded.
REASON FOR COMMISSION REVIEW
The applicant has requested a waiver of Section 4.2.3.2 to allow activity on critical slopes.
DISCUSSION
CRITICAL SLOPES MODIFICATION
This request for a modification has been reviewed for both the Engineering and Planning aspects of the
critical slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on
critical slopes, while Section 4.2.5(b) allows the Planning Commission to waive this restriction. The
applicant has submitted a request and justification for the waiver [Attachment C], and staff has analyzed
this request to address the provisions of the ordinance.
Critical slopes cover approximately 0.30 acre, or approximately 8 percent, of the 4.00 acres of the
proposed construction. This request is to disturb 0.30 acres, or 100 percent, of these critical slopes.
Staff has reviewed this waiver request with consideration for the concerns that are set forth in Section
4.2 of the Zoning Ordinance, entitled "Critical Slopes."
A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of
Section 4.2.5. This section requires a two part analysis. Section 4.2.5(x) is a review of the technical
performance standards. If these technical standards are not met the disturbance of critical slopes
cannot be approved by the Planning Commission. If these technical standards are met the Planning
Commission may then consider the disturbance of critical slopes. The criteria for the Planning
Commission's review of the disturbance of critical slopes are found in Section 4.2.5(b). Staff presents
the analysis of the request to disturb critical slopes in two parts.
Section 4.2.5(a)2
Description of critical slope area and proposed disturbance:
The main disturbance of critical slope is a stream crossing for access to the new pedestrian and equine
trails for the above - mentioned County Park expansion. There is an additional critical slope area
approximately 600 square feet in total proposed to be disturbed in the horse trailer area. The property is
2
approximately 213.9 acres in total and the proposed parking lot and access way expansion appears to
be approximately 4 acres of disturbance. The Stream crossing is disturbing critical slopes on both sides
of the stream and a mitigation plan will replace the buffer disturbance.
Areas
Acres
Total property
213.9
Total site
4 acres approximately
Critical slopes
0.3
8% of site
Critical slopes disturbed
0.3
100% of critical
slopes
Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable
alternative locations:
This disturbance is not exempt.
Compliance with Zoning Ordinance 18 -4.2:
"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 be reduced in this area, as the slopes will be eliminated.
"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 not visible from the roads and houses in the area.
"septic effluent"
Public sewer does not service this site, however, the site will have a pump and haul vault toilet.
Based on the review above, there are no engineering concerns which prohibit the disturbance of the
critical slopes as shown.
Section 4.2.5(a)3
Recommendations on the tindinas that must be made by the Plannina Commission in order to
allow disturbance of critical sloves.
The commission may grant a modification or waiver if it finds that the modification or waiver would not
be detrimental to the public health, safety or welfare, to the orderly development of the area, or to
adjacent properties; would not be contrary to sound engineering practices; and at least one of the
following criteria is met:
a) Strict application of the requirements of section 4.2 would not forward the purposes of this
chapter or otherwise serve the public health, safety or welfare,
Staff believes the location of the critical slopes, the minimal amount of critical slopes, along with
the erosion and sediment, and stormwater management measures satisfy the purposes of
section 4.2 to at least an equivalent degree.
b) Alternatives proposed by the developer or subdivider would satisfy the intent and purposes of
section 4.2 to at least an equivalent degree;
The developer has not proposed any alternatives.
c) Due to its unusual size, topography, shape of the property, location of the property or other
unusual conditions, excluding the proprietary interest of the developer, prohibiting the
disturbance of critical slopes would effectively prohibit or unreasonably restrict use of the
property or would result in significant degradation of the property or adjacent properties;
Denial of this modification would not prohibit or unreasonably restrict the use of the property or
result in significant degradation of the site or adjacent properties. Approval of this request would
accommodate the by -right development through the provision of public recreational facilities in
the rural areas.
d) or Granting such modification or waiver would serve a public purpose of greater import than
would be served by strict application of section 4.2. Staff has identified no evidence that the act
of granting the proposed waiver would serve any greater public purpose that would be served by
a strict application of Section 4.2. The Commission may want to consider that this development
allow for increased access to, and use of a public resource.
RECOMMENDATION:
Staff review has resulted in both favorable and unfavorable findings:
Favorable factors:
1. The applicant has satisfactorily addressed the technical criteria for the disturbance of critical
slopes.
2. The measures proposed by the applicant will satisfy the purpose of Section 4.2, at least to an
equivalent degree, meeting the requirement for 4.2.5(a)3(a).
Unfavorable factors:
2. Denial of the waiver would not prohibit or restrict the use of the property.
The Planning Commission may grant the modification if it finds that the request has met at least one of
the three requirements in Section 4.2.5 (b). Staff has found that the request for modification meets one
of the three requirements, and therefore recommends approval.
SUMMARY:
In conclusion, the Planning Commission must act upon the request for waiver of requirements found in
Section 18- 4.2.3.2 to allow for disturbance of critical slopes. Staff recommends approval of this request.
ATTACHMENTS:
A. Final Site Plan (reduced)
B. Location /Detail Maps
C. Applicant Justification of Critical Slopes Modification
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ETLOSfO, COWMe1. H ASI,NE 5 NECE.& 'Y TO F72EiTNP PRC ,1aM N'
SFRIM-NTADON AS DETERMINED 8Y THE PLAN APITOVING ACETHORI71- 1
,'. ALL. NIST41P]MO AREAS AR, 70.IWWAP TO MFR.I�VFI 5E'DIHEN" C'Oh'TRf]i
MFA&NPS AT AU TIMES OD.RIWO E ANT) D15TL rN1 At -M-Fes ANAD DUWNCI Sf7F
REVELDPAIFNT LAATIF, FINAL STALI I
.LUA ON 1S ACN!EY'L'1
B. DL7tIh'V DEWATEJ E OPPRAr?ON3 WATER WILL 6E FLIMPLD !HELL AN APf F0147D
FFLTERINa OEYICE.
R. TILL CaWMACTCR SHALT_ 1NSPFCT ALC FRO-1106: CONTRL_ NTEA81,R -'
PFR,O01C.Al,I AND AFTER 17ACfi RINOFP'- PRDPDCIKFC RA-J EVE! . ANY
NECESSARY REPAIRS oO ELtANLR' TO MAFMAIN FINE EFFECTWEN LSS OF THE
ppMOH CCYi7'R(X DEVICES SHALL- LYE !SAGE FPINIFDIAIFLY.
M. ALL F,LL MATERIAL TO RE TAKEN FROM AN APPROVED, LTE-'3iGNATEA 90MOW
AREA,
JL ALL WASTE M ATERAI 'WALL RC :AMEN TO AN APFINNED WASTE AREA- EARTH
TFLL SHALL BF.- ]NF F'J MAI ERJAC 5'" FRET OT RdbTS, STUNPS, WOOL'. Rf %D ;SW.
AND OTHEr nNDTN9
18, E~w OR WA5% AREAS ARE TM S.F. FEE:'LAFMF7 WFTHIN 7 DAYS OF
MWI EPM PER ZONING ORINIA RCE SECPON S.l -.?S.
T} ALL !NEAT PLATFNIALS SHALL RE TnANSPOH7EP IN COH2I INAY_ Wi TN SECTION
13.3(1 OF THL COOF OF ALRITMANLE.
FA- SORROW, FILL. OR WASTE ACTMlY INVOL.VINC BJ11.'IS YRIAL -TYi'E POWER
E"IN TENT SN4_I. IC LIM!7E1) TO THE NLYL. M GF ? OMI TO 4LMWM.
a. DL'4TEOW, FILL. ON WASTE A -1POTY SHALL BE COPFUC?EP eN ASAFEM4FWYFR
TNAT MALNTAINS LAIDRAL SCiVVRT', OR LB'ME'R T'O ONM12E ANY F*VAFD TO
PERSW<:., PhlYSlCAI DAMAGE tiT ADJACENT LAIPIO ANF] LMPROYFMNNTS. .ACA)
DAFLAOE TG ANY TR...bJ,IC S77iEET BECAVEE of ST IDES, 3PAINU. C?R COLLANIE
1U. ILA VEYTi'�AFR S-, Rc- SCRtl(: THE filvM!' JR'NSTN.L, MA!nTA1H, REMOL'E"
OR C.UNVCF 11 C PF..Ri•IAN:'N7 S rOPPIWATTR MANAGEFIEN'F' FAGFLFY:F -F 1"XpC
APPI, 1, A� ALT. EROSION , ^.UNTNOL rIEASIA=ES RFn ,PFD RY THLS PLAN'
IdEUAId?!.F.b OF 11117 SALE O`' ANY L OT, FMIT, DOLDING. OR OTFB?R 201:TFON OF
7}fF pROPEr7Y.
17. TEMPORARY STABlBIZATIORF ( LL AE Tp" ,A 7r SE'E'XW AND MLCrWlNG.
SERVING 1S' TO NE AT 79LPI.VACRE, AM' FN l "TIE' OF' Sf"Tt.7'J3PR TD
FERROARY TP f.ONS'IS'T'4F A 5OV50 MIA L+F AN"I'M RYERNAES Al"" C °REAL
w,NTfN RYE L R IN MARCh MID APRR. TC CYN{y1S' 1Cr' AAAAUAL'RYI=, OR MAY
ABFIAF1(+H dFHECFSi TO L:CJ•t515T Or fTNES ARE S L B STRAW FPROV L Y T
APPLkD AT &7€.l�- /roD'rr. ALTEriNATHIES aRE sL�„R'Ci rO APPRPVAI Cry fHF
LWAATY rRGSION CONTROL INSY'Ev' AN,
1B_ PENMM 1 STAR9.IZA7j0N SMALL. DE UHL AND ff9PL7 FR, PFFMFANf'M'
5EELJNG AND MI.9.CH- ACPIKA TIDAL CRAVE LIME5 ?ON- f: M- PE AM,17r. AT
9DLSSFICDBSF. IM'O IPORATEL INTO IRE TOP 4 -3 TPF!?FS Or SO'_, FERT,LUER
SHALL. SF AFT1 -LEO AT O,',QL.3SVACk: AMP CQW T OF A ICJ-ZP -,O NFJTR!Pf4r M!%.
PNTIANENI SiOJNG SHALE. BE APPJ. ?ED AT 16"1 R-CRF AM, ""Srsr OF 9E :G
NENTCICKY3i ON TALL PESCIAE ANLI"95 FERFNNIN. I"Y-EGRA55 w KENTO FLY
CJ.JiQA5S- STRAW MLaCH IS TO BL APP4.JEL AT' BBL851MOI:'. AI. T IF&RATIVES ARE
S W,.ffL'T ?% APJ k0YA1. RF THE L'OUPVT r LROSRIN C0.47W't INSPECTOR
14. MAMATENFIILCB. AI.1_ HEASIM6 ARE TO of -LO ECTED W019L.Y ACA AFTER
1. EACH FBTIA 'A J . ANY DAMA6F OR Ct.V65MV: TO STRE>^TURAL ME'AaQES I3 TO BF
REF. '60!MOBVIATELY. SAL T TRAPS ARE 10 Sh 4LE/^EJ'' WP¢v 5R %]1r 'INE w°1
DTORALE WOLLV E I5 Fit i. -n *fTH &ENME'NT. ALL: ',LIED A'MAE AR, TO W
RESEf.OEO YrFF.-IA NLtI: SSAFTY TO ACWfiVE' A Ft dD 77AND fF' OFNSS. S;1r FTNF -i
ANV DJYER9ION D!KES WHILST' ARE rAYf,LEOTINf, SED W,ETJT TO HALF 7HE lR MEtGHT
11LN'T DE' CLEAN: D AND REPAKFf' 11 P 0YA-, kL Y.
N.I TFMPLMiARH EF;QC ON ANP SEDIMENT CMTRD' M ANII:ES ME TO DF
REVW)U ,D MI AIN AP PAYS iIF FAA SITE ATAFCLJPA1TML Wh W PEAL E8 ARE NLI
LOWR NFEVEO SWJECT 10 APPROVAL NY TNT' CaNTY EFRO6fOH CtWTHUL
INSPECTOR_
VRAFIT7Y MAY: NCI; 1111 -L
_H.- VEMENT
County .beme
d
epar e o Parks ec e i .
ire Road
Charlottesville, 0,
.i.t,A. i %F .
Prelims ary Site Plan€
March 23, 2009
ANHOLD ASSOCIATES, PLC
Site Design I- mdscape Architecture Land Planning
8321 Rockfish Gap Turnpike
Greenwood, VA 22943
434- 852 -,; Qo DAN1HC)LD@HUGHES.NFT
PLANNING llCYA:RTMEN?
ZONING DEPARTMENT
EIWiSPECTIDN I ?Ff1r1RTk7ENT
AUTHORITY
EWdNEERING ?I'Pe 7IF9FN7
VIRGINIA DEPARiMENT O TRANSPORTA710N
VJ�CiNIA HtAF_TH DEr AR7MEPJ'?'
ARNITE.CT-UPAL- REVIEW BOARD - - - -- J -
FIRE C i IGIAL
SJIE PLAN AiPPOY1 +JS
SHEET INDEX
1' ?
5 2 MASTER PLAN a
LAYOUT PLAN
S 3 SITE PI. AN
RkoWNS
COVE
VRAFIT7Y MAY: NCI; 1111 -L
_H.- VEMENT
County .beme
d
epar e o Parks ec e i .
ire Road
Charlottesville, 0,
.i.t,A. i %F .
Prelims ary Site Plan€
March 23, 2009
ANHOLD ASSOCIATES, PLC
Site Design I- mdscape Architecture Land Planning
8321 Rockfish Gap Turnpike
Greenwood, VA 22943
434- 852 -,; Qo DAN1HC)LD@HUGHES.NFT
PLANNING llCYA:RTMEN?
ZONING DEPARTMENT
EIWiSPECTIDN I ?Ff1r1RTk7ENT
AUTHORITY
EWdNEERING ?I'Pe 7IF9FN7
VIRGINIA DEPARiMENT O TRANSPORTA710N
VJ�CiNIA HtAF_TH DEr AR7MEPJ'?'
ARNITE.CT-UPAL- REVIEW BOARD - - - -- J -
FIRE C i IGIAL
SJIE PLAN AiPPOY1 +JS
SHEET INDEX
5 -t COVER SHFET
5 2 MASTER PLAN a
LAYOUT PLAN
S 3 SITE PI. AN
S -4 ROAD PROFILE
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5. FRI CININARY SITE ENTRANCF LCfCATIL'N 0."PRCVF V 9Y VT+OT STAFF dA3LO ON
VXT SITE 01SIAN'CE FIELD STUDY.
4, PER PRFLf^9fNAPY VLCT STAFF WW..C'1QN, ENTRANCE TUN LANES ARE hY:T
RE"Up FOR THIS PRJ.IFc-r.
1 I POTABLE WATER 1w 5EwBR lM4!Tlr6 WFLF.. OE CONS TI&CIED AS FART
OT TM3 PROJECT. THE V;4a T T044 r WILL 8E , LW AND YA1!1..
P ALL STORM PIPE'S SW- HA4E OUTLET FROTECFfVN. A:. i_ DRAINAGE DITCNES
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Attachment B
2) 4.12 Off - Street Parking and Loading Requirements
a) Waive pavement surface requirement for access aisles and parking areas.
Propose to use gravel surface in order to reduce overall stormwater runoff
volume, minimize site disturbance by reducing size requirements for ditches and
bio- filters, reduce parking area visibility from adjacent road and properties, and
promote National Forest site character.
b) Waive access aisles slope requirements at maximum 10% slopes.
Due to mountainous terrain and extreme site rock conditions propose some
access aisles above 10% slope in order to reduce site grading and disturbance,
reduce rock removal during construction, reduce construction time and costs,
and reduce construction noise for adjacent properties.
c) Waive parking area curb and gutter requirements.
Propose to use wheel stops only to reduce stormznater runoff, reduce parking area
visual impact from adjacent properties, reduce construction costs, and promote
National Forest site character.
3) 32.7.9 Landscaping and Screening Requirements
a) Waive all Landscaping and Screening Requirements for Street Trees,
Parking Lot Landscaping and Screening.
Propose to preserve large areas of existing wooded area to meet the above
requirements.
Attachment C
ANHOLD ASSOCIATES
LANDSCAPE ARCHITECTURE
March 23,'2009
URBAN DESIGN
Preliminary Site Development Plan Submission
Patricia Arm Byrom Forest Preserve Park
PLANNING
County of Albemarle —Dept. of Parks and Recreation
Re: Site Plan Requirement Waiver Requests
sat 1 ROCKFisH GAP TPKE
With this Preliminary Site Plan application the applicant asks for Waivers to the
following County Code requirements:
GmNWOOD VA 22943
.MOBILE: 434.882.3420
1) 4.2 Critical Slopes
a) Request: Waive critical slopes requirements.
Void f FAX: 540,456.6422
Due to extreme site constraints and large amount of critical slopes in
mountainous setting, some small disturbance to existing critical slope areas is
DANROLD @HUG'HESMET
necessary to avoid 100' stream buffer while constructing adequate public access
facilities.
2) 4.12 Off - Street Parking and Loading Requirements
a) Waive pavement surface requirement for access aisles and parking areas.
Propose to use gravel surface in order to reduce overall stormwater runoff
volume, minimize site disturbance by reducing size requirements for ditches and
bio- filters, reduce parking area visibility from adjacent road and properties, and
promote National Forest site character.
b) Waive access aisles slope requirements at maximum 10% slopes.
Due to mountainous terrain and extreme site rock conditions propose some
access aisles above 10% slope in order to reduce site grading and disturbance,
reduce rock removal during construction, reduce construction time and costs,
and reduce construction noise for adjacent properties.
c) Waive parking area curb and gutter requirements.
Propose to use wheel stops only to reduce stormznater runoff, reduce parking area
visual impact from adjacent properties, reduce construction costs, and promote
National Forest site character.
3) 32.7.9 Landscaping and Screening Requirements
a) Waive all Landscaping and Screening Requirements for Street Trees,
Parking Lot Landscaping and Screening.
Propose to preserve large areas of existing wooded area to meet the above
requirements.
Attachment C