HomeMy WebLinkAboutSDP200900009 Legacy Document 2009-09-02OF ALp
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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP 2009 -00009 Arden Place: Staff: Gerald Gatobu, Principal Planner, Array
[Critical slopes waiver, buffer disturbance Pflaum Senior Engineer
waiver, open space recommendation to the
BOS, and action on the preliminary site plan].
Planning Commission Public Hearing:
September 81h , 2009
Owners: Charlottesville Realty Corporation
Acreage: 19.03 , [11.35 acres for the R15
portion]
TMP: Tax Map 61, Parcel 124
Location: Rio Road East [State Route #631],
about 900 feet from the intersection of Rio Road
East [State Route #6311 and Seminole Trail [State
Route #29].
Magisterial District: Rio
Board of Supervisors Hearing:
NIA
Applicant: Coleway Development, LLC
Rezone from: Not applicable
Special Use Permit for: Not applicable
By -right use: R15 Residential and EC, Entrance
Corridor Overlay
ProfferslConditions: No
Requested # of Dwelling Units: 212 DA - X RA -
wroposal: Request for preliminary site plan
approval for a 212 unit multifamily residential
apartment complex with a club house on the R15
residential zoned portion of Tax Map 61 Parcel
124 which consists of 11.35 acres. Associated
waivers include section 4.2 (critical slopes) and
section 21.7.c (disturbance of a buffer zone
adjacent to a residential district).
Character of Property:
The property is wooded and undeveloped
Factors Favorable: See Report
Comp. Plan Designation: Community Service
and Urban Density in Urban Area 2
Use of Surrounding Properties:
Multi - family Residential Homes, Albemarle
Square Shopping Center, and Woodbrook
Subdiv ±Sion single family homes.
Factors Unfavorable. See Report
Recommendations:
Waiver of Section 4.2 — disturbance of critical slopes - Staff recommends approval of the critical
slopes waiver.
Waiver of Section 21.7.c - buffer zone adjacent to residential and rural area districts - Staff
recommends approval of the buffer disturbance waiver.
Preliminary Site Plan review: Staff recommends approval of the preliminary site plan with conditions.
Planning Commission Action: open space recommendation to the BOS (Approval or Denial)
STAFF CONTACT:
PLANNING COMMISSION:
AGENDA TITLE:
PROPERTY OWNER:
APPLICANT:
PROPOSAL-
Gerald Gatobu; Amy Pllaum
September 8 "', 2009
SDP 09 -00009: Arden Place Preliminary Site Plan
Charlottesville Realty Corporation
Coleway Development, LLC
Request for preliminary site plan approval for a 212 unit multifamily residential apartment
complex with a club house on the R15 residential zoned portion of Tax Map 61 Parcel 124 which
consists of 11.35 acres. Associated waivers include section 4.2 (critical slopes) and section
21.7.c (disturbance of a buffer zone adjacent to a residential district) The property, described
as Tax Map 61, Parcel 124 is 11.35 acres in size, is located in the Rio magisterial district and is
zoned R15 Residential and EC entrance corridor. (Attachment B)
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Community Service and Urban Density in
Urban Area 2.
CHARACTER OF THE AREA:
This property is located on Rio Road East (State Route 9631), about 900 feet from the
intersection of Rio Road East (State Route 63 1) and Seminole Trail (State Route 429). Currently,
there is no active use of the subject property. The surrounding area is developed with commercial
uses (Albemarle Square), multifamily housing and the Woodbrook subdivision (Attachment R).
STAFF COMMENT:
I. CRITICAL SLOPES WAIVER
The proposed development will require the disturbance of critical slopes. A modification to
allow critical slopes disturbance is necessary before the site plan can be approved by the
Planning Commission. The 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 C1, and staff has analyzed this request to address the
provisions of the Ordinance.
The critical slopes in the area of this request appear to be man -made. 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." These concerns have been addressed directly through the
analysis provided herein, which is presented in two parts, based on the Section of the Ordinance
each pertains to.
2
Section 4.2.5(a)
Review of the request by Current Development En ineerin staff:
Description of critical slope area and proposed disturbance:
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 I 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 f'olloNving table summarizes the critical slope characteristics of the subject parcel:
Total Project Area:
Total area of the Property:
Proiect Area
Total Prgject Area Critical Slopes (1Z -1 i zoned larid):
Natural Slopcs: 0.74 acres
PrOlOrned klan- madc Slopcs- 0.38 neres
Total Project .-1rca Critical Slope 1rupiiO., (R- I S /oned land):
Natural Slopes Impacted: 11.00 acres
Pre,u.med Man -made Slopes Impacted: 0.38 acres
Percentage Total Project Area Critical Slopes Impacted:
11.354 acres
19.03 acres
1.12 acres
0 38 nacres
34.0%
Portion of Parcel Outside Project Area (C -1 zone
Total Area of Critical Slopes within the C -1 portion (Presumed Man- inade): 0.72 acres
Total Area of Critical Slopes Impacted within the C -1 portion: 0.35 acres
Total Parcel Area
Total Area Proposed Critical Slopcs Impacted on the Prolxrt% : 0.73 acres
Total Cmpacted Natural Slopes: 0.00 acics 0`0'
Dotal Impacted Presumed Man-made Slopes: 0.73 acrca . 100'o,,
Percentage of Impacted Critical Slopes over the entire. Property : 36.7%
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.
3
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:
1. "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 terns 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.
The critical slopes areas disturbed are not delineated as a significant resource on the Open Space
and Critical Resources Plan. Staff believes there is no significant loss of resources related to the
disturbance of the critical slopes.
4
Review of the request by Current Development Planning staff:
Summary of review of modification of Section 4.2:
Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.3.
The preceding comments by staff address the provisions of Section 4.2.5(x). Staff has included
the provisions of Section 4.2.5.3 here, along with staff comment on the various provisions.
The commission may modify or waive any requirement of section 4.2 in a particular case upon
finding that:
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;
Strict application of the requirements of section 4.2 would require the relocating of the
proposed pool house and adjacent parking. The applicant would have to redesign the
apartment complex and change the proposed layout. This would not forward the purposes
of this chapter or otherwise serve the public, health, safety, or welfare. Approving the
waiver will allow infill development in the development area.
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 or subdivider has not proposed any alternatives that would satisfy the
intent and purposes of section 4.2 to at least an equivalent degree.
C. Due to the property's unusual size, topography, shape, location or other unusual
conditions, excluding the proprietary interest of the developer or subdivider, prohibiting
the disturbance of critical slopes would effectively prohibit or unreasonably restrict the
use of the property or would result in significant degradation of the property or adjacent
properties; or
Prohibiting the disturbance of critical slopes would not effectively prohibit or
unreasonably restrict the use of the property. Adjacent properties will not be impacted by
the pool house that is sited at the area with the critical slopes; therefore, there should be
no detrimental effects to public health, safety, and welfare. Approving the waiver would
not be detrimental to the orderly development of the area and would not result in
significant degradation of the property or adjacent properties.
D. Granting the modification or waiver would serve a public purpose of greater import than
would be served by strict application of the regulations sought to be modified or waived.
Granting the waiver would serve a public purpose of greater import. Granting the waiver
will allow the construction of an apartment complex on the R15 portion of property.
The public purpose served will be the availability of market rate apartment units
developed as infill development. The project will enrich and provide a mix of housing
within the area.
CRITICAL SLOPES WAIVER RECOMMENDATION:
Staff recommends approval of the critical slopes waiver.
II. BUFFER DISTURBANCE WAIVER
21.7(c) buffer zone adjacent to residential and rural area
Section 18- 21.7.c.1 provides that a 20' undisturbed buffer is required between commercial and
residential uses, however, the Planning Commission may waive the prohibition of construction
activity, grading, or the clearing of vegetation in the buffer if the provisions of Section 21.7.c.1
are satisfied.
[Section 21.7c] Buffer zone adjacent to residential and rural areas districts.
No construction activity including grading or clearing of vegetation shall
occur closer than twenty (20) feet to any residential or rural areas district.
Screening shall he provided as required in section 32.7.9. (Amended 9 -9 -92)
[Section 21.7.c.11 Waiver by the commission. The commission may waiver
the prohibition of construction activity, grading or the clearing of vegetation
in the buffer in a particular case where the developer or subdivider
demonstrates that grading or clearing is necessary or would result in an
improved site design, provided that: (i) minimum screening requirements are
met; and (ii) existing landscaping in excess of minimum requirements is
restored. (Added 7- 10 -85)
DISCUSSION
The access to the proposed development crosses the C1 (commercial) zoned portion of the
property. A 20 foot undisturbed buffer is required between Commercial zoned property and
residentially zoned (R15) property. The proposed access crosses the commercially zoned
property into the (R15) residential property where it disturbs the 20 foot buffer. Staff has
reviewed the buffer waiver request in light of Ordinance requirements:
[Section 21.7.c.11 Waiver by the commission. The commission may waiver
the prohibition of construction activity, grading or the clearing of vegetation
in the buffer in a particular case where the developer or subdivider
demonstrates that grading or clearing is necessary or would result in an
improved site design, provided that:
(i) minimum screening requirements are met,- and
(ii) existing landscaping in excess of minimum requirements
is restored (Added 7- 10 -85)
i.) Minimum screening requirements are met:
The applicant in his waiver justification has expressed that the primary access road connecting
the development with Putt Putt Place /Rio Hill Drive must cross through the commercial portion
of the property in order to access a public street for the residential portion of the property. The
road is necessary and required, and cannot be routed through another location that would avoid
disturbance of the commercial buffer area. The applicant has agreed to provide landscape
6
screening to satisfy ordinance screening requirements.
ii.) Existing landscaping in excess of minimum requirements is restored
Architectural Review Board staff has reviewed the preliminary site plan and will be working
with current development staff to make sure that the entire 50 foot buffer /setback is landscaped
in excess of the minimum requirements. In an ARB action memo dated May 81h 2009 the ARB
states that it supports the maintenance of the buffer as well as a road configuration that
minimizes impacts to the buffer.
SUMMARY OF STAFF REVIEW:
Staff review has resulted in favorable findings:
Favorable factors:
1. The applicant will screen the buffer per the requirements of Section 32.7.9.8.
2. No alternative location exists for road access to the residential portion of Tax Map 61 and
Parcel 124.
Unfavorable factors:
1. None
BUFFER DISTURBANCE WAIVER RECOMMENDATION:
Staff recommends approval of the 20 foot buffer disturbance waiver.
Review of the Preliminary Site Plan:
BACKGROUND: The preliminary site plan has been called up for planning commission review
by the agent. The preliminary site plan has been reviewed by the Site Review Committee. Staff's
analysis of pertinent issues is as follows:
TRAFFIC IMPACT AND ANALYSI
The proposed Arden Place development met VDOT thresholds to require a Traffic Impact
Analysis. To incorporate changes made to the plan after the June 23` Planning Commission
Meeting, the study was revised. The scope of the revised study is shown below [Figure 1].
VDOT has approved the revised Traffic Study. The new study shows less delay time for the left -
turn movement from Putt Putt onto Rio than was anticipated with the original study. Signal
warrants are not met for the Putt Putt Place / Rio Road intersection and it can remain as a full-
access intersection.
Per section 32.7.2.4 of the Zoning Ordinance, a rnulti- family development with 50 or more units
must have two connection points to public streets. One of these connection points is proposed at
Rio Road and Putt-Putt Place. To meet the requirements of the ordinance two additional
connection points have been studied as options for making that second connection. These
connections include a direct link from the property to Rio Road as shown on the Site Plan and an
alternative connection to the Carmike Theater parking lot north of the Albemarle Square
shopping center. From the Carmike parking lot, the path to Rte 29 passes directly in front of the
7
cinema causing potential traffic hazards, and then travels north and west on Gardens Blvd where
it allows a right -turn -out onto Rte 29 N. Staff has determined that either of these options will
meet the criteria of section 32.7.2.4. The proposed Carmike connection will be discussed in
greater detail at the end of the staff report.
FIGURE 1
AREDEN PLACE TRAFFIC IMPACT ANALYSIS
INTERSECTIONS & CONNECTION POINTS
LEGEND
0 Intersections analyzed in TIA
Vehicular Connection Points analyzed in TIA
The favorable and unfavorable features /factors of the direct connection to Rio Road as shown on
the preliminary site plan are as follows:
Direct Connection to Rio Road
Favorable:
Unfavorable:
• The full length of the connection can be designed and constructed to meet
the standards of the Ordinance for private streets or travelways.
• Does not have abutting parking.
• Includes an adjacent sidewalk to facilitate pedestrians.
• Adds another vehicular entrance onto Rio Road, causing potential traffic
conflicts.
• Requires the construction of a road through a currently vacant parcel that
may in the future be developed in a manner that requires its
reconstruction.
• Requires disturbance of existing forested parcel that would otherwise be
delayed until the parcel is developed.
• Does not lessen the development's traffic impacts to the Rio /29
intersection.
• Could encourage more u -turn movements at the Albemarle Square /Rio
intersection.
Construction of the Access up to Albemarle Square
Construction of the Access to Albemarle Square.
Access to Albemarle Square is not shown because there is a proposed second point of access to a
public street through a new access easement to Rio Road as shown on the preliminary site plan.
The owners of Albemarle Square have not agreed/declined to give an access easement through
their property.
Construction of PedestrianBike Access to the Albemarle County Lalzoon Project.
An informal system of trails currently crosses the Arden Place property. These trails link the
Mallside development with Gardens Shopping Center and Woodbrook. The trails appear to be
regularly used. The informal system of trails demonstrates that connectivity will be utilized if it
is incorporated into the Arden Place development.
Current Development is requesting that the Planning Commission consider Pedestrian/Bike
access that would connect Albemarle Square to the adjacent Albemarle County property. The
pedestrianArail access from Arden Place would connect to the Albemarle County Lagoon Project
as shown below [Figure 21. The construction of the access would be consistent with the
Neighborhood Model for development and the 2008 Citizen Survey. The pedestrian/bicycle
access would facilitate access to a public open space area.
9
FIGURE 2: ALBEMARLE COUNTY WOODBROOK LAGOON PROJECT
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AM" Pkd
Waodlmosk
Wrllsidi3 AptS
The Neighborhood Model describes the more "urban" form of development desired for the
Development Areas. It establishes the 12 Principles for Development that should be adhered to
in new development proposals. These first 3 principles are:
Pedestrian Orientation
Neighborhood Friendly Streets and Paths
Transporianon. Networks and Interconnected Streets
The 2008 Citizen Survey ranked "Provide safe places to walk and bike where you want to go"
and "Ensure safety for walkers and bicyclists" with moderate importance. Providing trails across
the Arden property is consistent with the results of the Citizen Survey. Staff is aware that
Woodbrook residents have raised concerns about providing a pedestrian trail in the Arden Place
development that would connect to the Woodbrook Subdivision. The proposed trail(s) will link
to the Albemarle County Lagoon project. Staff recommends that the current trail(s) on the
ground be made permanent within the Arden Place development and then have the trail(s)
connect to a public space.
10
15.4.2 DEVELOPMENT STANDARDS (Open space dedication to the County for a density
increase
The Ordinance states;
For dedication of land to public use not otherwise required by law, density may be increased as
follows: The acreage of the land dedicated and accepted shall be multiplied by twice the gross
density standard level, and the resulting number of dwellings may be added to the site, provided
that the density increase shall not exceed fifteen (15) percent. The dedication shall be accepted
by the board of supervisors prior to final approval. For provision of road improvements to
secondary or primary roads not otherwise required by this ordinance or Chapter 14 of the Code
of Albemarle, a density increase up to twenty (20) percent shall be granted, to be agreed upon by
the commission and the applicant, based upon the relative need for transportation improvements
in the area. The need for such improvements shall be established by the Virginia Department of
Highways and Transportation. (Amended 5 -14- 85)
The applicant has requested that the County consider acceptance of open space that would
contain a walking path to connect the Woodbrook Lagoon Project to Rio Road. In analyzing
whether staff can recommend acceptance of the open space to the Board, staff consults the
Comprehensive Plan.
The Comprehensive Plan speaks to open space and paths in general, pedestrian connections, and
greenways. The County shows its planned greenways on the adopted Greenways map and there
is not one specifically at this location. Paths, though, are important features of the designated
development areas because of their ability to create a pedestrian orientation and interconnections
(goals from the Neighborhood Model) and an alternate transportation option (Land Use Plan).
Open space in the designated development areas is also a goal of the Neighborhood Model.
In this particular case, staff believes that the proposed open space with a path helps to achieve
several goals of the Comprehensive Plan. It helps to provide a pedestrian connection between
two public areas -- County owned open space (the Lagoon area) and Rio Road. It provides the
opportunity for pedestrians to walk to the Movie Theater /shopping center as well. The
recreational areas of the County land can be accessed from the path. Finally, it helps to provide
alternatives to automobile transportation.
Since density bonuses are available through several means, including dedication of open space or
provision of affordable housing, staff has analyzed the request for the benefits of affordable
housing at this location. There are two other affordable housing complexes nearby, with one
being adjacent to the property in question. After discussing this issue with the Director of
Housing, staff believes that while affordable housing is desirable everywhere, an abundance of
affordable housing in one spot is not as desirable. Dispersing affordable housing is in keeping
with the Neighborhood Model's recommendation that affordable housing be integrated into
many areas, not established as an enclave.
The pedestrian path proposed would be built to ADA standards, would be ten feet in width, and
would meet the County's standards established in the Design Standards Manual. This is a benefit
to the County as a public path. The features of construction will ensure that the County's need
for maintenance will be minimal in the first years. It is expected that the owner of the apartment
complex will provide the grass mowing in the associated easement as part of the general
11
maintenance of the facility.
Staff recommends that the full density increase be given for the open space and
construction and dedication of the pedestrian path that will connect two public areas.
SUMMARY OF STAFF REVIEW:
Staff recommends approval of the preliminary site plan with the following conditions:
A. Must comply with the Virginia Statewide Fire Prevention Code. Approval is
subject to field inspection and verification. [Fire and Rescue]
B. RWSA capacity certification is required before final site plan approval can be
granted.
C. Proposed wooded area must meet the definition of "wooded area" found in
section 3. [Albemarle County zoning ordinance]. An arborist report and a tree
preservation plan must be submitted with the final site plan,
D. A conservation plan checklist must be shown on the final site plan. The
conservation plan checklist will have to be checked and signed [Albemarle
County Code section 32.7.9.4.b.]
E. Applicant must obtain VDOT approval before final site plan approval can be
granted.
F. Albemarle County Current Development Engineering approval must be obtained.
G. Add the following 2 notes to the Arden Place ADA Trail Feasibility Exhibit dated
8 -5 -09, and include the exhibit in the final site plan. The first should go above the
part that begins, "Trail width..." It should say, "ADA Standards Listed in the
Virginia Trail ways Toolbox ". The second note should say, "The trails shall be
accessible and also conform to standards for Class A- Type 2 Trails as described
in the Albemarle County Design Standards Manual."
H. Applicant must address all outstanding AR-13 conditions before final site plan
approval can be granted.
DISCUSSION: ADDITIONAL INFORMATION: [Proposed Carmike Connection]
The applicant is pursuing a vehicular connection through the adjacent Carmike Parcel [Tax Map
45- Parcel 104135] shown below. If the connection/easement is acquired, the applicant would like
to use this connection as the project's second point of access to a public street with the first
connection being the access to be constructed to Putt Putt Place [See Figure 31 below.
Consequently, the connection to Rio Road with a right turn out as shown on the current site plan
would not be built. The applicant has submitted an exhibit of the proposed connection to the
Carmike property.
12
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Ar 1W
40
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Fi ure 3: Connection to Carmike Theater Parkin Lot
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Favorable and unfavorable factorslfeatures of the connection to the Carmike Property are as
follows:
Favorable:
Unfavorable:
• Provides direct vehicular connection for the development to the adjacent
shopping center without the need to use Rio Road.
• Will lessen the development's traffic impacts to the Rio /29 intersection.
• Does not require additional entrances onto state roads.
• May require improvements to an existing culvert crossing of an
intermittent (non - buffered) stream. The existing culvert is in deteriorating
condition; therefore, improvements /upgrades would be beneficial.
• Further impacts to natural critical slopes (although disturbance is exempt
under access provision).
• Only the new portion of this travelway can be designed and constructed to
meet the standards of the Ordinance for private streets, the majority of this
connection to Rte 29 already exists and may meet a lesser standard.
• A portion of the travelway to the state road has abutting parking (Carmike
Theater parking) which can cause a potential traffic hazard.
13
The updated traffic study took the Carmike property connection into account, and the relevant
data was included in the traffic analysis. The applicant is requesting that if the easement through
the Carmike property is acquired, they be allowed to show/build the connection to the Carmike
property at the final site plan stage, without having to come back before the Planning
Commission for approval. Staff has received all the necessary data and analysis related to the
proposed Carmike Connection, and has no objection to the applicant's request. Staff has no
objection to the Planning Commission choosing to approve the preliminary site plan with the
knowledge that the Carmike connection could be feasible. With Planning Commission consent,
the change in the approved preliminary site plan would not necessitate further action by the
Planning Commission. Without Planning Commission consent, the connection to the Cannike
property would require additional Planning Commission review.
ATTACIIMENTS:
A. Site Plan
B. Vicinity Map
C. Applicant's Justification Letters
D. Critical Slopes for TMP 61 -124
E. Arden Place Carmikc Connection and letter
F. Woodlands Exhibit with Carmike. Connection
G. Open Space Dedication with Carmike Connection
H. Woodbrook Lagoons Enhancement Project Details
14
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GENERAL NOTES:
FORMERLY KNOWN AS RIO ROAD APARTMENTS:.¢¢
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Coleway Development LLC
610 Preston Avenue
Charlottesville, VA 22903
July 13, 2009
Mr. Gerald Gatobu
Principal Planner
County of Albemarle
Department of Community Development
Current Development
401 Mclntire Road
Charlottesville, VA 22902
RE: ARDEN PLACE (SDP 200900009) — Request for Waiver by Agent of Section 21.7.c
Dear Mr. Gatobu,
I'm writing to request a waiver by agent of Section 21.7.c — Buffer zone acjacent to residential and rural
areas districts for the Arden Place site plan, SDP 200900009.
Section 21.7.c establishes a prohibition on grading and clearing of vegetation in a commercial district
within 20' of a residential district. Subsection 2 establishes the authority of the agent to waive the
prohibition when:
(i) adequate landscape screening does not currently exist and the installation of screening
which meets or exceeds the requirements of this chapter would result in disturbance of
the buffer; and
(iv) disturbance of the buffer will result in improved screening though the use of a berm, a
retaining wall or similar physical modification or improvement.
Each of the above criteria is met in the case of the Arden Place buffer zone disturbance waiver request.
Adequate landscape screening does not currently exist between the residential and commercial districts in
the buffer zone that the Arden development proposes to improve. The buffer zone between Rio Hill
apartments and parcel 61 -124E has been replaced with a gravel lot. From the entrance to the Rio Hill
Apartments, there is a clear view' of the gravel lot, U -Haul trailers, for sale storage sheds, the Rivals
restaurant loading area, and traffic on Rio Road. Further, the buffer zone between the proposed Arden
Place community and the commercial portion of the same parcel was destroyed by under - regulated
grading and fill activity during the construction of Fashion Square Mal 12. What remain of the buffer zone
are an unnatural and unstable man -made slope, and aaa unmaintained storm water retention area that is full
of garbage, debris, and an ugly storm pipe. The retention area would be visible from the Arden
clubhouse, swimming pool and apartment building 91, and it will be a persistent eye sore if not properly
restored.
' See photographs below.
z Reference the previously submitted geotechnical study from Gooch Engineering dated March 12, 2009 and the
letter from Farber Company to Mr. Robert Tucker dated February 27, 1979 as evidence of Fashion Square Mall fill
activity.
Page 1 of 4
Attachment C
The Arden Place development requires construction of an entrance road, which requires disturbance of
the buffer areas mentioned above. The design of the entrance road incorporates the use of street trees,
planting strips and other landscaping in the buffer areas, which result in improved screening between the
residential and commercial districts. The end of the gravel lot abutting Rio Hill and the proposed Arden
Place communities will be improved to a new road with clean curbs, sidewalks and Pin Oaks, Instead of
a view of dozens of for -sale storage sheds and U -Haul trailers, Rio Hill and Arden Place residents will
have a view of natural landscaping. The unmaintained storm water retention area will be cleaned and
planted with attractive landscaping. Instead of a view of dead trees, mud and an ugly pipe, Arden Place
residents will have a view of a well landscaped collection pond. It is necessary to disturb the buffer zone
for the construction of these improvements, which will result in better landscape screening and restoration
of the buffer zone between the residential and commercial districts.
I ask that staff administratively grant a waiver of Section 21.7.c. The intent of this ordinance is clearly
met by the Arden Place design.
Thank you for considering this request.
Regards,
Andy McGinty
Manager,
Coleway Development LLC
Page 2 of 4
Existing Buffer Zone between Rio Hill Apartments (residential district) and 61 -124E (commercial
district)
The gravel lot provides no landscape screening in the buffer area. Rio Hill residents have a clear view of
commercial activity including for -sale storage sheds, the U -Haul trailers and Rivals restaurant. This area
would be improved by the Arden Place entrance road. The proposed street trees will create landscape
screening to restore the buffer zone.
Page 3 of 4
Existing Buffer Zone between Proposed Arden Place Apartments (residential district) and 61 -124
(commercial district)
The storm water retention area on the commercial portion of 61 -124 encroaches into the buffer zone and
is an eyesore, which would be visible from the Arden Place clubhouse, swimming pool and at least one
apartment building. The Arden buffer zone waiver will permit the cleanup and restoration of this pond.
Page 4of4
lj C0LLLN5 r --
July 13, 2009
Bill Fritz
Zoning Administrator
Albemarle County
Department of Planning & Community Development
401 McIntire Road, Room 218
Charlottesville, Virginia 22902
B00 E JEFFERSON CHARLOTTESVII_LC- VA 22902
434 292 3%19 434 293 3713
www collets- enginowing com
RE: REQUEST FOR WAIVER OF UNDISTURBED BUFFER REQUIREMENTS FOR
ARDEN PLACE - REVISED
Dear Bill:
Please consider this request to waive buffer requirements for Arden Place.
This project consists of a new 212 multi - family residential development located on the R-
15 zoned portion of TMP 61 -124. The front portion of this parcel is zoned C -1. Access
to the property shall be provided by extending the existing Mallside Forest Court Road
westward towards TMP 61 -124. A public access road, Arden Lane, will provide right -
turn in; right -turn out only access to Rio Road Bast, with an entrance 407.5' northwest
from the existing Putt -Putt Lane, Arden Lane and the Mallside Forest Court extension
will intersect just south of the proposed R -15 boundary adjustment. These entrances will
provide access to the northern R -15 portion of the site, and will establish a point of
connection for potential future development of the C -1 portion of the site.
Section 18 -21.7 of the Zoning Ordinance states:
"No construction activity including grading or clearing of vegetation shall occur
closer than hventy (20) feet to any residential or rural areas district. "
The proposed access road will require disturbance of limited areas of the northern and
eastern buffer of the C -I portion and R -15 portion of TMP 61 -124, as shown on the plan.
This disturbance is required to provide interconnectivity with the parcel to the east and
Rio Road to the south at the most logical point of connection. The disturbance will
accommodate the primary access road for the proposed development in the most safe and
convenient manner. While the buffer requirement is intended to benefit adjacent
residential districts, the residential districts affected by this proposed waiver will benefit
from the interconnectivity proposed, and will not be negatively impacted by the proposed
disturbance. The roadway itself will also serve as a buffer between the commercial
property and the multi - family residential property. The existing wooded area between
the R -15 zoning and the C -1 zoning will be preserved as much as possible, which is also
shown on the preliminary plat. No further impact to the existing 20' buffer along the
perimeter of the C -1 portion of the parcel is proposed or expected.
Thank you for your consideration of this request.
Sincerely,
Scott Collins, P.E.
COLLINS . r,rir:r1_r,; -N I-
July 13, 2009
William Fritz
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902
RE: Arden Place Preliminary Site Plan
Request for Critical Slopes Waiver - REVISED
Dear Bill:
800 L JLFFCRSOr,I CHARLOTTESVILLE VA 22902
434 293 3719 434 293 3719
www.collins�r��jmeering com
Please allow this letter to serve as a formal request of a critical slope waiver for the
Arden Place (previously Rio Road Apartment Complex) 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 Arden Place Preliminary Site Plan submission, which
depicts the critical slope locations along the subject parcel TMP 06100- 00 -00- 12400. As
shown within the preliminary plat, there are areas with 25% or greater slopes that will
need to be disturbed as part of this project. The plan illustrates all the areas that are over
25% slopes; however, it appears that some of these areas are man -made slopes for the
reasons listed below in this report.
The following table summarizes the critical slope characteristics of the subject parcel:
Total Project Area: 11.350 acres
Total Area of the Property: 19.03 acres
Proiect Area
Total Project Area Critical Slopes (R -15 zoned land):
Natural Slopes:
Presumed Man -made Slopes:
Total Project Area Critical Slope Impacts (R -15 zoned h
Natural Slopes Impacted:
Presumed Man -made Slopes Impacted:
Percentage Total Project Area Critical Slopes Impacted:
1.12 acres
0.74 acres
0.38 acres
ind): 0.38 acres
0.00 acres
0.38 acres
34.0%
Portion of Parcel Outside Project Area (C -1 zone)
Total Area of Critical Slopes within the C -1 portion (Presumed Man - made): 0.72 acres
Total Area of Critical Slopes Impacted within the C -1 portion: 0.35 acres
Total Parcel Area
Total Area Proposed Critical Slopes Impacted on the Property: 0.73 acres
Total Impacted Natural Slopes: 0.00 acres = 0%
Total Impacted Presumed Man -made Slopes: 0.73 acres — 100%
Percentage of Impacted Critical Slopes over the entire Property: 36.7%
The total area of on -site critical slopes disturbed by the proposed development is 0.73
acres, which composes 36.7% of the 1.84 total acres of critical slopes that exist on the
Property.
It is our opinion that most of the critical slopes that are being impacted through this
development are roan -made. An area of significant critical slope disturbance is along the
east property line of the property at the location of the proposed entrance to the site.
Before the adjacent land to the east was developed into an apartment complex, it was
owned by Mr. Lloyd Wood. Mr. Wood still owns the parcels to the south in this area
along Putt Putt Drive. Back in 1979, Mr. Wood allowed the land that he owned at that
time to serve as a fill site for the construction of Fashion Square Mall. We have attached
an approval letter from the County which allowed Faulconer Construction to remove dirt
from the Fashion Square Mall to Mr. Wood's property. The final County erosion control
plans for this filling operation were destroyed in 1995, per the county records. It is our
belief that this critical slope area was the result of fill material from the construction of
Fashion Square Mall. Looking at the topography and from site visits, the critical slope
area that is being impacted with the entrance to the development does not appear to be
natural in nature. There are large boulders at the bottom of the fill as well, indicating
they were placed there with the fill material. Much of this slope area is grass area or
sparsely covered with trees. In addition, we have included a geotechnical engineering
report that was performed recently testing the soils in this critical slope area. The report
has determined that this area of critical slopes that we are projecting to be manmade is
indeed all fill material. The report with the overall test conclusions are attached to this
waiver.
Care has been taken while designing this project to adhere road grading and building
elevations to the existing topography and avoid any critical slope disturbance to the rest
of the site, which are definitely natural critical slopes. The site development plan was
designed to minimize and limit the disturbance by incorporating a 18.75-'dwelling unit per
acre density in an optimized development footprint that conforms to the existing
topography and preserves the natural critical slopes within the subject property.
Development of this site would be unreasonably restricted by the requirements of Section
18 -4.2 of the Ordinance, as the only critical slope disturbance is associated with the
construction of the most cost- efficient alternative for access and entrance to the property.
Below, the considerations of developing critical slopes as provided in the Zoning
Ordinance Section 18 -4.2 are addressed:
1. "movement ofsoil and rock ": The preliminary site plan provides and erosion and
sediment control plan which limits the movement of soil and rock in the areas of
critical slopes. This plan addresses concerns on how the downstream areas and
existing critical slopes shall be protected during the grading and construction
operations, and prevents further grading operations by not impacting the
downstream critical slope areas.
2. "excessive stormwater runoff': The development plan provides stormwater
conveyance, storage, and filtration via the proposed storm sewer and stormwater
management facilities. These facilities shall serve as sediment basins during the
grading and stabilization period of the project, then converted to Stormwater
management facilities to treat the run -off prior to its release.
3. "siltation of natural and man -made bodies of water ": The proposed erosion and
sediment control plan takes 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 ": The critical slopes along the property are within
wooded areas and are not expressly visible from the neighboring properties. The
project seeks to protect 20% of the existing wooded areas, and care will be taken
to properly landscape any proposed retaining walls on the site.
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 optimizes use of the site by minimizing the development
footprint while maintaining the necessary development density. The evidence provided
herein demonstrates that the grading within critical slopes on this project will not be
detrimental 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.
Sincerely,
Scott Collins, PE
RANIF Y KFMP & AS QC '.IATRS ]° RICHN&_ ham,
R E E p s3Aa 'fix n -il l
Glrn AIIFir1, VA ?A660
ASSOCIATES
Piwpo BQ4-237 -Kh6lJ Fox - �f14 -211
T OL ,:,, ty7 +�# i4 t,4 fib iti fki3YiJEEH Ywww fiif!7!lykim'iij
July 13, 2009
Mr. Glen Brooks
Albemarle County
401 McIntire Road
Charlottesville, Virginia 22902
Reference: Arden Place Residential
Albemarle Cotulty, Virginia
Subject: Revised Analysis Results
Dear Mr. Brooks
Please find enclosed a revised report for the above referenced project. The revisions take into
account questions presented at the Planning Commission related to site access under specific
scenarios where secondary access is provided and /or Putt Putt Place is restricted. In all aspects
the report can speak for itself, however, the development team has asked RKAR to provide an
explanation of one aspect of the revised analysis due to the significance of the change in analysis
results.
As you know, the original report presented analysis that indicated a delay of 1,177.1 seconds is
expected on the southbound left turn movement at the intersection of Rio Road and Putt Putt
Place under combined PM peak hour traffic conditions. This result has been revised to take into
account the effect of upstream and downstream signalized intersections in proximity to this
intersection. Where the intersection of Albemarle Square /Rio Road was analyzed in the original
report, the intersection of Old Brook Road /Rio Road was not analyzed in the original report.
When this intersection is included in the analysis, the delay is reduced to 34.5 seconds on the
southbound left turn movement at the intersection of Rio Road and Putt Putt Place. Obviously
this is a significant change in delay measures.
The models utilized to determine delay treasures are designed to work within a `normal' range
of volume to capacity ratios {v/c). A normal range is anywhere between 0.1 to approximately
1.3. Once a value of 1.3 or greater is reached, the delay treasure begins to inflate exponentially.
The v/c ratio reached 2.85 in the original report, meaning that a volume of 62 vehicles per hour
Raleigh, NC - Richonond, VA - Winston - Salem. NC
Mr. Brooks
July 13, 2009
Page 2 of 2
(vph) would be 2.85 times greater than what the model predicted as the capacity of this
movement to Function.
Additionally, the mch.isiotl of the Old Brood Road traffic signal provided additional gap
information for the model to recalculate the capacity for the movement in question. A Rio Road
westbound volume of 1,164vph was assumed to be arriving in a continuous arrival under the
original report assumptions, equating to l vehicle every 3 seconds. A gap of 3 seconds is less
than the critical gap calculated for the Putt Putt Place southbound left turn movement to function.
By placing the Old Brook traffic signal in the model a larger gap was calculated to occur within
the Rio Road westbound traffic flow thereby providing gaps greater than the critical gap needed
for the Putt Putt Place southbound left turn movement. Under the revised analysis the v/c was
recalculated to be 0.37 with a volume of 63vph, allowing for the delay measure to drop to 34.5
seconds of delay.
If you have any questions or need additional information, please do not hesitate to call.
Sincerely yours,
Ramey Kemp & Associates of
Richm -ond far.
Erich Strolzhacker, P.E.
Attachment C
> RAMEY KEMP
ASSOCIATES
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Coleway Development LLC
610 Preston Avenue
Charlottesville, VA 22903
August 6, 2009
Mr. Gerald Gatobu
Principal Planner
County of Albemarle
Department of Community Development
Current Development
401 McIntire Road
Charlottesville, VA 22902
RE: ARDEN PLACE (SDP 200900009) — Carmike Cinema Vehicular Connection
Dear Mr. Gatobu,
Please find enclosed an addendum to the Arden Place site plan detailing a proposed vehicular connection
between Arden Place and the Carmike Cinema parcel, tax map 45- 104B5. We ask that county consider
this connection as an alternative to the 2nd Rio road connection shown on the Preliminary Site Plan
submitted on July 13, 2009.
The connection exhibit includes a description of the improvements that would be made to the Carmike
Cinema parking lot to accommodate the Arden through traffic. These improvements are intended to
encourage vehicular traffic to flow away from the front of the theater and increase safety for customers
entering the theater. Please note that the proposed connection would be a private, back entrance for
Arden residents only, and is not intended to serve as the primary connector for the community.
We are working with the owner of the Carmike parcel to secure the necessary access easements. So far
the Carmike owners have been supportive of the connection. They are currently working with their
lenders to obtain the necessary releases allowing them to enter into the proposed access easement. We
will have confirmation on the access easement before Final Site Plan approval. In the interim, we ask that
the County approve the Preliminary Site Plan with either the 2 d Rio Road connection or the Carmike
connection, as our second point of vehicular connection.
If we are able to obtain an easement from the Carmike owners, the 2a0 Rio Road connection would be
constructed in a later phase, with the development of the commercial portion of the 61 -124 parcel. If we
are not able to obtain the easement, the Arden plan will proceed with the 2 Rio conri.ection as its second
public street connection.
Thank you for your consideration
Sincerely,
Andy McGinty
Page I of I
Attachment E
W _AND Fjc�LSL- ?VATIOrN = 21.11 i`kCRES
F'i <-..,rOSED WOODLE) AREA PRF fi RVL0 = 2i
PROPOSED WOODLAND PRESERVATION -
PRESERVATION AREA = 2.57 ACRES
!J SITE AREA = 11.35 ACRES
PRESERVATION = zz50/a OF SI'
SUILDtNG 6
BUILDINGS
PROPOSED LIMITS OF pISTURBANCE -^1,
\
PROPOSED TREELINE(TYPJ
` \ ,f ) . BUILDING j $UILDING 4
BUILDING x
I- BUILDING
/`. 1
.,M1.C.�,1r /� +
POOL `E
EXISTING TREELINE (TYP.)
\. CWBHOUF
4TIONb
1 f _ A �
L.
ARDEN PLACE - WOODLANDS PRESERVATION EXHIBIT
®
COLLINS E N G I N E E R I N G Attachment F SCALE. i" � 150' -0°
800E JEFFERSON STREET CHARLOTTESVILLE, VIRGINA 22902 OFFICE:434 -293 -3729 PRELIMINARY' 08 -05 -09
( PROPOSED TRAILWAY CONNECTION TO
- ALBEMARLE COUNTY PROPERTY i
0 v'�
PROPOSED TRAILWAY CONNECTIONry x
TO CARMIKE CINEMAS
i TOTAL OPEN SPACE DEDICATED 70
THE COUNTY =i.o8 ACRES
BUILDING 6
BUILDINGS
io' LOW- MAINTENANCE
PUBLIC ASPHALTTRAILWAY t�
CLASS ATYPE . i TYP
( ) - ; r BUILDING 4
BUILDING 3
OPEN SPACE DEDICATION ✓ %
EASEMENT LINE (TYP) !
7 _ / BUILDING 7.
so
BUILDING / .4 92 _ -\ 1,
e MATCHLINE - SEE THIS SHEET +l {r
7.
i C ■ { ■
TRAILWAY RAIL 41 Z� CLUB OUP
TRAILWAY I � _ � t
EASEMENT
(TYP.) %r
\Z
A,
PROPOSED TRAILWAY
�.-■ ti' W e MATCHLINE SEE THS SHEET
CONNECTION `
■ ■ 11 RIO ROAD EAST
ARDEN PLACE - OPEN SPACE DEDICATION EXHIBIT
COLLINS ENGINEERING Attachment G SCALE: 1" = 150' -o°
800 E JEFFERSON STREET CHARLOTTESVILLE, VIRGINA22902 OFFICE-434- 293 -3729 PRELIMINARY, 08- 05—Q9
Page 1 of 2
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itr10ri}ywq streacm h-mallh lhro.lgit SWrrtlwdtl rrianagemeint --
What an Albemarle County
Water Resources capital
improvement project
Where on an 8 -acre parcel
at the end of Brookmere
Dove in the Woodbrock
neighborhood
Why to protect streams
including the Rivanna River,
and enhance wetlands and
other onsite natural
resources
How minimized land
disturbance (e- directing
stream flows, stream
enhancements, installation
of hydraulic control
structures vegetation
management
When a2-month
cenWuclion window may
begin as early as fall 2009
Navigation
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I -lbw! StUvwwalL runclf —the water Thal runs off buildings parking lots and roadways during and following rain events — is the t4pll nilar }i pili> kul
most significant cr use of Impairment to the health of slreams and ponds. These hardened surfaces prevent water from seeping Lpi
into the ground, Instead, the flow rate and volume of surface runoff are Increased — rausing stream charnels to scour Urban
runoff also contains many pollutants that are harmful to aquatic life These include. sediment, nutrients such as phosphorus, 4orhuwA Lui � �y
heavy metals, petroleum products, other toxic chemicals, and viruses and bacteria (for instance, from animal waste). lr RMIllvy
The County's Water Resources capital program is focused on introducing new storrnwaler management Into areas that were but Adiniiii'Cenl I xl t ttxrq�glt�
out before regulations required stormwater management This Is especially challenging because the County owns limiled land
oi.Asi iQ of As parks and schools and doesn't control road rghe -of -way Departnrete tall K anrytrl{
MI).l'SPOV. n.
Rrc7je.Ct OeecrlPeion t1FMU;G311eiti,l S.I1,ld
Zno�lE Nprcces Segrth The WOOdbi Lagoons Enhancement Project is a capital protect being carried out under trio 4' Wr Resaurces Iln -pro.x ieni
Progr33m. The potential for this project has been long recognized and was Identified in the 4,4tq* -,PxI Mid:1"r,,erA Ma,l�r t
11 Igo - a document that was incorporated In the Comprehensive Plan by the Board of Super iiii In 2055 The grapri c below
llIX`I155 t} $ daplels the County property (in red) and the watershed of the project (in green)
", fcrnuJjitrllhA�4
,i �i luhpy Ral Nirw
Index
Irwaommin
Inf0111111 n
SJYIrmA.i.u"M
Community
Development
401 McIntire Road
North Wing
Charlottesville, VA
22902
(434) 296 -SR32
FAX (434) 972 -4126
TDD (434) 972 -4012
';plait]IIICl- ciiiurll ilr
The purpose of this
project Is to utilize a
Cxuunty -owned property
localed jusl south of the
Woodbrook
neighborhood to reduce
the impact of urban
runoff to downstream
water resources and to
provide ecological
.3nhancemene to onsile
natural resources
Two urbanized streams, having a combined watershed of approximately 225 acres converge on the 7.68-acre, County-owned
parcel An abandoned sanitary lagoon and abandoned stormwater basin lie within the parcel, both contain paniaiiy- forested
wetlands The unnamed dtannel Immediately downstream of the site is documented to have many sections of severe bank
erosion and poor biological health Farther downstream, the Rivanna River has been listed as impaired due to bacteria
The protect goals are as follows.
Primary goals. Attachment H
http: / /www.albemarIe.org /department. asp ?department— planning &relpage -12010 9/1/2009
Page 2 of 2
I provide the most cost - effective water quality benefits to the waters downstream of the sale
2 preserve or enhance onslle wetlands, streams and uplands to the gfeatost extent possible,
3 create educational opportunities and facilitate access
Secondary goals
I minimize or eliminate mitigation requirements,
2 uhhze existing grades
3 no increase in the 103-year flood elevahon,
4 effechvety manage watershed trash debris and sediment,
5 enhance site aesthetics
The County has retained the services of SioHabnats a multidisciplinary consulting firm specializing in the assessment,
ptai tMsign. aW ecnstruclion of environmental restoration This protect is being funded, in part through a grant from the
A graphical concept of the protect - as it is currently envisioned - is below (click image to view larger version)
.J-
For more information about this project �'� c .- -r}- 296 -5816
Back to &Mr rveouroet rrWam p
I�cennmenae } �� � t�f uusMU.7[a ! Jolt. I �s4a�m i Ism2 �cnl�r !`tt:,, Id ��na I ]`.uels�Jn fv
QUAPKIYACY F4X rCY'? IKK IKDI..rY ISITFWAP
: Yr • Copyright 1995.',!008, County of A lbenr i'�e, VA and its licerisors. All nghts reserved
I' '.s. i:o(im n inio.gov
ryp U196i 40f McIntire Road, Charlottesville, VA 22902
IFf¢ ��k43 [-fours 8 A.M to 5 P Zvi Monday thin Friday VIN116
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http: / /www.albemarle.org /department. asp ?department= planning &relpage -12010
Attachment H
9/1/2009