HomeMy WebLinkAboutSDP200900058 Legacy Document 2009-09-15v�RGP
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP - 2009 -058 Luck Stone
Staff: Megan Yaniglos- Planner
Preliminary Site Plan
Planning Commission Public Hearing:
Loard of Supervisors Hearing:
September 22, 2009
Not app licable
Owners: Rivanna LLC
Applicant: Roudabush & Gale
Acreage: 127.246 acres
Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 79 Parcel 7
By -right use: RA -Rural Areas, Natural
Location: Located on the southern side of State
Resources [NR], and Entrance Corridor [EC].
Route 250 East [Richmond Road], across the road
from the Route 22 [Louisa Road] and Route 250
East intersection.
Magisterial District: Scottsville Magisterial District
Proffers /Conditions: No
Requested # of Dwelling Lots: Not applicable
DA — nla RA — 127.246
Proposal: Proposal for preliminary site plan
Comp. Plan Designation: The
approval to relocate the existing entrance for the
Comprehensive Plan designates this property
Luck Stone facility further east. The proposal also
as Rural Areas [RA] in Rural Area 4
includes a 1500 square foot office building, parking,
and a weigh station. Associated with this request is a
request for the disturbance of critical slopes.
Character of Property: The property is an existing
Use of Surrounding Properties:
quarry. There is an existing berm along Route 250
RA, Rural Areas and C -1, Commercial
that is planted with small to medium evergreen trees.
Factors Favorable:
Factors Unfavorable:
1. Prior Planning Commission approval of
1. Denial of the waiver would not prohibit
request for SDP1998 -159 and associated
or restrict the use of the property,
critical slopes waiver.
2. The proposal meets the requirements of
Sections 4.2.5(b)(1) and 4.2.5(b)(3).
RECOMMENDATION:
Zoning Ordinance Modification and Request:
1. Modification of Section 4.2.5 — disturbance of critical slopes (recommendation, approval)
2. Section 32.4.2- Preliminary Site Plan (recommendation, approval)
STAFF PERSON: Megan Yaniglos- Planner, Max Greene - Engineer
PLANNING COMMISSION: September 22, 2009
AGENDA TITLE: SDP 2008 -058 Luck Stone — Preliminary Site Plan
APPLICANT: Roudabush & Gale
PROPERTY OWNER(S): Rivanna, LLC
APPLICANT'S PROPOSAL:
Request for preliminary site plan approval to relocate the existing entrance for the Luck Stone facility
further east. The proposal also includes a 1500 square foot office building, parking, and a weigh station.
Associated with this proposal, is a request for critical slopes disturbance. [Attachment A].
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Rural Areas [RA] in Rural Area 4
REASON FOR PLANNING COMMISSION REVIEW:
The applicant has requested waivers for the disturbance of critical slopes. Also, an adjacent owner has
called the site plan for review by the Planning Commission [Attachment F].
PLANNING AND ZONING HISTORY:
SP2005 -026 Luck Stone Asphalt Plant Relocation- In October 2006 the Board of Supervisors approved
the special use permit with conditions to allow relocation of an existing asphalt mixing plant site.
SP2006 -023 Luck Stone Quarry Flood Control Berm- In October 2006 the Board of Supervisors
approved the special use permit with conditions to allow fill in the floodway fringe to allow for a flood
control berm.
SDP1998 -159- Luck Stone Preliminary Site Plan- In March 1999 the Planning Commission approved a
site plan and a critical slopes waiver that was essentially the same plan currently under review
[Attachment E]. The applicant submitted final plans for only a portion of the site plan. The portion that
is before the Planning Commission today was not submitted for final approval within a year of
preliminary approval, and therefore the approval of the preliminary plat was deemed null, along with the
approved critical slopes waiver.
The waiver being requested with the current proposed site plan is the same that was granted by the
Commission in the review of the previous site plan. Also, the current site plan is the same with the
exception of the building being slightly larger than the previously approved site plan, and staff has
considered the prior action to grant the waiver as a favorable factor in approving the waiver in this case.
SDP 1999 -063- Luck Stone Final Site Plan -Phase I- Approved final site plan for Phase I.
DISCUSSION:
The Planning Commission will need to act on the following:
Zoning Ordinance Modification and Request:
1. Waiver of Section 4.2.5 — disturbance of critical slopes (recommendation, approval)
2. Section 32.4.2- Preliminary Site Plan (recommendation, approval)
2
CRITICAL SLOPES MODIFICATION
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(x) 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 0.60 acres, or approximately 25 percent, of the 2.4 acres of site
disturbance included in this request. This request is to disturb 0.60 acres, or 100 percent, of these critical
slopes. The critical slopes in the area of this request appear to be man -made and are a result of
excavation associated with mining, or berming along the Route 250 frontage. Due to the age of the
quarry, no approved plans for the berm could be located in the County Filing system. The final site plan
for this request is subject to review and approval by the Architectural Review Board (ARB) since it is
located within the entrance corridor (Route 250). The applicant is proposing a planting plan, and slope
stabilization of the redesigned berm and entrance.
A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of
Section 4.2.5(a). This section requires a two part analysis. Section 4.2.5(a)(2) is a consideration of
recommendation and determination by county engineer. The commission will consider the
recommendation by the county engineer as to whether the developer or subdivider addresses each of the
public health, safety and welfare factors. The commission may grant the waiver if finding that the
waiver will 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 criteria found in Section 4.2.5 (a)(3). Also, in granting the modification or waiver, the commission
may impose conditions deemed necessary to protect the public health, safety or welfare and to insure tha
the development will be consistent with the intent and purposes of section 4.2. Staff presents the analysis
of the request to disturb critical slopes in two parts below.
Section 4.2.5(x)(2)
Consideration of recommendation; determination by county engineer:
Description of critical slope area and proposed disturbance:
This is a berm previously constructed to block the view of the quarry from the view from State Route
250. Due to the age of the quarry, no approved plans for the berm could be located in the County Filing
system. However, University of Virginia historical Aerial photography appears to show a berm
constructed sometime after 1974 and before 1980, most likely under Federal Mines and Minerals permit.
The bean runs parallel to the state road and is partially covered in grass with small to medium pine trees.
The applicant is proposing to relocate the entrance for the quarry to a signaled intersection to improve
safety- and provide convenient access. The existing entrance will be closed and berm restored in that
area.
Areas
Acres
Total site
Proposed site disturbance
127.25 acres approximately
2.4 acres approximately
Critical slopes
0.6
25% of proposed site
Critical slopes disturbed
0.6
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:
11 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 attenuated in Storm Water Management structures.
"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 "
The existing pines will be replaced with Architectural Review Board approved landscaping. This area is
visible from State Route 250.
"septic effluent "
No dwellings are associated with this development. This neighborhood is not serviced by public sewer.
Engineering Recommendation:
Based on the review above, there are no engineering concerns which prohibit the disturbance of the
critical slopes as shown.
Review of the request by Current Development PlanninIZ staff:
Summary of review of modification of Section 4.2:
The Planning analysis of this request addresses the concern for the possible loss of aesthetic resources.
The area of critical slopes proposed for disturbance are not delineated on the Open Space Plan Concept
Map, nor are they located within any Major or Locally Important Stream Valleys, or Mountains.
Therefore, staff feels there is no significant loss of aesthetic resources.
Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.3. Staff has
included the provisions of Section 4.2.5(a)(3) here, along with staff comment on the various provisions.
That 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 he contrary to sound engineering practices; and at least one of the
. following.,
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;
Granting this waiver will serve the public health, safety and welfare by the proposed upgrading
and moving of the entrance, and the installation of a light at the intersection of Route 250 and
Route 22. The site plan proposes to relocate an existing entrance where heavily weighted trucks
pull out onto Route 250 and immediately climb a hill to either the east or the west. There is
inadequate distance for the trucks to gain enough momentum for acceleration up these hills
without impacting the flow of traffic. Relocation of the entrance proposes to place it at the top of
4
a hill, allowing trucks to accelerate more quickly as they pull out and proceed downgrade, and
therefore will allow traffic to flow more smoothly. The Virginia Department of Transportation
has also approved the location and will install a light at the intersection to aid the traffic
situation.
b. Alternatives proposed by the developer would satisfy the purposes of section 4.2 to at least an
equivalent degree;
No alternatives are proposed by the developer.
Due to the property's 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 the use of the
property or would result in significan degradation of the property or adjacent properties; or
Denial of this modification would not prohibit or unreasonably restrict the use of the property or
resulting significant degradation of the site or adjacent properties. There is an existing entrance
that the facility currently uses. The modification will not be detrimental to the public health,
safety or welfare, to the orderly development of the area or to adjacent properties, or be contrary
to sound engineering practices.
d. Granting such modification or waiver would serve a public purpose ofgreater import than
would be served by strict application of section 4.2. (Added 11- 15 -89)
As stated above, Staff finds that the addition of the light and improved entrance would serve a
public purpose of greater import than would be served by strict application of this section. The
Virginia Department of Transportation has approved this entrance and is ready to install the light
at the intersection.
RECOMMENDATION:
Staff review has resulted in both favorable and unfavorable findings: .
Favorable factors:
1. Prior Planning Commission approval of request for SDP1999 -159 and associated critical slopes
waiver.
2. The proposal meets the requirements of Sections 4.2.5(b)(1) and 4.2.5(b)(3).
Unfavorable factors:
1. 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 one of the three
requirements in Section 4.2.5 (b). Staff has found that the request for modification meets two of the
three requirements, and therefore recommends approval.
PRELIMINARY SITE PLAN
The preliminary site plan went before the site review committee on August 20`x', 2009. The site plan was
then called up for Planning Commission review by an adjacent property owner. If the Planning
Commission chooses to approve the critical slopes waiver, Staff recommends approval of the
preliminary site plan with the following conditions:
1. Must meet the requirements of Chapter 18 Section 32.6 for Final Site Plans.
2. Approval by the Architectural Review Board (ARB) of the final site plan.
ATTACHMENTS:
A. Preliminary Site Plan
B. Location /Detail Maps
C. Applicant Justification of Critical Slopes Modification
D. Existing Conditions Photographs
E. SDP 1998-159 Approved Plan
F. Adjacent Owner Letter
LUCK STONE CORPORATION
PROPOSED ENTRANCE &OFFICE BUILDING
SITE DATA
LEGAL REFERENCE
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Attachment B
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LAND SURVEYING
ENGINEERING
LAND PLANNING
ROUDABUSH, GALE & ASSOC., INC.
A PROFESSIONAL CORPORATION
914 MONM CELLO ROAD
CHARLOTTESVILLE, \nRGIMA 22902
J. THOMAS GALE, LS,
MARILYNN R. GALE, L.S.
WILLAM J. LEDBETTER, LS
EDWARD D. CAMPBELL III, LS.
August 31, 2009
Megan Yaniglos
Senior Planner
Zoning & Current Development
County of Albemarle
401 McIntire Road
Charlottesville, Virginia
22902
Re: Luck Stone, Preliminary, Site Plan
SDP 2009 -058
Request for Waiver of Section 4.2.3.2 of the Zoning Ordinance
Dear Megan,
PHONE a34) 2-9342-51
(434977-020S
FAX(434)2-96-5220
INFO@ROUDABUSH.COM
WILLIAM S. ROUDABUSH. LS.
I am writing to request a modification of Section 4.2.3.2 of the Albemarle County
Zoning Ordinance; thereby, allowing us to dig and develop in some areas (as shown on
the accompanying site plan) that currently have slopes-in excess of 25 %. I would like to
address some of the concerns as they are outlined in Section 4.2 of the Ordinance.
The area to be disturbed is a berm running parallel to Rt. 250. The slope of the
berm is partially grassed and partially covered in small to medium pine trees and the top
is lined with small to medium pine trees..Approximately 200 linear feet of the berm will
be disturbed to allow for relocation of the current entrance to the Luck Stone quarry. The
entrance is designed in such a way to limit the view of the quarry from Rt. 250 and the
new entrance will be landscaped. A.landscaping. plan is provided in the site plan. The
total area to be disturbe& 6r'constructiori is 2.4 acres`. Of the 2.4" acres, 0.6 acres are
slopes greater than 25 %..100% of these slopes will be disturbed for construction of the
new entrance.
Soil Erosion:
Our site plan indicates that we will be disturbing an area of 0.60 acres with slopes
of 25% or greater. These slopes will be very carefully protected during construction
through the use of silt fence and any other methods deemed necessary and thoroughly
covered with the appropriate ground cover upon completion.
Attachment C
Sedimentation:
Development of these slopes should not result in an increase in silt and
sedimentation. These slopes will be carefully planted with the appropriate types of
groundcovers, so that the post development vegetation on these slopes will be equivalent
or superior to the existing condition of the slopes.
Excessive Stormwater Run -off.
Excessive run -off should not be a factor in this development since we will be
Providing stormwater control measures for our site improvements.
Protection of Existing Streams and Public Drinking Water:
There are no streams or reservoirs that are located immediately below any of the
slopes that are to be disturbed; therefore, we do not see any potential threat to streams or
public drinking water.
Loss of Aesthetic Resource:
Grading in these areas does not constitute the loss of an aesthetic resource. The
existing bank is grassed with a row of pines at the top. Trees will be planted after
construction and the entrance is designed in such a way to not have a full view of the
Luck Stone site from Rt. 250.
Encroachment Into Flood Plains:
The slopes that are to be disturbed (as shown on the site plan) are not located
within any floodplain.
Rapid and/ or Large Scale Movement of Soil and Rock:
We do not anticipate any large scale removal of rock.
In closing, we do not believe that the strict application of the requirements of Section
4.2.3.2 would forward the purposes of this ordinance or best serve the public's interest.
We thank you for your consideration.
Sincerely,
Matthew Wentland, P.E.
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Windows Live Hotmail Print Message Page 1 of 1
Question from Web Page
Prom: Emily Willey (emilybwilley @hotmail.com)
Sent: Thu 8/27109 5:53 PM
To: FMacCali @albemarle.org
This is to formalize the request by abutting property owner,Clifton,(Country Inns Extraordinaire) that the Luck
Stone Corp development proposal SDP200900058 be reviewed by the Planning Commission. It is our
concern that the new entrance location will bring loud, industrial trucking close to the entrance of our Inn
detracting from the guest experience and our business.
Thank you for your consideration.
Emily and Mitch Willey
cell 703- 338 -9623
Clifton Owners
http: //bllO9w.blul09.mail. live. com / mail /PrintShell.aspx 4- ype�message &cpids= 0882da45. Attachment F