HomeMy WebLinkAboutSDP201000054 Legacy Document 2010-09-15 (2)REQUEST FOR WAIVER OF REGULATION
Applicants hereby request waiver of Section 4.2.3.2 of Chapter 18, Albemarle County Code (the "critical slopes
requirement ") to the extent and for the reasons set forth hereinafter.
Applicants specifically request waiver of the critical slopes requirement sufficient to permit construction of a home
substantially as set forth in Applicants' building permit application B2010- 0964 -SF.
A. Summary of Facts and Arguments
The only substantial area of the subject property free of critical slopes lies within a drainage channel unsuitable for
siting a septic system. Any use of the property for residential purposes would require siting of the necessary septic system
on critical slopes.
The property's unusual topography and drainage features also make location of a dwelling structure within the area
free of critical slopes impossible without substantial negative effects contrary to the intent and purposes of the Zoning
Ordinance and the Comprehensive Plan. These negative effects would include extensive cutting, grading, and filling within
the drainage channel, consequent negative impacts on the natural drainage system serving the parcel and nearby parcels, and
unavoidable risk of water infiltration or flooding for the dwelling structure so located.
Therefore, construction substantially as indicated in Applicants' pending construction permit application would
advance the objectives of the Zoning Ordinance and the Comprehensive Plan more effectively than would strict application
of the critical slopes requirement.
B. Background
Albemarle County Tax Map Parcel 88 -14A ( "the parcel ") comprises 2.00 acres in an irregular, north -south strip
accessed by Red Hill Heights, a private road connecting to Red Hill Depot Road (VR 642). (See Exh. 1,-Vicinity Map and
Location Map.) An access casement with existing paved roadway burdens the parcel substantially along the eastern border
thereof.
Critical slopes cover roughly three- fourths of the parcel. The northern two- thirds of the land slopes downward
generally from north to south, while the southern third follows a contrary slope downward generally from west to east. (See
Exh. 2, Topographical Map.) These countering slopes intersect in a drainage swale that channels runoff from the northern
portion of the parcel, as well as from adjacent uphill lands, downward to the southeastern corner of-the parcel. Except for
small, isolated patches, the only area of the parcel free of critical slopes is the southeastern quadrant to which runoff from
the uphill areas drains. (See Exh. -3, Drainage Swale and Runoff Concentration.)
Applicants purchased the parcel in 2002 and bwn it in fee simple: They selected it for its proximity to medical
— services - -in- the- C- harlottesville -area -and for - its - relative - affordability: Community- Housing- Partners- LLC-; -a non= profit -- --
community development company based in Christiansburg, has agreed in principle to construct a small, energy-efficient,
affordable, and wheelchair - accessible home on the parcel. The proposed home would comprise about 1,023 gross square
feet; would rest on a concrete block foundation, and would have access to the existing paved road by a short gravel.
driveway. (See Exh. 4, Site Plan [excerpted from drawing sheet T01 of building permit application].)
Applicants have resided in Albemarle County since 2000, when they returned to the Charlottesville area after her
advancing disability forced Applicant Byrne to retire from federal civil service. She suffers severe disability from
progressive multiple sclerosis and requires substantially continuous assistance from Applicant Ourada to carry out her
activities of daily living. Applicants married at the University of Virginia Chapel in 1993, but they have no children.
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C. Investigation of Potential Home Sites.
Applicants obtained a topographical survey (merged with county GIS data in map of Exh. 1) to identify areas free
of critical slopes. A subsequent site visit by representatives of the Thomas Jefferson Health District established that the
southeastern quadrant, the only area free of critical slopes, should not be used for a septic.system. -(See Exh. 5, Health
Department E -mail Opinion.) An incorrect inference by Applicants led them to assume that their application to construct
both house and septic system on critical slopes would receive zoning approval. Hence, they filed application papers now
identified as Building Permit Application B2010- 0964 -SF.
Recent communications with county staff members have indicated that construction of a house on critical slopes
would require a waiver approved by the Planning Commission. Applicants therefore engaged an engineering consultant to
assess the feasibility of pumping septic effluent from a house located in the area free of critical slopes up to a drain field
located higher on the parcel. The engineering firm also evaluated potential risks associated with construction within the
drainage area on the southeast quadrant of the parcel. (See Exh. 6, Opinion Letter from Old Dominion Engineering.)
D. Proposed Findings and Supporting Arguments.
1. Strict application of the requirements of Section 4.2 would not .forward the purposes of Chapter 18 or otherwise serve the
public health, safety, or welfare.
Applicants respectfully assert that strict application of the critical slopes requirement in the present case would
contravene the purposes of Chapter 18. The only portion of the parcel with adequate land area and free of critical slopes lies
within a drainage channel. Construction there would subject the property to increased risk of infiltration issues including
flooding, contrary to Sections 1.4.1 and 1.4.6 of Chapter 18. (See Exh. 6, paragraph .2, item 3.) Such construction would
also violate the critical slopes standards set forth in the Comprehensive Plan by requiring construction of berms, ditches,
and other drainage diversion measures within the drainage channel. (See Natural Resources and Cultural Assets Component
of Comprehensive Plan at 107; see Exh. 6, paragraph 2, item 2.)
Strict application of Section 4.2 would not otherwise serve the public health, safety, or welfare because these
public interests would be served equally well by Applicants' proposed construction.
2. Waiver of Section 4.2 to the extent requested hereinabove would satisfy the intent and purposes of that section to at least
an equivalent degree.
Applicants direct attention to the expert opinion set forth in Exh. 6: "The construction site located in a drainage
Swale would cause more siltation than a site located on the critical slope due to a the [sic] increased runoff volume through
the site during precipitation events." Note that the drainage channel through the southeast quadrant of the parcel channels
drainage from the rest of the parcel, as well as from adjacent parcels. Disturbance of soils in the drainage channel would
therefore expose bare soils to substantially greater runoff volumes than would occur from disturbance of soils at Applicants'
requested construction site on critical slopes. Increased soil erosion, sedimentation, and water pollution would result from
strict application of Section 4.2, as compared with the alternative proposed in Applicants' building permit application. Such
significant septic disposal problems would result from construction in the drainage channel that Virginia Department of
Health regulations prohibit doing so. (See Exh. 6, paragraph 1; see also Exh. 5.)
-- -3. Due -to- the - property's- unusual- topography- and- dr- ainage features, — prohibiting- the - disturbance- of - critical- slopes - would
effectively prohibit use of the property.
The subject parcel arose through a family subdivision in 1996. (See Deed Book 1567, pages 016A -B.) For many
years a manufactured home (single -wide trailer) occupied the parcel, although by 2002 it had become uninhabitable. The
parcel therefore constitutes land previously developed for residential use.
As noted above, Virginia Department of Health regulations prohibit location of septic systems in areas such as the
drainage channel within which the southeast quadrant of the parcel lies. Prohibiting construction of a septic system on
critical slopes in the present case would therefore effectively prohibit use of the parcel for its established use as a residential
lot.
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4. Due to the property's unusual topography and drainage features, prohibiting disturbance of critical slopes for
construction of a dwelling structure would unreasonably restrict use of the property.
Location of a house within the drainage channel of the southeast quadrant would subject the property to increased
risk of water infiltration issues including crawlspace wetness, mold, and flooding. (See Exh. 6, paragraph .2, item 3.) Also,
location of a house in the drainage channel and the septic system on critical slopes would necessitate pumping of effluent
from the septic tank to a remote leach field at least 200 feet away. (See Exh. 7, Private Well Construction Permit.) These
disadvantages would impose unreasonable hardships on the occupants of a house so constructed.
E. Mitigation of Negative Impacts on Public Health, Safety, and Welfare.
If the requested waiver is granted, Applicants will address the public health, safety, and welfare factors of Section
4.2 through the following measures.
1. Rapid or large -scale movement of soil and rock:
Applicants' general contractor, Community Housing Partners, will implement standard erosion and sediment
control measures as set forth in the Virginia Erosion and Sediment Control Handbook and Virginia erosion and sediment
control regulations. (See Exh. 8, Standard Erosion & Sediment Control Notes [excerpted from drawing sheet T01 of
Applicants' building permit application].) Applicants expect that any areas of exposed soil or rocks will receive temporary
stabilization by standard measures, such as application of landscaping fabric. Applicants will ensure long -term slope
stability by careful planting of native groundcover and woody perennial plants, or non - invasive perennials and shrubs, to
.provide vegetative stabilization.
2. Excessive stormwater runoff:
The proposed construction plan will minimize stormwater runoff by specifying only permeable materials (gravel or
equivalent) for driveway and parking_ area surfaces. (The only deviation from this standard would be a small concrete pad
to facilitate loading of Applicant Byrne's wheelchair into and out of Applicants' wheelchair lift van.) Applicants also intend
to employ rainwater harvesting measures to capture rainwater from roof areas. Suitable landscape plantings, including
native perennial groundcovers, will ensure minimal stormwater runoff from landscaped areas.
3. Siltation of natural and man -made bodies of water:
As noted in 1. above, Applicants' general contractor will employ standard erosion control measures suitable to the
specific conditions of the proposed construction. Applicants further note that Community Housing Partners employs two
Virginia - certified land disturbance specialists to monitor land disturbance activities. After construction, Applicants will
utilize native groundcovers and other suitable plantings to stabilize soils and prevent silt runoff.
4. Loss of aesthetic resource:
The subject parcel does not provide aesthetic views from public roadways or other public spaces. Applicants will
install outdoor lighting with due regard for preventing unnecessary light pollution at night. Slopes on the parcel and
adjacent parcels rise behind the proposed home site, so no daylighting effect will result from the proposed construction.
Applicants will minimize any effect of the proposed home on views from adjacent parcels by appropriate landscaping
design. Landscape plantings will emphasize native plants, which will effectively blend the landscaped area into
surrounding undisturbed areas. -_ -
5. Travel distance of septic effluent, in the event of septic system failure:
Applicants will mitigate risk to public health from septic system failure by installing an advanced onsite septic
system including an organic -core effluent treatment filter. Such a system has several advantages that will reduce the risk
posed by failure- induced septic effluent travel. First the organic -core effluent treatment filter acts as an effluent post -
digester that substantially reduces the potential pathogenicity of the treated effluent. For example, one manufacturer of peat
moss filters reports that peat moss filtration consistently reduces effluent suspended solids by more than 85% and reduces
fecal coliform concentration by more than 99 %. (See Exh. 9, Eco -Pure Design, Installation and Maintenance Guide at 7.)
The effluent treatment filter of Applicants' proposed system will therefore substantially reduce any risk to public health in
the event of a septic system failure.
Installation of an effective effluent treatment filter will also reduce the risk of septic system failure. First, the filter
reduces the load of suspended solids delivered to the leach field, thereby substantially extending the operational lifetime of
the leach field. Second, the highly treated condition of the filtered effluent allows use of a smaller leach field than a
conventional septic system. The smaller leach field comprises a smaller total length of leach lines and hence less leach
surfaces (infiltrative surfaces) at risk of failure.
F. Conclusion
Applicants respectfully submit that the facts and arguments set forth hereinabove satisfy the requirements for .
modification or waiver established in Section 4.2.5(a) of Chapter 18 of the Albemarle County Code. Those facts and
arguments demonstrate sufficient justification for waiver (or modification) of the critical slope requirement to the extent .
necessary to permit construction of Applicants' home substantially in the manner set forth in their pending application for
building permit. Accordingly, Applicants request that such waiver or modification be promptly GRANTED.
RESPECTFULLY SUBMITTED,
t u��Cl�'� •• \..�VU � I
Norman L. Ourada
Date: T I 100
VV-O�
M. Rose Byrne
Date: 7 ) 2— ZE01 C)
FES
TATIVE AND
NTROL PRACTICES. WILL
iRDING TO MINIMUM
VIRGINIA EROSION AND
:INIA REGULATIONS VR
ITR'" -REGULATIONS.
3E fIFIED ONE WEEK
ERENCE, ONE WEEK
DISTURBING ACTIVITY,
'ECTION.
7ASURES ARE TO BE
' IN CLEARING.
SEDIMENT CONTROL
AT ALL TIMES.
ACTIVITIES IN AREAS
(INCLUDING, BUT NOT
AREAS), THE
NTARY EROSION
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ISTALLATION OF ANY
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S DETERMINED BY THE
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