HomeMy WebLinkAboutSUB200800287 Legacy Document 2010-10-15 (2)TERRA ENGINEERING
AND 2374 STUARTS DRAFT HIGHWAY, STUARTs DRAFT, VA 24477
LAND SOLUTIONS, PC PH. (540) 337 -4591 FAX (540) 337 -5291
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June 16, 2010
Ms. Summer Frederick
County of Albemarle
Department of Planning
401 McIntire Road
Charlottesville VA 22902
RE: Fontana Phase 4C; Waiver of critical slopes
0
Dear Summer: 0 `,g� �
Full reference iLade a approved ZMA 2004 -118 proffered plan and the current Preliminary Plat.
At staff's reque ing approval of the proffered plan, certain areas of the rezoning were field
surveyed, wher ction sloe dirt iles /jeep trails /critical slopes existed. The County Ordinance
doesn't differentiate between manmade and natural critical slopes. However, to summarize, we have
computed the total area of Phase 4C, the total area of critical slopes, the critical slopes created due to
past construction and the balance. Phase 4C consist of 17.2 acres, the total area of critical slope is
computed to be approximately 2.4 acres (14 %), the constructed critical slopes approximately 0.7 acres
(4 %) and the critical slope balance approximately 1.7 acres (10 %). The balance includes areas where
utility construction for stormwater management, trail construction for pedestrian interconnectivity,
utilities and lot grading is proposed where no reasonable alternative location or alignment exists. The
constructed critical slopes (0.7 acres) were created with plans previously approved by the County.
As provided in County Ordinance Section 14 -304, Request for Critical Slopes Waiver, the applicant is
hereby requesting a waiver of critical slopes in accordance with Zoning Ordinance section 4.2.5.
The justification is as follows:
1. Strict application of the critical slope clause in this case is not expected to forward the purposes
of Chapter 18, will not jeopardize public health safety or welfare, and due to the shape of the
residual parcels, alternative layouts would not satisfy Section 4.2 to at least an equivalent degree.
Other layouts were reviewed by County staff which preceded the approved ZMA 2004 -118
proffered plan.
2. The layout anticipates ultimate development of the rezoned areas to the desired densities using
houses similar to built sections of Fontana. Due to the size, shape, topography and location of
the rezoned areas, the requirements of Section 4.2 would unreasonably restrict the use of the
property. A waiver would not be going against sound engineering practice, the orderly
development of the area or adjacent properties and would not be detrimental to public health,
safety and welfare.
3. Granting the waiver would serve a public purpose interest of greater importance than the strict
application of 4.2.
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Ms. Summer Frederick
June 16, 2010
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4. About 1/3 of the critical slopes were created by previous road, house and other construction
activities, including a temporary borrow area.
We have addressed each of the five concerns of the Zoning Ordinance given in section 18 -4.2 as
follows:
(1) rapid and/or large -scale movement of soil and rock;
Describe how disturbed and constructed slopes will be built, drained, and
stabilized to prevent the possibility of soil or rock movement, or slope
failure.
Disturbed and constructed slopes will be built as proposed on the grading plan shown on the Preliminary
Plat or later revised and approved by engineering. The slopes are proposed to be seeded with lawn for
3:1 slopes or with permanent low- maintenance non - grassed material for 2:1 slopes. In addition, certain
yard drains with a pipe drainage system for lots north of Brunello Court is to be employed to reduce
surface flows. Although piped systems are no possible or practical on all lots sloping north, ground
cover appropriate to the degree of slope will be sufficient to stabilize the slopes along with slope
blankets were additional measures are advisable and are to be approved by engineering.
(2) excessive stormwater run -off;
Describe how stormwater runoff is treated, and how excessive runoff is
prevented from running onto or off of slopes.
Stormwater management basins will capture post - development runoff and grassed lawn areas will
reduce runoff volume. Other measures include rock check dams to prevent rutting from concentrated
flow areas and soil stabilization mats for general slope stability. Also were possible along Brunello,
driveways are sloped towards the street where water is collected in the gutter pan.
(3) siltation of natural and man -made bodies of water;
Describe how erosion and sediment control will be achieved. Large slopes
should have benches, diversions or extra stabilization measures, and the
toe of the slope should be off -set from neighbors or property lines to allow
the construction of sediment trapping measures.
Appropriate erosion and sediment control measures including, but not limited to, a combination of
drainage diversions, slit traps, silt fence and a sediment basin will be employed. Further, a low -
maintenance non -grass groundcover is proposed on slopes steeper than 3:1.
(4) loss of aesthetic resource;
Provide photos. Indicate the visibility from neighbors or roadways.
Describe any adjacent or on -site areas identified as resources or
preservation areas in the Master Plan, if applicable, and the Open Space
Plan. Describe any impacts to views from historic or cultural resources,
such as Monticello.
The natural critical slope areas largely lie on the north side of the east/west ridge and are not visible
from Monticello from the south. From Lake Ridge, the critical slopes will remain hidden by mature
vegetation just north of Fontana/Lake Ridge property line.
(S) and in the event of septic system failure, a greater travel distance of septic
effluent.
Describe measures taken to construct septic systems above and beyond
traditional drainfield installation. Indicate the distance downhill to water
features or neighboring property. Indicate the measures available to
relocate drainfields, or prevent failure. If your site will receive public
Attachment B
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Ms. Summer Frederick
June 16, 2010
Page 3 of 3
sewer, and this is not a concern, please state this. This site will utilize public sewer.
We respectfully request that the planning commission provide a waiver for critical slopes to allow
completion of the development as planned and in accordance with the approved ZMA 2004 -118
proffered plan.
Sirtcerely,
Steven L. Driver, E, LS
Terra Engineering and Land Solutions, PC
cc: Tony Nichols
PLANNING +CIVIL ENGINEERING,, LAND SURVEYING
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Attachment 13