HomeMy WebLinkAboutSDP201000067 Legacy Document 2010-10-15 (3)COUNTY OF ALBEMARLE
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FACILITIES DEVELOPMENT
MEMORANDUM
TO: Gerald Gatubo, Principal Planner
FROM: Ron Lilley, Senior Project Managere�,
DATE: September 10, 2010
SUBJECT: Pantops Fire Station
Critical Slopes Waiver Request
This is to request a waiver of the Critical Slopes grading restrictions for the area of critical slopes shown as
impacted by the Pantops Fire Station on SDP 2010 -067.
The waiver involves TMP 78 -31, which is approximately 18 acres, and approximately 50% of the parcel is
critical slopes, primarily natural in origin, but some are man -made, particularly along Peter Jefferson Parkway.
The portion of the site to be developed as a fire- rescue station is approximately 0.8 acres, and approximately
0.2 acres of the developed area is presently critical slopes. The attached drawing depicts the area of
development and the area of critical slopes that would be subject to this waiver.
In accordance with the Zoning Ordinance provisions for such a waiver (Section 4.2.5), this request is in the
category requiring waiver by the Planning Commission rather than their agent. The reason for the waiver and
the particular physical impacts are addressed as follows:
Reason for waiver: The amount of area necessary for the building, vehicle parking, and maneuvering of
expected fire - rescue apparatus is not available on this site without some grading into the hillside at the low end
of the driveway /service lane. Because the grant of this site to the County by Worrell Land Development (Peter
Jefferson Place) is conditioned on using the portion of the site near the existing maintenance shed, primarily to
maintain a reasonable degree of Open Space character to the site, there is no opportunity to configure the
building and parking areas significantly differently.
Physical Impact Assessment:
- The rapid and /or large -scale movement of soil and rock
The two areas of critical slopes to be graded are both at the perimeter of the proposed building
and parking area and would be graded to tie the perimeter of the built -on areas to the existing
slopes. One side would have a new retaining wall up to 6' high to hold the cut slope in place,
and the other would grade the disturbed slopes to approximately 33% (or 3:1), which is
slightly steeper than they currently are in that area.
Attachment B
DU OUTIG '7 M1 9 4"V
Critical Slopes Waiver - Pantops Fire Station
September 10, 2010
Page 2
No blasting or rock removal is proposed or foreseen. The areas that are cut and graded will be
smoothed and finished with grass /vegetation. No significant movement of soil and rock is
expected.
- Excessive stormwater run -off
The two relatively small areas of critical slopes, once graded and established with vegetation
would be expected to reduce stormwater run-off from existing conditions, since the vegetative
cover, smoother grading, and retaining wall will all be acting to slow down runoff and provide
more time for absorption in the soil.
The entire developed area will have stormwater runoff quality and quantity managed with a
stormwater basin.
- Siltation of natural and man -made bodies of water
Hickman's Branch, which runs to the Rivanna River, traverses this site, and the proposed
development is as close as 100' from Hickman's Branch. The proposed development would
apply thorough Erosion and Sediment controls during the construction process, until proper
soil stabilization is established, so no significant erosion should occur, and no siltation of the
stream. As noted above, runoff and movement of soil from the existing critical slopes could
be somewhat reduced once the graded slopes are completely stabilized, and runoff will also be
treated in a basin, so resultant siltation would not occur.
- Loss of aesthetic resources
The small areas of critical slopes that would be affected by this development are obscured by
distance, topography, and an existing maintenance shed from the road and neighboring
properties. Although a small portion of the trees on the slopes would be removed for this
development, new plantings will be provided. This is considered the most suitable balance of
impacts to the critical slopes with impacts to the open space character of the larger parcel,
based on keeping the building and parking area tucked away from clear view from the
adjacent roads.
- Septic effluent impact
None. This site will be served by public water and sewer which will not involve critical
slopes areas.
In summary, no significant negative impacts of grading these small areas of critical slopes are expected,
and the strict application of the critical slopes provisions do not appear to serve public purposes, whereas
granting this waiver would allow for reasonable development of a public safety facility without undue cost.
If you have any questions or require additional information, please do not hesitate to contact me.
Attachments: Small -scale site plan showing critical slopes affected
File: \lilley \pantops fire sta \procurement memo for A -E contract.doc
Attachment B
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Attachment B
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