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HomeMy WebLinkAboutSUB201000156 Staff Report 2011-01-25y� J IhY�4i31'' ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SUB2010 -156 Willow Lake View - Staff: Summer Frederick, Senior Planner and Max Critical Slopes Waiver Greene, Engineer Planning Commission Public Hearing: January 25, Board of Supervisors Hearing: 2011 Not applicable Owners: BD LAND PROPERTIES, LLC Applicant: Brian Smith, PE Acreage: 7.40 acres Rezone from: Not applicable Special Use Permit for: Not applicable TMP: Tax Map 77E1, Section 1, Parcels 17, B, and By -right use: R4- Residential C; Tax Map 77E1, Section 2, Parcel A Location: Southeast side of Willow Lake Drive, approximately one quarter mile from its intersection with Route 20S. Magisterial District: Scottsville Proffers /Conditions: N/A Requested # of Lots: 10 DA— X RA — Proposal: To create ten (10) residential lots, and Comp. Plan Designation: Neighborhood Density in Urban one (1) Common Area lot, including a request to Area 4 waive requirements found in Sec. 18 -4.2 to allow for disturbance, and the location of a building site within area of critical slopes. Character of Property: Undeveloped wooded Use of Surrounding Properties: Single- family attached and open acreage. and single - family detached residential, wooded. Factors Unfavorable: Factors Favorable: 1. Further subdivision of the parcels remains 1. The property is in the County's feasible without the granting of the waiver. Development Areas, and has appropriate 2. The applicant has not provided any information zoning to allow for the creation of the addressing possible erosion and sediment control proposed single - family residential lots. issues that may arise as a result of the disturbance of critical slopes. RECOMMENDATION: Staff believes unfavorable factors outweigh favorable and therefore staff recommends denial of this waiver. However, if the Planning Commission chooses to approve the waiver request, staff recommends the following conditions: RECOMMENDED CONDITIONS: 1. The applicant provide an overlot grading plan, to be approved by the County Engineer prior to the approval of the preliminary plat. 2. A letter of intent be submitted for any off -site easements necessary to complete any future development on the proposed lots prior to the approval of the preliminary plat. STAFF PERSON: Summer Frederick, Senior Planner and Max Greene, Engineer PLANNING COMMISSION: January 25, 2011 AGENDA TITLE: SUB2010 -156 Willow Lake View - Critical Slopes Waiver APPLICANT: Brian Smith, PE PROPERTY OWNER(S): BD LAND PROPERTIES, LLC APPLICANT'S PROPOSAL: The applicant purposes to create ten (10) lots for single - family attached and single - family detached units. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Neighborhood Density in Urban Area 4. REASON FOR PLANNING COMMISSION REVIEW: Sec. 18 -4.2.1 requires building sites be located out of critical slopes. Nine (9) of the ten (10) lots purposed by the applicant contain critical slopes, with three (3) of those having critical slopes over the majority of the lot. Sec. 18- 4.2.5(a) allows the Commission to modify or waive the requirements found in Sec. 18- 4.2.1. PLANNING AND ZONING HISTORY: ZMA1984 -1 Willow Lake Developers, Inc — Request to rezone 47.62 acres from R -1 Residential to R -4 Residential. Approved 04.18.1984 SUB1990 -14 Willow Lake Phase II Preliminary — Request create 16 single - family residential lots. Approved 08.14.1990 SUB1990 -104 Willow Lake Phase II Final — Request to create sixteen (16) single - family residential lots. Approved 05.24.1991 SUB1998 -276 Willow Lake Preliminary Plat — Proposal to create twenty -two (22) residential lots, to be served by anew street. Denied 12.22.1998. SUB1999 -16 Willow Lake Townhomes, Blocks S -Y Preliminary — Proposal to create twenty -six (26) single - family attached residential lots, to be served by a new street. Application includes a request to waive requirements and restrictions found in Sec. 18 -4.2 to allow for disturbance of critical slopes, and a request to approve a private road in accord with Sec. 14 -232. Indefinitely deferred 02.17.1999. CRITICAL SLOPES MODIFICATION: The request for a modification has been reviewed for both the Engineering and Planning aspects of the critical slopes regulations. Sec. 18 -4.2.1 requires each new lot created include a building site free of critical slopes, and Sec. 18- 4.2.3.2 restricts earth - disturbing activity on critical slopes. Sec. 18- 4.2.5(a) allows the Planning Commission to waive these requirements. The applicant has submitted a request and justification for the waiver [Attachment A], and staff has analyzed this request to address the provisions of the ordinance. Critical slopes cover approximately 3.6 acres, or approximately 50% percent of the site. The requested critical slopes are mostly naturally- occurring. Some slopes may have been created as part of Willow Lake Drive construction. 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." A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of Section 4.2.5. This section requires a two part analysis. Section 4.2.5(a)(1 -2) is a review of the technical performance Da standards. If these technical standards are not met the disturbance of critical slopes cannot be approved by the Planning Commission. If these technical standards are met the Planning Commission may then consider the disturbance of critical slopes. The criteria for the Planning Commission's review of the disturbance of critical slopes are found in Section 4.2.5(a)(3). Staff presents the analysis of the request to disturb critical slopes in two parts. PART I REVIEW OF REQUIREMENTS OF SECTION 4.2.5: Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.1. The following comments by Staff address the provisions of Section 4.2.5(a): County Engineer's review of the technical performance standards: Description of critical slope area and proposed disturbance: This is a slope leading to an existing pond on adjacent parcel. The applicant is proposing to subdivide the property along the existing Subdivision road. There is no land disturbance proposed with this division. Disturbances will be created when building permits are issued. Areas Acres Total site 7.4 acres approximately Critical slopes 3.6 approximately 50% of site Critical slopes disturbed 0.0 0% of critical slopes* *The applicant is not currently proposing to disturb any critical slopes, as this application is for a subdivision plat. 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: Building permits will require an E &SC "in lieu of" grading permit agreement promising that the owner will follow the State requirements for erosion and sediment control. "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 reduced in this area, as the slopes will be eliminated. "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" This area is visible from the roads and houses in the neighborhood. Some of the slopes were created with the road construction. "septic effluent" This neighborhood is serviced by public sewer. Based on the review above, engineering recommends an over -lot grading plan to protect the adjacent property owners' pond. PART II Current Development Planning Staff's review: Section 4.2.5(a)(3): 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 be 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; Strict application of the requirements of section 4.2 would require building sites to be located out of critical slopes, and does not allow for disturbance of critical slopes. The original parcels contain a large number of critical slopes (approximately 50% of the property is critical slopes) [Attachment B], making it impossible to provide for conforming building sites on three (3) of the proposed lots, and impossible to access areas outside of critical slopes without disturbing critical slopes on nine (9) of the proposed lots. B. Alternatives proposed by the developer or subdivider would satisfy the intent and purposes of section 4.2 to at least an equivalent degree, No alternatives have been proposed by the subdivider. 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 Although the property is approximately 50% critical slopes, prohibiting the disturbance of critical slopes, or requiring the location of building sites to conform to ordinance requirements would not render the property unusable for residential purposes. Such requirements and restrictions might reduce the number of lots created, however a subdivision to accommodate single - family residential lots would remain feasible. While erosion and sediment control measures would be required with any building permit issued for development of the proposed lots, there is concern that such development would introduce additional runoff and subsequent siltation to the nearby lake, located on an immediately adjacent parcel below the critical slopes. The lake is on a parcel owned and maintained by the Willow Lake Homeowners Association. Approving the waiver would not be detrimental to the orderly development of the area. 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. This property is located within the County's Development Area 4, and is zoned for medium density residential development. The Comprehensive Plan landuse recommendation is for Neighborhood Density Residential, which promotes three (3) to six (6) units per acre. Due to its topography (approximately 50% critical slopes), it would be very difficult to use this property to its maximum capacity. 4 SUMMARY AND RECOMMENDATION: Staff review has resulted in both favorable and unfavorable findings: Favorable factors: 1. The property is in the County's Development Areas, and has appropriate zoning to allow for the creation of the proposed single - family residential lots. Unfavorable factors: 1. Further subdivision of the parcels remains feasible without the granting of the waiver. 2. The applicant has not provided any information addressing possible erosion and sediment control issues that may arise as a result of the disturbance of critical slopes. Staff opinion is that the unfavorable factors outweigh the favorable factors and therefore staff recommends denial of this waiver. However, if the Planning Commission chooses to approve the waiver request, staff recommends the following conditions: RECOMMENDED CONDITIONS: 1. The applicant provide an overlot grading plan, to be approved by the County Engineer prior to the approval of the preliminary plat. 2. A letter of intent be submitted for any off -site easements necessary to complete any future development on the proposed lots prior to the approval of the preliminary plat. ATTACHMENTS: A. Request for Wavier B. Vicinity map with critical slopes C. Proposed subdivision plat BRIAN P.SMITH,PE CIVIL ENGINEERING,INC 105 WEST HIGH STREET CHARLOTTESVILLE,VA 22902-5018 PHONE (434)296-3644 FAx (434)296-2041 bpspe@embarqmail.com October 22,2010 Mr. Bill Fritz County of Albemarle Zoning&Community Development 401 McIntire Road Charlottesville,VA 22902 RE: Willow Lake View Critical Slopes Waiver Request Dear Bill, Presently under consideration is a preliminary subdivision plat on R4 zoned property in the Willow Lake Subdivision area. These tracts of land along Willow Lake Drive are described as TMP 77E1- 01-00-01700,TMP 77E 1-01-00-000B0, TMP 77E 1-01-00-00000 and TMP 77E 1-02-00-000A0. All but parcel 17 have critical slopes associated with them as defined by the Albemarle County Zoning Ordinance.Please refer to the attached Preliminary Subdivision Plat for a pictorial view of these slopes. Building sites can be selected to either avoid or minimize the disturbance of critical slopes. Below are my thoughts with regard to the concerns listed in Section 4.2.5.a.1 of the Code entitled Request. Concern 1: "Rapid and/or large-scale movement of soil and rock" It is recognized the development on slopes are at a greater risk of soil movement than on flat terrain, especially during the crucial construction stage. Presumably,this project is not large enough to mandate an Erosion& Sediment Control Plan as each lot most likely will be developed independently. However, as a minimum,the County requires an Erosion& Sediment Control Agreement with the builder when the building permit is issued. This agreement mandates the site to be protected with adequate erosion control during construction as the standards in the State Handbook are to be followed. Concern 2: "Excessive stormwater run-off" Continued protection of our streams and environment are more important now than ever before. Currently in place just below this development is an existing lake that will provide water quality GOLF COURSE DESIGN • ENGINEERING • SITE DESIGN • LAND ATTACHMENT A Bill Fritz WILLOW LAKE VIEW October 22, 2010 Page 2 and detention. Further,by building near Willow Lake Drive,the runoff will be encouraged to infiltrate the soil prior to reaching the lake and eventually Cow Branch. Concern 3: "Siltation of natural and man-made bodies of water" Siltation has its greatest risk to bodies of water during the short window of construction. After the vegetation grow-in period this risk is lessened with each passing year. Erosion control methods installed and managed by the contractor and reviewed and inspected by government entities will minimize the potential for erosion. In addition, if inspections discover challenges during construction, additional controls can be implemented. These controls will only be removed after the area is well established. Concern 4" "Loss of aesthetic resource" For some,the disturbance of critical slopes could be seen as a loss of aesthetic resources in many situations. But, for this particular project, one might consider a now versus later view from Willow Lake Drive with aesthetics in mind. Merriam-Webster defines aesthetic as pleasing in appearance, appreciative of,responsive to, or zealous about the beautiful. The parcels under review are limited to the woods on the hillside just east of the existing drive. These woods are a mixture of various deciduous and evergreen trees. Some are healthy. Some are not. The majority of the critical slopes extend behind the existing residential homes in the common area where there are not any plans for development. Only a small portion of this vegetation will be removed to build homes.For the most part these trees will be undisturbed thus maintaining a pleasing view from the road. Concern 5: "In the event of septic system failure, a greater travel distance of septic effluent, all of which constitute potential dangers to the public health, safety and/or welfare" The new homes will be on public sewer. I hope this information is helpful in your review. Please don't hesitate to contact me if you have any questions or comments. Sincerely, Brian P. Smith,PE President Attachment Cc: Mr. James Bonner Account ID:10-004-00/critical slopes waiver request BRIAN P. 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' '�4' - / I ``'�,..) 77E1-01-0Q-1 � _�.,�..,.�.. /-.77E1�01-OB-2 77E101NN-3 77E -O�P� '� 1188�77E1-01--1 !?E9`1p8 i7�E01NN2r ` cQ =77E1-01-0A- 7E1 ,OVA-1I 77E1 O1-N-1/ -,,,,,. ,, v. 77E1-01- A-1 `� C `^7,7E1-01 A2 Mp`PLy�E �• �b - rtA G 77E1-01--C 2 91-2 �'A to iiikiik?7E1-02--1 " ,� 77E1-02--A1 M.R w- 77E1-02--2Mew 4bD 0 O 77E1-023141b Stream '1420 77E1=02--4 1440'.,\ 77E1 02--1' ��� a 71E1162-- 1425 1400 YY j 1450 �W ..� - 77E102«6 `77E1-02--17 77E1-01--A 77E1 0 7 s,' 1445 1 5 1460 ,/ 77E170 --8 7,1E1-112--12, s.N' 1470i \1455 '7E1 02-9 77.E1 02 1.3 y 1465, e 4bO 1475 77E1 02--14 Cr� r 1485,77E1-02 15 ���' \ \ 77E1-01--B • pj1 �„,4z,, 1-, r GIS-Web N � r E1-02--16 m �.� Cf1 a 'r Geographic Data Services �3J www.albemarle.org y - ''7E1-02--A ' ., i (434)296-5832 139 91-29 ', T gym. el- �138b O n 1370912C5 Y' {`u� r „384' ;1360 �� h,. I t1374'' ,;' n CO � ,,,• .1364' 7b, 91-7 0 200 Feet N ;r 385 \� - ii)7 r Display Purposes Only•Aerial Imagery from the Commonwealth of Virginia and Other Sources January 18,2011 • _ L L�. LAKE VIEW PPELIMI APV SUBDIVISION P I DATE TM?77E1-01-00-01700, TMP 77E1-01-00-00080, IMP 77E1-01-00-00000 & TMP 77E1-02-00-000A0 NoTEs SCOTTSVILLE MAGISTERIAL DISTRICT REVISIONS 1,Parcels 17.A1-2,C l-8,and the residue of TMP 77E1-01i'(Yll10 each contain a building site that complies with section 4.2.1 ALBEMARLE COUNTY,VIRGINIA of the Albemarle County toning Ordinance 2.Under the current R4 wrong classification parcels 17,A1-2.CI and C3-5 may not be further divided. 3 Under the current R4:.ornng c:asslticctlon oaroea C2.C7-8 and B may be further divided. OWNER 4 Instruments that created the properly for subdivision. TMP/7E 1-01.00 017(N):D8 1512,P 2)4 BD Land 1'ropeoo LLC =�- ,,,,. .. IMP 77E i-01-0O.00080:DH 1118,P 213 4630 Hamner Road ; , <� TMP 77E1 of-oo(xxx o:Ds 1118,P21s Charlottesville,VA 22903 ti .Fryr IMP 77Et-02-CO D8 1222 P 450 `� y f 5.Places of burial:none TYPICAL BUILDING$118 FOO1W21M 6.Inning:R4,residential n> x• :ix (=, r') •M r , / `\ Airport impact area:IMF 77E1-01-Cf?-017W FroN poperty Imo MCa - r,��,• - ;ram _ IMP 77Ei-01-00.00050 Y IMP 77E1-01-Ct}003C0 setback Ines 'IMP 77E1-02-G0t)CYtAO ,e A. H. Entrance corridor. TMP 77E1-01-17 -! 71 0 r--- ,z IMP 77E7-0i-8 $T4 I' n DENOTES CRfiti,Al SLOPES • ,� L- LAKE VIEW_ C� WILLCW VI 7.These properties are not I.1 a reservoir watershed or on agricultural-torestol district. X CL 8.the stream buffer shown hereon shall be managed In accordance with the Albemarle County Water Protection Ordinance Nt L'a '"- - --"---- --'� % `Mfd�"'' •1� CL 9 Topography crta adloiMing lot Inromlation was obtained from Alberimrle County GIS data.Subieat property fines from a plat _ t '� &,,"•'.: _ provided by the client.No warranty is provided for the accuracy of the property lines or other data.Information compiled by v Roger Ray&Associates,Inc.and Sierra View Mapping. Ram erePretYMre • ' • LLi - --.i..._ - - _. ..' _ NEW PROPEOly ITff- r - -� v - r , ! r'x ol-)0 sinhie rvrrstp t10neR 1 i ' /• `' ,.Y - : -� i � II Y r 1 sings MM./ i ( -'- ; f ! -`! - uz3A i f. . • I 1 i /1CC f - I I _ I I N I4.• .. VIC MAP J / -� I r ; r __ _.-, i _. _ • !i • •• • j - NEW PEDESTRIAN ACCESS EASEMENr70 THE \ .•. _ 1� 1 ,� I_ \ r I i _ I.- If ! " COMMON AREA-0.02 apes '' \\ .-i .. :! -- -, - 17 I -E050NG tK%AC)ARY ONE J F haaTrlatttrrT O r ._ I ! 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I ''/ ' rxx { \ DWG.NAME' ,,t,a r4Ff - i T � Pre'.subd.plat.' '- - ; .• 1s `- .....- SHEET/ _ w N. • Attachments C