HomeMy WebLinkAboutSDP201500024 Executive Summary 2015-08-03AGENDA DATE: 9/2/2015
TITLE:
SDP201500024 Albrecht Place — Special Exception
SUBJECT /PROPOSAL /REQUEST: Resolution approving a special exception to waive buffer zone
requirements of County Code § 18- 21.7(c). Rio Magisterial District.
ITEM TYPE: Consent Action Item
STAFF CONTACT(S): Foley, Walker, Davis, Kamptner, Benish, Ray
PRESENTER (S): N/A
LEGAL REVIEW: Yes
REVIEWED BY: Thomas C. Foley
BACKGROUND: A zoning map amendment was approved for Albrecht Place (ZMA201 1 0001 0) on
September 12, 2012 that established an approved Application Plan on 3.398 acres zoned Planned
Development Shopping Center ( "PDSC ") (no change in zoning district) (Attachment A). A Final Site Plan
(SDP 2015 -00024 Albrecht Place) is currently under review and the applicant is requesting a special
exception to waive the prohibition of construction activities within the buffer zone adjacent to residential
districts (Attachment B).
STRATEGIC PLAN: Development Areas: Attract quality employment, commercial, and high density
residential uses into development areas by providing services and infrastructure that encourage
redevelopment and private investment while protecting the quality of neighborhoods.
DISCUSSION: County Code § 18- 21.7(c) states, "no construction activity including grading or clearing of
vegetation shall occur closer than twenty (20) feet to any residential or rural areas district. Screening shall
be provided as required in section 32.7.9. The board of supervisors may waive by special exception the
prohibition of construction activity, grading or the clearing of vegetation in the buffer in a particular case
upon consideration of whether: (i) the developer or subdivider demonstrates that grading or clearing is
necessary or would result in an improved site design; (ii) minimum screening requirements will be satisfied;
and (iii) existing landscaping in excess of minimum requirements is substantially restored'.
The waiver request is for approximately 80 square feet of buffer zone disturbance in the southwest corner
of the site to allow for the installation of a stormwater pipe. The developer has investigated several
alternate designs and believes that this is the best option in terms of minimizing impacts to the buffer zone.
This option is also less intrusive than what was shown on the approved Application Plan (Attachment A).
The plan proposes a fence along the buffer zone line, and supplemental plantings will be installed to
replace those that will be removed. Staff finds that the disturbance within the buffer zone is necessary and
that the proposed fence, the supplemental landscaping, and the remaining existing vegetation will enable
the applicant to meet the minimum screening requirements. Based on the above factors, staff has no
concerns that would cause them to object to the approval of the proposed buffer zone disturbance request.
BUDGET IMPACT: There is no budget impact
RECOMMENDATION:
Staff recommends that the Board adopt the attached Resolution (Attachment C) approving the special
exception to waive the buffer zone requirements of County Code § 18- 21.7(c).
ATTACHMENTS:
Attachment A — Albrecht Place Application Plan
Attachment B — Special Exception Request
Attachment C — Resolution
ZONING MAP AMENDMENT
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Site Section showing proposed buliding completely hidden by Shoppers world
Gaps occur Between buildings currently fronting US 29, offering potential
views of the proposed building. (See photos at right_) The northeast corner
of the proposed budding will be within 500 feet of the US 29 Entrance Corridor
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Photo k This m the only gap between buildings, where U5 29 passes within
500 feet of the grope5ed trudding. The photograph has been altered to reflect
Ithe proposed clearing and new Construction.
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Photo B: Southbound travelers on US :1� will have a brief view of the send of
the proposed building from this location, appraximately, 654 feet away (visible
"Vond the roof of the pet boardiflo facll* on gerkmar Drive.)
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PROPERTY. THE APPLICANT FOR
ALBRECHT PLACE ZMA 15 NOT ABLE TO MODI'll -' Tilly i'A7ERN IN ANY WAY.
ATTACHMENT U
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TERRA CONCEPTS, PC
2046 ROCK QUARRY ROAD
LOUISA, VIRGINIA 23093
11 June 2015
Mrs. Ellie Ray
Albemarle County
401 McIntire Road
Charlottesville, Virginia 22902
RE: SDP2015 -00024 Albrecht Place; Request for Waiver / Special Exception (21.7.c)
Dear Ellie:
As you are aware we have been working diligently seeking a solution for the stormwater outfall for this
project. The subject property has imposed upon it a 20' -wide buffer along two of its four sides. Along one
of these sides, immediately adjacent to, and just beyond the boundary limits,.resides a very wide, riprap-
armored trapezoidal drainage channel into which many upstream properties contribute runoff. Presently,
roughly half of the subject site in its undeveloped state also contributes runoff to this channel. Once
developed, the subject site needs to continue directing a portion of its managed runoff to this channel.
Over the past several years we have dealt with a total of three adjacent landowners seeking an easement
for a short run of storm pipe that would cross this buffer and outfall into the channel. Only now do we feel
that we have both an engineered solution as well as an easement agreement being finalized between the
owner of the subject site and one of the adjacent landowners, but we still require a waiver from Albemarle
County to make this solution viable.
What we are currently proposing on our site plan represents the most expensive solution, but it is also the
least intrusive solution with regard to its impact on the 20' buffer. In fact, we have exhausted all other
options in terms of infrastructure alignment such that what we are now proposing is our only viable
alternative. We are only crossing a small corner of the buffer where it terminates adjacent to the 29th
Place shopping center. The point of crossing is close to the edge of existing pavement behind the
shopping center and at the end of where an existing chain -link fence resides. No noteworthy trees exist In
this area. A shallow 2' -3' -wide ditch roughly 15' long will be dug across the corner of the buffer and a 15
diameter drainage pipe installed. The soil will be immediately replaced and the area restored to its prior
vegetative state. We estimate that 80 square feet of buffer will be impacted
I'm not sure what else can be said in terms of describing the request and what we have done to arrive at
a solution that is acceptable to both an adjacent landowner and the County. I feel that our client is in a
position of hardship at this juncture and with the only viable engineering solution being what we currently
propose, we hope that this request will be deemed acceptable.
Please let me know if you have need for any further information or justification.
Sincerely,
Mark E. Keller, LLA
xc: Sue Albrecht, Alan Franklin
attachments: graphic exhibit
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RESOLUTION TO APPROVE SPECIAL EXCEPTION
FOR SDP 2015 -00024 ALBRECHT PLACE
WHEREAS, Anvince Land Trust (the "Owner) is the owner of Tax Map and Parcel Number
061 MO -00 -12 -001 EO (the "Property "); and
WHEREAS, the Owner filed a request for a special exception in conjunction with SDP 2015-
00024, Albrecht Place, to waive the buffer zone requirement of County Code § 18- 21.7(c) to allow
the disturbance of 80 square feet of the buffer zone in the southwest corner of the Property to allow
for the installation of a stormwater pipe.
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the
executive summary prepared in conjunction with the application and its supporting analysis, and all
of the factors relevant to the special exception in Albemarle County Code §§ 18- 21.7(c) and 18 -33.9,
the Albemarle County Board of Supervisors hereby approves the special exception to waive the
buffer zone requirements of County Code § 18- 21.7(c) to allow the disturbance of 80 square feet of
the buffer zone in the southwest corner of the Property as shown on the schematic drawing attached
hereto.
1, Ella W. Jordan, do hereby certify that the foregoing writing is a true and correct copy of a
Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of six
to zero, as recorded below, at a meeting held on September 2, 2015.
W
Cler t, oard f Opunty Supervisors
Aye Nay
Mr. Boyd
Y
Ms. Dittmar
Y
Ms. Mallek
Y
Ms. McKee)
Y_
Ms. Palmer
Y
Mr. Sheffield
Y