HomeMy WebLinkAboutSDP201400067 Review Comments 2015-01-27 •
• Christopher Perez
From: Christopher Perez
Sent: Tuesday, January 27, 2015 12:01 PM
To: 'djensen@wwassociates.net'
Cc: Justin Deel
Subject: Lofts at Meadowcreek SDP2014-00067
Attachments: Critical Slope Waiver Areas approved with ZMA2013-1.pdf
David,
Sorry for the delay, I finally had a chance to get into the items you discussed and I offer the following detailed
responses in red, and portions of the ordinance in purple. If you still have questions we can meet and discuss
them.
I hope my detailed responses are adequate and clear.
Hope this helps, give me a call if you have any questions.
Christopher P.Perez Senior Planner
Department of Community Development'County of Albemarle,Virginia
401 McIntire Road'Charlottesville,VA 22902
434.296.5832 ext.3443
From: David Jensen [mailto:djensen@ wwassociates.net]
Sent: Tuesday, January 20, 2015 12:22 PM
To: Christopher Perez
Subject: Lofts at Meadowcreek SDP2014-00067
Good morning Christopher,
I would like to meet with you and go over your comments 18-Steep Slopes, 23 and 25-Lighting, and 29-Bench
Location.
As discussed by phone last week, It is my opinion that this project is not subject to the steep slope ordinance as
the BOS granted a waiver for disturbance of these slopes with ZMA2001300001. I've looked over my
comment on the final site plan pertaining to slopes and do not see how it negatively affects your project. I've
also discussed Engineering's comment on the slopes and the retaining wall as well and they do not see where
this affects this project in a negative way either.
I have pulled the actual Critical Slopes waiver for the project under ZMA2013-1 and notice two areas of Critical
Slopes which were subject to the waiver:
A)the man made critical slopes, labeled as "Critical Slopes appear to be man-made 1,488 SF", all of which
were approved to be eliminated with the waiver in the location of the building. Please label this on your site
plan as also being subject to the critical slopes waiver.
and
B)the second type of critical slopes was the Natural Critical Slopes which were approved to be disturbed with a
limit of 1,403 SF and was labeled as "Limits of Critical Slopes to be disturbed area of Critical Slopes disturbed
= 1,403 SF".
I would label both of these areas as such on the site plan and note that the critical slopes waiver was approved
under ZMA2013-1 which allowed the site to be developed as such per Section 30.7.4(b)(1)(g). Also, please
know that this parcel no longer contains"critical slopes"; it has a combination of both"managed slopes"and"preserved
slopes"based on the approved overlay map. On the site plan show both the managed and preserved slopes as represented
1
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on the approved map and label them accordingly. The proposed disturbance of the preserved slopes is allowed based on
Critical Slopes waiver approved with ZMA201300001 which permitted construction in this area. Additionally,
disturbance of managed slopes is now permitted without a waiver [30.7.3(a)], but regardless you received a Critical
Slopes waiver for this section, please label it and proceed with the development. Regardless,the restriction of retaining
wall heights as described in the Design Standards do not apply to walls as part of the building [Section 30.7.5(a)(3)]. I've
CCed Engineering to assure they are privy to this conversation.
30.7.3 CHARACTERISTICS OF STEEP SLOPES
The characteristics of the steep slopes within the overlay district are as follows:
a.Managed slopes. The characteristics of managed slopes are the following: • - - •:... . . .. •
.• _ .. . • . . • . . .. . - . . , •• .. _, .• •- :,
, . •, - - .. :; .. . - •. . . .. , • . :, - • . . :; •• .. -
residential lots;or(vi)the slopes are shown to be disturbed,or allowed to be disturbed, by a prior county action.
30.7.4 PERMITTED USES
The following uses and structures are permitted by right or by special use permit on managed or preserved slopes,
provided that the land disturbing activity to establish the use or structure complies with design standards in section 30.7.5
and all other applicable requirements of the Code:
a.Managed slopes. The uses permitted by right and by special use permit on managed slopes are as follows, subject to the
applicable requirements of this chapter:
1.By right. The uses permitted by right in the underlying district shall be permitted by right on managed slopes.
30.7.4 PERMITTED USES
b.Preserved slopes. The uses permitted by right and by special use permit on preserved slopes are as follows, subject to
the applicable requirements of this chapter:
1.By right. The uses permitted by right on preserved slopes are the following:
g.Legislative zoning actions related to the underlying district. Any use or structure approved by the board of supervisors
in a zoning map amendment whose location is expressly authorized in an approved application plan, code of development,
or an accepted proffer, in a special use permit authorized in the underlying district regulations, or in a special exception
authorizing a waiver or modification of the requirements of section 4.2.3; provided that the legislative action is still valid
and that the use or structure complies with all requirements and conditions approved or imposed in conjunction with the
legislative zoning action.
30.7.5 DESIGN STANDARDS
The following design standards apply to land disturbing activity to establish a use permitted by right or by special use
permit in the steep slopes overlay district.
a.Retaining walls. Retaining walls shall meet or exceed the following minimum standards:
3.Incorporation of wall into design of a building. Retaining walls may be incorporated into the design of a building so
that they become part of the building. Retaining walls incorporated into the design of a building shall not be subject to
height limitations of subsection (a)(1).
The benches per the ZMA Application Plan(Open Space Green Space detail in the upper left hand corner of
sheet 5 of 5) were shown on each side of the SWM facility as well as the same general location on the Initial
Site Plan. We prefer that the benches be placed in the flat area between the retaining wall and the building. As
previously discussed over the phone, that will be fine as it still meets the intent of the rezoning and is in the
same general location as depict in the COD fronting the green space. My last comment on the final site plan
about benches was merely trying to assure that they are consistently shown in the same location on the site plan.
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"[COD Section VIII]The two required benches are depicted in various locations throughout the plan (see sheet C-18
IP and sheet C-22). Assure that the plan is consistent on the location of the benches."
There is a building entrance at the garage level to the elevators. We feel that the benches will better serve the
building occupants viewing of the environs at this location rather than by the SWM facility. If this is what is
depicted on sheet 5 of 5 that is fine. If it is somewhere else, where is it to be.
Attached are the outdoor lighting County Code requirements to facilitate our discussion. It appears that Sections
4.17.2.a. and 4.17.4. b.1. and 2. are the discussion points.
Upon your request, I did a thorough review of the requirements of Final Site Plans [32.6.2] and the Lighting
Ordinance [4.17].
The requirement for a lighting plan is dictated by the contents of a final site plan under 32.6.2(k) which states
that if outdoor lighting of any kind is proposed a lighting plan is required to include a photometric plan and
location, description, and photograph or diagram of each type of outdoor luminaire. Section 32.7.8 designates
where the lighting requirements are seated [4.17]. Thus the contents of the outdoor lighting plan shall conform
to the lighting ordinance [Section 4.17]. Per section 4.17, I find the site is subject to spillover and shielding
requirements pursuant to Section 4.17.4.b of the ordinance. As are all parcels in the County, except those
containing only one or more single family detached dwelling, are subject to the spillover requirements and
shielding requirements described in 4.17.4.b. Thus we still need a full lighting plan provided in the site plan.
The sections of applicability 4.17.2 (a& b) get into regulation of lamps which are over 3,000 lumens and their
need to be fullcuttoff. Being there are no lights over 3,000 lumens there are no full cut off requirements. (For
your convenience I have provided the applicable sections of the ordinance below with my notes in red, and all
items underline which apply and all items crossed through which do not apply).
Content of Final Site Plan -32.6.2 (k) Outdoor lighting. Outdoor lighting information including,a photometric
plan and location, description, and photograph or diagram of each type of outdoor luminaire. This section
applies to the proposal
32.7.8 SIGNS AND OUTDOOR LIGHTING
Signs and outdoor lighting shall be provided as follows:
• . • . .. . .
section 4.15.
b. Outdoor lighting. All outdoor lighting shall comply with the requirements of section 4.17. This section
applies to the proposal
4.17.2 APPLICABILITY
Except as provided in sections 4.17.4.b and 4.17.6, these outdoor lighting regulations shall apply to each
outdoor luminaire installed or replaced after the date of adoption of these regulations which is: (Amended 10-
17-01) Section 4.17.4.b applies to this proposal. •• - • - • , - - -- - ..I -
maximum lumens; or(Amended 10 17 01) Correct this does not apply to this development, as it's not
commercial or industrial. Also nor do the lights go over 3,000 lumens.
regardless of its maximum lumens. (Amended 10 17 01)
4.17.4.b. Each parcel, - . - _ . . - - - -. - _ - . . - . . . _ shall comply
with the following: (Added 10-17-01)
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1. The,spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning
districts shall not exceed one-half(%2) foot candle. A spillover shall be measured horizontally and vertically at
the property line or edge of right-of-way or easement, whichever is closer to the light source. (Amended 10-17-
01) This section applies to the proposal
2. All outdoor lighting, regardless of the amount of lumens, shall be arranged or shielded to reflect light away
from adjoining residential districts and away from adjacent roads. (Added 10-17-01) This section applies to the
proposal
I would like to meet with you at your convenience to go over these items preferably this week to facilitate a
resubmission in the near future. Please advise.
Thanks,
David M. Jensen, PE
Vice President
ENGINEERS
Sl;Rti EYORS
PLANNERS
ASSOCIATES
Direct: 434.960.7549
Main: 434.984.2700
Fax: 434.978.1444
3040 Avemore Square Place
Charlottesville,VA 22911
djensen@wwassociates.net
www.wwassociates.net
www.facebook.com/WWAssociatesInc
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