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HomeMy WebLinkAboutSDP200900058 Staff Report 2009-09-22ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SDP -2009-058 Luck Stone Staff: Megan Yaniglos- Planner Preliminary Site Plan Planning Commission Public Hearing: Board of Supervisors Hearing: September 22, 2009 Not applicable Owners: Rivanna LLC Applicant: Roudabush & Gale Acreage: 127.246 acres Rezone from: Not applicable Special Use Permit for: Not applicable TMP: Tax Map 79 Parcel 7 By -right use: RA -Rural Areas, Natural Location: Located on the southern side of State Resources [NR], and Entrance Corridor [EC]. Route 250 East [Richmond Road], across the road from the Route 22 [Louisa Road] and Route 250 East intersection. Magisterial District: Scottsville Magisterial District Proffers/Conditions: No Requested # of Dwelling Lots: Not applicable DA — n/a RA — 127.246 Proposal: Proposal for preliminary site plan Comp. Plan Designation: The approval to relocate the existing entrance for the Comprehensive Plan designates this property Luck Stone facility further east. The proposal also as Rural Areas [RA] in Rural Area 4 includes a 1500 square foot office building, parking, and a weigh station. Associated with this request is a request for the disturbance of critical slopes. Character of Property: The property is an existing Use of Surrounding Properties: quarry. There is an existing berm along Route 250 RA, Rural Areas and C-1, Commercial that is planted with small to medium evergreen trees. Factors Favorable: Factors Unfavorable: 1. Prior Planning Commission approval of 1. Denial of the waiver would not prohibit request for SDP1998-159 and associated or restrict the use of the property. critical slopes waiver. 2. The proposal meets the requirements of Sections 4.2.5(b)(1) and 4.2.5(b)(3). RECOMMENDATION: Zoning Ordinance Modification and Request: 1. Modification of Section 4.2.5 — disturbance of critical slopes (recommendation, approval) 2. Section 32.4.2- Preliminary Site Plan (recommendation, approval) STAFF PERSON: Megan Yaniglos- Planner, Max Greene- Engineer PLANNING COMMISSION: September 22, 2009 AGENDA TITLE: SDP 2008-058 Luck Stone —Preliminary Site Plan APPLICANT: Roudabush &; Gale PROPERTY OWNER(S): Rivanna, LLC APPLICANT'S PROPOSAL: Request for preliminary site plan approval to relocate the existing entrance for the Luck Stone facility further east. The proposal also includes a 1500 square foot office building, parking, and a weigh station. Associated with this proposal, is a request for critical slopes disturbance. [Attachment A]. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Rural Areas [RA] in Rural Area 4. REASON FOR PLANNING COMMISSION REVIEW: The applicant has requested waivers for the disturbance of critical slopes. Also, an adjacent owner has called the site plan for review by the Planning Commission [Attachment F]. PLANNING AND ZONING HISTORY: SP2005-026 Luck Stone Asphalt Plant Relocation- In October 2006 the Board of Supervisors approved the special use permit with conditions to allow relocation of an existing asphalt mixing plant site. SP2006-023 Luck Stone Quarry Flood Control Berm- In October 2006 the Board of Supervisors approved the special use permit with conditions to allow fill in the floodway fringe to allow for a flood control berm. SDP1998-159- Luck Stone Preliminary Site Plan- In March 1999 the Planning Commission approved a site plan and a critical slopes waiver that was essentially the same plan currently under review [Attachment E]. The applicant submitted final plans for only a portion of the site plan. The portion that is before the Planning Commission today was not submitted for final approval within a year of preliminary approval, and therefore the approval of the preliminary plat was deemed null, along with the approved critical slopes waiver. The waiver being requested with the current proposed site plan is the same that was granted by the Commission in the review of the previous site plan. Also, the current site plan is the same with the exception of the building being slightly larger than the previously approved site plan, and staff has considered the prior action to grant the waiver as a favorable factor in approving the waiver in this case. SDP 1999-063- Luck Stone Final Site Plan -Phase I- Approved final site plan for Phase I. DISCUSSION: The Planning Commission will need to act on the following: Zoning Ordinance Modification and Request: 1. Waiver of Section 4.2.5 — disturbance of critical slopes (recommendation, approval) 2. Section 32.4.2- Preliminary Site Plan (recommendation, approval) CRITICAL SLOPES MODIFICATION The request for a modification has been reviewed for both the Engineering and Planning aspects of the critical slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth -disturbing activity on critical slopes, while Section 4.2.5(a) allows the Planning Commission to waive this restriction. The applicant has submitted a request and justification for the waiver [Attachment C], and staff has analyzed this request to address the provisions of the ordinance. Critical slopes cover approximately 0.60 acres, or approximately 25 percent, of the 2.4 acres of site disturbance included in this request. This request is to disturb 0.60 acres, or 100 percent, of these critical slopes. The critical slopes in the area of this request appear to be man-made and are a result of excavation associated with mining, or berming along the Route 250 frontage. Due to the age of the quarry, no approved plans for the berm could be located in the County Filing system. The final site plan for this request is subject to review and approval by the Architectural Review Board (ARB) since it is located within the entrance corridor (Route 250). The applicant is proposing a planting plan, and slope stabilization of the redesigned berm and entrance. A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of Section 4.2.5(a). This section requires a two part analysis. Section 4.2.5(a)(2) is a consideration of recommendation and determination by county engineer. The commission will consider the recommendation by the county engineer as to whether the developer or subdivider addresses each of the public health, safety and welfare factors. The commission may grant the waiver if finding that the waiver will 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 criteria found in Section 4.2.5 (a)(3). Also, in granting the modification or waiver, the commission may impose conditions deemed necessary to protect the public health, safety or welfare and to insure tha the development will be consistent with the intent and purposes of section 4.2. Staff presents the analysis of the request to disturb critical slopes in two parts below. Section 4.2.5(a)(2) Consideration of recommendation; determination by county engineer: Description of critical slope area and proposed disturbance: This is a berm previously constructed to block the view of the quarry from the view from State Route 250. Due to the age of the quarry, no approved plans for the berm could be located in the County Filing system. However, University of Virginia historical Aerial photography appears to show a berm constructed sometime after 1974 and before 1980, most likely under Federal Mines and Minerals permit. The berm runs parallel to the state road and is partially covered in grass with small to medium pine trees. The applicant is proposing to relocate the entrance for the quarry to a signaled intersection to improve safety and provide convenient access. The existing entrance will be closed and berm restored in that area. Areas Acres Total site Proposed site disturbance 127.25 acres approximately 2.4 acres approximately Critical slopes 0.6 25% of proposed site Critical slopes disturbed 0.6 100% of critical slopes 3 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: "moyernent of'soil and rock" Proper slope construction, control of drainage, and vegetative stabilization will prevent any movement of soil. excessh7e stormn1'ater runoff Stormwater runoff will be attenuated in Storm Water Management structures. "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 " The existing pines will be replaced with Architectural Review Board approved landscaping. This area is visible from State Route 250. ,septic effluent„ No dwellings are associated with this development. This neighborhood is not serviced by public sewer. Engineering Recommendation: Based on the review above, there are no engineering concerns which prohibit the disturbance of the critical slopes as shown. Review of the request by Current Development PlanninII staff: Summary of review of modification of Section 4.2: The Planning analysis of this request addresses the concern for the possible loss of aesthetic resources. The area of critical slopes proposed for disturbance are not delineated on the Open Space Plan Concept Map, nor are they located within any Major or Locally hnportant Stream Valleys, or Mountains. Therefore, staff feels there is no significant loss of aesthetic resources. Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.3. Staff has included the provisions of Section 4.2.5(a)(3) here, along with staff comment on the various provisions. That the commission may grant a modification or titi,aiyer if it finds that the modification or 1a,ah,er it,ould not be detrimental to the public health, safety or ii�elfare, to the orderly dei,elopment of the area, or to adfacent properties,- would not be contrary to sound er7gineering practices; and at least one of the follo11117g: a. Strict application of the requirements of section 4.2 11,ould not forirard the proposes of this chopter or othem0se serge the public health, safety or ti,elfare; Granting this waiver will serve the public health, safety and welfare by the proposed upgrading and moving of the entrance, and the installation of a light at the intersection of Route 250 and Route 22. The site plan proposes to relocate an existing entrance where heavily weighted trucks pull out onto Route 250 and immediately climb a hill to either the east or the west. There is inadequate distance for the trucks to gain enough momentum for acceleration up these hills without impacting the flow of traffic. Relocation of the entrance proposes to place it at the top of a hill, allowing trucks to accelerate more quickly as they pull out and proceed downgrade, and therefore will allow traffic to flow more smoothly. The Virginia Department of Transportation has also approved the location and will install a light at the intersection to aid the traffic situation. b. Alternatives proposed by the developer ii�oitld satisfy the purposes gfsection 4.2 to at least an equAwlent degree; No alternatives are proposed by the developer. c. Dite to the propertv's unusual size, topography, shope of the property, location of the property or other itnusual conditions, excluding the proprielrnrinterest of the developer, prohibiting the disturbance ofcritical slopes ii,ould effectively prohibit it or unreasonably, restrict the use of the property, or 11'01,11d result in significan degradation of the properly or ad acenl properties; or Denial of this modification would not prohibit or unreasonably restrict the use of the property or resulting significant degradation of the site or adjacent properties. There is an existing entrance that the facility currently uses. The modification will not be detrimental to the public health, safety or welfare, to the orderly development of the area or to adjacent properties, or be contrary to sound engineering practices. d. Granting such inodification or eruiver would serve a public purpose gfgrealer import than tii�ould be served by strict application ofsection 1.2. (Added 11-15-89) As stated above, Staff finds that the addition of the light and improved entrance would serve a public purpose of greater import than would be served by strict application of this section. The Virginia Department of Transportation has approved this entrance and is ready to install the light at the intersection. RECOMMENDATION: Staff review has resulted in both favorable and unfavorable findings: Favorable factors: 1. Prior Planning Commission approval of request for SDP 1998-159 and associated critical slopes waiver. 2. The proposal meets the requirements of Sections 4.2.5(b)(1) and 4.2.5(b)(3). Unfavorable factors: 1. Denial of the waiver would not prohibit or restrict the use of the property. The Planning Commission may grant the modification if it finds that the request has met one of the three requirements in Section 4.2.5 (b). Staff has found that the request for modification meets two of the three requirements, and therefore recommends approval. PRELIMINARY SITE PLAN The preliminary site plan went before the site review committee on August 20`x', 2009. The site plan was then called up for Planning Commission review by an adjacent property owner. If the Planning Commission chooses to approve the critical slopes waiver, Staff recommends approval of the preliminary site plan with the following conditions: 1. Must meet the requirements of Chapter 18 Section 32.6 for Final Site Plans. 2. Approval by the Architectural Review Board (ARB) of the final site plan. ATTACHMENTS: A. Preliminary Site Plan B. Location/Detail Maps C. Applicant Justification of Critical Slopes Modification D. Existing Conditions Photographs E. SDP1998-159 Approved Plan F. Adjacent Owner Letter WOI o10Z� Sft • 010 0*0 001"bM DIM 0111 MAN 0 M wao—,4vej a 2 Eel :1 =oil 1149 a SITE DATA LEGAL REFERENCE TN 'P .AIfEL -' MAGISTERIAL DISTRICT COI TSVI-LE NAGISERv.L TITS-RICT PROPOSED USE SCHEDULE rRCPOSFG eRILDTING I9nFsf n 04 Ac SOURCE OF TITLE FRrpOEED PA`/ED TR4VFLWAYS 52.EUUsf ; ne Ac En 3430 p 136 C6 3IS4 p 202 IS 31sn ,P-tU tFE=D OF PDUrnTAII, AGrFCHh NTT PARKING SCHEDULE PARKING nEOUIP�O _ OWNER - 1 sPAC,=_,Iz,n f G; ;LFT FI.DINR AREA HI'"All NA I I C NET FLOOR ARBA - e0% OF CPOSS ;/0 CHARLES S, LL SCK TII FLOOR AREA - 21 Y t,4 U9 = 1270sf 127 KENNOLUALE LN -fit SPACES 61CH"J D, VA 23%P'' PAF'+.INR _Pa0VID-0__ DEVELOPER 7 SPACES P x1VTOCO n.c''-LDING 1 HANOICAPPEO SPATE SANE AS CWR R PROJECT DESCRIPTION CONTACT PURCHASER LUCK STONE IS MOO OSING A NEW ENTRANCE 54n'E AS THNER LCCAIED AI IHS INTEREECTICN OF NI 250 AND FT 22 ALSO PROPOSED. INTERIOR TO TII' SITE. is AN OFFICERU:I nTKFVWEIGH STAT ION WITH PLAN PREPARER PARKING OOf OAUUSr1. CALF -fl ASSOC, 1N: CO4TAU FEPSTI 'IATI WEI.N_A•ID, nE PLAN SCALE AND DIMENSIONS ZONING 'r DO NOi SCALE IHESE ETIAHI14GS SF -HF DTMENSTCNS AS 5PDWN IN9TEAO OF SCAL103 PE nHAWING. ORIN'G ANY ZT:IEO RA WATIFRS r.CNE ]ISCPEPANCICSTO THE ATTENTION OF THF SITE ENGINEEn w 11 IS IFE CON T RACIOP'S FESI'ONSIUILIT'r TO FMD tl:"_PI-AY ENTRANCE CCRRICOP NATURAL RFSOjOC.c FITRACl IG14 VFRIFY ALL TI"FL49fC.; UTILITIES BUILDING HEIGHT + IT IS TNF CONTRACTon5 PESPJI:SIXITe IC FIEI-0 VFRIFY IHE FY.ACT LESS THA'+ 35 I-CEAT ION Cr ALL EKISTING UTILITIES SETBACKS FLOOD ZONES rpul '5 H -AH 35 r THIS SITE DOES NOT LTE IN A FL.000 -17ARO APCA 8- .5 FYTRACT:aN OR SIp0trUHes WATER RESOURCE AREA fUO . RCN H/W r,R RESIUEIJ71AL UISTPI';T NI' -:iKl 1 CWELLINGS DR LUIS LESS ILI..,RF. w THIS SITE CCES NOT LIE 41F4rl A DEVELOPMENT AREA DATUM RESERVOIR WATERSHED 0 S G 5 SOURCE OF TOPO AND BOUNDARY SURVEY ' THIS SITE not NOT I Te WITHIN A RESERVOIR YATEPSHFO PWOADJE.H GALE AND A=MATE;, DIE TRIP GENERATION C'' -Un MIDGE LNGINEET1NU: IN� SITE BENCHMARK rN- PRO 0. ED. FNTgANCE IS TO= RFP'�ACT u5GSOI9l PROPOSED OHA03E IN T,IC Er ISTII:9 ACT 1E! 376.11 C�!,AST 1FUTPENT - nR PR -CRC OVER QT 750 rl01,feERS VICINITY- MAP - V=2000' TMP 79 -TA Vuof Zoned RA LIFE 0`flre IMP 19-5,`5A Hay A 5rahim TIT Zoned IIA Use I-armlrq TMP ,9-7A lhomes JDffereor Memorial Foundation, Zone RA IJse' =arming TMP?9 9 1-1o'J13 Woad 'one) Use' Cnnvenlnnee S=Ore [HP 7a -Ip Alb=made Edgehill Farm LLC Ionpd IaA Use, Farming TMP 79-19 American -eglon Po,at 74 Lodge Inc ,mea. !Ise Orfice fMP i9-�(). lbo Luck Cne CnrorraEion LpRC RA ISP, IJnde VelNUec ALBEMARLE COUNTY, VIRGINIA ALBEMARLE CCIJNI Y ENG.IHEEIII1JG 7,E� IERAL CGNSTPlUCT ICN ^IC T E`;' OH Sx l -E PLArI, ep c ement al any wrstrurmn w:thm any e Jnq puC:u r:ght�l-way, t—sj In cp ect:w t0 any erestlnR'rri0, a Germrt �,al_ ce D O.T I a -hi pl vJ en a r.Ana not nT reflTronst-tat rp ( VOO.T 'hes plan , erewr n v not e rmlrct [ne rewmv,Iencs ore riRt L. where nn rhutanunc gest the repJtrgm " of rnP prrmet =_hall govern 2 AII[I pav:nq, cra 11 n rola:ec hater is is aTO , .stru_:d, ro Uhnns -ls ta� Tarn m no 1111 =pP_,r,�auons ara aLanharas at 'v o o r os2 old s rsP rxlten 3 ,,Ith n a,a siltation ce�trol measures =_hal! Ce l 0YJUeU .r mrornanre with 'he enC^ov1U Pr0•s eon crg _ tr e1 •-hall Or 'nsla �lPr1 a y r.lear lrq, graa:r9 ar ,to rinrt,1 fon y +J1710^lp es ,a U:stul- rca. are to [:P rert:l Jzeo, seeneU a'd Inrlrf•Pn "M ma mtrm ]l0wable slcae :s 21fher n, bill, - Wore r pnably xcb[a:neple leaser slopes of .1 0r Letter n. P w he aI o'I-er-•u. a PavuC, r stah:i �za`.JOn m f knee Aef rh may CP rep llrCU wh .n 1't to='ar!S�t Cn t -ha ATLemp'?5 "'IT"y D'.rFCtp^ Cf Err �nPPr'nq, or rhe C�re;[ar s �3 s q,P et e� deemed r. �es�ary rt' of t0 otab111zC a Ora Jrag- c anrv;l o All Craf fec r Vol 'egos shall [a' rm .Jth the vlrg'n:a Jal ' �JTc^m Tdnff:c ar—t1r pzl' s i IktiPss nthnr•.'Jse Mte/1 all COI'c�ete pJGP Shall tie —Ito -0 rpnrsate ^:pe - Class III I 9.. All e ava[J(%i fC•' i r^�)rpilrx0 r•rGP InSYa'la'-,rr nn5t [r�n'JIV w'!� TABLE OF CONTENTS SHLLI ----- CCVCR STIFF- ;HFFI 2 ---- UVtFALL RLAN;L;l r;gIJOT770NE SIIFFT S - PFOPCISGu :F ,,HFEI 1 ---- P.hUP� SEU f)F� 11.1- ;fFFT -_-- FATSTitdG Lt. TRI`.^ICC PC`•10`N.I =;''IIn TT I Arlrsi-AIF -d -At' Attachment A P Z 0 IL W " 10 5 0 0 U CC X o W:ZW� 0 i SHADING DENOTES CRITICAL SLOPES (>25%) kk 40orN %wry Ix 41 II i EET'S.\ \ = ' l ,� � \\ � \.' � _ _ o`L;,"�4ra'..�.\�`. ��\\� � ,.�>�✓ `ice: e- i.-� �i I``-.- -. �"' „ _---- / SHEET 4 VV i i f _ - A. I i, - r A REVISIONS AUG. 25, 2009 ALB. COUNTY COMMENTS l DATE JUNE 29, 2009 scALE � 1"=50' OOWOUR INTERVAL 2 FEET FILE NUMBER 6847 J SHEET y5 I I, JCC. J y r r o "0' 0l1 NOTE ENTRANCE P9EVIOUSLr- �✓ APPROVED BY Voo r �� �\ `7 CONCRETE\ � •�. PAVING PROPOSer.. SIGN\ 364 ;' \; �+ \ 61 PRO U pU \. I"'. OAT ON PERI �. I. .\,_. --r• �\ - ISH `ORMW `. O R=B^� �T•, 128 \ n � ASPHALT PAVIIIC 400 s 410 \1,.J( - t \Spring Box —430 r 20 I I I kill REVISIONS AUG. 25, 2009 ALB. COUNTY COMMENTS DATE JUNE 29, 2009 ....SCALE 1' = 20' CONTOUR INTERVAL 2 FEET z W 0 Z �� z � g 1 5 z 0 ° {— IL pZ > ON w U WLu E Q (� o z0 W ¢ occW0 �Nao� U� �. I 1 FILE NUMBER ` 6847 SHEET 3/5 of I j �E�--+ZOhNa IL U� CCW tr@J� Z oU g un v� 0 Lu Z 8�8 aF g ZO Io�E o ¢ jN� o o`> Uj po �Waw0mw� p I � REVISIONS 1 g AUG. 25, 2009 ALB. COUNTY COMMENTS I DATE SCALP �„=20' CONTOUR INTERVALFEET j ,� PSPlw- W > do OLco �— - W ¢ W o Z Z0 0 Y \ FILEN UMBER 6847 SHEET __ 5H/^,U 1 G 13 J0 T E qOO' tcj L n t r, -,,i F, e EX PAVEMEN-1 T B R. 2 GROUNC) SCARTF 'L; -D SEEDED i 3&0 Q) cr� 380 m SCALE 1" = 20 20 _FIT L IV, I ENTRANCE CLOSING DETAIL i Fl, FI E� I S T I H T P, A1Tr,'[- TO BE REMOV'I", BERM 611L HI- THEN r5FF)I-110 AfJC P�ULi.H OR ',7-IZti I M2 - �-+l Fr"E E�� 1") , ' NG K,,-),`-1. Ll-------- - U) o zLu z o" cc lu O Z co Q� z cn a,,; W2 QOQ �: u, 48 co - OJ 0 --4 Z x rz < A Lu CC 11)(0 o q) Lu z " Cil LL W CC W TZ Lu 2 Z �Wo % REVISIONS AUG. 25, 2009 ALB. COUNTY COMMENTS 70ATE 'UNE 29, 2009 SCALE V=20' CONTOUR INTERVAL 2 FEET 0 z (j) z 0 0 -j F- z Vs U) 5 o 'L Lu 77, (L p t w 0 L>T 5, z cc C\l UW ¢Z8 W < z o 2 z 0 X 73 w Lu U) it 1:L Y 0D z FILE NUMBER 6847 SHEET 515 I Extena Western Wnll to Meet Slope as shown .ect o at Left i/ 1 -VSA \w —R—r Rock m Mort- Seftlnq Rea ~f i i standard - Entr; Urates _ � ��� �3 Entrance Slgn. --See Detail Bnlow 1 I t,anssa Nally IE) 3' o c. `n Stone `Nall—� `\ MAIN ENTRANCE AREA SCALE I ` 6'. -- V-0 Standar. Entry Gates SECTION AT MAIN ENTRANCE SCALE 1/8" = I' -n" ENTRANCE _SIGt SC ALF 4" - 1'-I Sfondord Entrance SINE, WBX31 I -Beam DECIDUOUS TREE PLANTING •1CSCALE STAVE DECIDUOUS TREE" ONLY WHEN APPROVED By LANDSCAPE ARCHITECT PLANT TREE WITH 1/4 OF RCnT BALL ABOVE SRADE G' MULCH FORM 3' SAUCER AROUND PEPIMED- OF PIT APPROVED BACKFILL REMOVE ALL TWINE AND BURLAP FROM TOP 1, 3 Or ROOT BALL EYISTING SOIL PLANTING SCHE FORM 3' SAUCER AROUND PERIMETER OF PIT I\ \ \\ Plant 8L' vrh,tc aloes on Nev, ` _ _ APPROVED PEEN CPSLAC, PUBBER HOSE SLEEVE berm to b= Created at EA,sUrlq ,Aspnal: Plant E,tranc^_ ,Uatcn 'V' "I , Sp—c of EYu-bng Adf.cont , Fi':I , 9n 1 lAre Estanlshed %I f c j C` �\ L�,. p✓` /. \ \ 111 IT �\--11\Eastern Fedor\d5 , r - o \ 5 e\ E Ora=n e nl lent Hel ov '. Luck Stone Dave" i 'I \ ✓ '\ ^.- _ - ; \ ,-1l' Eastern 'Fed Ludy FS's 5� cc on Below "-t-- I , 3- W,De Pines W 20 o c PLANTING PLAN SCALE? 1" = 30' The base Information on this dtawrng IS tolen from the site plan prepared by Roudabush, Fals &,Associates, dated Novernber 30. 1998 II DECIDUOUS TREE PLANTING •1CSCALE STAVE DECIDUOUS TREE" ONLY WHEN APPROVED By LANDSCAPE ARCHITECT PLANT TREE WITH 1/4 OF RCnT BALL ABOVE SRADE G' MULCH FORM 3' SAUCER AROUND PEPIMED- OF PIT APPROVED BACKFILL REMOVE ALL TWINE AND BURLAP FROM TOP 1, 3 Or ROOT BALL EYISTING SOIL PLANTING SCHE CONIFEROUS TREE PLANT- _ING__-_ IICi --'ALE ---- WITH 1,'4 OF R00 - /E GRADE LL TWINE ANC BURLAP ,3 OF BALL BACKFILL E01L PROVIDE .3" SAUCER AROUND PERIMETEP WHERE SHRUBS ' ARE PI.VNTED IN01'JIDUALL' I; PLAN- SHRUB.` WITH 1 �,I Cl j U_- BALL ABr:\'F / RRnV,OEWICEAG" DEEP TPEN-I ROUND PEPI!IETER SH"'p RE, S APPROVED BALI. FILL --PEMOV,'E ALL NINE ANO BJP,Ar FROM T, P I,'3 nr BA_L SHRUB PLANTING --rI�- INC SI',II FORM 3' SAUCER AROUND PERIMETER OF PIT 4' MULCH 2a3xe' HARDWOOD OP PT (2) Q PPINE STAKES GALv 9 WIRES WITH _ _ APPROVED PEEN CPSLAC, PUBBER HOSE SLEEVE CONIFEROUS TREE PLANT- _ING__-_ IICi --'ALE ---- WITH 1,'4 OF R00 - /E GRADE LL TWINE ANC BURLAP ,3 OF BALL BACKFILL E01L PROVIDE .3" SAUCER AROUND PERIMETEP WHERE SHRUBS ' ARE PI.VNTED IN01'JIDUALL' I; PLAN- SHRUB.` WITH 1 �,I Cl j U_- BALL ABr:\'F / RRnV,OEWICEAG" DEEP TPEN-I ROUND PEPI!IETER SH"'p RE, S APPROVED BALI. FILL --PEMOV,'E ALL NINE ANO BJP,Ar FROM T, P I,'3 nr BA_L SHRUB PLANTING --rI�- INC SI',II r; It R SDP2009-058 Luck Stone EpG in NZIS Vi 79-10 llinj P5r 3008 .791 I V4 N- r 4 79-21 79-2 9-21 A VA NINA RIVE Q 9 F58�. ".,79-36E et for display purposes only - Aerial Imagery from Commonwealth of Virginia � 79-8A 141 —PO 3015--, i5179-19 0 Feet A& 60ft! GIS-WebGeographic Data Services www albemarle erg 1434)296-5832 $.pt—b., 14 2009 Legend (Note: Some Rams on nni may not appear in lei 4— E] Feet A& 60ft! GIS-WebGeographic Data Services www albemarle erg 1434)296-5832 $.pt—b., 14 2009 LANDSURVEMG ENGINEERING LANDPLANNING PHONE(434)2934251 (434) 977-0205 FAX(434)2-96-5220 ROUDABUSH, GALE & ASSOC., INC. INFO@ROUDABUSH.COM A PROFESSIONAL CORPORATION 914 MONTICELLO ROAD CHARLOTTESVILLE, VIRGINIA22902 J. THOMAS GALE, L.S. MARILYNN R. GALE, L.S. WILLIAM J. LEDBETTER, LS EDWARD D. CAMPBELL III, L.S. August 31, 2009 Megan Yaniglos Senior Planner Zoning & Current Development County of Albemarle 401 McIntire Road Charlottesville, Virginia- 22902 irginia 22902 Re: Luck Stone, Preliminary, Site Plan SDP 2009-058 Request for Waiver of Section 4.2.3.2 of the Zoning Ordinance Dear Megan, WILLIAMS. ROUDABUSH, L.S. I am writing to request a modification of Section 4.2.3.2 of the Albemarle County Zoning Ordinance; thereby, allowing us to dig and develop in some areas (as shown on the accompanying site plan) that currently have slopes -in excess of 25%.1 would like to address some of the concerns as they are outlined in Section 4.2 of the Ordinance. The area to be disturbed is a berm running parallel to Rt. 250. The slope of the berm is partially grassed and partially covered in small to medium pine trees and the top is lined with small to medium pine trees..Approximately 200 linear feet of the berm will be disturbed to allow for relocation of the current entrance to the Luck Stone quarry. The entrance is designed in such a way to limit the view of the quarry from Rt. 250 and the new entrance will be landscaped. A landscaping. plan, is provided in the site plan. The total area to be disturbed for'constructiori is 2.4 acres: Of the 2.4 acres, 0.6 acres are - slopes greater than 25%. 100% of these slopes will be disturbed for construction of the new entrance. Soil Erosion: Our site plan indicates that we will be disturbing an area of 0.60 acres with slopes of 25% or greater. These slopes will be very carefully protected during construction through the use of silt fence and any other methods deemed necessary and thoroughly covered with the appropriate ground cover upon completion. Attachment C Sedimentation: Development of these slopes should not result in an increase in silt and sedimentation. These slopes will be carefully planted with the appropriate types of groundcovers, so that the post development vegetation on these slopes will be equivalent or superior to the existing condition of the slopes. Excessive Stormwater Run-off Excessive run-off should not be a factor in this development since we will be providing stormwater control measures for our site improvements. Protection of Existing Streams and Public Drinking Water: There are no streams or reservoirs that are located immediately below any of the slopes that are to be disturbed; therefore, we do not see any potential threat to streams or public drinking water. Loss ofAesth etic Resource: Grading in these areas does not constitute the loss of an aesthetic resource. The existing bank is grassed with a row of pines at the top. Trees will be planted after construction and the entrance is designed in such a way to not have a full view of the Luck Stone site from Rt. 250. Encroachment Into Flood Plains: The slopes that are to be disturbed (as shown on the site plan) are not located within any floodplain. Rapid and/ or Large Scale Movement of Soil and Rock: We do not anticipate any large scale removal of rock. In closing, we do not believe that the strict application of the requirements of Section 4.2.3.2 would forward the purposes of this ordinance or best serve the public's interest. We thank you for your consideration. Sincerely, Avl� WA__� Matthew Wentland, P.E. stt aZ t.`i- Rt • , v`�f •ix� 3 -E:4--r ,'iw`i.��� .%Ji�yt �1��'t✓ tYt�d ,t�r {'i -kr tti yV� T 7 .� ,' - }� V i t� •g Pi "� Q�k 1�.�� - •u. fid, ti }i�- ! � t t ,�V 7,1� t d..�, "/ qis,. �' � �� l._ � 4,•I t� 7 Y r .. l v I7fi• �' _`„ '._ C �I 1 '� j A� 5 i�(�� ik CK�7� 1^iS7Y �. � ,.ti '" � ±i"'.., J �, � `• -., , 1. � S Ir,,,•`. Y' :2 "v'fv 7 1 t � E t i}f/.0 r, � i1 C, �� � � �a s ? r �ti c rii y h T 47 �' r'' 1 1�. � t ,t tr� rt v, t• 7,0 1 i ¢, ON j EXtS'TI* (O-n>MoN5--TWOSED OM1 LDOICV 13 ZZ 4 T -T ZSR w x. V � Q x N No vi e. too wV" 5nf �y ,•r;#.A'''AY� -'x ^f 'A � > f ry yAu i 5 T,+'Y Am ' € r1' + rGyF Vol .� . � ♦ ,, i ,fir ) ; � �2• 1p A Not Siu # 6y sT. NOR, �' fr`�1-� � � '`" �ti'"�`�'�'.'�' ;'3�.r; 3 ��•rz� �r� �. � S y� ��'� NIS '� r � A i" •*r 1;; r p n r *f 4 i �7 ,,,r.✓Euz .�, jk �! � `• �'�- t{ �,"yw S.��+�G � �'�t���"i�' S � �,r� mk� ,.� „� � � a r _ r � - µr +' •�-t�` r k r J' ry �h �, µ ' it t:� A= ,. ma+ ,� � 3n ,j9��^"� � �'�"*�'s '�#� w ' "'?. �-•�'% k �{ yr ..!"x r' 'y✓5'r<' ,i,'1*�a4 �' ° Yp•}l�s� ` ,r t' �'Ji ' r�. ` k t % XS'qyk;`�, _ .. °Mrd_ ',.>3t�s�✓ ..,Y...,r`�r� Lx 'sr� ...r �., .3.; AN 4!�C�s�r�N� C�rtiQtvs -�'�� �► cn�,p�a� j#*'j 01 �t5CI1 k t 1wrm6t �M F�cjsT►NL-( WMAN&C - lJ4oK1 NGT as -r 6K W, Zsd PRELIMINARY Iii SITE PLAN 7 ul > Q < LUCK STONE CORPORATION Q ROUTE 250 EAST & ROUTES 22,23 1lz Lu c\j L 5 MILES EAST OF CHARLOTTESVILLE PiT - ALBEMARLE COUNTY, VIRGINIA C, NOVEMBER 30, 1998 SHEET INDEX Cc L COVER SHEET Z OVERVIEW MAP 2A- OVERVIEW W/ 25% SLOPES I SITE PLAN 4.S :TE PLAN S. 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',%,'!.!� �, — r' 1i ° _,�1' 1J — _ "-/.-�'--��_=-"'�"i'�•�-...1 �— ✓=�r�-�-Y �..-"_ � �_—�.�.,i �-= - �y,� �' ' �� _-' j— _-_---'= -- •� ��'°.ran - - R \ �- - - - __-_ _ - - _ -_ ,.. _ _ , _ � -'''W� - � _ / � r � —y ��S_ _ _ _ -� /' tn �1 .lEue`�- ''�C �- _ _ � �=�' __ —_ —I �+� � moi-•-: '. �'� _ ' 1' = 30 — — — — — — — — — — — — — — — - f . U.S. ROUTE 250 (East),' gra CF Au0 M"c�,�D A'D —DxA ENTRANCE CLOSING DETAIL Exl5rlG (Existing entrance serving S L. Williamson Asonait miart) Windows Live Hotmail Print Message Page 1 of 1 Question from Web Page From: Emily Willey (emilybwilley@hotmaii.com) Sent: Thu 8/27/09 5:53 PM To: FMacCall@albemarle.org This is to formalize the request by abutting property owner, Clifton,(Cou ntry Inns Extraordinaire) that the Luck Stone Corp development proposal SDP200900058 be reviewed by the Planning Commission. It is our concern that the new entrance location will bring loud, industrial trucking close to the entrance of our Inn detracting from the guest experience and our business. Thank you for your consideration. Emily and Mitch Willey cell 703-338-9623 Clifton Owners http://b1109w.blu109.maiLlive.comlmai lPrintShell.aspx?type=message&cpids=0882da45 Attachment F Attachment II / / ///'� / / / ' �I GRAPHIC SCALE ,I,. / , //// / / // i /� /l / / / / / / / so o sa ao goo zoo / / / /` ,-(- /_- VERTICA ZONTAL �. / / �// ;' /,i - ALIGNMENT TO CONFORM / /( / / i / / �; / -1 _! SC T OLEINS Z / /�11 11 WITH VDOT SUBDIVISION j / //: ` �\ j- ROAD STANDARDS FOR (IN FEET) U Lic. No. 035791 / / / / / V /;' /.// //� ,f� _�'��. (5) VILLAS (NEW) *LANE* i inch - 50 ft. 110 ( 2'5--,) 1 w4 AN / / '' / / / i / ham'' ,r / os�, 1 / i j / / / j / j /I / / / , / / / /� \ ( l / SSI NAL EAG / / / //, / 0 / / / I // / ' ' '�/' i 11 ' / / `� I �,' - `( LIMITS OF ZONE (A) j / / , /- / 1:11, 1 b4 , �� 61k' \ PER ORIGINAL SP APPLICATION WHITE GABLES / / /'/ / /j / / / / / 11 o�� '�1 , / CONDOMINIUMS / �' / / / - ,"'�N - ,j � \\,�FARMINGTON / ��/ �'� / / 6� (2) VILLAS (NEW) / /; , _ COUNTRY CLUB / / I / / / / ,' // �� PROPOSED 30' / / /' �� �I j SIDEYARD SETBACK j /;/ /i j l //r 1 II y �� ; *e. _ / /I. / % / / -� � `�_, I i Il% /% /� l/ f j �`l - 06 / / I/ - / / / / �Q �� V/ s; , °lsT,y� (n CA N / / (2) VILLAS (NEW) / /� d . /,z (4) VILLAS (NEW) " z F z / / / / - I tn� (/ \ w w w I / /// / /' / � / © I :8z9.• o x x � % ��i / / / / 4� I ���_- Q O O O j/ / / / / I v -A� / ,- V U U / /// // / / / / / /i %\ \\ \ I �,, �, \ \ \ .�. � / U F: / / / / / \ \ \ \\\ I 1. \ (�:' \\\ N m Z Z / / / \ I / , o to O O O / I a J U U U / J \. z / / I \ tl / G - t I t � a Q oc a t `. w � l / / w ti / E a 0- M o NEW RIGHT TURN / z w i" o % / \ o 0 \ o 1. w \ 00 TAPER w w / \w� LANE 2 / / _.1• cn / / r / I .l I / & 200 DECEL LANE / ) /. f I / 3' H :\ I w \ / x / \` i / f \ I I r �/ �/ / .r , I i / h _ y II / • I LL 1.6 t 1 I ,) y v i i, / / I V: i' r / i i (p / , / I/ 11 / .\ 1 / _ I I , I l� I 'l / � I W R i I ,II ', I I / / o I,I // ' I i' i / / f ZONE A REVIEW D 11 / o, +�: / / �/ / , ,7 I AREA FOR ARB I i. I / / h \\ \ II I j , Qi \ ; / i �� 4 VILLAS NEW �, � � � I - i� ( ) \\ rl I , ti , I I -- I 1 i- \ 1 % : / / QS' � / I / i j ; / O •A. r I 1.. t t" G� 1 � ii /:::. /. / OF ZONE A , / LIMITS / i i i f 1 f , , , // I I I / / h /' ` r � PER ORIGINAL SP APPLICATION l _ , /: / / \ . a /, i/ f, ' / \' Pi \' / / I a.. ^ J I 'tel 1 J / r \� lu r '/ r 3' lL, % I'll. z / i , / i \ / =.: f I / I , :sr+k' r 1 ... `. ,� �� �, ..1 - - 1, .l- II L, F C. s / / I / •.\ '� ILS I n / /I _ I i \ >E % a> Y i `y / / i' / lilli \ , I 2<, : , 01 01 01 / / / . V . i. :. i. .. SST' / .r ">` mac: ",.; ., ... 0 /-�.� / 1' .S`i h 4:: I�N-� , .. ... c - _._ � 4 SINGLE FAMILY / a� N / Ott, � GL / \_ / \ \ \ / % r / / ,, -, , �.,, .' .. _ .. ..,.,... ,k h fes: rv, .:.., : ., J � X .. M In t0 � m / \7_ , , , . � , ... \ _: , / _ to * <, - -- � - I'/` 1 / / / / \ ,? _>�.... a Hous S WITH „ - - .• :: y BASEMENT PARKING // - _ - / . D t.<.. w 1 / f �C, r. / / / QJ t I i. / / / _ !% I S NEW i 4 VILLA _ NEW -f' I / \ I 1 f c' ) 3r 1 , v • • RAILROAD / , � n . , . , ...... . , . _ /. _._ � �. .r �.. ; / _ :� I / r \-t o i / �/ / 1 I �' " % l 'l �'li l / _ h. _ �// i \ • ` _ -- //I / - ARB ON NG _ 1 / � ., .. \ \ , .,. � 6 TOWNHOUSES _ � - __ � z ° i:. ,// i l / i � \,, , ,. ,,,. � _ (I _ LINE I �e� �, of �iI , Q , NEW - / /, /� \ \\ ,lll/ 1 ;L. / / / \. //0 / / / II )L/ /�� /�I \ / /, / / / / N , i; 1 ', ( / �, ; / _ / / l J 1 l / l f v / / /f/ -- - REMOVE ORIGINALLY PROPOSED 1 0 _ / ( /' / . v 50 REAR YARD SETBACK / r ACCESS ROAD &ADJUST WIDTHS , / / /L9 [ - \,:'' \ \,.` l / l lFp/ fl \ ( I \ - �\ /' Q/:''/ V i! ',lam / , rn , \ _ OF LOTS 62 65 r \ \ �, , EXISTING CARRIAGE \ // / / �, ; (L-) z • % / / 1 � \ J / % Y / /i ( \ \ cP / \ / k- / x 1 �:\ N l / HOUSE TO REMAIN _.. I _ j r I I ., �., .; . / , I FOR RESIDENTIAL - - I�-�- _ \ \ `, / ! /// f / / - \ i \ \ 1, l l 1 j /; , // I ' \ \ \ \ 4 VILLAS NEW / / r ! / / , I / \ I � \ \ , \ � / / i . �y70 / / ; ( / I, I / �,/ / � AND/OR OFFICE USE __ \ � \ / ; !/ / / // r�rf ( / \ Y �� / / r LIMITS OF ZONE A \ \ I 1 �. , , 1� u.j t \ \ \\ I / / i' �_ �,, / % / \\ V / �/ / / \ _ I N ' N / / ; / PER ORIGINAL SP APPLICATION ,\ / / / I \ \' [ / \ \ \ /' / // ORMWAIER / // \\ " j ( I \ \ \ \ r /\ / PROPOSED ST / f I I \, m i' 1 1 \ r \ i j I.Ilt / I \ / MANAGEMENT AREA \, , 1 .. i I NOTE: THIS PORTION OF THE DRIVEWAY ACCESS \ / / / // r II \ f / i n ' / I R MOVED - �\' / / / TO THE EXISTING BUILDING SHALL BE E i .%' 0 / N '/, / / PLAN APPROVAL PROCESS \ / / I ' DURING THE SITE _ , \ I \ `r \ ) — %/ / \, �\ ,, j I I , / I i \ \ ,: / / ' / \ \ / !Y N z % / / /: t / / 1 w \ I THE FUTURE COMMERCIAL BUILDING OR THE \ �l \ / i' \ , \ / FOR /., \ i NEW 3 LEVEL RO \ , % / \ O .'. OF / uj / �, i \\, \., , ,, - ' . \ / j i ROAD SHALL BE BROUGHT UP TO STANDARDS 1 I NEW ENTRANCE AD / 1 / / i,: / /: / / \ , , \ HOUSES t .. -' \ `, 41 / / : I TOWN I / TO BE ALIGNED WITH o,_ // W E— i / , - r / L I THE ALBEMARLE COUNTY ZONING ORDINANCE. / r: \ I. \ \ I / / I. i \ i N I A EME NT •/ WITH B S 1 I r. 1 NTRANCE i , i ADJACENT E / � I . I , o \, / i /., . / % l / \ ` ,S - / i ,' � � \ '� ., ARKING 1 � � \ ,', h / r P / h ., ,\ , . ,:, � • .. ,• :'; :� �' , , � :' `` / / -; I TO BIRDWOOD GOLF /' \ W / \ \ / I i // / - \\ _\ i \ UPON CONVERSION OF THE EXISTING l . - i/ / I' I I 1 NOTE: i & I \ I i / Q I, _. I �1 I t � \ Z i n \��•: �� RSE ENTRANCE z \' COU / 1 I l ,r r �\ v \ � I 1 I I CCESS W / CIA USE THEA r I. MMER L / I NGTOACO / BU LDI / '/ I I \ I ! g I \ b AT THIS POINT. / \�,\ 7 TOWNHOUSES � ROAD SHALL END i I � z , � � / 1 \\ ( ) I 1 I % / \ - 1 1 r i I I / I c \� 1 \� 11 / % / i h 1 C 7 o (NEW) I 1 \ - z } \ I 1 /,` Y fi .\ ' / I / G, I N I I � 1 , } % i I / , / I i I \ I , I / \' I � � I � � W \ '1 / r w / i \ I - / I I i %� i5 , 1 / � ,/ - , ,I � ,v :��� - � 1 I LOCATION OF FUTURE 6 PARKING SPACES / i/ j I I /, A l / /! �� i I i a / I / / o 1 / / t o � v I �I / I �1 % :v A FOR / ,/ �''I i AROUND ARE I 4 / r. AND A TURN - i' i _ I 1 / ,� �_ 1 1 1 - -- , I DC 1 I I - I \ i i I i I i L� �� � CIAL BUILDI G ,� I OMMER - i FU RE C i �, E TU I �Y 1 -_ i I i• / 1 :I i 1 / � i I , % . �i r / � i i I A:' /� 'll INSTALLED - ,y� v 1 W SHALL BE �/ I T RETAINING ALL W A4 REA / / v i I r ._ O co v 1 Q IV i -------- L/� / / - / V y� A I 1 1 r. % - I I A� I : �l I l / I! C \ 1 I / .� NT , / :, -, ALO ALIGNME - _ / 1 / t ✓ 11 1 , 1 -1 _ �i , A I G I 1 /. v 1 �7 1 1', �I : I I iL9 --o v' l \ I I � ALONG i WAY A 1 �. / XISTING DRIVE � I , E It i ./ a. 1 i i � I i ! r 1 i � W / / I l� / •r I A �4 �1 1 i THE I %�' OF v 1 / RADE \ 1 �1� /� ISTING G /` , . EX NSI N / TI G MA 0 EXIS N .9.� _ i i I i /� / 1 / I v II v APHY __ / , ��; POGR 'y I _ / - y FOR I MAIN - TO RE ' / / /� v l 1Y i v WA K & 6 v -SIDE L % , F= I 'i `d' - I I I �' -- I I I, �'� OR - NTIAL AND ., .� ,I v RESIDE / I 1 1 � i \ WIDE PLANTING Z c / r/ / y 1 v / / -- --- --- /\ y y / / I / _.._� / l/ ,- - ' -- -- ---- - - -- OFFICE USE 1 / /� `�' - --- '--- - v,1 v 4 VILLAS v y :, ' 1v y - STRIP FOR / -- ----- i , Y \ EXISTING DRIVEWAY I / \I 1 - I /l I „l � / �. - .r C�i / (5) VILLAS (NEW) / O \ , / A /., r./, STREET TREES ; / __ __ I I \ TO REMAIN , - I i /j (NEW) I; �> ' I ' / /! ; i = i' 'TYPICAL FOR Il i! i' l v'� - v / l/` // / 1 i l -- -_ `-_"' / / l' / : r / . _ ' / / ,v V V / I `, 1 I j l i i \ � r / / 11 ,i / / / / ` // 1 �y I I �: 1 3.7 + ACRES � ;/� / / / / NOTE: UPON API�ROVAL 0� A SITE j /- l" y �/V / W < Q BOTH SIDE OF / I v ,v - v , v v v I EDGE PARK PASSIVE / / /�?/ / , / 1•--•1 / , /v v '<::, I PLAN THE EXISTING BUILDING SHALL i „ v, THE STREET i / , r �` h h� `1 y i` �, v v / / /' i / / RECREATION AREA Q. 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V � 1 11 1 / 1 I i/ 6 �'� 1 f� d;, 1 v k y �\ :�v tZ _ ORIGINALLY 1� u r NATE 1 � ;' / z E-4 of / 11 . _ ELIMINATE 1. v I i _ APPROVED LOT 48 TO ADD 1 - G _1 I / / / A l / / r �1 ii: I / ROA v1. r NTRANCE D I 1 NEW SINGiLE � I AN A T GRADE E �, / I l i f / / i i :1 v f l / TO THE EXISTING COMMERCIAL / I /� Y R SIDENCE �) / FAMIL ff I v / / is :V. �. � ;� � / �/ 1 � � 1 A / /I� 7, i- %/ % / _ / BUILDING i, / / , i� j /�, / ' / �/, t t i 1 \ / 0 i -- - -- - -- _ � / i / ' 1 ,�, O v z. / / ) 1� i 11 J CA p , I I t ,: I I / IIl RSH LANE MA �, / / �` I / / r , �i/ l � 1 r / 0 /- li l \ 1- 1 Lq �i / I 1 �, � A w / A / r TI M� •I� V �I O� ! / 7 y I '� / -I i / J 1 y - i1 1 I w - - I Q I - / / o I - / _. 1 �� �I i 1 %' I - i I i� ! 0. 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I /I I ,/ i / UNITS �� TO BE DESIGNED TO VDOT /'/ , ,' / - n I r� E I � _ - 11 ; /' / TOTAL 64 22816 ----------------- - 1 1 1 \ _ / �- ,\ - --- ='------- 1-- --- - --------� - --- - _ - _ _ _ _ , PUBLIC STANDARDS. / �`' • J 1 � _ -_ \ \ -- --- -•-T ---- -- - ----------- - ---- L , / i / / — OTHER i I / \ ) - - -�-- - - / / / l i i // / \ i _ _ ;,'• ._. 1 � i SCALE ___�l \ � I " o = _ 63 _ - 8000 SF — I � ; 6 - - o' ' � EXISTING MANSION + �� - - _ 1 1 - __ // / / - I CARRIAGE HOUSE 3000 SF - - / - r / , , // /-. . / / / /- J/�/ y A /' . -- -- - -_,_______-____jr____-- - _ _ ER I1�T �, ( _ _ _ ____- j � � SHEET NO. \ I --- -r— _--- ----- - - ---- - - - -- ------ - - ----- --- --- - _ 1 � _� _,... - FORM / /, \ \ %- '44 1 1 / -. (5) VILLAS (NEW) - ,: = -PROPOSED 30' \ i ) L ( % - SIDEYARD SETBACK � R L ---_ _ - I �i 1, ( VILLA ) ' %� R / 5 AS (NEW, � 2) S (NEW E/ ,..- HEADQUARTER S /; � ,� , \ / -