HomeMy WebLinkAboutSDP200800136 Staff Report 2008-11-11r IRGI
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP2008 -136 Airport Road Office Staff: Elizabeth M. Marotta, Senior Planner
Plaza
Planning Commission Public Hearing:Board of Supervisors Hearing:
November 11, 2008 N/A
Owners: Airport Road Office Plaza, LLC Applicant: Timmons Group, c/o Ammy
George
Acreage: 5.02 acres Rezone from: N/A
Special Use Permit for: N/A
TMP: Tax Map 32 -41 E Zoning: Commercial Office (CO), Entrance
Location: Southwest corner of the intersection of Corridor Overlay (EC)
Airport Road (Route 649) and Timberwood By -right use: yes
Boulevard
Magisterial District: Rio Proffers /Conditions: N/A
Requested # of Dwelling Lots: N/A DA— X RA —
Proposal: Critical slopes waiver in conjunction with Comp. Plan Designation: Town Center in
a preliminary site plan for the development of a the Hollymead Community Plan Area
61,180 square foot commercial office building.
Request is to disturb 0.12 acres (5,275 square feet)
of critical slopes.
Character of Property: Undeveloped, wooded.Use of Surrounding Properties:
Existing wetlands bisect the southern half of the North- light manufacturing, office, and vacantproperty, and man -made critical slopes exist along residential land
the eastern property line along Timberwood
Boulevard.Southwest- church
East- single family residential
Factors Favorable:Factors Unfavorable:
1. Runoff and siltation can be handled with 1. Due to the presence of wetlands,detailed and phased erosion and sediment design and enforcement of the erosioncontrolmeasures.
and sediment control plan will be2. 99% of critical slopes proposed to be challenging.disturbed were man -made.
2. Natural critical slopes are proposed to3. Site is within the County's Development be disturbed.
Areas.
4. Slopes are not shown as a resource in the
Open Space Plan.
RECOMMENDATION Approval
STAFF PERSON: Elizabeth M. Marotta, Senior Planner
PLANNING COMMISSION November 11, 2008
AGENDA TITLE: SDP200800136 Airport Road Office Plaza Preliminary Site Plan
APPLICANT Airport Road Office Plaza, LLC c/o Trey Steigman MSC
PROPERTY OWNER(S) Airport Road Office Plaza, LLC
APPLICANT'S PROPOSAL
Critical Slopes waiver to allow 5,275 square feet (0.12 ac) of critical slope disturbance, in conjunction
with a preliminary site plan approval for the construction of a 61,180 square foot commercial office
building. The applicant has requested a modification of Section 18 -4.2.5 of the Zoning Ordinance in
order to allow 5,275 square feet (0.12 acres) of critical slope disturbance. The property, described as
Tax Map 32, Parcel 41 E, contains 5.02 acres, 0.18 acres of which are critical slopes. The property is
zoned CO (Commercial Office) and EC (Entrance Corridor Overlay). This site is located in the Rio
Magisterial District at the southwest intersection of Airport Road [State Route #6491 and Timberwood
Boulevard.
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Town Center within the Hollymead Community
Plan Area.
REASON FOR PLANNING COMMISSION REVIEW
Disturbance of critical slopes is proposed and a waiver is required.
PLANNING AND ZONING HISTORY None Available.
STAFF REVIEW:
This application was reviewed by the Site Review Committee on October 9, 2008. The Site Review
Committee has reviewed this proposal and will approve the Site Development Plan with the approval of
the critical slopes modification and minor revisions to address comments.
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(b) 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 occur in three areas of the site, for a total of approximately 0.18 acres (7,840 square
feet), or approximately 3.5% percent of the 5.02 -acre site. The majority of the critical slopes on the site
appear to have been man -made with the construction of Timberwood Boulevard, however there is a
small area of natural slopes occurring in the area of the wetlands. 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) is a review of the technical
performance 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(b). Staff presents
the analysis of the request to disturb critical slopes in two parts.
Section 4.2.5(a)
Review of the technical performance standards.:
Description of critical slope area and proposed disturbance:
The critical slope areas appear to contain both natural and man -made slopes. The critical slope
disturbances are in the form of:
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "rapid and /or large scale movement of soil and rock ":
Construction of the building and other site features will most likely require a temporary
increased flow down the critical slopes during a rain event. Movement of soil can be caught with
an appropriate sediment trapping measure before site runoff enters the existing stormwater
system. However, due to the protected wetlands at the southern end of the site, erosion and
sediment control will be difficult and may required a phased erosion and sediment control plan.
Phasing will be required if determined appropriate during the review of the E &S plan.
2. "excessive stormwater run - off ":
Stormwater runoff will be controlled onsite by an underground detention facility. No site runoff
will run across critical slopes in the post - development condition.
3. "siltation of natural and man -made bodies of water ":
Inspection and bonding by County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
4. "loss of aesthetic resource ":
The Open Space Plan is the primary tool used by staff in determining the presence of aesthetic
resources. The critical slopes on this property are not identified in the Open Space Plan and the
plan shows no resources for the site. Therefore, staff opinion is that approval of this request will
not result in the loss of aesthetic resources.
5. "septic effluent ":
This site is served by public sewer.
Total Areas Proposed
Disturbance
Total site 218,671 SF (5.02 + /- ac)5,275 SF (0.12 ac)of total site area=
2.4%
Area of critical slopes-Man -made = 6,565 SF 5,265 SF of total site area=
Man -made 3.0%
Area of critical slopes-Natural = 1,312 SF 10 SF of total site area=
Natural 0.59%
Total critical slopes 7,877 SF (0.18 ac= 3.6%5,275 SF (0.12 ac)of critical slopes=
of total site )66%
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "rapid and /or large scale movement of soil and rock ":
Construction of the building and other site features will most likely require a temporary
increased flow down the critical slopes during a rain event. Movement of soil can be caught with
an appropriate sediment trapping measure before site runoff enters the existing stormwater
system. However, due to the protected wetlands at the southern end of the site, erosion and
sediment control will be difficult and may required a phased erosion and sediment control plan.
Phasing will be required if determined appropriate during the review of the E &S plan.
2. "excessive stormwater run - off ":
Stormwater runoff will be controlled onsite by an underground detention facility. No site runoff
will run across critical slopes in the post - development condition.
3. "siltation of natural and man -made bodies of water ":
Inspection and bonding by County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
4. "loss of aesthetic resource ":
The Open Space Plan is the primary tool used by staff in determining the presence of aesthetic
resources. The critical slopes on this property are not identified in the Open Space Plan and the
plan shows no resources for the site. Therefore, staff opinion is that approval of this request will
not result in the loss of aesthetic resources.
5. "septic effluent ":
This site is served by public sewer.
This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No
portion of this site plan is located inside the 100 -year flood plain area according to Albemarle County
GIS.
Based on the above review, the applicant has satisfactorily addressed the technical criteria for the
disturbance of critical slopes.
Section 4.2.5(b)
Recommendations on the findings that must be made by the Planning Commission in order to
allow disturbance of critical slopes.
The commission may modify or waive any requirement of section 4.2 in a particular case upon finding
that:
1. 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, or that alternatives proposed by
the developer would satisfy the purposes of section 4.2 to at least an equivalent degree; or
Added 11- 15 -89)
Approval of the waiver allows the forwarding of public purposes by allowing logical development
of the parcel, which is within the development area. Please see number 3 below for more
details.
2. Due to its unusual size, topography, shape of the property, location of the property or other
unusual conditions, excluding the proprietary interest of the developer, the requirements of
section 4.2 would effectively prohibit or unreasonably restrict the use of the property or would
result in significant degradation of the site or adjacent properties. Such modification or waiver
shall 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; or (Added 11 -15-
89)
The existing wetlands and associated critical slopes effectively bisect the property, while man-
made slopes extend up to 30' past the parking setback line along Timberwood Boulevard. In
order to develop the property for a commercial office use and apply an efficient and logical site
layout, some disturbance of critical slopes would be likely. The Current Development engineer
has reviewed the proposed project and has deemed that due to the unique environmental
conditions of the property it would be challenging, but possible, to apply a soil and erosion
control plan that would address all potential runoff and siltation issues associated with
disturbance of critical slopes.
3. Granting such modification or waiver would serve a public purpose of greater import than would
be served by strict application of section 4.2. (Added 11- 15 -89)
This property is located within the County's Development Area. As such, public policy supports
the development of the site in a manner consistent with applicable codes and ordinances. The
proposal to develop this site for a commercial office building and associated parking is
consistent with the zoning in place, as well as the policy to encourage development within the
development areas. As discussed above, the unusual conditions of the site make it unappealing
to develop without a critical slopes waiver. Therefore, granting the waiver, thus enabling the
development of the proposed commercial office building, furthers the public objective of
concentrating development within the development areas.
11
SUMMARY AND RECOMMENDATION
Staff review has resulted in both favorable and unfavorable findings:
Favorable factors:
1. Runoff and siltation can be handled with detailed and phased erosion and sediment control
measures.
2. 99% of critical slopes proposed to be disturbed were man -made.
3. Site is within the County's Development Areas.
4. Slopes are not shown as a resource in the Open Space Plan.
Unfavorable factors:
1. Due to the presence of wetlands, design and enforcement of the erosion and sediment control
plan will be challenging.
2. Natural critical slopes are proposed to be disturbed.
Staff opinion is that the favorable factors outweigh the negative factors and therefore staff recommends
approval of a waiver of Section 4.2.3.2 to allow activity on critical slopes.
ATTACHMENTS
A. Engineering Report
B. Applicant Justification
C. Aerial Map
D. Site Plan- overall
E. Site Plan- detail of proposed critical slope disturbance
0,
JGI'Ilii Jx
County of Albemarle
Department of Community Development
Memorandum
To: Elizabeth Marotta, Current Development planning and zoning review
From: Phil Custer, Current Development engineering review
Date: 29 October 2008
Subject: Airport Road Office Plaza critical slope waiver (SDP -2008 -001 36)
The critical slope waiver request has been reviewed. The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
The proposed development of TMP 32-41E consists of a large office building at the intersection of
Timberwood Blvd. and Airport Rd and the necessary parking lot for the building. Construction operations
will disturb approximately 90% of the parcel. Land disturbance will be limited in two areas: to the west
because of a required 20ft undisturbed buffer adjacent to the residential lots and to the south because of
state protected wetlands.
As mentioned by the applicants in their request for the critical slope waiver, the majority of the critical
slopes being disturbed on site are likely manmade. The slope in the southeast portion of the property is fill
from the construction of Timberwood Blvd. However, there are a few small areas of natural slopes being
disturbed in the area of the wetland.
Areas Acres
Total site 5.02 acres approximately
Critical slopes 0.18 acres 3.6% of the site
Critical slopes disturbed 0.12 acres I 66% of on -site critical slopes
Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable
alternative locations:
There are no exemptions to critical slope disturbance.
Compliance with Zoning Ordinance 18 -4Z:
movement of soil and rock "'
Construction of the building and other site features will most likely require a temporary increased flow
down the critical slopes during a rain event. Movement of soil can be caught with an appropriate
sediment trapping measure before site runoff enters the downstream channel. However, due to the
protected wetlands at the southern end of the site, erosion and sediment control will be difficult and
will require a phased erosion and sediment control plan.
excessive stormwater runoff"
Stormwater runoff will be controlled on site by an underground detention facility. No site runoff will
run across critical slopes in the post development condition.
siltation
Inspection and bonding by the County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
Attachment A
Albemarle County Community Development
Engineering Review comments
Page 2 of 2
loss of aesthetic resource "
The majority of the critical slopes on site are not an aesthetic resource in the opinion of the reviewing
engineer.
septic effluent"'
This site is serviced by public sewer.
Engineering review recommends approval of the critical slope waiver. The design and enforcement of any
erosion and sediment control plan for this layout will be challenging but can be reasonably handled by a
detailed and phased construction sequence.
F 0 Q
t
September 15, 2008
County of Albemarle
Department of Planning and Community Development
401 McIntire Road, Room 218
Charlottesville, VA 22902
Dear Albemarle County Planner:
RE: Airport Road Office Plaza
Critical Slope Waiver Request
In the development of the Airport Road Office Plaza on Tax Map 32 Parcel 41 E, a
portion of the existing critical slopes on the properties will be impacted. Please consider
this critical slopes waiver request to allow minimal impacts to critical slopes per Section
4.2.5.b. I of the Zoning Ordinance.
The following are the calculations for the site:
Parcel Parcel Area Area of Critical Area of Critical
Slope on Parcel Slope Impact
TM 32 Parcel 41 E 5.02 Acres 0.18 Acres 0.12 Acres
We have three areas of critical slopes on the subject property.
A majority of the existing critical slopes on the subject property are located along the
south - eastern property line. This area is approximately 6,565 SF. These slopes area
man -made; they were constructed with Timberwood Blvd. Approximately 5,265 SF
of this area will be disturbed during the construction of the proposed parking lot.
The second area of critical slopes is along the drainage swale that runs through the
property in a north -south direction. This area is approximately 991 SF.
Approximately 10 SF of the critical slopes will be disturbed during the construction
of the retaining wall. This will be due to a 5' area that is outside of the retaining wall
that will allow the contractor to construct the wall. The area will be restored and
stabilized prior to the removal of the erosion control devices.
The third area is along the southwestern edge the property. This area is
approximately 321 SF. This area of critical slopes will not be disturbed with the
construction of this project.
This development will not unnecessarily increase the amount of stormwater run -off by
the use of a low - impact storm sewer design methods such as bio- filters, water quality
swales and underground storage of run -off. The combination of these methods will
ensure that the post - development run -off quantity does not exceed the pre - development
run -off quantity.
Attachment 13
The building will be on both public water and sanitary sewer.
Based on the calculations and explanation provided above, the minimal critical slope
impacts requested will in no way constitute potential dangers to the public health, safety
and /or welfare. Please do not hesitate to contact me at 434.327.1684 if you have any
questions or require any additional information. Thank you for your consideration.
7
Sin rely,
f
Ammy Cie rge, CLA
cc: Trey Steigman, MSC
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