HomeMy WebLinkAboutSDP200800119 Staff Report 2009-11-10ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP200S-1 19 — Treesdale Park —
Preliminary SitE Plan and '_'Fifical Slopes Waiver
Planning Commission Public Hearing:
November 10, 200-,'%'
Owners: Albemarle Housing improvement, Inc
Acreage. 6.646 acres
Staff: Summer Frederick — Senior Pianner,
Nla>: Greene — Engineer
1 Board of Supervisors Hearing:
Not aaplicabie
Applicant. Collins Engineering
Rezone from: Not applicable
TIVI P: Tax Map 6 Parcels 182 184, and 183A
Location: Located on the western side of Ric Road
apriroximately one (1i mile north of its intersection
witln Pen Park Lane.
Magisterial District: Rio
Requested # of Dwelling Lots: rVa
Proposal: Request for approval of a preliminary site
plan to construct 88, multi - family, residential units
and associated parking on 6.648 acres This
aDlication includes requests to modify Section
4.2.3.2 to allow disturbance activity on critical
SIODes'
Character of Property: The property is currently
vacant.
Factors Favorable:
Special Use Permit for: Not applicable
By-right use: PRD — Planned Residential
Development
Proffers/Conditions Yes
DA — X RA —
Comp, Plan Designation: The
Comprehensive Plan designates tnis.property
as Uman Density in Urban Area 2.
Use of Surrounding Properties: Single-
family residential
Factors Unfavorable:
multiple- see report)multiple- see report
RECOMMENDATION:
1. Preliminary site plan (recommen approval} and
2. Waiver of Sectior 4.2'.5 — disturbance of critical slDDes (recommendation, approval)
STAFF PERSON Summer Frederick — Senior Planner, Max Greene - Engineer
PLANNING COMMISSION November 10, 2009
AGENDA TITLE: SDP2008 -119 — Treesdale Park — Preliminary Site Plan and
Critical Slopes Waiver
APPLICANT Collins Engineering
PROPERTY OWNER(S) Albemarle Housing Improvement, Inc.
APPLICANT'S PROPOSAL
Request for approval of a preliminary site plan to construct 88 multi - family residential units and
associated parking on 6 646 acres. This application includes requests to modify Section A.2.3.2 to
allow disturbance activity on critical slopes.
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Urban Density in Urban Area 2
REASON FOR PLANNING COMMISSION REVIEW
Review of the preliminary site play by the planning commission was requested by adjacent landowners,
and the applicant has requested a waiver of zoning ordinance requirements to allow disturbance of
critical slopes.
PLANNING AND ZONING HISTORY
ZMA2004 -22 — Treesdale Park Request to rezone project area from R4— Residential to PRD— Planned
Residential Development. Application proposed ninety (90) units for a density of fourteen (14) units per
acre with no commercial uses. Approved December 1 .2, 2007. (Attachment D)
SUB2009 -30 — Stonewater- Treesdale Park Request to alter boundary line between to project parcels.
Approved July 7, 7009.
CRITICAL SLOPES MODIFICATION
The proposed development will require the disturbance of critical slopes. A modification to allow critical
slopes disturbance is necessary before the site plan can be approved by the Planning Commission.
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 sicpes cover approximately 1 30, or approximately 19.5 percent, of the 6 646 acres included in
this request. 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."
The critical slopes in the area of this request appear to be natural. Staff has reviewer this waiver
request with consideration for the concerns that are set forth In Section 4.2 of the Zoning Ordinance,
entitled °Critical Slopes." These concerns have been addressed directly through the analysis provided
herein, which is presented in two parts, based on the Section of the Ordinance each pertains to.
Section 4.2.5(a)
Review of the request bV Current Development Engineering staff:
Description of critical slope area and proposed disturbance:
This is a dramoae nnmn and what is ,efil of |om area between Lwo roads, TDe applicant is oroposm'l
to o|pe tne drainage an fill in the area to make s f12rhe10vv/ti a 2.;-:"or 3"1 slope a thxseoBe
4re as
lotal Site
Critical slones
r.'rifica. slopes disturbed 0.32 24 S ofnhhoa
Exemptions to critical siopes waivers for driveways, roads and utilities without reasonable
alternative locations:
Dhvovvays, roEIoS are not proposed eithmtUe ohUca| slopes- Utilities do not have an alternate m;a|/on
outside of the critical slopes and are xxem2L
Compliance with Zoning Ordinance 1&-4.2:
movement of soil and rnok'
Proper slope construction, coniro| o.' drainage. and vegetative stabi|izat|on will prevent any
movement ofSoil
excessive stormwaternunoff'
Slormwater runof-vvU| be reduced in inis area, as the slopes will be eliminated and atormv:ater
controlled and directed into a stormm/a\er maintenance facility
siltation"
t7ope:tion and bondinxr by the Countv will ensure siltation contro/ during oonotruO/iox7, Proper
otelbilizaononornamtanancewJ ensure/ong/ermaxabildv.
loss ofaastMeticresuuroe''
This area is ws-lb/e from the rear oi aeverai houSF-'s /n Me 4 tree oreoermabnn anm& is
propose. be/ovy the nea/n/ng vxa0 /n tne osa/oftne site and the vegetaDon shou/ uer the
view ofthe bu0uYn as w/el!aa tiereta/n/np walls.
septic effluent''
This neignoorhoodis serviced by public sewer
Based. or the review above. there are no engimaenna concerns which prohibit the disturbance of the
critical slopes as shown.
Review of the request by Current Development Plannina
Summary of revieLv of modification of Section 4.2:
Seoiimn4- estabiiohenU,eremmm/procczcand:rnena(Drpran07gyawax/erofSechon4.2.3. The
prec*dmcornrnen[cy/ffadcaxsD7prowokxonfSecnn4.2.5(a) Sbaffhao/nchudedthe
prows/on- Secfion4-2 3 here, a/on-, with staff connrnan!on Inc, variou.5 prowokono.
The rornmiooion may modify or waive any requirement of section 4.2 in a Particular case upon finding
A StncY honofIheroqunernen1snfsertion4.2wpuld not /b'm^axY the. purposes ofbn/u
chapteroroU7ermooe serve the publfll,hea0h. oafeh'o/welfare,
Thepro an eriuhn developed parcel ant the prcUeci Proposes to dvwrbapproxinnate|y
O 32 ares of the xuUng rid| s|opes trict appUdon oih rquirrnens ofsecion 42
would noifnmverd the purposes offts chapter.
B. AftermatiwaoDropooed bv/he deveio,-)e/ oruxbdi/dde/Wouid satisfy 87e /n/ant ancifpurouzes of
section 4.2/oad least anoQuivakent degree`
7heapp|ic has proposed protective and restorative measure-, intended iu rninirnize erosion
and siltation ' during and pc3'oonstruct/on. These measures vvi|| sa1is+vtne purpose of
Section 4-2. This conclusion is based on tne staff's analysis conia'ned in the sec,ion above
Acres
E846 acres ronnaie|
C. Due to the propert s unusual size, topography, share, location or other unusual conditions,
excluding the proprietary interest of the deveicper or subdivider, prohibiting the disturbance of
critical slopes would effectively prohibit or unreasonabiy restrict the use of the property or would
result in significant degradation of the property or adjacent properties, or
Denial of this waiver modification would not prohibit or unreasonably restrict the use of the
property or result in significant degradation of the site or adjacent properties, as a single, taller
retaining wall could be constructed in order to accommodate the proposed const,uction. 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
Approval of this request would accommodate the expansion of an infiil property within the
development areas of the Comprehensive Plan.
D. Granting the modification, or waiver would serve a public purpose of greater import than would
be served by strict application of the reguiatrons sought io be modified or waived.
Staff believes that the proposed development of a series of shorter, tiered retaining walls will
result in a safer site. This improvement could be considered as serving a public purpose of
greater import than would be served by strict application of section 4.2.
RECOMMENDATION
Staff review has resulted in both favorable and unfavorable findings:
Favorable factors:
1. Granting the waiver will allow for infiil within the development areas of the Comprehensive Plan.
2. The proposed series of retaining walls will result in a safer site.
The measures proposed by the applicant will satisfy the purpose of Section 4.2. at least to an
equivalent degree, meeting the requirement for 4.2.5 {b);1 },
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 October ° if' 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.
ATTACHMENTS
A_ Site Plan
B. Location /Detail /Critical Slopes Map
C. Applicant Justification
D, 7MA2C04 -22 Approval letter and proffer form
E. Adjacent property owner letters
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RE: REOU'LLS"I FOR CRITICAL SLOPES PAIIEJ?
MY- Gknj,
Picnic consdor As requa: I- w whica! shpc wAver lu ci;sturbaiioe o " C,illcal
Apts (Mys 1. 25Q, The luHmm", is a sumrnai oL the 171 pail proposed:
To. situ UP;. ac.
A= of CAN slopes an We: 5037 sl 11 (1 ac-1 = I ).7 )I t { -
Aaea of conca Slopes on to 11 " v- -".turbo '' 1403 ;q Ti. , (;.j_ EIU.)
1 Mow] arua; 24.S uf Lota criti;a'
Tilt-- Iryonus to be poWni-il Mum uFuNcal YOM in"Pack AVON& ill
section l ofthe zonll-.-- orAnume:
Rqu and; ai Uy scaln movemem Cl soil and ruU
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4) Loss of aesthetic resourct
Response The divWunce ref nalz.rzmal crUmul s'I wesimposed is mininull Olin is (uTey"
OGCm if4g ca the back Ui the pwrcCl QwraO Me acsliums o the sue wdl bu t177orove
ia'llh this prgjecl.
5) In the event of septic s ystem failure, a greater travel distance of scntic effluent
RCspOn1 c: ( . SL]JI1C SV.SiC]72 %Lllil!? "e 1s na!
W Issue.
Please let me know if you have any C,ucstions oC Cequire ally additional information.
Sincercbk—
SCOTL COIL inS, IT
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COUNT) QFALB2N1,-VDU[
Department of Commuoin Dcvdopmun,
401 w1cmx,e Road, North v/'nc
Chu,ur/tviUv.Viq:=" - -21)O2-45v6
rxont '434`296,583-':
Janua?/28.2O08
JoyoeOudek,AH|P
2127Berkznl2rDrive
r-har\otteaviUe, VA229')1
PE Z8AA2DD4-ODQ22Troosda}e Park (Sign #J3)
Tax Map Parcel Numbers 61 61 61
Dear Ms Didek
On December 12. 20O7. of Supervisors approved your re—zoning application, for
Zk62004-0D022 Treeod2|e Park Your naznnmgfrom R4 residential to PF7[) (Planned
Rea/dent/a/ D/ytnc1) w/ua approeac in a:connance with the attached croffers cioted December 12 '
20C)77 o/nod Dnomber3 20O7 4n apphoadon plan/plan of development dated November 20
200 was a.nprmvec es pot of the rezon/ng Please re!e,tc these cloournents for any future '
applications and requests anthisp,00er7y.
Please be advised that although the Albemarle County Board of Supervisors took, action
on the project noted above, no uses om the property asapproved above may lawfull
UeAin until all applicable approvals have been received and conditimns have been met.
compliance with applicable PROFFERS;
approval of and compliance with a SITE PLAN and/or SUBDIVISION PLAT and
approval o|a ZONING COMPLIANCE CLEE/4RANC;E.
If You have :uesi/ons or comments regand/pg the above-noted act/on, pJase du nc hes|s to
zontacShon Pnoutosl29-552.
Sincerely,
Steve Adishuuse
Sherri Proctor
SarahBa/ovvm
Agxchmcm1D
C) Pro — Fifer: Dt- --mlbcr 12, 2';0
PROFFER FORM
Date: Df-c2mbe- 21
w'2004-0'2-
L61 - I S a nc 6 1 - 11 - :, ATax %,Ip and Parcel Number(.s,
I6.46 Acrts 11 - c) be rczoncd fnorn R— to PET - Planned F al Develonment) - it
cU julic on with tt 7,j'catj()r Plan," sheet C-4.0 of Crie Tretsdaie Park 7M A
AT)P!;ca Plan padage prepared by th2 Cox Com-pan lase rev!std an November 20,
On pa,-Te 7 of:htse - Droff2rq)-2007 a-m- With PTO Attachment I i stt Sheet
Pursuant to Section of the A.1bp-ma: Coiint "U 'ne
u arit
C )r iii-tance. tli Ow r licrcb-'.
LaEly proffers the co hst-d below '-Vh)c sh'-I" be a7l 'c) the pro7ert iiv(,)Iulit I - - I -
with the offered plans approved I'c)7 dc These condinons are proffered
2-C "i T")aft of ti requested and '.ht ( wne:7 acllmowltdc- that the conditi011s are
Ia?arnurn Residential Dtnsll 'I'lit number, ofresi dwcllinp- unItS t
nay be Jevclopped inlrreesda-lt F,,-ial not exceed '?0 units.
Road improv °nts. ni !also -efor to hcreir. a- t ae " Ovmer ' j shall
ause zoo Diction of jQ1 lCIVV In z road :-mproverm-mis:
nntctic)ns. Th. Ownc- shallM, and Int-mal
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internal prlva-to sinnal at Pen P—Iri, Lane sho on Anazh;-ntnL
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unit, car until th° units :i ;old as low or moderate -), , unitz; quaiifyin = as
such Lind thu County affordable Housing Polic\
Cpp'yyyq or ltlt °relit All inst urnents conveying any interest in the
for -rent affordable units during the affordabie Term snail contain
lari reciting that sucn unit is subject tC the terzr of dlj5 Prof:Cr -3, IriadtailCOntraL'[S D °rtatriln5 t7 S t pP,VevaRL't Jf acv `or -rant
affordable unit. or any part thereof, during the Affc-dable Terri shall
contain a complete: disclosure Of the re >tri;;tions and coramts stablisized
v this Proffer 3. At least thirt? t;30j d,iv°s prior to the conveyance of' any
Interest tother than forthv securing of a mortgage or deed of trust! in an L'
for -rent affordabic unit during the N1fordable Term. the th °n- current
ovrncr shall notify the Albemarle County Chief of 1-lousing in writing; c;[
the conveyance and provide the nanne, address and telephone number o
file potential rantee, and state that the requirtmlci:t° ofthis Proffer hove
been satisfied.
fz,.ortin Rental lutes During the (fordable Term, within tz'iirt (30,)
days aft:r the cornmencemrrit of the lease ter r- for each for -ren'.
affordable unit. the C «rler sllal' proz ide io the Alliezi a Ie ;uourry Housing
Office a cope - f the tease agreement for ea h such unit renter' that shau;s
tt,e rota! rate for such unit and `lie term t the !case. In addition, during,
the A.5ordable Te=, the- Owner sha?1 provide to Ak- ' - .marle C,v - . if
requested. aIi' repo ts, Co;;'i:,S of lease agrecrrienta, or Othc- data P °i"tua cling
to mnui rates as AlLerriarle C.otmty may rea.,onably t
Yl'd0 PaTl v'a' i'` _ ^.LVc ` l rill L„aserri..vi Qedi- at}CITl. Tilt 'Lz'iler
v
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sstai' dedicate to public use land within a -foot Fide ac --SS easemerit tc All,ernar;e
C.c snt°Y' for a "c cenwu° tram Tizis rctmWaY trail ;hall se ^:e as a pr desti iaxi putt}
tt1IJuh .y,L Property -cnn2Ct to the section of the proposed ?1ea iolu Creel P371 -- W ay
C- reenway trail, and its aiigrment and layout stiaL be it) yer_eral accord 'v„i.h tae
schcmati; design depicted or? the ?p, lication flan. The ultimate design and location of
the :-ail shat' be esmbiished b} the Director of Planning; in consultation %vith the Director
of ?mks and Recreation and shall Provide access to the Meadow Creek Parl_ivay
i_; enway. ti the ` ntenway trail casement IS not dedicated by the first final su'Ddiv;sioIl
plat, the owner shall be itrsponsit)le for the aest of a sur ie anG prcparing the dttd and
plat "0 convey the Green trail ea-se:nern to the Ccuiir' before the first final site plan
annrovai. , -fer it is At icatec to public use, the Gr °cmv y Trait and all land witiun 111e
ar,cess easement shall con * to be inciud_d in the total area of open space and
um °n t. s ,within tit;; : t— j'-
Tax Isla ] pace! ducleate; to pudic use aif '.nz C''•VI7:.r CL the, ad}ace:li _ .,per.y, 1' '
may .,.,., _ U A l r y I 3Sr4' r. S[iJSttT :Le Sor -1 2 Cire n,T wail '.Mall else lZrit
T('. 1 r. a tat! °a.>..I" opt th i vvi. ul S' "
d u. c t_e saiisf3ctio c',' Jtae Director of ?!amning in aoLst :ltati;n15Ci'.'bCG in tl'iis tI' :;.
g-
ailI -m ffi Dii cic); U. ri i , P 1 firs f I
P1 al p or" fil" 111f 111J, p nt 1 sat.s-,
11 di LIT orcu f0 LI i"Lls nul !off
t t v' n n lit C 0 Il T I "-) rRaRoadV"Miffl 110i LLIC CIS, po rtl()'7' L }{ { -M I L,t
ITC l0Ca"tU' dl-,CCtl to tilt ea'S furl
DIF S ar f) t t T ra ns i I t iI7CL' '- v, I t k tht 11
t[)t- stoiioii o" Pic Rnac! 'ht UT At*Orl OT
the (mmfr, d. its; ov"r. s"lal . orst-u'-'. 1r t hu- :, lc
rise I I I tJl d '11 t' 0 a Lt ' U , rull il!- of Pio Road anc pic! cl 1 a c' "I"Ittli,7 In:'
Prccpery, - ill -_(7J LIjjz-T'C)j1 V 1 t C Ll I I - DIE LT`-',a. tilt'
r' '-unapl'--ul 11 b S - p 1 14 1 a S I in st, I I CS. t j
uandtiltsmcli. shall he deicnmin-zc by C-7 1C IICuTC.
C'animuri'it-.' Devclopnaer. G,vinmn 31), days of tlh( couw-"'. 1 TeqUtst fo7 tilt- transp
step:. hi th- :abscnce of any servict. Trccdal-p T'a--i,. sha' De dtsi tc
a t' C0=1um-,c the CTS 3r -and L 07 JAA T Sf d 0
means ac-ces-s zo re.'si':ient- -,
f lm-orovtmient-. T714 ' shall crov Slomo'vatc!
w: :hilr 1 arca dcpl--ttd on the A-,pilIzation Plai vul r-n -may al ,I 'DC, used L. I. silare-r')
Bl' mr'\ Eerv- 'notjfrvIT"iStovmv, manaL and Bt - ,l Viaria2rntni Pra -
rep-Sdaiw- Parl. ano tn dcvc1,)rqm11 of T ax Nlap U', firial -'Ite
approved until all tasmit-m.:: n2ctssoa- Jor tat 01-1-Slit-
prcv-fi s fuel; 11-l"Clinc1_)T- hov,: lr--cn rt cor td h ts c
Lomlv, - naliacmctlt, conSITUr"Llcil C)an . -t-swav to tilt' Sit" 71 ma-na- e-mc,
faLillr and transpo-ILILion lm-,Drovrneris to tht, T- T"o"Id and lltm pLurL
Li:
v a
ni'k bu'1d*nL - witil'n 1 tit Lmltc! aii- :'o sc a, LcI - I I -. I L! Pi I I 11ST d
TC ` - af CImini-mum
de-V':IOPM=Il' as set f( rl 7 jjc' --IL a] C LI
F:s anJ r - 12 s I
L mit G ce - f - I d FYI":Lr)-n the t7) IIt 'C iJi f
Trja? 15L c'.11; In L' an n)fl;'-rc"L --L,7mLad cis.
tilt cj 7u-.ancv fx -'.: v
P n-L 1 12 -00
architect rendered su& a certia sate, tht Owner shall suhmr, ic the County s Director of
Community Developmmt documentation that the building as EanhCran certified.
8, Erasiar and Sediment Connr: i Measures In order to prov ide a hit her rvul of
rosion and Sediment 'Control than is requirtj by current State and Local reLulan ns, the
Owner shall adopt construction procedures and practices that Provide additional soil
s.ahilization measures to achieve permanent stabilization immediately upon rcachinr
renal tirades, but no mare than sip: months from the star of construction. i hese
procedures and practices shall inc]ude:
A. Utilize wire reinforced silt fence rat't.er than standard silt fence.
B. immediately upon. reaching final gade, utilize E erma -nent seed and
matting to stabilize all slopes stccper than 3 H:1 V.
Starlize with temporary seeding all disturbed areas that are not at final
grad-- but will remain dormant lan-ger than 14 days.
D. Placc fencing pnor tc tine :,ta- of construction around areas to be
cans °rued_
Other meastlr °s deemed hotter or equi - valem by the County EnZL'necr.
Submitted as o`the j; day ;,N aps ?007 by:
REIN OF PAGE LEF i _?' i E:l I'lUti; .'r" BLANK, Slr.j* , rrU-
PAGES TO FOLLOW I
T: °sdaie Proffers " Z PA A 4 -0'2 , De(, emper 12, 2 0C" Page
ALEV t 1 I1PRC)VEIvIEr\ PRDc1AM NC.
Virrrini:J nonstoo., c non-profi: , ,:orporation
By:
its Dircct:_5r
1L L
c.
Date:ion 7
Treesdale Proffers CZMAP 200 December. 1?, - '007 1 e 6
PROFFER ATTACHMENT 1 (SWEET A -1.0)
Treesaale Proffers (Z1V1A# 2004 -022) December 12, 2007 Page
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