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Home My WebLink AboutSDP201600004 Action Letter 2016-01-25ops 4 $! C 06 4. Dominion 172 South Pantops Drive I. Engineering Charlottesville, VA 22911 o+, ,Ft, 434.979.8121 (p) a,. 44,AN OA 434.979.1681 (f) s DominionEng.com January 25, 2016 Ron Higgins Zoning Administrator Albemarle County Community Development 401 McIntire Road Charlottesville, Virginia 22902 RE: Harvest Moon @ Berkmar Drive- TM 45-112G-Special Exception Request Dear Ron, Please consider this letter and attached initial site plan as our request for a Special Exception at the above- referenced property to modify the 20' undisturbed buffer requirement adjacent to residential districts per Z.O.21.7(c). The adjacent property to the north is TMP 45-112 and is currently zoned R6 and is vacant. As an aside, this adjacent property has been the subject of a proposed rezoning to a commercial use, and although this case was withdrawn, it is logical to assume this property will one day be rezoned to a commercial use, especially once the Harvest Moon catering company is constructed. By way of background, the subject parcel has been previously developed as the Fun Land Amusement Park, which featured a mini-golf course, go-kart track, batting cage and a bumper boat pool that were located on the lower half of the site below the existing asphalt parking lot. Since 2005, when the property was sold, the lower half of the site has become overgrown with the impervious areas remaining mostly intact. There is an existing 150-LF of 10'to 12'-wide asphalt driveway which is located at the northwest corner of the site. This driveway provided vehicular and pedestrian access to the lower portion of the site from the upper parking lot. This existing driveway was constructed such that it currently encroaches into the buffer by up to 14' maximum. The current owner of the property is proposing to re-develop the site in phases, with a catering facility and associated parking/loading located on the lower portion of the site for Phase 1, and approximately 16,000 GSF of office located adjacent to the upper parking lot in Phase 2. In order to develop Phase 1,the owner is proposing to improve the existing driveway to create a 20'-wide access to the catering facility, with no additional expansion beyond what has already been constructed. As justification for this request, we have provided below responses to items i, ii, and iii from the referenced ordinance section for your consideration. Z.O.21.7(c)states: Buffer zone adjacent to residential and rural areas districts. 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. Page 1 of 2 t+ops At'I” Dominion 172 South Pantops Drive v a Engineering Charlottesville, VA 22911 o aim r r 434.979.8121 (p) 434.979.1681 (f) e oNsrs 8 DominionEng.com i) the developer or subdivider demonstrates that grading or clearing is necessary or would result in an improved site design. As discussed above,a portion of the 20'undisturbed screening buffer has already been cleared and graded for construction of the 10,-12'wide asphalt driveway with the previous use. We would recommend that this existing driveway to be widened to 20'towards the south (holding the edge of pavement line on the north). The owner will provide curbing on both sides of the driveway as required by the zoning ordinance. By improving the existing driveway,the owner will also increase the effective centerline radius to allow up to 55'-long trucks to now use the driveway. Also by improving the existing driveway,the owner has eliminated the potential for disturbance of the managed slopes that currently exist in all other locations where a new access is feasible. ii)minimum screening requirements will be satisfied As part of the initial site plan application,we have provided conceptual location of screening plantings to show compliance with the minimum screening requirements. Where possible,a double staggered row of evergreen screening trees will be provided at 15'on-center per the screening requirements. Unfortunately,for the 100-LF section where the existing driveway encroaches 6'from the common property line, it is not possible to provide a 20'screen yard. However,the owner is proposing to plant the 6'strip with evergreen trees at 7.5'on-center. Also,there is an approximate 40-LF section of driveway at the high side of the common property line that currently encroaches. This section will be removed and the screening yard in this area will be re-established. Finally,along the lower 160-LF section of the buffer,the owner will also provide additional screening plantings beyond the 20' buffer as shown. iii) existing landscaping in excess of minimum requirements is substantially restored. As discussed under(ii),the owner is proposing to restore the 20'buffer along the top 40-LF of the encroachment,where the driveway is to be removed. Also,along the lower 160-LF of currently undisturbed buffer,the owner is proposing to provide supplemental screening plantings above and beyond the minimum screening required. Refer to the Initial Site Plan for locations of screening plantings. We thank you for taking the time to review this request for a Special Exception to modify the 20' undisturbed buffer that is required adjacent to residential uses. Please let me know if you have any questions or require additional information to support this request. Sincerely, Mighael Myers, P.E. 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