HomeMy WebLinkAbout2004-10-27
BOARD OF SUPERVISORS
FIN A L
OCTOBER 27, 2004
COUNTY OFFICE BUILDING
4:00 p.m. - Room 235
1 . Call to Order.
2. Work Session: Groundwater Ordinance.
3. Recess.
6:00 p.m. - Auditorium
4. Call to Order
5. Pledge of Allegiance.
6. Moment of Silence.
7. Appeal: SDP-2004-023. Faulconer Construction Office and Shop Final Site Plan. TM 58, P 37,
contains 27.37 acs. Znd LI. Loc on Morgantown Rd (Rt 738) approx 1-1/8 mi W from intersect of
Morgantown Rd & Rt 250 at Ivy. Samuel Miller Dist.
8. From the Board: Matters Not Listed on the Agenda.
9. Adjourn.
BOARD OF SUPERVISORS
TENTATIVE
OCTOBER 27, 2004
COUNTY OFFICE BUILDING
4:00 p.m. - Room 235
1. Call to Order.
2. Work Session: Groundwater Ordinance.
3. Recess.
6:00 p.m. - Auditorium
4. Call to Order
5. Pledge of Allegiance.
6. Moment of Silence.
7. Appeal: SDP-2004-023. Faulconer Construction Office and Shop Final Site Plan. TM 58, P 37,
contains 27.37 acs. Znd LI. Loc on Morgantown Rd (Rt 738) approx 1-118 mi W from intersect of
Morgantown Rd & Rt 250 at Ivy. Samuel Miller Dist.
8. From the Board: Matters Not Listed on the Agenda.
9. Adjourn.
ACTIONS
Board of Supervisors Meeting of October 27, 2004
November 3,2004
AGENDA ITEM/ACTION ASSIGNMENT
1 . Call to Order.
· Meeting was called to order at 4:05 p.m., by the
Chairman, Mr. Dorrier. All BOS members were
present. Also present were Bob Tucker, Larry
Davis and Ella Carey.
2. Work Session: Groundwater Ordinance. Clerk: Advertise public hearing for December
· HELD. 8, 2004.
3. Recess.
· The Board recessed at 5:05 p.m.
4. Call to Order.
· Meeting was called back to order at 6:06 p.m.,
by the Chairman. All BOS members were
present. Also present were Bob Tucker, Larry
Davis, Wavne Cilimbera and Ella Carey.
7. Appeal: SDP-2004-023. Faulconer Construction Clerk: Set out 8 conditions below.
Office and Shop Final Site Plan.
· DENIED SDP-2004-023, by a vote of 6:0, with
the inadequacies and requirements set forth in
the Planning Commission's actions dated
September 13, 2004, conditions #1 through #7,
with condition #8 as modified at the Board
meeting. Should the applicant satisfy the eight
conditions, staff is requested to bring the final
site plan back to the Board for review to make
the determination that the eight requirements
have been met. The determination required by
condition no. 8 shall be made by VDOT.
8. From the Board: Matters not Listed on the Agenda.
· There were none.
9. Adjourn.
· The meetinq was adjourned at 9:45 p.m.
/ewc
Attachment 1 - SDP-2004-023 Conditions
ATTACHMENT 1
Agenda Item No.8. Appeal: SDP-2004-023. Faulconer Construction Office and Shop Final Site
Plan. TM 58, P 37, contains 27.37 acs. Znd LI. Loc on Morgantown Rd (Rt 738) approx 1-1/8 mi W from
intersect of Morgantown Rd & Rt 250 at Ivy. Samuel Miller Dist.
1. Submission of a revised Certified Engineers Report as required by Section 32.7.4.2, to address
each provision of Section 4.14, explaining methodology and including measurements of actual
equipment where appropriate.
2. Submission of as-built plans and structural analysis to verify adequacy of pavement width
and strength of Dettor Road from Morgantown Road to the Faulconer entrance as
provided by Section 26.12.1.
3. Provision of street trees across Morgantown Road frontage as required by Section
32.7.9.6.
4. Provision of a double staggered row of shade tolerant evergreen screening trees such as holly or
bayberry, planted 15 feet on center adjacent to Rural Area property to provide screening as
required by Section 32.7.9.8.c.2.
5. The lighting plan shall be revised to comply with Section 4.17.4.
6. Sidewalk notes and dimensions must be corrected.
7. Revise all buffer notes to indicate a 50 foot buffer.
8. Pavement widths and strengths of both internal and external roads shall be adequate to
accommodate projected traffic generated from the site as provided by Section 26.12.1 of the
Albemarle County Code.
2
JOHN W. ZUNKA
RICHARD H. MILNOR
RICHARD E. CARTER
H. ROBERT YATES. III
ALVARO A. INIGO
TAYLOR. ZUNKA. MILNOR & CARTER, LTD.
ATTORNEYS AT LAw
414 PARK STREET
P O. Box 1567
CHARLOTTESVILLE. VIRGINIA 22902
MAGRUDER DENT, JR.
1919-1994
TELEPHONE 434-977-0191
REAL ESTATE 434-977-5060
FACSIMILE 434-977-0198
ROBERT E. TAYLOR
1906-1998
September 15, 2004
Mr. Mark Graham
Director of Planning and Community Development
County of Albemarle
401 McIntire Road
Charlottesville, Virginia 22902
HAND DELIVERED ON SEPTEMBER 15, 2004
Ms. Amelia McCulley
Zoning Administrator
County of Albemarle
401 McIntire Road
Charlottesville, Virginia 22902
RE: SDP-04-023 Faulconer Construction Final Site Plan; Tax Map 58, Parcel 37
APPEAL OF DECISION OF PLANNING COMMISSION
Pursuant to the applicable section of the Albemarle County Code, the
undersigned, agent and attorney for Faulconer Construction Company, Inc., does appeal
to the Board of Supervisors the decision of the Planning Commission rendered September
7, 2004 denying approval of the above referenced final site plan. A copy of the decision
letter dated September 13, 2004 is attached hereto and incorporated herein by reference.
Very truly yours,
~~
Richard E. Carter
cc: Ella Carey
Jack W. Sanford, Jr.
Larry W. Davis, Esquire
BASIS OF APPEAL
Faulconer Construction Company ("Applicant") is appealing the
decision of the Albemarle County Planning Commission's disapproval of its
final site plan pursuant to SDP 04-023.
On September 23, 2003, the Planning Commission granted a Critical
Slopes Waiver request with conditions and approved the Preliminary Site
Plan with conditions (see decision on SDP 02-128). The Planning
Commission required that the final site plan come back before it for review.
The planning staff reviewed each condition of the critical slopes
waiver and each condition of the preliminary site plan. In the staff report
prepared by Yadira Amarante and presented at the September 7, 2004
Planning Commission meeting, the staff found that Applicant met each and
every condition.
Notwithstanding Applicant's compliance with each condition of
preliminary site plan approval and Planning Commission's own staffs
concurrence that the conditions had been met, the Planning Commission
denied final site plan approval for eight reasons. The Planning Commission
did not defer the matter in order to give Applicant an opportunity to comply
with the conditions, but simply denied the plan for the reasons listed (see
page 33 of draft minutes submitted October 19, 2004).
While all eight reasons for denial of approval go beyond the
conditions previously required, Applicant could comply with seven of them.
The eighth condition is "Vehicles coming to the site shall be verified to be of
a scale that may be safely accommodated by Morgantown Road as provided
by Section 26.12.1" (see page 34, draft minutes).
The Planning Commission attempted to place a condition on
Applicant that is unfounded in law. In fact, the Planning Commission was
specifically told by the Assistant County Attorney that it could not do this.
Mr. Kamptner, in response to Ms. Joseph's question, ". . . if he was saying
that their [Planning Commission] denial could never be based on the fact
that the roads are inadequate for this particular use" replied, ". . . that was
right because beyond simply the land use cases that he had discussed already
the Courts have repeatedly said that the responsibility of State roads is the
1
State's. It is the State's decision as to when public roads are upgraded and
what the level of improvement is." (see page 26, draft minutes)
When pressured by Mr. Rieley to allow the certification required in
the eighth reason for denial (see page 31, draft minutes), Mr. Kamptner
stated ". . . because it is a by right use and we cannot restrict a by right use
based on external factors that the owner cannot control and which the
County has not (sic) authority to require improvement." (see page 32, draft
minutes)
Even after being advised that such a requirement is illegal, Mr. Rieley
said, ". . . he would like to include the language and see where it goes." Mr.
Morris "agreed to include the language noting that it could be thrown out."
(see page 32, draft minutes)
Where the language goes is before the Board of Supervisors. The law
has not changed since the September Planning Commission meeting. The
law as stated by Mr. Kamptner as cited above and expanded on page 25 of
the draft minutes is clear. This is a by right use that cannot be restricted by
external factors. This is not a re-zoning or a special use permit, but site plan
approval for a by right use. The objections to this project are objections to
the use more than to the site plan. The use has been determined to be valid
under present zoning by the Zoning Administrator, the Board of Zoning
Appeals and the Circuit Court. By using a standard out of the control of
Applicant, the Planning Commission is attempting to relate a use question to
a by right site plan. Again, there is no basis in the law to do this.
It is unfortunate that the majority of the commissioners chose to give
in to public pressure as opposed to following its own ordinance. It is even
more disturbing that they chose to refuse to follow the advice of their own
attorney, while not disputing his advice, taking a cavalier attitude of "let's
see where it goes" and "it could be thrown out".
Applicant received preliminary site plan approval. Applicant met all
requirements for final site plan approval. Pursuant to Section 32.4.3.9 of the
Albemarle County Code, the Board of Supervisors may affirm, reverse or
modify in whole or in part, the decision of the Planning Commission.
Applicant asks that the Board of Supervisors reverse the decision of the
Planning Commission and approve the final site plan as submitted and
verified by the staff report. In the alternative, Applicant asks that the Board
2
of Supervisors modify the decision of the Planning Commission by deleting
reason for denial number eight and requiring that the Applicant comply with
the other seven items referring the matter to the staff for administrative
approval.
Respectfully submitted,
ð~
Richard E. Carter
Counsel for Faulconer
Construction Company
3
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832
Fax (434) 972-4126
September 13, 2004
Faulconer Construction Company Inc.
2496 Old Ivy Road
Charlottesville, VA 22901
RE: SDP-04-023 Faulconer Construction Final Site Plan; Tax Map 58, Parcel 37
To Whom It May Concern:
The Albemarle County Planning Commission, at its meeting on September 7,2004, denied approval of the
above-noted petition for the following reasons, which must be addressed before approval:
1. Submission of a revised Certified Engineers Report as required by Section 32.7.4.2, to
address each provision of Section 4.14, explaining methodology and including measurements
of actual equipment where appropriate.
2. Submission of as-built plans and structural analysis to verify adequacy of pavement width and
strength of Dettor Road from Morgantown Road to the Faulconer entrance as provided by
Section 26.12.1.
3. Provision of street trees across Morgantown Road frontage as required by Section 32.7.9.6.
4. Provision of a double staggered row of shade tolerant evergreen screening trees such as holly
or bayberry, planted 15 feet on center adjacent to Rural Area property to provide screening as
required by Section 32.7.9.8.c.2
5. The lighting plan shall be revised to comply with Section 4.17.4.
6. Sidewalk notes and dimensions must be corrected.
7. Revise all buffer notes to indicate a 50 foot buffer.
8. Vehicles coming to the site shall be verified to be of a scale that may be safely
accommodated by Morgantown Road as provided by Section 26.12.1.
If you should have any questions or comments regarding the above noted action, please do not hesitate to
contact me (434) 296-5823.
t4lL~
Senior Planner
Cc:
Ella Carey
Amelia McCulley
Jack Kelsey
Steve Allshouse
STAFF PERSON: YADIRA AMARANTE
PLANNING COMMISSION: 9/7/04
. SDP 04-023: FAULCONER CONSTRUCTION OFFICE AND SHOP FINAL SITE PLAN
ADDENDUM TO STAFF REPORT (9/7/04)
On August 2,2004 County staff had a meeting with residents ofthe Ivy Community and the Albemarle
County School Board.
Some residents expressed concerns that noise levels at the site will exceed those required by Section
4.18 of the Zoning Ordinance. The most often cited item of concern was the anticipated sound of large
machinery and truck engines.
The certified engineer's report submitted by Faulconer simply states, "Normal operations at the project
site are not anticipated to violate Albemarle County's noise ordinances" (p.17) and that "vehicle idling
will be limited, and vegetation and distance should dissipate sound" (p.21). While these types of
statements, accompanied by the engineer's certification, are generally acceptable, the fact that it is being
raised as a concern calls for an explanation of the technical reasoning or data behind them.
The Zoning Ordinance contains exemptions for construction activities, transient sounds from
. transportation, and warning devices (18-4.18.05). The sound of motors on-site, and under repair, would
not seem to be exempted.
It is worth noting that the County primarily accepts the certified engineer's report as fact and does not
independently analyze their findings. Instead, any discrepancies between the certified engineer's report
and actual noise levels on the property are handled through the County's enforcement procedures which
are usually complaint generated.
The applicant's engineers are present at tonight's meeting and are prepared to address these concerns.
ATT ACHMENTS:
I. 9/3/03 Memo from Engineering staff regarding noise level concerns
.
Attachment I
COUNTY OF ALBEMARLE
Department of Community Development, Current Development Division
Engineering Plan Review
To: Roudabush, Gale & Assoc., Inc. (fax 296-5220)
Williamsburg Environmental Group, Inc. (fax 757-229-4507)
Faulconer Construction (fax 295-0508)
From: Glenn Brooks
Subject: Faulconer site plan, certified engineer's report
Date: 3 Sep 2004 (Friday)
The County had a meeting yesterday with Ivy residents regarding the Faulconer site plan. I want to bring to your
attention a concern which was raised at that meeting. You will likely be asked to answer this concern at the
Planning Commission meeting scheduled for next Tuesday.
The residents are concerned that noise levels will exceed those required by the Zoning Ordinance, section 4.18.
The most often cited item was the anticipated sound of large machinery and truck engines. The certified engineer's
report simply states, "Normal operations at the project site are not anticipated to violate Albemarle County's noise
ordinances" (p.17). It goes on to say that vehicle idling will be limited, and vegetation and distance should
dissipate sound (p.21). While these types of statements, accompanied by the engineer's certification, are generally
acceptable, the fact that residents are raising questions may call for an explanation of the technical reasoning or
data behind them.
I have looked into the residents' concerns, and they seem to have some validity. My brief research indicates the
average truck engine is approximately 90dBA. The required decibel level at the property line during the day is
60dbA (Zoning Ordinance 18-4.18.04). From the layout on the site plan, it appears possible that engine noise
could take place as close as 80 feet from a property line, which could bring the sound level down to between 60
and 70 dBA. However, there are so many variables (topography, vegetation, the condition of the motor or muffler,
whether multiple machines are operated at once) as well as the addition of repair machinery, hydraulics, etc., that
heavy reliance is placed upon operations and zoning enforcement. Regarding the certified engineer's report in
general, I discussed previously with Toni Small the reliance upon "good housekeeping", "training", and
"operations" as less reliable, and less desirable than permanent physical measures.
It is worth noting that the County has not closely examined vehicle noises with zoning clearances and certified
engineer's reports in the past. The Zoning Ordinance contains exemptions for construction activities, transient
sounds from transportation, and warning devices (18-4.18.05). The sound of motors on-site, and under repair,
would not seem to be exempted.
Thank you in advance for looking into this before our meeting on Tuesday.
Copy: file
File: Faulconer noise levels.doc
1,..
STAFF PERSON: YADIRAAMARANTE
PLANNING COMMISSION: 9/7/04
. SDP 04-023: FAULCONER CONSTRUCTION OFFICE AND SHOP FINAL SITE PLAN
APPLICANT'S PROPOSAL: The applicant is requesting approval of a Final Site Plan to construct a
15,540 s.f. maintenance shop, 3 (three) 4,320 s.f. pole barns for storage, 1 (one) 6, 064 s.f. office
building and 1 (one) 7,024 s.f. office building, in phase 2, for the purpose of operating a contractor's
office and equipment storage yard, (Attachment A).
The property, described as Tax Map 58, Parcel 37 contains 27.37 acres, and is located in the Samuel
Miller Magisterial District on Morgantown Road [Route # 738] approximately 1-1/8 miles west from the
intersection of Morgantown Road and Route 250 at Ivy. The property is zoned LI, Light Industrial and
the Comprehensive Plan designates this property as Rural Areas in Rural Area 3, (Attachment B).
CHARACTER OF AREA: Parcel 37 is currently a heavily wooded vacant lot with several small
streams flowing throughout which drain into Ivy Creek. The parcel is located within a small industrial
park which is currently occupied by a child daycare center, and several commercial/warehousing
facilities. The area immediately surrounding the industrial park contains the Virginia L. Murray
Elementary School to the east, small residential parcels to the north, large vacant and/or residential
parcels to the west, and a C & 0 railroad line to the south. All the parcels surrounding the industrial park
are zoned RA, Rural Area.
. PLANNING AND ZONING HISTORY:
1970: On July 16,1970 the Board of Supervisors (BOS) heard ZMP-129-W.T. Dettor, Junior, a request
to rezone 48 acres from A-I Agricultural to B-1 Business and 12 acres from A-I Agricultural to RS-l
Residential. Since this proposal involved a major element of the upcoming Comprehensive Plan
adoption (the establishment of the Ivy Community and subject parcel within an area recommended for
heavy industrial uses) the subject parcel was rezoned to B-1 Business and RS-l Residential. Also heard
this day was CU-140- W.T. Dettor Jr., for a conditional use permit to allow a wholesale food distribution
warehouse in the B-1 Business zone approved above.
1970: The first Comprehensive Plan of Albemarle County was adopted in 1970. That plan shows the
establishment of the Community ofIvy to be developed with areas of high, medium and low density
residential, a central shopping and business district, and light and heavy industrial uses. There was an
area immediately west of State Route 676 on State Route 738 which was slotted for heavy industrial
uses.
1975: On October 22, 1975 the BOS heard and approved ZMP-332: William T. Dettor, Jr., a request to
rezone IMP 58-37 and 37B (parcel 37 is subject parcel) from A-I Agricultural, RS-l Residential, and
B-1 Business to M-2 Manufacturing. Mr. Dettor requested the rezoning in order to expand on his
established warehouse business on Parcel 37B. At the time the Comprehensive Plan suggested that this
area, because of its access to rail transportation, be developed as heavy industry. With a favorable
recommendation from the Planning Commission (PC), the BOS approved the request to rezone the
parcels to a less intense M-I Manufacturing instead of the M-2 Manufacturing zoning requested.
.
1977: The Comprehensive Plan continues to show Ivy as a growth area and recommends industrial uses
'3
within its boundaries.
1980: In 1980 there was a comprehensive rezoning of the County. The subject parcel was rezoned to the
new LI- Light Industrial zoning district. Both the M-l zoned property and 200' A-I zoned buffer strip,
approved under ZMP-332 above, were designated for LI on the proposed 1980 zoning map and approved
as such.
1982 (and as amended in 1984, 1985, and 1986): The Comprehensive Plan downgrades Ivy's status from
Community to Village. This amendment to the Comp Plan acknowledged that many of the growth goals
of the previous decade's Comp Plans had been fulfilled and recommends a significant reduction in the
land area designated for growth within Ivy as well as recommending only low density residential and
commercial uses within its boundaries.
1989: Ivy Village is fully developed as recommended by previous Comprehensive Plans and is no longer
designated as a growth area.
2001: Application for SDP 01-037 - Faulconer Construction Office and Shop Preliminary Site Plan was
received on April 23, 2001 and later withdrawn on November 11,2002.
2001: In June of2001 the Director of Planning and Community Development requested an Official
Determination of Use to find ifthe proposed "Faulconer Site Plan" and its represented uses are
consistent with a Contractor's Office and Equipment Storage Yard. On June 26, 2001 the Zoning
Administrator did opine that the activities proposed for the new site in Ivy, are currently permitted by
right in the LI zoning district. On July 23,2001 abutting property owners appealed this decision to the
Board of Zoning Appeals (BZA). On September 11,2001 the BZA affirmed the Zoning Administrator's
opinion. That decision was restated in a letter to appellants dated October 2,2001.
2003: Application for SDP 02-128 - Faulconer Contractor's Office and Equipment Storage Yard
Preliminary Site Plan was reviewed by the Planning Commission on February 4,2003. The Planning
Commission denied applicant's requests for Critical Slope Waiver, Curvilinear Parking Waiver, and One
Way Circulation Waiver but deferred action on the site plan to give the applicant an opportunity to bring
back an amended site plan.
2003: On February 5, 2003 the Board of Supervisors amended the Zoning Ordinance text to allow
Curvilinear Parking and One Way Circulation by right.
2003: On September 23,2003 the Planning Commission granted a Critical Slopes Waiver request with
conditions and approved the Preliminary Site Plan (SDP 02-128 - Faulconer Contractor's Office and
Equipment Storage Yard Preliminary Site Plan) also with conditions.
REASON FOR PLANNING COMMISSION REVIEW:
At the September 23,2003 meeting, the Planning Commission requested that the Final Site Plan come
back before them for review and action in accordance with site plan processing procedures set forth in
Section 32.4.3.6 ofthe Zoning Ordinance.
ST AFF COMMENT:
.4
At its meeting on September 23,2003 the Planning Commission approved a Critical Slope Waiver
request and approved the Preliminary Site Plan. Both approvals were conditional. Listed below are those
. conditions in italicized print. Below each condition is staff s commentary on how the Final Site Plan
submission addresses each individual condition.
Critical Slopes Waiver Conditions
1. The 30-foot buffer, which runs along the western/northern side of the property, shall be
increased to a 50:foot buffer. The same activities that are prohibited in the existing 30-foot
buffer are prohibited in the additional 20-foot buffer.
Sheet 3 of the site plan (Attachment A) shows that a 50' buffer has been accomplished by tightening up
the reconstructed slopes along the western boundary of the parcel. Since no construction activity was
ever proposed along the northern boundary of the parcel, no physical adjustments were necessary in
order to accommodate the 50' buffer.
No construction, grading or tree clearing is shown within the 50' buffer on the Site, Stormwater
Management, or Erosion and Sediment Control Plans.
2. The grading for the roadway to access the site shall be minimized as much as feasible with
guidance from the Engineering staff
At the September 23, 2003 meeting, the Commission expressed concern about the proposed roads and
the impact road design would have on critical slope and stream buffer disturbance. Specific concerns
were the widths of the roads as well as the grades of the reconstructed side slopes.
.
The 2002 Preliminary Site Plan depicted a 24' wide access road with 3: 1 reconstructed slopes. The road
connecting the office area with the shop area also averaged 24' in width with reconstructed slopes of
about 5: 1.
The Final Site Plan now shows 18' wide access and connector roads with reconstructed slopes at 2: 1
reducing the amount of critical slope disturbance and stream buffer encroachment.
3. The applicant to ensure that no additional critical slopes are disturbed by the reconjiguration of
the site plan, which includes protecting the stream buffers.
4. This waiver is limited to the critical slope disturbance shown on the September 3, 2003
Preliminary Site Plan.
Staff has compared those critical slopes shown on the approved Preliminary Site Plan to the critical
slopes shown on the Final Site Plan dated August 18, 2004 (revision) and finds that no additional critical
slopes, associated with building and parking lot construction, are being disturbed. Staff concludes that
the implementation of the 50' buffer zone does not necessitate disturbance of additional critical slopes.
.
Staff did notice some minor changes in stream buffer disturbance from the 2003 Preliminary Site Plan.
These disturbances are mostly for the construction of BMP facilities (biofilters, detention basins, outfall
culverts etc.). Staff has concluded that these encroachments are a result of stormwater management
facilities designed to meet our Water Protection Ordinance and not a result of any reconfiguration of the
site due to the required 50' buffer zone. Staff offers that these minor encroachments are compensated by
reduced buffer encroachments as a result of minimized road widths, steeper road side slopes, re-design
ofthe biofilter/basin for the shop area and proposed vegetated enhancements of the stream buffer on the
northern side of the property.
!)
Preliminary Site Plan Conditions (The following noted approvals are conditioned on approval of
the Final Site Plan by the Planning Commission)
1. The outfall from the proposed oil/water separator will require a permit through the Department
of Environmental Quality (DEQ)' An alternate would be a zero discharge system that would
require period transport of wastewater to a treatment plant. The DEQ permit or a new zero
discharge system will be required for final site plan approval.
A Virginia Pollutant Discharge Elimination System (VPDES) general stormwater permit for
industrial activity has been issued by the Department of Environmental Quality (DEQ).
2. [18-32.7.4.3, 17-203J An erosion control plan, narrative, computations, application and fee.
3. [17-203, 17-303J A storm water management plan, computations, application, fee, and
maintenance agreement.
4. [17-322J A stream buffer mitigation plan.
5. [18-4.14 J A certified engineers report.
All these plans and reports have been received by the County and reviewed and approved by County
Engineering staff.
6. [18-32.5.6(n)J Show the location of all outdoor lighting on the plan.
7. [18-32.6.6(j)J Provide a description and photograph or diagram and show the location of each
type of outdoor lumina ire that emits 3,000 or more initial lumens. Please be aware that
installation of such luminaires in the future that are not shown on this plan shall require an
amendment to this plan.
8. [18-32. 6. 6(j)J [4. 17.4(b)J Include a photometric plan on the site plan demonstrating that parking
area luminaires are in compliance with 4.17. 4 b.
This lighting information is shown on the plan and has been reviewed and approved by County Zoning
staff.
9. [18-4.15.13 J Be aware that all signs will require separate permits under 4.15 of the zoning
ordinance.
This condition is a standard warning that the applicant is aware of.
10. [18-32.6.6(i)J Submittal and approval ofa Landscape Plan in conformance with Section 32.7.9
of the Zoning Ordinance. The Landscape Plan shall include a tree conservation plan.
Landscape and tree conservation plans have been submitted to the County and reviewed and approved by
County Planning staff.
11. [18-32.7. 5. 3 J Health Department approval of all well and drain field locations.
The Health Department has approved all well and drainfield locations shown on the plan.
12. [18-32. 7.3.3 J Submittal and approval of a plat dedicating r-o- w of Morgantown Road.
This plat was submitted to the County and reviewed and approved by Planning, Engineering, and VDOT
staff.
13. [18-32. 5. 6(i) The proposed road servicing the development must have an approved road name
labeled on the final site plan.
The road has been labeled Dettor Place, a name approved by E911 staff.
4,
DISCUSSION:
The Site Review Committee has reviewed this request and finds that it complies with the provisions of
. the Zoning Ordinance as well as all conditions of Preliminary Site Plan approval and conditions of the
Critical Slope waiver approval.
RECOMMENDED ACTION:
Staff has reviewed this request for compliance with the provisions of the Zoning Ordinance, Preliminary
Site Plan approval and recommends approval of the proposed Final Site Plan (SDP 04-023: Faulconer
Construction Office and Shop Final Site Plan) with no conditions.
ATTACHMENTS:
A. Reduced Final Site Plan dated August 18, 2004 (revised)
B. Vicinity Map
.
.
~
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
Groundwater Ordinance Work Session
AGENDA DATE:
October 27. 2004
ACTION:
INFORMATION: X
SUBJECT/PROPOSAL/REQUEST:
Review proposed groundwater ordinance
CONSENT AGENDA:
ACTION:
INFORMATION:
STAFF CONTACTCS):
Tucker, Foley, Davis, Kamptner, Graham
LEGAL REVIEW: Yes
REVIEWED BY:
~
1
ATTACHMENTS: Yes
BACKGROUND:
The current proposal for a groundwater ordinance and assessment standards has a long history, including:
· Groundwater testing standards and the formation of a groundwater committee were explicitly listed as strategies in
Chapter 2 of the Comprehensive Plan (1999).
· The committee was formed in the fall of 2000 based on authorizations from both the Board and Planning Commission.
· The Committee produced its interim report, Underground Albemarle, on October 2001.
· The Planning Commission held five work sessions throughout the process of developing the ordinance and standards,
and held two public hearings (June 1 and August 10, 2004) to amend the relevant ordinances. The Board of
Supervisors adopted resolutions of intent to amend the appropriate ordinances to adopt the groundwater program on
September 3, 2003 and held four work sessions through the ordinance development process.
· A public Roundtable review process was held early in 2004. The groundwater committee considered all public
comments and made final recommendations for the groundwater standards.
At the Commission's August 10, 2004 public hearing and work session, the Commission recommended approval of the
program elements. The program requires amendments to the Water Protection, Zoning, and Subdivision ordinances.
Attachments A and B are included for the Board's information and review. Attachment A is a one-page summary of the
proposed four-tier groundwater assessment standards for building permits, subdivision plats, and site plans. The
attachment also outlines the proposed monitoring well network. Attachment B is a comprehensive packet of information,
similar to that distributed with the July 7 Board executive summary, on the proposed program, including the ordinance
amendments, standards, groundwater committee history, and information on the Roundtable process.
STRATEGIC PLAN:
Goal 2.2. Protect and/or preserve the County's natural resources.
DISCUSSION:
At the Board's July 7,2004 work session, several issues were discussed, including the following:
1. Should the standards be made more stringent by requiring Tier 4 (aquifer and pump testing) for subdivisions plats
of a certain size and/or density, and providing for certain plats to be rejected if some threshold of water yield could
not be met, as determined by the test?
2. Another concern raised was that the proposed program does not necessarily prevent new wells on individual rural
lots (not part of a newly platted division) from becoming contaminated from known petroleum releases, as
happened in the Red Hill area in the early 1990's.
AGENDA TITLE:
Groundwater Ordinance Work Session
October 27, 2004
Page 2
Subsequent to the Board's work session, staff consulted with the groundwater committee and several state agencies to get
some feedback on the items above.
Reauirina Aauifer Testinq for Certain Subdivision Plats
The general consensus of the groundwater committee is to advise against requiring pump/aquifer testing for subdivisions
as a standard requirement, at least not at present. Staff concurs with that recommendation. The reasons are summarized
below:
. Committee members with technical expertise indicated we do not have the tools or understanding to develop a test
that can accurately predict groundwater impacts, both on-site and on neighboring properties, over the long-term. The
geology of the Piedmont region is simply too complex and the available data too little to predict defensible results on
long-term groundwater impacts. While this data provides a snapshot in time, there is simply not enough information to
know how to apply that information to long-term issues. Committee members expressed concern that such a test
would be marginally effective at substantial cost when applied to residential uses and the currently proposed
ordinance, combined with monitoring wells, provides the best balance of cost versus results. As such, part of the
proposed program is to build knowledge through time using monitoring wells and plans that are conducted.
Realistically, it could take 10 to 20 years of monitoring well data to be in a position where offsite impacts could be
reliably predicted.
. In terms of groundwater test results being used to reject subdivision plats, evidence from other counties indicates that
it is extremely difficult to do. In almost all cases, a development is able to meet a particular numerical standard by
drilling enough wells, and it is difficult for the county to prove "inadequacy" of water as a basis to deny a plat. This
issue was addressed in the 2000 report, "Verifying Adequate Groundwater Supplies for Rural Subdivisions". It should
be noted that the Groundwater Committee, from a very early stage, decided to approach the standards as a vehicle to
improve development design and promote good development practices, rather than as a "yes/no" threshold test for
approval or denial. This decision was made because of the evidence from other counties (including a site visit to
Loudoun County) and the desire for a program that is defensible and practical. In addition, there is no express
enabling authority in the State's Subdivision laws that would allow the County to deny a subdivision plat based on
available groundwater. However, the Attorney General issued an opinion in 1997 that the County had the implied
authority to require "assurance of an adequate quantity of water for each lot in a subdivision when water is to be
provided by individual wells."
In response to the concern raised by the Board, staff is recommending that we make a modification to the design
standards rather than the ordinance. In the design standards for Tier 3 groundwater assessments, we have added
language that allows staff to require more stringent groundwater assessment data in cases where "special areas of
concern, such as an off-site resource of high sensitivity, a previously unknown source of contamination, the size/density of
the proposed development, and/or the number/proximity of adjacent existing well users" warrant the additional information.
The additional information can include "test wells, monitoring adjacent wells if feasible, and/or other field tests deemed
reasonable and appropriate by staff' (see page 13 in the Review Packet). The reason staff is recommending this approach
is that it is flexible and will allow the Groundwater Manager (a funded position, with hiring delayed to match ordinance
adoption) to work with the program for a period of time, learn from the assessments that are conducted, and recommend a
more structured testing protocol for certain subdivisions in the future. Staff can come back to the Board one year after the
program is adopted to make a recommendation.
Staff recognizes this response may not adequately address Board members' concerns that future subdivisions may impact
wells on neighboring property. As stated above, without years of data from assessments and monitoring wells, the geology
of this area is simply too complex for the ordinance to regulate subdivisions without first analyzing years of good data. If the
Board is interested in alternatives that may address this concern, staff offers the following for consideration:
1. After completing a comprehensive study of the County, initiate a downzoning to increase the minimum lot size
in areas identified as having limited groundwater availability and/or poor recharge capacity. Through the
earlier groundwater study performed by the County's consultant, ENSAT Corporation, the County has
identified some areas that have poor recharge capacity and areas with noted difficulty in finding an adequate
well site. This data might be used to create a zoning map overlay that would place additional restrictions on
development in those areas.
AGENDA TITLE:
Groundwater Ordinance Work Session
October 27, 2004
Page 3
2. Require central well systems for subdivisions beyond a certain number of lots. This has been used by other
localities. Given a central well system and flexibility provided in well location, it is possible to locate those wells
such that the impacts on neighboring properties are minimized. Staff recognizes the issue of long-term
maintenance of central well systems has proven troublesome in the past. If this alternative was to be
considered, long-term maintenance would need to be addressed as part of central well system requirements.
Given the Board is now considering the possibility of using central well systems as part of the Rural Area
Plan, staff believes this alternative could be considered as part of that review.
Preventinq Contamination of Newlv Drilled Wells on Rural Lots
In the early 1990's, a newly permitted and drilled well in Red Hill quickly became contaminated with petroleum products
from a known underground storage tank release. Subsequently, the Department of Environmental Quality (DEQ) had to
install a carbon filtration unit at that household, and ten others whose water supplies were contaminated. As one Board
member expressed, this is the type of situation that our groundwater program should try to prevent. While this type of
situation would likely be addressed at the Tier 2 stage (creation of a new lot), Tier 1 (drilling a well prior to receiving a
building permit) would not pick it up. In other words, new wells drilled on parcels of record would not have a County staff
review.
The situation described above largely involved coordination between the Virginia Department of Health (the agency that
issues permits for wells) and the Virginia Department of Environmental Quality (the agency that investigates leaking tank
incidents). This issue is recognized at the state-level, and the State Code was amended in 1998 to address it (Section
62.1-44.15:4.1). This Code section requires DEQ to notify VDH of any confirmed release or discharge of oil. In response
to the code language, the two agencies have instituted a method of communication and coordination on underground
storage tank investigations. DEQ updates the leaking tank list on a web site on a periodic basis, and VDH downloads the
information for each district and makes it available to the sanitarians who issue well and septic permits.
The question for the County is whether we want to add another layer of assurance to this process. Obviously, this would
involve more staff time to review each well permit (in addition to the other reviews required at the Tier 2 through 4 levels).
The staff recommendation on this is for the Groundwater Manager to monitor the existing protocol between DEQ and VDH
and, after one year, advise the Board on any County actions needed to bolster communication or review to prevent a Red
Hill type incident. This would leave the ordinance as it is currently proposed and would simply have staff include this in an
update to the Board on the new ordinance.
RECOMMENDATIONS:
Advise staff if the proposed ordinance is considered ready for public hearing and consideration.
ATTACHMENTS
Attachment A: Summary of Four-Tier Approach for Building Permits, Plats, and Plans & Long-Term Monitoring Wells
Attachment B: Board of Supervisors Groundwater Information Packet
04.168
Proposed Groundwater Ordinance & Assessment Standards
Summary of Four-Tier Approach for Building Permits, Plats, and Plans
& Long-Term Monitoring Wells
ATTACHMENT A
This document summarizes the actions that would be necessary under the proposed program for each type of land
use activity, as well as plans for a County groundwater monitoring well program.
1. Tier 1 -- Buildinq Permit for New Structure on Lot « 21 acres)
· Owner/builder drills well on lot and submits GW-2 Health Dept form with building permit application as well as
geographic coordinates of well.
· Owner/builder pays $50 groundwater application fee.
· No additional review time required by County. Staff verifies GW-2 and enters into database.
· Additional time will be needed by applicants prior to submitting the building permit for upfront drilling of well
and processing information through Health Dept.
· Tier 1 provides a benefit by assuring all houses have an adequate well before starting construction of house
and the County has good information on the local availability of groundwater.
2. Tier 2 -- Creation of Anv Development Riqht Lot « 21 acres)
· County staff reviews available groundwater data to check for "red flags" (e.g., leaking petroleum tanks) prior to
plat approval
· Developer pays $250 plus $25 per lot in a groundwater application fee.
· Developer/builder required to drill a well prior to building permit on each lot and submit GW-2 Health Dept form
with geographic coordinates of well.
· Additional review time will be needed by staff prior to plat approval, but can be done simultaneously with other
reviews.
· Tier 2 provides benefit through review of available groundwater data prior to plat approval to make sure major
water quantity or quality concerns are identified and addressed.
3. Tier 3 -- Subdivision Plat Creatina 4 or more lots where at least 3 lots are 5 acres or less
· Developer/applicant prepares groundwater management plan for review and approval by County staff.
· Developer pays $400 plus $25 per lot in a groundwater application fee.
· Developer/builder required to drill a well prior to building permit on each lot and submit GW-2 Health Dept form
with geographic coordinates of well.
· Additional review time will be needed by staff prior to plat approval, but can be done simultaneously with other
reviews.
· Tier 3 benefits are similar to Tier 2. Groundwater management plan provides more site-specific groundwater
details for a more thorough review of water quantity and quality issues. If there are special concerns, staff
may require additional data prior to approval.
4. Tier 4 - Site Plan for use consuminq more than 2,000 qallons per day or for approval of any new central well
system
· Developer submits a groundwater management plan and conducts aquifer testing for review and approval by
County staff. For community wells, applicant also complies with Health Dept. requirements.
· Developer pays $1,000 groundwater application fee.
· Additional review time, perhaps substantial, by County staff prior to plan approval. Expected number of
submittals in this category is low.
· Benefit is to conduct groundwater study and testing prior to approval of uses that will use substantial amounts
of water and may impact neighboring supplies. Groundwater issues can be identified and addressed early in
the development process.
5. County Groundwater Monitorinq Network
· Establishes long-term network of wells to monitor water levels and quality through time.
· Planning Commission recommends funding this program through General Fund.
· Will be tied to public outreach and drought warning system.
· In time, will provide fuller picture of the County's groundwater supplies.
PROPOSED GROUNDWATER ORDINANCE & ASSESSMENT STANDARDS
ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
BOARD OF SUPERVISORS WORK SESSION - Oct 27,2004
BOARD OF SUPERVISORS GROUNDWATER INFORMATION PACKET
MATERIALS IN THE BOARD OF SUPERVISORS INFORMATION PACKET:
Proposed Amendments to Water Protection, Zoning & Subdivision Ordinance
Proposed ordinance language to implement the groundwater assessment
program... ... ... ... ... ... ... ... ............ ... ......... ... ... ......... ...... ... ....... ... ........ ... ... .......1
Groundwater Assessment Standards as Recommended by the Groundwater
Committee & Planning Commission
The committee's latest draft, incorporating revisions from the Roundtable review
process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . ....11
Executive Summary for Board's Resolution of Intent and Worksession
The Board adopted the resolutions on September 3, 2003 and Worksession of July,
2004... ... ... ... ... ... ... ..... ... ... ... ... ... ... ... ... ... ... ....... . 22
Groundwater Committee Context & Timeline
The Committee's foundation in the Comp Plan, goals, and activities....................... .27
Summary of Roundtable Meeting, Issues & Costs
This document reviews the roundtable meeting (Feb. 3, 2004), issues identified, the
committee's response to the issues, and projected costs to comply with the proposed
standards... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ....30
WATER PROTECTION ORDINANCE AMENDMENTS
ORDINANCE NO. 04-17( )
AN ORDINANCE TO AMEND CHAPTER 17 , WATER PROTECTION, OF THE CODE OF THE COUNTY OF
ALBEMARLE, VIRGINIA, BY AMENDING ARTICLE I, GENERAL, AND BY ADDING ARTICLE IV,
GROUNDWATER ASSESSMENTS
BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that Chapter 17 , Water
Protection, is amended and reordained as follows:
By Amending:
Sec. 17-102
Purposes.
By Adding:
Sec. 17-400
Sec. 17-401
Sec. 17-402
Sec. 17-403
Sec. 17-404
Sec. 17-405
Applicability.
Tier 1 assessments.
Tier 2 assessments.
Tier 3 assessments.
Tier 4 assessments.
Fees.
Chapter 17
Water Protection
Article I. General
Sec. 17-102 Purposes.
The board of supervisors finds that this chapter is necessary to protect the health, safety and general welfare
of the citizens of the county and the Commonwealth of Virginia and to prevent water from being rendered
dangerous to the health of persons living in the county, and is supported by the findings of watershed studies that
have been conducted. Therefore, the specific purposes of this chapter are to:
1. inhibit the deterioration of state waters and waterways resulting from land disturbing activities;
2. protect the safety and welfare of citizens, property owners, and businesses by nùninùzing the
negative impacts of increased stormwater discharges from new land development and redevelopment;
3. protect against and nùninùze the pollution and eutrophication of public drinking water supplies
resulting from land development;
4. control nonpoint source pollution, erosion and sedimentation, and stream channel erosion;
5. maintain the integrity of existing stream channels and networks for their biological functions,
drainage, and natural recharge of groundwater;
6. protect the condition of state waters for all reasonable public uses and ecological functions;
7. provide for the long-term responsibility for and maintenance of stormwater management facilities
and best management practices; aftè
8. facilitate the integration of stormwater management and pollution control with other county
ordinances, programs, policies, and the comprehensive plan~~
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 1
9. Dromote the long-term sustainabilitv of groundwater resources.
(§ 7-1, 6-18-75, § 2, 2-11-87, 3-18-92; § 19.1-4,9-29-77, art. I, § 1,7-11-90; § 19.2-2,6-19-91, § 2; § 19.3-3,2-11-
98; Code 1988, §§ 7-1,19.1-4,19.2-2,19.3-3; Ord. 98-A(1), 8-5-98)
State law reference-Va. Code §§ 10.1-560 et seq., 10.1-603.1 et seq., §10.1-2108.
Article IV. Groundwater Assessments
Sec. 17-400 ADDlicabilitv.
This article shall aDDlv to the establishment ofland uses that will rely on mivatelv owned wells servinl! as
the mimarv source of DOt able water and havinl! not more than two (2) connections (hereinafter. "individual wells")
or central water sUDDlies. as defined in Albemarle County Code & 16-101. The aDDlicable reauirements of this
article are determined bv the develoDment aDmoval soul!ht bv the owner and the land uses within the develoDment.
as follows'
Develonment Annroval and Timimr of Submittal for Reauired
Assessment
Prior to the issuance of a buildinl! Dermit for a new structure on a lot
of record less than twenty-one acres in size existinl! mior to the
effective date of this article that will be served bv one or more
individual wells
Prior to the issuance of a buildinl! Dermit for a new structure' (1) on a
lot of record created after the effective date of this article that is
subiect to a Tier 2 or Tier 3 review that will be served bv one or more
individual wells: or (2) associated with a use that is subiect to a Tier 3
r' . hi' w
Prior to aDDfoval of a meliminarv subdivision Dlat creatinl! lots of less
than twenty-one acres that will be served bv individual wells
Assessment Reauired
Tier 1
Tier 1
Tier 2
Prior to aDDroval of a melirninarv subdivision Dlat creatinl! four or
more lots where at least three lots are five acres or less
Tier 3
Prior to aDDfoval of a melirninarv site Dlan for a new commercial or
industrial use usinl! less than 2.000 I!allons/dav (averal!e)
Tier 3
:illrA
Tier 4
Sec. 17-401 Tier 1 assessments.
A Tier I assessment shall consist of the owner drillinl! a well on the lot and subrnittinl! the followinl!
information to the Drol!ram authority: (I) a Vifl!inia well drillinl! comDletion reDort (form GW -2) for each well
drilled' and (2) the latitude and lonl!itude coordinates of each well's location. The information submitted must be
acceDted as comnlete and accurate bv the mOl!ram authority Drior to issuance of the buildinl! Dermit.
Sec. 17-402 Tier 2 assessments.
A Tier 2 assessment shall consist of the DfOl!ram authority reviewinl! and evaluatin!.!: the county's well
database. available hvdrol!eolol!ic studies. and information from the Virl!inia DeDartment of Health and the Vifl!inia
DeDartment of Environmental Oualitv as Drovided in chaDter 5 of the desil!n manual. Based on this evaluation. the
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 2
DfOlITam authority may reauire that the owner Dfovide additionall!roundwater assessment data Dfior to subdivision
ulat or site ulan aUDfoval. or may reauire that a Tier 3 assessment be submitted.
Sec. 17-403 Tier 3 assessments.
A Tier 3 assessment shall consist of the followinl!:
A. The owner shall submit a draft I!roundwater manal!ement ulan with the Dfeliminarv ulat or site
ulan. The I!roundwater manal!ement ulan shall comulv with the reauirements for such ulans in chauter 5 of the
desil!n manual. If the I!roundwater manal!ement ulan identifies suecial areas of concern. such as an off-site resource
ofhil!h I!roundwater sensitivity or a Dfeviouslv unknown source of contamination. then the DfOlITam authority may
reauire additionallIToundwater assessment data Dfior to Dfeliminarv subdivision ulat or site ulan aUDfoval
B. The owner shall submit a finall!roundwater manal!ement ulan that must be aUDfoved bv the
DfOl!ram authority Dfior to aUDfoval of the final ulat or site ulan.
C. Anv structural measures (e. e-. best mana!!ement Dfactices) shall be bonded as a subdivision ulat or
site ulan imDfovement.
Sec. 17-404 Tier 4 assessments.
A Tier 4 assessment shall consist of the followinl!:
A. The owner shall submit a draft I!roundwater manal!ement ulan and an aauifer testinl! workolan
comulvinl! with the reauirements for such ulans in chauter 5 of the desil!n manual with the Dfeliminarv ulat.
Dfeliminarv site ulan. or the auulication for a central water suuulv. The I!roundwater manal!ement ulan must
demonstrate to the DfOlITam authority's satisfaction that the site's I!roundwater conditions have been considered
with the subdivision or site ulan's layout and desil!n. The aauifer testinl! workolan must be aUDfoved bv the
DfOlITam authority before the owner may conduct aauifer testinl! as reauired bv subsection (B),
B After the DfO!!ram authority aUDfoves the aauifer testin!! workolan. the owner shall conduct aauifer
testinl! as Dfovided in the workolan
C The owner shall submit a finallIToundwater manal!ement ulan and a 1IT0undwater assessment
reuort cOIllDlvinl! with the reauirements for such a reuort in chauter 5 of the desil!n manual based uuon the results of
the aauifer testinl!. The fmall!roundwater manal!ement ulan and the I!roundwater assessment reuort must be
aUDfoved bv the DfOl!ram authority Dfior to final subdivision ulat or site ulan aUDfoval
D. Anv structural measures (e.e-.. best manal!ement Dfactices) shall be bonded as a subdivision ulat or
site ulan imDfovement.
Sec. 17-405 Fees.
Each owner seekinl! aUDfoval of a tier assessment reauired bv this article shall Day a fee as Dfovided bv
Albemarle County Code 6 18-35 0 and Albemarle County Code 6 14-203. as auulicable.
State law reference-Va. Code §§ 15.2-2241(9),36-98.
I, Ella W. Carey, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly adopted by
the Board of Supervisors of Albemarle County, Virginia, by a vote of _ to _, as recorded below, at a
regular meeting held on
Clerk, Board of County Supervisors
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 3
ZONING AMENDMENTS
ORDINANCE NO. 04-18( )
AN ORDINANCE TO AMEND CHAPTER 18, ZONING, ARTICLE IV, PROCEDURE, OF
THE CODE OF THE COUNTY OF ALBEMARLE, VIRGINIA
BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that
Chapter 18, Zoning, Article IV, Procedure, are hereby amended and reordained as follows:
By Amending:
Sec. 31.2.2 Building permits
Sec. 35.0 Fees
By Adding:
Sec. 32.5.7 Groundwater assessment information
Chapter 18. Zoning
Article IV. Procedure
Sec. 31.2.2 Building permits
The zoning administrator shall review each application for a building permit to ensure
that the building or structure proposed is in accordance with the terms of this ordinance. No
permit shall be issued for any construction for which a site development plan is required to be
approved by the commission in accordance with section 32.0 of this ordinance chauter unless
and until such plan shall have been so approved. Thereafter, any item shown on such plan as
approved shall be deemed prima facie in accordance with the terms ofthis ordinance.
No uermit shall be issued for anv structure to be served bv an individual well subiect to a Tier 1
!!roundwater assessment under Albemarle Countv Code ~ 17-400 until the auulicant comulies
with Albemarle Countv Code ~ 17-401.
Each applicant shall provide a copy of the most recent plat of record of the land to be
built upon unless no such plat exists, in which case the applicant shall provide a copy of the most
recent deed description thereof.
Any other information which the zoning administrator may deem necessary for
consideration of the application may be required. If the proposed building or use is in conformity
with the provisions of this ordinance, a permit shall be issued to the applicant by the zoning
administrator. One (1) copy of the drawing shall be returned to the applicant with the permit.
Sec. 32.5.7 Groundwater assessment information
The draft !!roundwater mana!!ement ulans and aQuifer testin!! workplans reQuired bv
Albemarle Countv Code ~~ 17-403 and 17-404. as auulicable. shall be submitted in
coni unction with the submittal of the ureliminarv site ulan. The reQuirements of
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 4
Albemarle Countv Code && 17-403 and 17-404 shall be satisfied Drior to final site Dlan
aDDrOval.
Sec. 35.0 Fees
Except as herein otherwise provided, every application made to the zoning administrator,
the commission, or the board of supervisors shall be accompanied by a fee as set forth
hereinafter, to defray the cost of processing such application. Neither the County nor the
School Board of Albemarle County shall be required to pay any fee required by this
section if it is the applicant.
a. For a special use permit:
1. Rural area division for the purpose of "family division" where all original 1980
development rights have been exhausted under "family division" as defined under
section 18-56 of the subdivision ordinance - $220.00. (Amended effective 1-1-
94)
2. Rural area divisions - $1,240.00.
3. Commercial use - $980.00.
4. Industrial use - $1,020.00.
5. Private club/recreational facility - $1,020.00.
6. Mobile home park or subdivision - $980.00.
7. Public utilities - $1,020.00.
8. Grade/fill in the flood plain - $870.00.
9. Minor amendment to valid special use permit or a special use permit to allow
minor expansion of a non-conforming use -$110.00. (Amended effective 1-1-94)
10. Extending special use permits - $70.00.
11. Home Occupation-Class A - $13.00;
Home Occupation-Class B - $440.00.
12. For day care centers - six (6) to nine (9) children -
$490.00. (Added 6-3-92)
13. For day care centers - ten (10) or more children - $980.00. (Added 6-3-92)
14. All other uses except signs - $980.00. (Amended 7-8- 92)
b. For amendment to text of zoning ordinance - $840.00.
c. Amendment to the zoning map:
1. For planned developments - under 50 acres - $1,020.00.
2. For planned developments - 50 or more acres - $1,570 .00.
3. For all other zoning map amendments - under 50 acres - $1,020.00.
4. For all other zoning map amendments - 50 or more acres - $1,570.00.
5. Minor amendment to a zoning map amendment - $220.00.
d. Board of Zoning Appeals:
1. Request for a variance or sign special use permit - $120.00. (Amended 7-8-92)
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 5
2. For other appeals to the board of zoning appeals (including appeals of zoning
administrator's decision) - $120.00, to be refunded if the decision of the zoning
administrator is overturned.
e. Preliminary site development plan:
1. Residential- $1,190.00, plus $13.00/unit.
2. Non-residential- $1,580.00, plus $13.00/1000 square feet.
f. Final site development plan:
1. Approved administratively - $410.00.
2. If reviewed by the commission before approval of preliminary site development
plan - $1,130.00.
3. If reviewed by the commission after approval of the preliminary site development
plan - $790.00.
4. For site development plan waiver - $270.00.
5. For site development plan amendment:
a) Minor - alterations to parking, circulation, building size, location -$95.00.
b) Major - commission review - $270.00.
6. Review of site development plan by the architectural review board - $200.00.
7. Appeal of site development plan to the board of super visors - $240.00.
8. Rehearing of site development plan by commission or board of supervisors -
$190.00.
9. Rejection by agent of incomplete site development plan:
a) Rejected within ten days - $200.00.
b) Suspended after site plan review - site plan fee shall not be refunded. $65.00
fee shall be required to reinstate project.
g. For relief from a condition of approval from commission or landscape waiver by
agent - $180.00.
h. Change in road or development name after submittal of site development plan:
1. Road - $20.00.
2. Development - $25.00.
1. Extending approval of site development plan - $45.00.
J. Granting request to defer action on site development plan, special use permit or
zoning map amendment:
1. To a specific date - $35.00.
2. Indefinitely - $75.00.
k. Bond inspection for site development plan, for each inspection after the first bond
estimate - $60.00.
1. Zoning clearance - $35.00.
m. Accessory lodging permits - $35.00.
n. Official Letters:
1. Of determination - $75.00.
2. Of compliance with county ordinances- $75.00.
3. Stating number of development rights - $40.00.
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 6
o. Sign Permits:
1. Any sign, except exempted signs and signs requiring review by the architectural
review board - $35.00.
2. Signs required to be reviewed by the architectural review board - $75.00.
o. Groundwater assessment information reauired bv sections 31.2.2 or 32.5.7:
1. Tier 1 assessment under Albemarle Countv Code ~ 17-401 - $50.00.
2. Tier 3 assessment under Albemarle Countv Code ~ 17-403 - $400.00 olus $25.00
oer lot.
3. Tier 4 assessment under Albemarle Countv Code ~ 17-404 - $1.000.00.
In addition to the foregoing, the actual costs of any notice required under Chapter 22,
Title 15.2 of the Code shall be charged to the applicant, to the extent that the same shall
exceed the applicable fee set forth in this section. Failure to pay all applicable fees shall
constitute grounds for the denial of any application. For any application withdrawn after
public notice has been given, no part of the fee will be refunded. (Amended 5- 5-82; 9-1-
85; 7-1-87; 6-7-89; 12-11-91 to be effective 4-1-92; 7- 8-92)
(§ 35.0, 12-10-80; 5-5-82; 9-1-85; 7-1-87; 6-7-89; 12-11-91 to be effective 4-1-92; 7- 8-92; * to
be effective 1-1-94; Ord. 02-18(4), 7-3-02)
I, Ella W. Carey, do hereby certify that the foregoing writing is a true, correct copy of an
Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of
_ to _, as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Aye Nay
Mr. Bowerman
Mr. Boyd
Mr. Domer
Mr. Rooker
Ms. Thomas
Mr. Wyant
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 7
SUBDIVISION ORDINANCE AMENDMENTS
ORDINANCE NO. 04-14( )
AN ORDINANCE TO AMEND ARTICLE II, ADMINISTRATION AND
PROCEDURE, AND ARTICLE III, PLAT REQUIREMENTS AND
DOCUMENTS TO BE SUBMITTED, OF CHAPTER 14, SUBDIVISION OF
LAND, OF THE CODE OF THE COUNTY OF ALBEMARLE, VIRGINIA
BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that
Article II, Administration and Procedure, and Article III, Plat Requirements and Documents to
be Submitted, of Chapter 14, Subdivision of Land, are hereby amended and reordained as
follows:
By Amending:
Sec. 14-203 Fees.
By Adding:
14-308.1.
Groundwater assessment information.
Chapter 14
Subdivision of Land
Article II. Administration and Procedure
Sec. 14-203 Fees.
Except as otherwise provided herein, each subdivider shall pay a fee upon submittal of a
plat or other request provided herein, in an amount according to the schedule set forth below.
The fee shall be in the form of cash or a check payable to the "County of Albemarle." Neither
the County nor the School Board of Albemarle County shall be required to pay any fee required
by this section if it is the applicant.
A. Preliminary plat for subdivision:
1. If subject to review by the commission:
(a) 1 to 9 lots: $720.00.
(b) 10 to 1910ts: $1,100.00.
(c) 20 or more lots: $1,330.00.
2. If subject to review by the agent:
(a) Two-lot subdivision as described in section 14-232(B)(1) or if all
lots front on an existing public street: $95.00.
(b) 1 to 9 lots: $360.00.
(c) 10 to 19 lots: $550.00.
(d) 20 or more lots: $670.00.
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 8
3. Reinstatement of review: $65.00.
4. Each filing of a preliminary plat, whether or not a preliminary plat for the
same property has been filed previously, shall be subject to the same
requirements.
B. Final plat for subdivision:
1. If subject to review by the commission:
(a) 1 to 9 lots: $720.00.
(b) 10 to 19 lots: $1,100.00.
(c) 20 or more lots: $1,330.00.
2. If subject to review by the agent:
(a) Two-lot subdivision as described in section 14-232(B)(I) or if all
lots front on an existing public street: $95.00.
(b) 1 to 9 lots: $360.00.
(c) 10 to 19 lots: $550.00.
(d) 20 or more lots: $670.00.
3. Condominium plat: $100.00.
4. Reinstatement of review: $65.00.
5. In addition to the foregoing, if the subdivider is required to construct a
public street or a private road, he shall pay to the county a fee equal to the
cost of the inspection of the construction of any such street or road. These
fees shall be paid prior to completion of all necessary inspections and shall
be deemed a part of the cost of construction of the street or road for
purposes of section 14-413(B).
C. Plat for rural division: $95.00.
D. Plat for family division: $95.00.
E. Other matters subject to review:
1. Waiver, variation or substitution of subdivision requirements: $180.00.
2. Relief from plat conditions imposed by commission prior to the date of
adoption of this chapter: $180.00.
3. Appeal of plat to board of supervisors: $240.00.
4. Extension of plat approval: $45.00.
5. Request to defer action on plat to an indefinite date: $75.00.
6. Bonding inspection for plat: $60.00.
7. Vacation of plat or part thereof: $170.00.
8. Groundwater assessment infonnation reauired bv section 14-308.1:
(a) Tier 2 assessment under section 17-402: $250.00 Dlus $25.00 Der
lot.
(b) Tier 3 assessment under section 17-403: $400.00 Dlus $25.00 Der
lot.
(c) Tier 4 assessment under section 17-404: $1.000.00.
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Albemarle County,
Page 9
(9-5-96, 12-11-91,6-7-89,4-17-85, 12-1-82, 12-14-77,3-2-77, 11-10-76,8-28-74 (§ 3); 1988
Code, § 18-43; Ord. 98-A(I), 7-15-98; Ord. 99-14(1), 6-16-99; Ord. 02-14(2), 7-3-02)
State law reference-Va. Code § 15.2-2241(9).
Article III. Plat Requirements and Documents to be Submitted
Sec.14-308.1 Groundwater assessment information.
Groundwater assessments reQuired bv section 17-402 shall beQin in conlunction with the
submittal of the oreliminarv ulaL The draft !IToundwater manaæment ulans and aCQuifer testinQ
workulans reQuired bv sections 17-403 and 17-404. as auulicable. shall be submitted in
conlunction with the submittal of the oreliminarv ulaL The reQuirements of sections 17-402. 17-
403 and 17-404 shall be satisfied urior to final ulat auoroval.
State law reference - Va. Code § 15.2-2121.
I, Ella W. Carey, do hereby certify that the foregoing writing is a true, correct copy of an
Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of
_ to _, as recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Aye Nay
Mr. Bowennan
Mr. Boyd
Mr. Dorrier
Mr. Rooker
Ms. Thomas
Mr. Wyant
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 10
Albemarle County Groundwater Assessment Standards, as recommended by the
Groundwater Committee & Planning Commission, June 1, 2004
Introduction
The purpose of the Groundwater Assessment Standards is to establish protocols for proposed
land uses to develop designs, plans, and monitoring to promote the long-term sustainability of
groundwater resources. For this purpose, long-term sustainability means that adequate
groundwater quantity and quality exists to meet the long-term needs ofthe proposed use without
negatively impacting the quality or quantity of neighboring groundwater users. Furthermore,
through design and management practices, a site can provide for its long-term water needs
without resort to public water line extensions, which are costly and contrary to the County's
Comprehensive Plan.
To achieve these purposes, the application of the standards is intended to result in better
information to make decisions. These include various decisions at different scales, including:
· Potential purchasers of property to determine if an adequate water supply exists,
· Developers and landowners who intend to create new divisions to understand the constraints
and opportunities of the groundwater resource,
· Designers of new divisions to match design and layout to groundwater characteristics, and
· The County to manage, monitor, and continue to build the big-picture understanding of
groundwater resources to make wise land use decisions.
While the information generated from the assessment standards will not guarantee the long-term
productivity and/or potable water for every well, the reports will represent an effort to perform a
reasonable level of diligence by evaluating the sustainability of the local groundwater supply.
The standards place responsibility on applicants for various County approvals to conduct some
level of groundwater assessment prior to development. The County's responsibilities and roles
with this program are to maintain all relevant base maps and data bases (e.g., groundwater
sensitivity areas, well data base, etc.), manage the groundwater monitoring network, and conduct
basin-scale or regional groundwater studies, as funded by the Board of Supervisors, to further
understand groundwater in order to make better land use decisions.
The groundwater assessment standards are based on a tiered approach, whereby analysis,
reporting, and testing requirements are based on the nature ofthe proposed land use activity:
· Whether the application is for a new division or site plan, or simply construction of a new
structure.
· The size and/or number of lots of a proposed division, and whether the use is residential or
commercial.
The various tier levels of groundwater assessment are outlined in Table 1.
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Albemarle County,sPage 11
Table 1: Develo ment Criteria with Assi ned Tier Ratin
Criteria
Building Permit for New Structure on a lot less than 21
acres
Creation of any development right lot ( <21 acres)
Creation of 4 or more lots where at least 3 lots are 5
acres or less
Commercial or industrial use using less than 2,000
gallons/day (average)
Tier Ratin
Tier 1: drill well prior to BP
Tier 2: County staff review
Tier 3: groundwater
management plan (Level B)
Tier 3: groundwater
management plan (see Section
3 for a ro riate level)
Tier 4: groundwater
mana ement Ian + testin
Tier 4: groundwater
management plan + testing
1.0 Tier 1 Requirements - Drill Well Prior to Issuance of Buildine: Permit
Tier 1 does not pertain to new divisions, but to building permits for new structures. For these
permits, wells will be drilled prior to issuance of a building permit. Tier 1 requirements apply
regardless of whether a Tier 2,3, or 4 assessment is also performed.
The following items will be included with each Tier 1 submittal.
· A Virginia well drilling completion report (GW-2 report form) for each well drilled
· The latitude and longitude coordinates of the well's location
2.0 Tier 2 Requirements - County Staff Review of Groundwater Conditions
For a Tier 2 review, county staff will evaluate the submitted preliminary subdivision plat or site
plan by referring to the county's well database, available hydrogeologic studies, and information
from the State Health Department and Department of Environmental Quality. Tier 2 evaluators
will review and evaluate:
· Density of the proposed development and the density of adjacent development;
including the number of identified wells and drainfields within 1000 feet of the site
boundary.
· Inventory of known contaminant threats to potential recharge areas.
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· Inventory of mapped potential contaminant sources, including leaking underground
and aboveground storage tanks as identified by DEQ, within 1000 feet ofthe site
boundary.
· Proximity to sensitive water resources including public water supply wells and public
surface water reservoirs.
Based on the findings of the Tier 2 review, additional groundwater assessment data may be
required from the applicant prior to plat approval, or a Tier 3 assessment may be required. If a
Tier 3 assessment is not required, all wells must be drilled prior to issuance of a building permit
and meet the reporting requirements for Tier 1. County staff shall provide the applicant with
educational materials relevant to the protection of groundwater during and after construction.
3.0 Tier 3 Requirements - Groundwater Mana2ement Plan
The Tier 3 Groundwater Assessment is a two-step process:
1. The applicant submits a draft groundwater management plan with the preliminary plat or site
plan. The plan and plat must demonstrate that the site's groundwater conditions have been
considered with the division's layout and design.
2. A final groundwater management plan that incorporates County staff comments from the
preliminary stage is submitted and must be approved prior to approval of the final plat or site
plan. In cases where the groundwater management plan identifies special areas of concern,
such as an off-site resource of high sensitivity or a previously unknown source of
contamination, then County staff may require additional groundwater assessment data, or that
the applicant complete a Tier 4 assessment prior to plat or plan approval.
Development of the Groundwater Management Plan
The Groundwater Management Plan shall include Graphic and Narrative sections, as outlined
below. There are two levels of the groundwater management plan:
· Level A is a relatively simple plan. County staff may allow a Level A plan for
commerciaVindustrial uses that use less than 500 gallons/day (average) and for which the
property use and contaminant threat inventories (described below) do not reveal any issues of
concern.
· Level B is more detailed for divisions that create 4 or more lots. Except as described above,
all commercial and industrial uses that are subject to the Tier 3 or 4 requirement shall
complete a Level B plan.
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Albemarle County,
Page 13
3.1. Tier 3 Graphic Section
Map or series of maps at appropriate scale showing the following:
Level A Plan
· Surface water drainage features including drainage divides
. Topography
· Planimetric features
· Proposed development layout and approximate land disturbance
· Groundwater availability zone from the County study
· Whether the proposed land use is within an area of recognized groundwater
sensitivity, based on the most recent County hydrogeologic study or data base.
· For projects with private, individual wells, a property use inventory within 1000 feet
of site boundary to include known septic and well locations from County and other
agency sources. For projects with any VDH-defined public water supply, the
property use inventory shall extend 1 mile from the site boundary.
· For projects with private, individual wells, known potential sources of contamination
within 1000 feet of the property boundary from County studies, VDH, DEQ, other
agency files, and/or field investigation.. For projects with any VDH-defined public
water supply, the contaminant source inventory shall extend 1 mile from the site
boundary. This procedure may be updated from time to time in accordance with
revised VDH methodologies for source water assessments.
Level B Plan
The Level B Plan shall include all of the elements of a Level A Plan in addition to the following:
· Mapped geologic contacts and/or structural features, including any identified linear
features or fracture traces. The map shall also identify generalized geologic or
hydrogeologic zones on the property based on soils, geology, topography, and other
site features.
· Estimated groundwater flow patterns
· Locations for any County-operated long-term monitoring wells in addition to well
and access easements dedicated to public use.
3.2. Tier 3 Narrative Section
The narrative section shall be a report with the following elements:
Level A Plan
· Identify any contaminant threats (septic drainfields, underground storage tanks, confined
animal feeding operations, etc.) within 1000 feet from the property boundary based on an
analysis of agency records.
· Describe "Best Management Practices (BMPs) for Groundwater" (see below in subsection
3.3) to be employed at the site. For a Level A plan, these will focus on education and
outreach and preserving or restoring trees and forest cover to promote recharge.
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· Ifthe project is within an area of recognized groundwater sensitivity according to a County
study or data base, then the BMPs should address how this sensitivity will be recognized
and/or managed. Groundwater sensitivity may be a product of source value (the site is in
close proximity to an important resource, such as a drinking water reservoir or a neighboring
community's central well system) or a contaminant threat (the site is in close proximity to
potential source of contamination, such as a leaking underground storage tank). The purpose
of identifying these areas of sensitivity is for the proposed land use to incorporate
educational, design, and management principles to avoid becoming either a source or target
of a groundwater quality and/or quantity problem.
· For commercial or industrial uses, identify any land use activities that have the potential to
contaminate groundwater, and any best management practices to be used to mitigate the risk.
These land use activities include, but are not limited to, storage, use, or discharge of toxic or
hazardous materials; commercial-level application of fertilizers, pesticides, and herbicides;
operation of any private sewage facility or pump station; fueling areas and storage tanks;
facilities to handle grease or any special wastes; and any other discharge to land, air, or
water. The plan shall also document that these activities are conducted in compliance with
all applicable federal, state, and local ordinances and permits (for example, RCRA, DEQ
discharge permits, VDH regulations, EP A underground injection permits, and/or a certified
engineer report in accordance with Section 4.14.8 of the Zoning Ordinance).
· If the site also requires a stormwater management/BMP plan in accordance with the Water
Protection Ordinance (WPO), then, to the extent feasible, the groundwater BMPs and
management plan can be incorporated into the stormwater plan. This would be especially
relevant for the use of "non-structural measures" as outlined in Section 17-313 of the WPO.
Level B Plan
The Level B Plan shall include all ofthe narrative elements for a Level A Plan in addition to the
following:
· Identify the groundwater availability zone(s) the site is within and how actual site conditions
may conform to or vary from that zone's characteristics.
· In addition to any contaminant threats identified from agency records, confirm and identify
any additional threats (underground storage tanks, confined animal feeding operations, etc.)
within 1000 feet from the property boundary based on field reconnaissance.
· Review of existing hydrogeologic information from County studies, the County well
database, aerial photographs, topography, geologic maps, soil maps, and other available
information.
· Summary of geologic and hydrogeologic conditions based on data analyses and a field
survey ofthe property by a qualified professional (Virginia Certified Professional Geologist).
Locations and orientations of identified fractures, joints, and any linear features/fracture
traces shall be recorded. Land cover and saprolite characteristics shall also be assessed (well
casing lengths from the County well database can be used to approximate saprolite depths).
· Describe "Best Management Practices (BMPs) for Groundwater" in addition to those
highlighted for a Level A Plan to be employed at the site, including additional measures to be
employed if the site or part of the site is within an area of recognized groundwater sensitivity.
The BMP section shall describe how the site design, layout, and grading reflect groundwater
opportunities and constraints. For instance, the plan may show how land disturbance is
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Page 15
avoided in areas that are likely to have value for recharge, how drainfields and reserve
drainfields take advantage of the best possible soils on the site for wastewater treatment, how
wells can take advantage of areas likely to provide the most sustainable yields, how
identified potential contaminant threats are addressed through well construction standards,
and/or how septic system design and technology address resources of high sensitivity close to
the site (e.g., existing community water supply).
· Locations and easements for County-operated long-term monitoring wells shall be
established with the subdivision plat or site plan in accordance with a County monitoring
plan, or in accordance with a general plan to have one monitoring well for every subdivision
subject to the Tier 3 requirement. Monitoring well locations and easements shall be
established in coordination with County staff. County staff may waive the need for a
monitoring well location for any given development based on an overall monitoring plan.
· Identify areas for reserve well fields, which may include common area or open space, and
legal provisions for lot owners to utilize the reserve well field area(s).
3.3. Best Management Practices for Groundwater
Best Management Practices (BMPs) for groundwater describe a menu of practices pertaining to
design, construction, management, and education and outreach to promote a sustainable
approach to groundwater. It is not anticipated that every development project will incorporate all
ofthe practices. Each project should evaluate the practices and adopt those that make sense for
the site and promote sustainable groundwater use. These practices are provided in outline form
below.
· Site Design & House Construction: Locating houses and septic drainfields in a way that does
not interfere with or enhances groundwater recharge. Preserving trees and forest cover to
promote recharge. Using Rural Preservation or other cluster mechanisms to preserve
recharge areas (preferably in easement) and groundwater quality. House designs incorporate
water conservation measures.
· Landscape & Land Cover: Preserving and restoring trees and forest cover during and after
construction, especially in areas likely to be important for recharge. Planting drought-
resistant landscaping to reduce outdoor watering. Promote backyard habitat programs that
can also help recharge.
· Testing & Research: Develop an observation well network with data measurement and
recording schedule to monitor groundwater levels (in conjunction with County program).
Provide periodic well water testing programs for homeowners and residents.
· Education & Outreach: Distribute educational materials for homeowners on the value and use
of groundwater, pollution prevention, and water conservation.
· Water Use. Reuse. Recycling: Consider water recycling in subdivision plans. Provide
technical assistance for water recycling, gray-water reuse, and retrofitting fixtures to
conserve water. Store rainwater for watering landscaping and gardens. In some cases,
construct ponds for outdoor water uses. Reduce "stress" on groundwater uses from wells.
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Albemarle County,
Page 16
4.0 Tier 4 Requirements - Groundwater Manaeement Plan & Aquifer Testine
The Tier 4 groundwater assessment involves a three-step process:
1. The applicant submits a draft groundwater management plan and aquifer testing workplan
with the preliminary plat or site plan. The plan must demonstrate that the site's groundwater
conditions have been considered with the division's layout and design. The testing workplan
must be approved by the County prior to the applicant proceeding with step 2.
2. Aquifer testing as per the approved workplan (Section 5), and
3. A final groundwater management plan that incorporates County staff comments from the
preliminary stage as well as a Groundwater Assessment Report (Section 6) based on the
testing results is submitted and must be approved prior to approval of the final plat or site
plan.
Development of the Groundwater Management Plan
The Groundwater Management Plan shall conform to the standards listed in Section 3 for Tier 3
assessments, including the Graphic Section (section 3.1), Narrative Section (section 3.2), and
Best Management Practices for Groundwater (section 3.3).
4.1. Tier 4 Well Drilling and Assessment
The draft Groundwater Management Plan shall be submitted with an aquifer testing work plan to
County Engineering staff for review and approval prior to aquifer testing. Based on identified
contaminant source threats, specific water quality analyses may be required by County staff. The
work plan will be based on Section 5.0 Aquifer Testing Guidelines and will include the
following information.
· Proposed location of test well/s and observation wells
· Proposed testing methodology
· Proposed monitoring program
The information in Sections 4.2 and 4.3 provide general guidelines for aquifer testing. Actual
testing procedures, as outlined in the aquifer testing workplan, should be customized to actual
site conditions, based on the best judgment of a competent professional in consultation with
County staff. For example, the workplan can take advantage of existing wells (to be used for
testing or monitoring) or existing field data already generated for the site. County staff may
request additional testing sites or allow deviation from the general testing criteria based on site
conditions.
4.2. Tier 4 Testing Criteria for Central Water Systems
aJ For central water systems, the developer will complete wells and aquifer testing as outlined
within the approved aquifer testing work plan. Aquifer testing will be performed to evaluate;
aquifer characteristics, sustainable yield, the potential for offsite hydrologic impacts (including
baseflow to local streams), and potential contaminant impacts from onsite or offsite sources.
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Albemarle County,
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Groundwater quality testing will be performed as per Virginia Department of Health Standards
for community water supplies. For each test well, the test shall consist of a minimum 72-
hour pumping test. Each test shall include a minimum of two observation wells for each test
well. The frequency of water level measurements within the observation wells shall be in
accordance with ASTM D 4050 guidelines. A typical measurement frequency is shown in Table
3.
The monitoring program shall include a minimum of 72 hours of monitoring data from each
observation well and test well prior to the test, and a minimum of 72 hours of monitoring data
from each observation well and test well after pumping has stopped, or until 90% recovery is
achieved, which ever is greater.
4.3. Tier 4 Testing Criteria for Commercial or Industrial Wells
a) For commercial or industrial wells subject to Tier 4 requirements.. The developer will
complete wells and aquifer testing as outlined within the approved aquifer testing work plan.
Aquifer testing will be performed to evaluate; aquifer characteristics, sustainable yield, the
potential for offsite hydrologic impacts (including baseflow to local streams), and potential
contaminant impacts from onsite or offsite sources. Groundwater quality testing will be
performed as per Virginia Department of Health Standards for any public water supplies. For
each test well, the test shall consist of a minimum 48-hour pumping test. Each test shall
include a minimum of two observation wells for each test well. The frequency of water level
measurements within the observation wells shall be in accordance with ASTM D 4050
guidelines. A typical measurement frequency is shown in Table 3.
The monitoring program shall include a minimum of 48 hours of monitoring data from each
observation well and test well prior to the test, and a minimum of 48 hours of monitoring data
from each observation well and test well after the test, or until 90% recovery is achieved,
whichever is greater.
5.0 Aquifer Testine Guidelines
5.1. Test wells
For each test well, a minimum of two (2) observations wells will be required. Existing wells
may be monitored as observation wells if their construction is adequate and their location lies
within a distance from the test well that is reasonable to expect the possibility of measurable
impacts from the pumping test. The location of the test wells and observation wells shall be
proposed by the applicant and approved by County staff.
5.2. Method and Rate
Each test shall employ the down-hole method of pumping and be at a continuous and constant
rate. A pumping rate will be used that reasonably stresses the aquifer but does not result in
excessive drawdown. The selected pumping rate shall not vary by more than 10% during the
test. Pump tests utilizing the constant drawdown method with continuous flow measurements
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may also be considered appropriate. In all cases, discharge water shall be conveyed to a
downgradient swale or drainage a sufficient distance (minimum 200 feet) from the pumping and
observation wells to minimize the potential for recharge to the aquifer that could affect the test
result. An attempt should be made to schedule aquifer testing to avoid recent or upcoming
recharge events.
5.3. Duration
Pumping shall be continuous for not less than either 48-hours or 72-hours, as stipulated within
the specific Tier 4 assessment standard. Immediately upon completion of pumping, the recovery
phase of the test shall begin and continue for a period equal to the duration ofthe pumping, or
until the water level in each well recovers to within 90% of the pre-pumping level, whichever is
greater.
5.4. Monitoring
The rate of discharge from each pumping well will be measured at a frequency in accordance
with ASTM D 4050 guidelines. A typical measurement frequency is shown in Table 2. Water
levels in the pumping and observation wells shall be monitored during the pumping phase and
recovery phase of the test. The frequency of water level drawdown and recovery measurements
shall be in accordance with ASTM D 4050 guidelines. A typical measurement frequency is
shown in Table 2. Pre-test monitoring shall, at a minimum, begin for a period equal to the
duration of the test prior to pumping.
6.0 Groundwater Assessment Reoort
A Groundwater Assessment Report will be prepared for submittal to the County as part of the
site's Groundwater Management Plan for projects subject to Tier 4 requirements. The report
must be sealed by a Virginia Certified Professional Geologist or Professional Engineer and will
include the following components:
a) Background Section
This section will include a brief summary of the proposed site use and include reference to the
groundwater management plan as well as the aquifer testing work plan.
b) Geologic Log and Well Construction Diagram
For each well completed, a geologic log shall be completed and sealed by a Virginia Certified
Professional Geologist. The log should include a description of the nature, condition, and depth
of distinct water bearing zones and measured contribution per zone. The log will also provide
lithologic description, and measurements of overburden thickness and final blown yield. A well
construction diagram that provides vertical scale showing well identification, date of
construction, well location coordinates, total depth, well casing depth, and grout depth shall also
be included. A Virginia Water Well Completion Report (form GW-2) shall also be completed
for each well.
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Albemarle County,
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c) Hydrogeologic Cross Section
The report shall contain one or more cross sections, at true horizontal scale and vertical scale
exaggerated as appropriate. The location of each cross section shall be shown on a plan view
map and the cross-section shall contain the following information.
1) Geologic description including regolith, bedrock, and identified structural features, if
present.
2) Well site locations showing well casings and total depths
3) Relative elevation of ground surface, rock formations, and static water level surfaces.
d) Groundwater Flow Direction Map
A groundwater flow direction map shall be prepared that includes the site boundary, control data
points, and groundwater relative elevation contours with flow direction. Determining the
groundwater flow direction map will require a degree of estimation due to a lack of data control
points. The map shall reference well gauging calculations and indicate the date of well gauging.
e) Well Testing Summary
The well testing summary should reference a site map with test well and observation well
locations, and shall include, at a minimum, the following:
1) Date of aquifer test for each well
2) Duration of pumping
3) Pumping rate
4) Maximum observed water level drawdown
f) Aquifer Test Analyses
The transmissivity and storativity of the bedrock aquifer shall be evaluated by aquifer tests
interpreted using professionally accepted analytical methods. Indicate the analytical method
used, the appropriateness of the selected method relative to the hydrogeologic conditions, and
include a summary ofthe calculations. Drawdown and analysis plots shall also be provided,
along with raw data.
g) Suitability and Sustainable Yield
This section shall include an assessment of the suitability of the proposed use based on existing
conditions and results generated from aquifer testing. The section shall include a discussion of:
· Potential for impacts to the local hydrologic system, especially to high sensitivity resources,
such as an existing community well system. Potential impacts to the base flow of local
streams shall also be addressed.
· Potential for impacts to water quality based on aquifer characteristics, especially to high
sensitivity resources, such as a drinking water reservoir.
· Potential for impacts to the site from identified contaminant threats, such as leaking
underground storage tanks or existing clusters of septic drainfields.
· A sustainable yield of at least one gallon per minute per connection shall be documented.
· Applicable calculations and references, as well as assumptions and limitations of the
methods used.
h) Contingency Plan
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A contingency plan for actions to be employed if wells experience unanticipated interference or
become contaminated shall be provided. This plan may include a designated contingency well
field area.
Table 3
Typical Measurement Frequency*
Frequency, One Measurement Every: Elapsed Time, For the First:
30 seconds 3 minutes
1 minutes 3 to 15 minutes
5 minutes 15 to 60 minutes
10 minutes 60 to 120 minutes
20 minutes 2 to 3 hours
1 hour 3 to 15 hours
5 hours 15 to 72 hours
*References Table 1 of ASTM D 4050 for Measurement Frequency
Standard Test Method (field procedure) for Withdrawal and Injection Well Tests for
Determining Hydraulic Properties of Aquifer Systems
7.0 County-Operated Groundwater Monitorine: Wells
As stated in subsection 3.2, certain development projects will dedicate a location and easements
for the County to establish a long-tenn monitoring well. Additional County planning will be
needed to develop an overall monitoring strategy, and, initially, the emphasis will be on securing
the necessary easements so that strategically located wells can be drilled by the County in the
future. The general goal is for monitoring wells to be sited in order to provide representation
across the County's hydrogeologic zones (or generalized groundwater availability zones) and
areas of recognized groundwater sensitivity from County or other relevant studies and data bases.
Wells will be designed to collect both water quality and water quantity (water level) data.
For specific site locations, the wells should be, to the extent practical, in locations that represent
the surrounding land uses and hydrogeologic settings. Each well and all associated easements
shall be entered into a GIS and data base for the purposes of tracking and reporting.
Monitoring wells should be constructed as open borehole bedrock wells and should be cased into
competent rock. The preferred method of well completion will be open borehole. However, if
the open borehole is subject to cave in, the well will be completed as a screened and cased sand-
packed well. Typical construction details for an open borehole bedrock monitor well can be
located in the u.s. EPA Monitor Well Installation SOP# 2048. Where monitoring of the
overburden aquifer is deemed necessary to evaluate potential impacts to surface water bodies or
shallow bored wells, screened and cased sand-packed monitor wells will be constructed. All
monitor wells will be constructed in compliance with local Health Department requirements.
The construction and monitoring costs for the 10ng-tenn monitoring program shall be funded
through appropriate fees attached to building pennits for new structures issued in the Rural
Areas.
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COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
Work Session on the Groundwater Committee's
Recommendations and Resolution of Intent to Amend the
Subdivision and Zoning Ordinances
AGENDA DATE:
September 3,2003
ITEM NUMBER:
ACTION: X
INFORMATION:
SUBJECT/PROPOSAUREQUEST:
Adopt of Resolution of Intent to go to a public hearing to
amend the Subdivision and Zoning ordinances to incorporate
groundwater assessments
CONSENT AGENDA:
ACTION:
INFORMATION:
STAFF CONTACTlS):
Messrs. Tucker, Foley, Graham, Hirschman
ATTACHMENTS:
Groundwater Committee's Proposed
Groundwater Assessment Standards, Resolution
of Intent for ZTA, Resolution of Intent for STA
REVIEWED BY:
BACKGROUND:
At their meeting on August 7, 2002, the Board directed Staff to proceed with an accelerated
implementation schedule for the groundwater assessment program. This program is based on
recommendations in the groundwater committee report, Underground Albemarle, and also on
Planning Commission work sessions held on December 18, 2001, January 22, 2002, and March 5,
2002. The adoption of the program was contingent on completion of the following tasks:
1. County-wide groundwater availability and sensitivity study by ENSAT Corporation.
2. The Groundwater Committee's recommended technical guidance for conducting site-level
groundwater assessments (e.g., prior to building permit and subdivision plat approval). This is
intended to become a chapter in Design Standards Manual (DSM).
3. Ordinance language to implement the program, as outlined in #2 above.
Tasks #1 and #2 are substantially complete, and the County Attorney's Office is working on task
#3.
DISCUSSION:
The proposed groundwater assessment standards are a product of the following activities:
· Many hours of deliberation by the groundwater committee, including 10 meetings, a field trip to
Loudoun County, and a pilot groundwater assessment supported by the Kessler Group.
· Three Planning Commission work sessions and two Board information sessions based on the
committee's interim report, Underground Albemarle, released in October, 2001.
· Phase 1 and 2 County groundwater studies conducted by ENSA T Corporation to produce County-
wide information on groundwater availability and sensitivity. This information is at a broad scale
and not intended to draw site-specific conclusions.
· Chapter Two of the Comprehensive Plan, adopted in 1999, established the framework and policy
direction for the groundwater committee.
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The proposed standards are a fusion of all of these past efforts. The attached program context and
timeline provides more detail on the evolution of the committee's work.
The committee was established as a technical committee (see BOS, 5/3/2000), and has strived to
create standards with a firm scientific foundation. There are many technical complexities to
understanding groundwater, and few off-the-shelf methodologies to accomplish the committee's
objectives. Given this, the committee's desire is for the standards to lead to better information to
make decisions at all levels, from site design to County land use policy. The committee also views
the adoption of these standards as the beginning of a program that will evolve as groundwater data
is collected and analyzed.
This program will create a loop in the County's development approval process to gather
groundwater information so that development layout and management account for a site's
groundwater characteristics. It should be understood that the program will also introduce
procedural, timeline, and cost changes into the existing process for approving building permits and
subdivision plats.
The building permit changes (wells must be drilled prior to issuance of a building permit) require
amendment to the Zoning Ordinance. The plat approval changes (a groundwater assessment is
required prior to plat approval) require amendment of the Subdivision Ordinance. If the Board
adopts a resolution of intent to amend these ordinance, then staff will schedule a stakeholder
review process (e.g., focus group) and a work session with the Planning Commission prior to
coming back to the Board for a public hearing.
BUDGET IMPACTS:
Implementation of this program will require additional staffing. As part of the FY '04 budget, the
County Board funded the position of Groundwater Program Manager. This position has an initial
cost of $117,695 budgeted for FY'04 and anticipates an ongoing annual cost of $73,845, without an
inflation adjustment. When requesting this position, staff indicated that fees could be considered to
offset this cost as part of the program implementation. As part of bringing forward ordinance
amendments for this program, staff will plan on including fees that would allow full recovery of the
cost of this program. This would allow the County Board the maximum flexibility in deciding what
part of the program cost should be the responsibility of applicants.
RECOMMENDATION:
Adopt a resolution of intent to amend the Zoning and Subdivision ordinances to implement a
groundwater assessment program that includes fees that recover the cost of the program. Direct
staff to proceed with stakeholder review and a Planning Commission work session.
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COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
Groundwater Ordinance Work Session
AGENDA DATE:
July 7, 2004
ACTION: X
INFORMATION:
SUBJECT/PROPOSAL/REQUEST:
Work session to consider the proposed groundwater
ordinance and standards
CONSENT AGENDA:
ACTION:
INFORMATION:
STAFF CONTACTlS):
Tucker, Foley, Kamptner, Graham, Hirschman
ATTACHMENTS: Yes
LEGAL REVIEW: Yes
REVIEWED BY:
BACKGROUND:
As the Board is aware, staff and the Planning Commission have been working with the Groundwater
Committee over the past few years on the development of a groundwater ordinance and assessment
standards. The current proposal has a long history, including:
· Chapter 2 of the Comprehensive Plan (1999) explicitly listed Groundwater testing standards and
the formation of a groundwater committee as strategies.
· The Groundwater committee was formed in the fall of 2000 based on authorizations from both the
Board and Planning Commission. The Committee produced its interim report, Underground
A/bemar/e, on October 2001.
· The Planning Commission held five work sessions throughout the process of developing the
ordinance and standards.
· The Board of Supervisors held three work sessions and adopted resolutions of intent to amend
the appropriate ordinances to adopt the groundwater program on September 3, 2003.
· A public Roundtable meeting was held on February 3, 2004 and a public comment period
ensued. The groundwater committee subsequently met to recommend changes to the ordinance
and standards based on public comment, and these changes were incorporated into the current
version of the program.
· The groundwater program requires amendments to the Water Protection, Zoning and Subdivision
Ordinances. On June 1, 2004, the Planning Commission held a public hearing on the zoning text
amendment and recommended its approval. In conjunction with the public hearing, the
Commission also reviewed the proposed groundwater assessment regulations that will be added
to the Water Protection Ordinance and recommended approval of those regulations. However,
the Commission recommended that the County-operated monitoring well network, that is an
integral part of the proposed groundwater program, be funded from the general fund rather than
through application fees (see Discussion section below). The Commission has not yet
considered the subdivision text amendment.
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Attachments A and B are included for the Board's information and review. Attachment A is a one-
page summary of the proposed four-tier groundwater assessment standards for building permits,
subdivision plats, and site plans. The attachment also outlines the proposed County-operated
monitoring well network. Attachment B is a comprehensive packet of information on the proposed
program, including the ordinance amendments, standards, groundwater committee history, and
information on the Roundtable process.
STRATEGIC PLAN:
Goal 2.2. Protect and/or preserve the County's natural resources.
AGENDA TITLE:
Groundwater Ordinance Work Session
July 7, 2004
Page 2
DISCUSSION:
At the Board's July 7 work session, staff would like the Board to: (1) review and discuss the proposed
amendments to Water Protection, Zoning and Subdivision Ordinances (Attachment B - Page 1-10)
and (2) provide guidance to staff regarding the Planning Commission's specific recommendation to
fund the County-operated monitoring network with general fund revenues rather than application fees.
The County-operated monitoring well network has always been an important part of the proposed
groundwater program, as recommended by the groundwater committee. At present, very little
information is available on the County's groundwater levels, and the monitoring well program will help
bridge this gap over time. The monitoring wells will also be tied to public outreach efforts (such as an
alert system during droughts). For more information on the monitoring well network, see Section 7.0
of the Groundwater Committee's standards (page 21 of Attachment B).
As part of the Board's September 3, 2003 resolutions, it was stated that the program brought before
the Board would incorporate fees to recover 100% of program costs. Staff expects that the proposed
groundwater application fees (outlined in Attachment A) would recover 100% of the costs to fund the
Groundwater Program Manager position, approved in the FY '04 budget. . This position has an initial
cost of $117,695 budgeted for FY'04 and anticipates an ongoing annual cost of $73,845, without an
inflation adjustment.
However, the Planning Commission recommends that the program costs for the monitoring well
network portion of the program not be funded by fees, and instead be funded through general fund
revenues since all citizens will benefit from the monitoring well network. The Commission expressed
that it would be more equitable to fund the monitoring well network through general revenues instead
of allocating this cost to a narrow group of new permit applicants.
Staff recommends that the County begin the monitoring well program by drilling two wells per year at
an estimated cost of $8,000 per well, or approximately $16,000 per year. This cost includes drilling
and monitoring equipment, but does not include site acquisition. Staff anticipates and hopes that the
necessary property interests and easements for the well sites and access thereto will be voluntarily
dedicated or otherwise conveyed voluntarily at no cost to the County.
After this work session and if the Board so directs, the Planning Commission will hold public hearings
on the zoning and subdivision text amendments. The Commission must re-hear the zoning text
amendment because it has been revised since the Commission's June 1, 2004 hearing to add a fees
provision. After the Commission makes its recommendations on the zoning and subdivision text
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amendments, the Board may schedule a public hearing to amend the Water Protection Ordinance to
add the proposed groundwater assessment regulations.
RECOMMENDATIONS:
Staff recommends that (1) the Board consider the proposed ordinance amendments as
recommended by the Planning Commission and advise staff of any changes the Board would like
staff to include for consideration at the Planning Commission's upcoming public hearing and (2) the
Board approve the creation of a County-operated monitoring well network and consider the fee
structure recommended by the Planning Commission, and advise staff as to whether the Board has a
different preference regarding program cost recovery.
ATTACHMENTS:
ATTACHMENT A: Summary of Four-Tier Approach for Building Permits, Plats, and Plans
& Long-Term Monitoring Wells
ATTACHMENT B: Board of Supervisors Groundwater Information Packet
04.096
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Groundwater Committee Context & Timeline
The work of the Groundwater Committee is one component of building an overall groundwater
program. This document summarizes the Comprhensive Plan's policies related to the
committee, the committee's initial goals, a timeline of committee and groundwater efforts, and
representation on the committee.
Comprehensive Plan: Chapter 2. Natural Resources & Cultural Assets
Strategy: The Groundwater Subcommittee should investigate a requirement for
hydrogeological testing to verify suitable groundwater quantity and quality in
the Rural Area and develop a draft hydrogeological testing policy and
ordinance language for consideration by the Board of Supervisors.
Strategy: The Groundwater Subcommittee should investigate a requirement for a water
quality testing requirement for private wells prior to issuance of a building
permit and develop draft ordinance language for consideration by the Board of
Supervisors.
Overall Committee Goal: Promote the sustained use of groundwater as a water supply for the
Rural Areas.
· Groundwater Data Base
· Regional Studies
· On-Site Testing/Reporting Standards for New Development
· Comprehensive Plan
Committee's Task Goal: Develop policies and standards for the verification of adequate
groundwater quantity and quality for new development proposals in the Rural Areas. The
policies and standards shall strive for the fOllowing characteristics:
· Cost Effective
· Produces Useful Data
· Useful for Long-Term Monitoring
· Improves Subdivision Design
· Can be Accomplished in Reasonable Amount of Time
· Leverages Best Application of private individual systems versus centralized
· Promotes water delivery systems that can be maintained through time
· Integrates with Regional Studies
· Promotes coordination between County and VDH (& other agencies)
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Groundwater Committee ProcesslTimeline To Date
· Chapter 2 of the Comprehensive Plan is adopted, 1999
· Based on request from the Planning Commission, County water staff investigates and writes
a report on what other Virginia localities are doing with regard to hydrogeologic testing.
Resulting report, Verifying Adequate Groundwater Supplies for Rural Subdivisions, is
completed in March, 2000
· Planning Commission (PC) recommends formation of groundwater committee (March 2000).
Board of Supervisors (BOS) authorizes committee and its representation (May 2000).
· Committee meets 10/00,11/00,12/00,2/01,3/01,6/01,4/02.
· BOS update on committee's work, 12/6/00.
· Committee releases its interim report, Underground Albemarle, 10/01. Committee
recommends that we "check in" with decision-makers about our direction.
· PC Work Session, 12/18/01,1/22/02 (ENSAT presentation), 3/5/02. Guidance is that
committee should continue with recommendations in Underground Albemarle. Numbers 1
(regional studies), 2 (Good Development Practices), 3 (Streamline Rural Preservation
Development), and 6 (Consider Groundwater in Comp Plan Update) are being implemented
and tied to Comprehensive Plan update for Rural Areas. Number 4 (Groundwater
Assessment Standards) should be pursued by committee, with specifics brought back to the
PC. Number 5 (Reevaluate Central Systems) should be pursued in the context of gathering
more information.
· County's groundwater consultant, ENSA T Corporation, completes phase 1 study for the
Ivy/Mechums Basins, 4/02.
· BOS Work Session, 3/6/02. Directs staff to come back with an accelerated work program
for the ordinance.
· Drought, late summer, fall, 2002.
· BOS Work Session, 8/7/02. Directs staff to proceed with accelerated program.
· ENSA T initiates phase 2 for entire County, plus groundwater assessment standards, 9/02.
· Committee trip to Loudoun County, 1/03.
· Joint BOS/PC Work Session on Rural Areas, 3/5/03 and 4/2/03. One outcome is direction
to staff to explore alternative technologies for water and wastewater in rural areas. Report
on this topic is completed in June, 2003 (Technology Choices for Water & Wastewater).
· Kessler Group funds pilot study for Glen Oaks, 3/03.
· ENSA T completes draft groundwater assessment standards, and True North Environmental
completes draft Glen Oaks pilot study for Kessler Group, 5/03.
· Groundwater Committee meets 5/22/03, 6/17/03, and 7/15/03 to review and comment on
subsequent drafts of the standards. Four rounds of comments are made by the committee
through meetings and email, and comments are incorporated into the draft standards.
· Board of Supervisors adopts resolutions of intent to amend Water Protection, Zoning, and
Subdivision ordinances on 9/3/03 to begin the public review and implementation phases.
· Roundtable/stakeholder meeting held on 2/3/04. The roundtable meeting was attended by
25-30 people, including representatives from the development community, well drillers, non-
profit and community organizations, consultants, and private citizens.
· Groundwater committee meets 3/8/04 to discuss roundtable and other public comments.
Committee agrees to make several changes to standards based on input.
· PC work session held on 4/27/04. PC decides to set public hearing and additional work
session for 6/1/04. At the 6/1 hearing, PC votes to approve the Zoning amendment and
recommends approval of other program elements (Water Protection Ordinance amendment)
to the Board. PC also recommends that funding for monitoring wells come from general
revenues rather than a surcharge on building permits.
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· BOS work session scheduled for 7/7/04. Potential public hearing on 8/4/04.
Groundwater Committee Members
· Carl Christiansen, Virginia Department of Health, Office of Water Programs
· Don Franco, The Kessler Group
· Ed Imhoff, retired geologist
· Greg Kamptner, County Attorney's Office
· Jack McClelland, Virginia Department of Health, Thomas Jefferson Health District
· Nick Evans, Virginia Groundwater, Thomas Jefferson Soil & Water Conservation District
· Scott Clark, Department of Planning & Community Development
· Jared Lowenstein, formerly on the Planning Commission (not active)
For More Information on the Committee or Proposed Groundwater Proaram: David
Hirschman, Water Resources Manager, 296-5861, X341 0, dhirsch@albemarle.org
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Groundwater Assessment -- Revised Ordinance and Standards:
Summary of Roundtable Meeting, Issues & Costs
This document contains the following information:
· Section 1 (page 27) provides an outline of the questions and issues raised during the
February 3, 2004 Groundwater Roundtable meeting. This meeting was an opportunity for
the public to learn about the proposed program, offer comments, and identify issues.
Section 2 (page 29) summarizes other comments received during a public review period
and from County staff.
· The Groundwater Committee met on March 8, 2004 to discuss the comments received, and
recommended particular modifications to the standards and ordinance. These changes are
addressed in Section 3 (page 30).
· Section 4 (page 31) summarizes the expected costs of complying with the various tier levels
of groundwater assessment.
· Section 5 (page 32) reviews the expected number of submittals of each tier level of
groundwater assessment based on available data.
1. Summary of Roundtable Meetina. February 3. 2004
The purpose of the meeting was to introduce information on the proposed groundwater program
and offer attendees a chance to ask questions, offer comments, and identify issues. The
meeting was not intended to address all of the issues, but to get them on the table so that
County staff can outline a process for continued public review and work sessions by the
Planning Commission and Board of Supervisors.
The roundtable meeting was attended by 25-30 people, including representatives from the
development community, well drillers, non-profit and community organizations, consultants, and
private citizens. The meeting began with David Hirschman (Albemarle County Engineering) and
Mike Maloy (ENSA T Corporation) giving a powerpoint presentation on the County's
groundwater study and proposed assessment standards. This was followed by questions and
comments from those in attendance.
The following issues were raised at the meeting. If there was some discussion on the point, this
is paraphrased in italics after the comment:
· Isn't the creation of large lots a form of groundwater management that seems to work very
well? Perhaps this is the simplest form of groundwater management.
This may be so in terms of keeping groundwater users spread out, but other planning
objectives (e.g., some of the recommendations in the Rural Area Plan for clustering) may be
in conflict with this.
· It seems that this is (or should be) a two-pronged program to address quality AND quantity
issues. Also, does the County have a program for groundwater remediation?
The State (DEQ) handles the leaking tank remediation program. On occasion, the County
gets involved with replacement water supply issues at DEQ's behest.
· There could be confusion with erosion control and getting well rigs into a site before a
building permit is issued. The County's erosion control requirements may cause a conflict
with the well provision.
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· Proportional to all the wells drilled, there are very few dry wells. Also, there is a high cost to
test wells (for aquifer testing).
· There is concern for the impact on affordable housing. Developers will pass along the cost
of this program to the home buyer.
· Are there environmental impacts to well drilling (dry streams)? In California, they dried up
streams with well pumping.
· Who will benefit from this program?
This is an important question. The County's goal is to protect public health and safety and
the public interest in terms of generating groundwater information prior to development. An
example may be watching out for existing users of groundwater (neighbors) when new
development comes in, or trying to prevent water quality problems. Other means may be in
place, for instance through the lending institutions, to watch out for the interests of lenders
or prospective buyers, but these should not be the basis for a County program. The
County's interest is good stewardship of groundwater resources.
· There are long-term costs to well problems (going dry, contamination). Maybe up-front
costs (of the groundwater assessments) are worthwhile if some long-term costs are avoided.
· Does the program address non-household uses, such as an existing property drilling a well
and putting in an irrigation system that uses lots of water? This is happening in Albemarle
County.
The program would not prevent an existing resident from drilling a new well and putting in an
irrigation system. The program does not propose to regulate groundwater withdrawal rates
from individual users. However, the program would address new non-residential uses, such
as golf courses or industrial uses.
· We should also promote techniques that reduce water consumption, such as rainwater
harvesting. What effect will this program have on the Health Department and County's
acceptance of these types of systems (such as using rainwater to flush toilets)?
Water use consumption is listed in the assessment standards as a groundwater
management practice. Perhaps the County could help promote these things through the
regulatory process as part of the groundwater strategy.
· Even if a study is done prior to development, there are no guarantees over the long-term as
to groundwater availability or potability. Things can still go wrong.
· What is the value of a monitoring well? Groundwater yields are so variable even on one
property that it is uncertain what one monitoring well represents.
Some technical questions addressed at the meeting as listed below, with responses in italics:
· What it the percentage of County land that is designated as groundwater "sensitive?"
16%
· How many of the Leaking Underground Storage Tanks shown on the sensitivity map have
been fully addressed (closed out) under DEQ's program?
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Certainly many have, but the exact number has not been researched by the consultant. If
they are closed out, in many cases there is still petroleum product left in the ground.
· Does the County have the staff resources to implement the program?
A new staff position has been budgeted to answer this need.
· Who owns the water under a property?
The use of water withdrawn from under one's property is subject to a "reasonable use"
standard based on common law precedents. Our proposed program would not take away
anyone's right to use water, but it would put in place some performance standards to be met
before development approval.
· How many other Virginia Counties have groundwater ordinances of this nature?
This issue is addressed in the Verifying Adequate Groundwater Report (available on the
web site). Several counties in the northern Piedmont have a hydrogeologic testing
ordinance (Loudoun, Faquier, Orange, Rappahanock). In addition to these, Madison
requires a well be drilled prior to getting a building permit. Some other counties (Roanoke)
have more of a certification type program that does not include testing.
· Scientists now believe that groundwater in the Piedmont is younger (on the order of years to
several decades) than once believe? Does this raise concerns?
Yes, it makes the potential for contamination more immediate. It means that the source of
groundwater in the Piedmont is very local (probably no more than a few hundred acres for a
well).
2. Other Issues & Written Correspondence
The following additional issues were identified by County staff or in written correspondence.
· Timina for Erosion Control Aareements: The majority of rural area residential construction
projects are covered by Erosion Control Agreements to cover building of driveways and
home sites. The agreements are triggered by the building permit application. If the well had
to be drilled prior to getting a building permit, then applicants would need to build roads into
their properties to allow access by drill rigs. Much of this activity could "fall below the radar"
for erosion control (Staff).
· Will the Standards Be a Disincentive for Rural Preservation Developments? It may be the
County policy encourages the RPD option. However, the groundwater standards become
increasingly stringent as lot sizes decrease. Would we be created an unintended
disincentive for RPDs? (Staff).
· Public Perception: How will the public respond to having to drill a well prior to receiving a
building permit? Perhaps an option is to strongly encourage this practice, especially in
areas of known groundwater problems. (Ron White, email, 1/20/04).
· Cost of Housina: Any costs, especially for Tiers 3 and 4 will add onto already high housing
costs. (Staff discussions).
· Drillina Before Buildina Makes Sense: Madison County requires the well to be drilled before
a building permit. Some local drillers have expressed that this makes a lot of sense in terms
of making sure a parcel has water first. (Staff discussion with well driller).
· Freauencvof Problem Lots: We have heard that no one has ever been prevented from
building due to absolute lack of groundwater (drilling a successful well). Some builders have
said they have never had a lot not get water over the course of many years, although some
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have had "scary" cases. Anecdotally, others contend that the incidence of "problem lots"
(have to drill multiple wells) is on the rise. (Staff discussion with builders and VDH
personnel).
· Is Aquifer Testinq Appropriate for Subdivisions that use Individual Water & Sewer? Aquifer
testing is involved and expensive. It may be appropriate for commercial and industrial uses,
but is questioned for residential divisions with individual utilities. In other words, is it overkill
for these types of uses? (Ron White, email.1/20l04).
· Statistical Basis for Monitorino Wells: Wouldn't there be a more scientific or statistical way to
determine how many and where monitoring wells should go. If so, then the County could
determine where it wants monitoring wells and work through private/public partnerships to
get them installed. The cost should be equal for developments that need a well and those
that don't have the monitoring well requirement. (Neil Williamson, email, 2/5/04).
· Support from EARL Survey: The Earlysville Area Residents League (EARL) conducted a
survey in the winter of 2002/2003, and there was a lot of support for water conservation and
studying water capacity to support development. (Ann Mallek, email, 3/5/04).
3. Groundwater Committee Response to Comments - Revised Standards
The committee discussed comments received at a meeting on March 8, 2004. The committee
seriously considered the comments and recommended changes that have been incorporated
into the revised standards (dated March 18, 2004). The most substantial revisions are outlined
below.
· The committee decided that Tier 4 (aquifer testing) is not an appropriate test for residential
subdivisions that use individual well and septic. The groundwater management plan (Tier 3)
will address best practices for groundwater and is suited to identifying water quality and
quantity concerns without resorting to expensive aquifer testing. Aquifer testing can help
explain how the water bearing zones to a particular well behave, but this information may
not be able to be generalized to other wells in the subdivision. In making this decision, the
committee focused on what the program is trying to accomplish. Several important
objectives are preventing the "mining" of groundwater and promoting educational messages
and good development practices (e.g., limiting clearing of land) to protect groundwater.
· Groundwater sensitivity zones were removed as a criteria for determining which Tier level a
project must comply with, and were instead added to the list of items that must be
addressed in a groundwater management plan. The sensitivity zones identified in the
County study are very useful at a County or planning scale. At the site scale, they represent
"red flags" for a site management plan to address. This was seen as a more appropriate
approach, and helped to simplify the regulatory program.
· The committee discussed comments pertaining to the utility of long-term monitoring wells.
The committee consensus is that a monitoring well network would be valuable for the
County and for promoting the cause of sustainable use. Water levels could be tied to some
type of alert system and outreach efforts. Also, at present, there is hardly any data available
to make judgements about the "mining" of groundwater in particular areas, and the
monitoring wells will help to begin the process of building a useful data set. It was also
agreed to get monitoring wells installed according to an overall County plan, appropriate
divisions can dedicate easements for these wells, and the program could be funded through
an additional fee on building permits in the Rural Areas. The group felt that it was more
equitable to tie this fee to building permits rather than plats so that the cost is spread over
more of the users and beneficiaries of the program. A new Section 7.0 was added to the
standards addressing monitoring wells.
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 33
The committee also discussed the issue of water rights. It was reported that some in the
community are concerned about water rights and that the proposed program would impinge on
the individual's right to have reasonable use of the water. The "takings" issue would come into
play if the standards prevented building on a piece of property.
The committee discussed that the proposed program is a system of performance standards,
and is not designed to prevent development on any given parcel (say, within an area of
sensitivity). If certain types of land uses are proposed, then they have to meet the performance
standard for that type. It doesn't prevent the development from taking place. The enabling
authority to require "assurance of an adequate" water has been established by the Attorney
General's office in a letter to Larry Davis, County Attorney, dated October 23, 1997.
The committee's recommended changes to the standards based on the public comment period
are shown in the revised standards, dated March 18, 2004.
4. Anticipated Costs
Anticipated costs to comply with the groundwater standards are listed below. The County fees
listed are based on the assumption that fees will cover 100% of the costs of the program
(primarily one FTE to administer the program). The intention is to allow the Board flexibility in
deciding what percentage of program costs should be allocated to applicants, as stated in the
Board executive summary for September 3,2003. In this regard, the fee structure is subject to
modification by the Board.
· Tier 1: Drill Well Prior to Buildinq Permit - This requirement shifts the cost of drilling a well to
earlier in the process. Potentially, the up-front cost would be born by a different party (e.g.,
builder rather than lot buyer). The County fee is based on some administrative expenses
plus a surcharge to help cover the costs of a monitoring well network. County Fee = $ 50
(administrative) + $45 (monitoring wells) = $95.
· Tier 2: County Staff Review - There would be no additional costs aside from the review fee.
Review times may increase depending on staffing. County Fee = $250 + $25/lot.
· Tier 3: Level A Groundwater Manaqement Plan: This level of plan involves some limited
mapping, some of which is already required through the subdivision and site plan
processes, some land use inventory information, and a report. Approximate cost range is
$1,000 to $3,000 depending on the size and location of the site. County Fee = $400.
· Tier 3: Level B Groundwater Manaqement Plan: The cost for this type of plan is likely to
range from $4,000 to $5,000 based on a very limited data set. The Level B plan adds
additional field work and design work to the Level A content. County Fee = $400 + $25/lot.
· Tier 4: Groundwater Manaqement Plan & Aquifer Testing: A good way to gage costs for a
full Tier 4 assessment is to refer to costs in Loudoun County, where these types of tests
have been required for over a decade. Tier 4 requirements are similar to, but do not exactly
correspond to the tests required in Loudoun. Based on data gathered for Verifying
Adequate Groundwater for Rural Subdivisions (Albemarle County, 2000), the groundwater
management plan (including field work) can be in the $6,500 to $8,500 range, while the
aquifer testing can cost several thousand more, depending on the number of wells drilled
and tested. For Albemarle's proposed program, Tier 4 testing would only apply to
commercial and industrial uses that use substantial amounts of water and central water
systems. County Fee = $1,000.
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 34
5. Expected Submittals for Revised Ordinance & Standards
Figure 1 shows the estimated number of submittals of each Tier level based on data available
for the years 2000 through 2002 (assuming the groundwater standards had been in place during
this time). These data were derived from the Development Activity Reports completed by the
Department of Planning & Community Development as well as specific queries of the
Comprehensive Information System.
As can be seen in Figure 1, the gross majority of submittals are expected to be Tier 1 and Tier
2. The reason for this is most divisions in the Rural Areas create only a small number of lots.
For instance, in 2002, 77 divisions created 169 lots (average lots/division = 2.2). The other
factor that limits projects from jumping to the Tier 3 requirement is that there have been a
limited number of lots created in the 2 to 5 acre range. In 2002, 22 lots created out of a total of
168 were in the 2 to 5 acre range. The average lot size for development right lots (less than 21
acres) was 11.15 acres in the Rural Areas. This pattern may change depending on Rural Area
policies proposed for the Comprehensive Plan. For instance, if maximum lot sizes for an RPD
are set, one would expect more projects to fall in the Tier 3 category.
The vast majority of projects that would be subject to the groundwater standards are residential.
Non-residential projects in the Rural Areas that require a new structure or drilling of a new well
are not widespread. Examples over the past several years include: a County park, a small
commercial project, rescue squad, and some institutional uses (library). These types of uses
would fall in the Tier 3 category, with Tier 4 being reserved for major water users (e.g., golf
courses) and projects that intend to use a central water system.
Estimated Annual Submittals by Tier Level: 2000 -- 2002
300
250 243
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11 4 6
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Tier 1 Tier 2 Tier 3
Tier 4
I_ 2000 - 2001 D 20021
Figure 1: Estimated Submittals for Each Tier Level if the Groundwater Standards had been in
place for 2000-2002.
Groundwater Ordinance & Assessment Standards - Board of Supervisors Information Packet
Albemarle County,
Page 35
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REVISIONS
APRIL 20, 2004
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JULY 80, 21004
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ALIØt.MT 18, 2004
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NOTES
PLAN SCAI..£ AND DIMENSIONS:
, DO NOT SCALE TIIESE OOAWINGS. USE 'flit DIMENSIONS AS SHUWN
INSTEAD OF SCALING 'fHE DRA~ING. BRING ANY DISCREPANCIES
TO THL AHENIlON Of THE SITE ENGINEER.
, ¡¡ IS HiE COtURAnOA'S RESPONSIBLITY TO FIELD
DIMENS IONS
UTlUTIES:
¡¡ IS
EXACT
THE COIHRACTOR'S RESPONSIBILITY TO FIELD VERIF
LOCATION GF ALL EXISllNG UTILITIES.
SIGNAGE:
, THE tDCA TION AND DESIGN
SUBMI TlED SEPARATELY
LANDSCAPING:
VERIFY
BE
TO BE FLAGGED PRIOR
UGHTlNG:
Tlif SPILLOVER OF LIGHTING FROM OUTOOOR LUMINAIRES ONIO
PUBLIC ROADS AI, ) PROPERTY !II RESlQENIlAL OR RURAL AREA
ZONING DISTRICTS SHALL NOT EXCEED ONE-HALf 11/2) FOOT CANDLE
S SHOìiN
EXPLOSIVES
STORAGE OF DYNAMITE BLASTING CAPS AND OTHER EXPLOSIVES IS PROtlIBITED
ON THIS SITE. FOfI THE PURPOSES OF THIS CONDITION STOfIAGE SHALL MEAN
THE ¡'ISTENCE OF THESE MATERIALS ON THE SITE FOR MORE THAN FWi (41
CONSECUTIVE HOURS ON ANV ONE DAY
[ ~O::~ ]
[ ]
( ]
FIRE PROTECTION:
NUNE OF THE PROPOSED BUILOINGS WILL BE OUTFITTED WITH A SPR!tIKLER SYSTEM..
BOTH PROPOSED OFFICE BUILDINGS 00 NOT REGUlRE SPRllt<LING DUE TO THEIR SIZE.
Tit' PROPOSED MAINTENANCE BUILDING WILL HAVE MASONRY ~ALLS CONFIGURED SO AS TO
LIMIT THE LARGEST UNDIVIDED AREA TO 10.600 S.F.
AtlJ
BUILDINGS
SHOWN ON PLAN.
WATERJ SEWER
, THI!' P¡'OJ,CT WILL USE LESS THAI~ 400 GALLONS CF WATER PER ACRE PER DAY,
. SEWAGE OTHER THAN DOMESTIC WASTE WILL BE CREATED.
EU lUTY
EACti OUTDOOR LUIŒIAIRE EQUlPÆO WITH A LAMP THAT EMITS
3000 OR MORE MAXlMUH LUMENS SHALL BE A FULL CUTOFF LUMINAIRE
AND SHALL BE ARRANGED DR SHIELOEO TO REFLECT LIGHT AWAY
FROM ADJOINING RESlOEfH!AL DISTRICTS At{) AWAY FROM ADJACEN
ROADS.
FLOOD ZONES
At{) PART OF THIS OEVELOPMEN
"AREAS OF MINIMAL FLOODING'
PANEL NUMBER 510006 0215 B
WATER RESOURCE AREA
, THE SITE LIES WI1IIIN A WAI E
RESERVOIR WATERSHED
, THIS SITE LIES WITHIN THE SOUTH FORK RIVANNA RESERVOIR
WATERSHED.
PROTECTION AREA
PROPOSED SIGNS WTLL
EMPLOYEES
THERE WILl BE A MAXIMUM OF 30 EMPLOYEES ÆR SHIF
THE OfFICE WILL HAVE 18 EMPLOYEES.
THE SHOP WIl L HAVE 12 EMPLOYEES
OFFICE BUILDING 'A'
BE STORED IN CANS LOCATED INSIDE Of THE
DUMPSTER
N
OF
FAUlCONER MAINTEIMNCE YARD
, ALL TRASH IS TO BE DISPOSED
R SUPPL
TRASH
FALtCONER OFF ICE ¡;
, ALL TRASH IS TO
..0 OTHER
ANO
ALL TREES THAT ARE TO BE SAVEO ARE
TO ANY GRAOmG OR CONSTRUCTION.
FLOOR AREA RATIO (Industrial, 0Ifice. Storage)
INDUSTRIAL USE
TOT AL BUILDING INOUSTRIAL USE PERCENT INDUSTRIAL PERCENT INOUSTH1AL
SQUARE FOOT AGE SOUARE FOOT AGE IN BUILDING IN TOTAL SITE
MAINTENANCE 15.540 S.F 13,721 S.F B9.0% 1.15%
SHOP
STORAGE USE
10TAL BUILDING STORAGE USE PERCENT STORAGE PERCENT S10lTAGE
SOUARE FOOT AGE SQUARE FOOT AGE IN BUILDING IN TOTAL SITE
POLE BARI~S 12,960 S.F. 12.960 S. F 100 % 1. 1 %
OFF ICE USE
TOT AL BUILOING OFFICE USE PERCENT OFFICE PERCENT OFF! CE
SOUARE FOOT AGE SQUARE FOOT AGE IN BUILDING IN TOTAL SITE
FAULCONER 13. OBB S. F 13,OBB S. F 100 % 1.1 %
OFFICE
&
BUILDING .. A
PARKING SCHEDULE
PHASE ONE
~AU~~O~~I8tF~~~LOYEES @ 1 PARKmG SPACE! EMPLOYEE· IB PARKING SPACES
· o OFFICE FACILITY VEHICLES @ 1 PARKING SPACE! VEHICLE· 0 PARKING SPACES
· TOTAL PARKING SPACES REGUIRED . lB PARKING SPACES
· TOTAL PAfiKING SPACES PROVIDED . 30 PARKING SPACES
NOTE:
THE VIOLA TT ON OF THE 20% RULE ( ~. 12. 4 (A» REOUIRES AN APPROVED
PARKING MODIFICATION. SUCH A MODIFICATION HAS BEEN APPROVED
BY THE ZONING ADMINISTRA TOR (~-30-0~)
~ALjSO~RJjLð~~ksA~D 1 Y~~~KING SPACE/ EMPLOyEE . 12 PARKING SPACES
· 2 COMPANY VEHICLES @ 1 PARKING SPACE! VEHICLE - 2 PARKING SPACES
· TOTAL PARKING REQUIRED (SHOP & VARD) . 1~ SPACES
· TOTAL PARKING PROVIDED' 17 SPACES
· LOADING SPACE REQUIRED . 13. 721 S. F. @ 1 SPACE/10, 000 S. F . 1 SPACE
· LOADING SPACE PROVIDED' 1 SPACE
TOTAL PARKING REQUIRED IN PHASE ONE - 32 SPACES
TOTAL PARKING PROVIDED IN PHASE ONE - 47 SPACES
PHASE lWO
~FF'~ð2~UNINBR~~~ @ BO% . 5. 621 S. F NET
· 5, 621 S. F. @ 1 PARKING SPACE! 200 S. F. = 2B PARKING SPACES
TOTAL PARKING REQUIRED IN PHASE TWO = 2B SPACES
TOTAL ADDITIONAL PARKING PROVIDED IN PHASE TWO - 23 SPACES
PARKING FOA PHASES 1 + 2
TOT AL PARKING REQUIRED - 60 SPACES
TOTAL PARKING PROVIDED - 70 SPACES
PAVING SPECIACATlONS EASEMENT PlATS
DUMPSTER PAD:
· 5" PLAIN PORTI.AND CEMENT CONCRETE THE FOLLOWING PLATS HAVE BEEN DEVELOPED AND APPROVED
AS A PART Of THIS SITE DEVELOPMENT PLAN AND APPROVAL.
SIGEWALK:
* 4" - #21A 8ASE STONE 1 RIGHT-Of-WAY DEOICATION PLAT GIVING VOOT THE REOUIRED
, 4" CONCRETE LAND TO CONSTRUCT A TURN LANE (SHOWN ON SITE PLAN) .
THIS PLAT IS RECOfIJEO IN DEEO BOOK 27B3 ON PAGE 33.
ROADS
, 10" - #21A AGGREGATE BASE MATERIAL 2. PLAT SHOWING PROPOSED ACCESS EASEMENT ACROSS THE PARKING
, 2" - BM - 2 LOT OF TMP 5B- 378 - PROVIDING ACCESS TO THE STORM F ACILI TV
, 2" - SM - 2A NEXT TO THE TRAIN TRACK. THIS PLAT IS RECORDED IN DEED BO( (
OFFICE PARKING LOT XXX ow PAGE XX,.
, B' - #21A AGGREGATE BASE MATERIAL 3. PLAT SHOWING PROPOSED ACCESS EASEMENTS FOR BMP STORM
, 2· - 8M - 2 FACILITIES Ai'IJ AN ADOITION TO THE EXISTING 100 FOOT STREAM
, 2' - SM - 2A BUFFER (PART OF MITIGATION PLAN) . THIS PLAT IS RECOROED IN
EOUIPMENT YARD AREA DEED BOOK 2620 ON PAGE 187.
, 10' - #21A ~GGREGA TE BASE MATERIAL
FAULCONER CONSTRUCTION
OFFICE & SHOP
FINAL SITE PLAN
IVY, VIRGINIA
r:/
(
.
PARCEL 37 AS SHOWN ON T AX MAP 58
PLAN LIE WITHIH ZONE C ENTITLED
011 R.OOÜ INSURANCE MAP COMMl.tIITY
EFFECTIVE DATE DECEIIBEA 16. 19BO
AN
OF
PROPOSED USE
FAlLCOHER CONSTRUCTION COMPANY HAS PURCHASEO PARCEL 37
LOCATEO ON TAX MAP 56. THIS PARCEL CONTAINS APPROXIMATELY
27.37 ACRES AND IS UIUVELOPED EXCEPT FOR THE EXISTING ROAD
(DETTOfI ROAOI. THIS SITE DEVELOPMENT APPlICATION IS FOR THE
LOCATION OF FAUlCONER CONSTRUCTION'S OFFICE BUILDING AND
THEIR MAINTENANCE SHOP AN[) YARD. THIS SITE PLAN ALSO SHOIIS
THE FOOTPRINT 00 LOCATION OF A RENTAL OFFICE BUILDING
(BUILDING 'AI THAT WILL BE BUILT IN PHASE TWO.
, PORTION OF SITE FOR OfFICE USE: 2.5 ACRES (APPAOX.)
, PORTION OF SITE FOR CONTRACTOR'S YARD USE: 5 ACRES (APPAOX.)
PHASING
PHASE ONE I~QUOES
. ALL GAAOlHG AND SITE DEVELOPMEtH/ SITE CONSTRUCTION.
, CONSTRUCTION OF FAULCONER OFFICE. SHOP BUILOING.
AND POLE BAII'IS.
, PHASE ONE IS TO BEGIH IN THE SPRING OF 2003.
PHASE TWO HUI.OES
, CONSTRUCTION OF THE PROPOSED OFFICE BUILDING" A
, PHASE TWO IS TO BEGIN IN THE SPRING OF 2007.
PROPOSED %
35, 044 SF. 3%
229, 72B S. F 19%
927. ~66 F. 78%
1. 192, 23B F 100%
%
0%
3%
97%
100%
162 S.F
23B S"F
TRAFFIC GENERATION
ROAD PATH
LAND USE SCHEDULE
EXISTING
o S.F
~O, 076 S. F
152.
192.
1
1
BUILDING
PA VED
(or Grave
OPEN
TOT AL
10. 000 LBS
THAN
TRIPS IN
TRIPS OUT
TRIPS IN
TRIPS OU
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TABLE OF CONTENTS
1 OF 22 ________n COVER SHEEl
2 OF 22 ---------- EXISTING CONDITIONS 100 SCALE
3 OF 22 _____u___ OVERVIEW 60 SCALE
, Of 22 _u__u___ SITE LAYOUT, 30 SCALE
5 OF 22 ---------- SITE LAYOUT, 30 SCALE
6 OF 22 hn_n_n SITE LAYOUT, 30 SCALE
7 OF 22 hn__nn SITE LAYOUT. 40 SCALE
B OF 22 ___n_nn SITE DETAILS
9 OF 22 ____n____ STORM PROFILES
10 OF 22 ---- __u STORM PROFILES
j 1 OF 22 nnnn DRAINAGE SUMMARY
12 OF 22 n__nn_ LANDSCAPE PLAN. 30 SCALE
13 OF 22 nnnn_ LANDSCAPE PLAN. 30 SCALE
1~ OF 22 __n_nn LANDSCAPE PLAN, DETAILS
15 OF 22_n_nnn LANDSCAPE PLAN. 100 SCALE
j6 OF 22 --------- LIGHTING PHOTOMETRIC. 30 SCALE
17 OF 22 __h_____ LIGHTING PHOTOMETRIC, 30 SCALE
IB OF 22 --------- LlGHTII~G DETAILS
19 OF 22 ___u____ LIGHTING DETAILS
20 OF 22 ___u_u_ LIGHTING DETAILS
21 OF 22 _______u LIGHTING DETAILS
22 OF 22 ______n_ LIGHTING DETAILS
BE UNOERGROUi'()
SERVICE LINES WILL
PROPOSE~ ELECTRIC
~
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APPROVAL
VIRGINIA DEPT. OF HIGHWAYS
VIRGINIA DEPT. OF HEALTH
N/A
ALBEWAAlE COUNTY
SERVICE AUTHORITV
SHEU
SHEET
SHEE T
SHEEi
SHEET
SlI(ET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEE T
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
SHEET
_ SHEET
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TO 8E DISTURBED.
33 ACRES
21 I OF TOTAL SITE AREA
73X OF ALL CRIT ICAL SLOÆ'
NET TOTAL ACREAGE OF NATURAL CRITICAL SLOPES TO BE OISTURBEO
0.B5 ACRES (TOTAL) - 0.33 ACRES (MAlltlADE) . 0.52 ACRES NATURAL CRITICAL SLOPES
1. 91 OF THE TOTAL SITE AREA.
13.751 OF ALL CRITICAL SLOPES.
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SLOPES
TO BE OISTURBEO
ANALYSIS
FOA TMP 58-37 . 27.37 ACRES
CRITICAL SLOPES.
10.000 LBS
3.78 ACRES
13. BII OF TOTAL SITE AREA
OF ALL CRITICAL
TOTAL ACREAGE
0"B5 ACRES
3. 1 X or TOTAL SITE AREA
22.4B% OF ALL CRITICAL SLOPES
OTAL ACREAGE OF MANMADE SlOPES
LEGAL REFERENCE
TAX MAP 56
PARCEL 37
SOURCE OF TITLE
DEED BOOK IB90
PAGE 151
OWNER
MR JACK SANFORD
C!O FAULCONER CONSTRUCTION COMPANY
2~96 OLD I VY ROAD
CHARLOTTESVILLE. VIRGINIA
22903
DEVELOPER
SAME AS OWNER
PLAN PREPARER
ROUDABUSH. GALE AND ASSOCIATES. INC
CONT ACT: BRENT NELSON
ZONING
LIGHT INDUSTRIAL
ZMA 129
ZMA 332
BUILDING HEIGHT
FAULCONER OFFICE BUILDING: 16 FEET
FAULCONER SHOP BUILDING: 27 FEET
FAULCONER POLE BARNS: 20 FEET
SETBACKS
BUILDING:
· 50' FROM PUBLIC RIGHT I> RA. ZONING DISTRICTS
PARK ING:
· 10' FROM PUBLIC RIGHT-OF-WAY
· 30' FROM RA ZONING DISTRICTS.
BUFFER ZM: NO CONSTRUCTION OR CLEARING! GRADING CLOSER THAN 30 FEE
FROM AN RA. ZONING DISTRICT.
DATUM
NORTH AMERICAN VERTICAL DATUM (NAVD) B8.
SITE BENCHMARK
NAIL AT THE EDGE OF THE PAVEMENT OF DETTOR ROAD.
SEE SITE PLAN.
MAGISTERIAL DISTRICT
SAMUEL MILLER MAGISTERIAL DISTRICT
SOURCE OF TOPO AND BOUNDARY SURVEY
AERIAL SURVEY: LOUISA AERIAL SURVEYS
PHOTOGRAPY DATE: FEBRUARY 17, 2000
F IELO SURVEY: ROUDABUSH, GALE AND ASSOCIATES. INC.
--_. ---~
ALBEMARLE COUNTY ENGINEERING
GENERAL CONSTRUCTION NOTES FOR SITE PLANS
SITE DATA
TRIPS IN
TRIPS DUI
40 TRIPS IN
40 TRIPS OUT
LESS THAN
G. V.W.
22
22
or
SLOPE
TOTAL ACREAGE
aII1CAI. SI.CJÆS
TOTAL ACREAGE
EAST ALONG ST. RTE.
738 PAST MœRAY SCHOOl
WEST ALONG
ST. RTE. 738
.
AREA
SHOP
THI
I!ÆAKIXWIN OF CRII1CAI. SlOPE DEVEl.OPMENT FOR SHOP AI«) 0FfICE1ÆN>
CRITICAL SLOÆS BISTUR8ED FOR COIISTflUCTION OF
TOT AL ACREAGE !!.
0,,45 ACRES
1. 64 X OF TOTAL SITE AREA
I!. 91 OF ALL CRrTICAL SLOPES
. PLEASE i'()TE: 0.33 Of THE
THEREFORE THE NET NATURAL
OF
Prior' to commencement of any constructIon wlthin any existing
public right-ot-way, including connection to any existing road.
a permit shell be obtained from the Virginia Department of
Transportat ion ( V. D. o. T .). ThiS plan as drawn may not accurate 1 y
reflect the requirements of the permit. Where any discrepancies
occur the requirements of the permit shall govern
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0.45 ACRES DISTURBED
CRITICAL SLOPE TO BE
----- -
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SITE
I1ECHUMS
RIVER
ARE MAHMADE SLOPES
OISTUAŒO IS 0.12 ACRES
CRITICAL SLOPES DISTURBED FOR CONSTRUCTIOIj OF THE OFFICE ARE
AU paving. dra1nage related mater1als and construction methods
shal] conform to current specificat.ions and standards of V.a.C.T
unless otherwise noted
Eros.ion and siltation contro1 measures shal I be provided In accordance
with the approved erosion contra] plan and shall be insta]led
prior to any clearing, grading or other construction
2
3
O. 16 ACRES
ACRES (OFFICE AREAl
O.
O.
4.
U[Pl OF PLANNING
I; r.OMMUNITY OEV
OfPT Of ENGlNEEAIN
--
PT OF ZONING
-.---"
CfloE'
',It"
TTLE
I!ÆAKIXWIN OF avncM.SlOPE DEVELOI'IIENT FOR SI'ÆAIoI atOSSINGS
TOTAL ACREAGE OF CRITICAL SLOPES DISTUlŒO FOR STFiOAI! CROSSINGS
. 0.36 ACRES
. 1. 32 X OF TOTAL SITE AREA
, 9.52% OF TOTAL AREA OF CRITICAL SLOPES
All slopes and disturbed areas are to be ferU 11zed. seeded and
mulched. The maxiø1ium allowable s]ope 15 2: 1 (horizontal: vertica
Where reasonabl y obtainable, lesser slopes of 4: 1 or better are
to be act1ieved
NOTE: THE FEBRUARY 4. 2Q03 CMTY STAFF REPOOT STATES THAT THIS DISTURBANCE
WAS DEEMEO 'NECESSARY TO PROVIDE REASONABlE ACCESS TO THE SITE .... THERE IS NO
REASONABLE ALTERNATIVE LOCATION OR ALIGNlENT TO PROVlOE ACCESS TO THE
USABLE PORTIONS OF THE SITE".
ADDIIIONAL
Paved. rip-rap or stabilization mat hned Oitch may be required
when in the opinion of the Albemarle County Director of
Engineering, or the Director's designee, :i t is deemed necessary
in order to stab i 1 :ize a dra inage channe 1
~
shall conform with tne
Control Oev:ices.
concrete pipe shall be
signs
Traffic
All traffiC contra
Manual for IJniform
6
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Al6EM~IU COlt<TY BUILOIH\i OFF~ J
pc
PLA~'¡\3423"_REvrSICNj:¡-25-0
Al ßEMARLf COUNTY FIRE OFFICIAL
-
-
0: \R6t\ \l1f\~1 StìN\31123 F A!JL(:{J'~EI .A.L Sl'f
Ll:~
NOTE; THIS SITE PLAN REFLECTS A REDUCTION IN THE ROAD WIDTH (DEHOA PLACE
FROM 24 FEET OOWN TO lB FEET. IT ALSO REFLECTS A CHANGE IN TI£ ROAD
EMBANKMENT SLOPES FROM 3: 1 TO 2: 1. THESE REVISIONS HERE MADE LtlDER THE
DIRECTION OF THE ALBEMAIU COUNTY ENGINEERING DEPARTI£NT.
reinforced
:installatJor. must comply witrl
Industry (29 CFR Part 1926)
Unless otherwise noted a1
concrete pipe - C] ass II I
AU excavatIon for underground plpe
OSHA Standards for the Construction
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---
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Strl Type Top Oul Pipe length/Slopp.
-
E-4A 01-1 654,2 6494
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E-48 01-1 6540 6510
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Inlet I
STORM DRAIN SCHEDULE (conI.
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1:-1 MH 627.0 621.0 617,0
L í'OJ €7' is· RCP @ 6.48% ---.-
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1 ,
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Structure Type Top ; In Out Pipe Length/Slope Comment
I I
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AO Pipe 608.0 i ES-1.0P
Outfall
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A-' 01-1 63':C 631,0 i
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A-2e 01·, 635.': 632.4 6;;2~
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A·2C 01-1 j 6433 640.3
¡
A·3 OJ,·" 632.5 F'~"11 A.~A 626.7
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A.·3A MH 637.7 630.3 6307 Set: ploi." ~Qr UVOd\
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C-~ Pipe 6DO.1 [ EW·1 t
Inlet ,
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Outtai! --
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.
· BMP: BEST MANAGEMENT PRINEIPLES
· Ct.: Cl'NTERt.INE
· CO: CLEAN OUT STRUCTURE
· CONe.: CONCRETE
· CG-2: CUI18 STRUCTURE AS OUTLINED IN ·VOÐT ROAD ~ BRIDGE STANDARDS.
· C6-12A: HANDICAP ewe CUT AS OUTLINED IN 'VOÐT ROAO ~ BRI06E STANDARD
· DB - DEEO BOOK
· 01: STORM DIIAINAGE STR\.CTlŒ AS OUTLINED IN ·VDDT ROAD G BRIDGE STANDARDS.
· ElEY.: ElEVAilON
· E. P. EDGE Of PAVEME"T
· E. S. -I: PIPE ENO SECTION AS OUTLINED IN 'VOÐT
· EXIST EXTSTING
· F.l.R.: FlOOA
· F.F.: 8UIlDING FINISit'D FLOOR ELEVATION
· F.W.: FACE Of WAll
· 1.1.: IWVERT IN
· INTX.: INTERSECTION
· 1.0.: INVERT OUT
· IRON FIoIL: IRON FOUNJ
· 1411-1: WANHOLE ST1I.CTlŒ AS OUTLINED
· MIN.: MINIMUM
· OP: OUTLET PROTECTION
· P. I.: POINT Of INTERSECTION
'PIIOP.' ~D
· PT: POINT
· PVC: POINT Of VERTICAL CURVATURE
'PVI: POINT Of VERTICAl. IWTERSECTIDN
· PVMT. PAVEMENT
· PVT: POINT Of VERTICAl TANGENEY
-
-.,.-
Of DECK
Of PAVEMEN
· FENCE-"--
OVERHEAD .
STREAM BU [MITS-u--------__u_
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KAD 400M Arm-mounted Soft Square Cutoff
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ATTACHMENT B
The Nature ø
Conservancy ~~
RECEIVED AT 80S MEETING
Date: / (? /"';1# y
Agenda Item II: ;7
Clerk's Initials: ~~
SAVING THE LAST GREAT PLACES ON EARTH
Prioritizing Lands to Effectively Protect the Rivanna Watershed
Gwynn Crichton and Chris Bruce
The Nature Conservancy in Virginia
Charlottesville, VA
I. Introduction
The Rivanna Watershed encompasses 770 square miles and is located in central
Virginia with Charlottesville in its center, straddling two ecoregions, the Central
Appalachians and the Piedmont, and draining into the James River, the
southernmost major tributary to the Chesapeake Bay. The Nature Conservancy is
in the process of implementing several strategies to conserve freshwater
conservation targets at both at the scale of species, namely the James
spinymussel (Pleurobema collin a) a federally-endangered freshwater mussel, and
at the scale of entire aquatic systems-both the Small Piedmont Rivers and
Piedmont/Blue Ridge Streams and Tributaries. Among the many-pronged and
sophisticated conservation actions employed to conserve this watershed, land
protection via easement or fee simple acquisition is seemingly the most straight-
forward of all. However, when used as a strategy to protect freshwater rather than
terrestrial conservation targets, the efficacy of land protection is questionable and
requires closer scrutiny. The question that must be answered is this: where
should the Conservancy focus land protection efforts in the Rivanna watershed to
effectively protect watershed health?
The answer in part lies in a solid understand of the threats to freshwater
conservation targets. Increasing impervious surfaces associated with residential
development and sedimentation due to both historical and current land uses are
considered the most severe threats to freshwater conservation targets and overall
watershed health. Growing numbers of roads, roofs, driveways and lawns and
associated displacement of forests increases the "flashiness" of overland flow and
flooding events, and with this, erosion and nutrient loading into stream reaches.
Excessive sediment suffocates mussels and benthic biota, and degrades
spawning habitat for many fish. One percent of the capacity of the South Fork
Rivanna Reservoir is displaced by sediment each year. While much of the
sedimentation is due enormous historical sediment deposits in the floodplains of
the Rivanna, current development of land, deforestation, and agricultural practices
also contribute significantly to this stress.
Our conservation objective for abating threats to the river systems and James
River spinymussel is the following:
1
a) Protect 50,000 acres (10% of Rivanna watershed) of collective forested areas
within priority sub-watersheds that are vulnerable to increasing imperviousness
due to future development or to erosion due to current or future land uses 1.
In order accomplish this with land protection strategies, we need to determine and
prioritize the most important places in the watershed in which to work. While we
know we want to protect 50,000 acres in the watershed, the critical question
becomes which 50,000 acres will best protect and conserve the ecological
integrity of our freshwater conservation targets and the watershed as a whole?
We need tools and data to make informed ecologically meaningful decisions and
set priorities regarding where we implement our strategies. In addition, we need a
means to evaluate potential projects and opportunities that arise for their
relevance and consistency with our conservation objectives in the Rivanna.
In this paper, we present GIS tools that we have developed to meet these needs.
Our goal is to use GIS to assess current threats and conditions in the
watershed at the scale of third-order watersheds and based on this, set
protection priorities. We aim to provide information on the greater landscape
context for tracts and stream reaches in their immediate watersheds and the larger
basins of which they are a part.
II. Methods
The major data products presented below include both a threat assessment of
third order watersheds and a prioritization of these watersheds for protection
based on the threats assessment. The threat assessment combines both an
evaluation of current condition and future vulnerability to erosion and impervious
surfaces. We adapted and modified our assessment based on the criteria
recommended by the Center for Watershed Protection (CWP). The thresholds for
scoring each attribute were also decided based largely on the work of CWP
(Cappiella and Brown 2001 Schueler and Holland 2001).
The threat assessment is run at the third order watershed scale. A third order
watershed is defined as an area that drains two second orders streams. Third-
order watersheds are usually small, localized areas with an average area of 2,000
acres, though the range can be from a couple of hundred acres to 5,000 acres.
There are 236 third-order watersheds in the Rivanna. We consider the third-order
watershed to be an appropriate planning unit since it is the closest ecologically
meaningful unit that approximates the scale of large parcels. Though our vision
may be greater in scale, land protection strategies are implemented on a parcel by
parcel scale. The third order watershed planning unit enables us to take a
watershed approach but closer to the scale at which land protection is
implemented. Moreover, third order watersheds can be rolled up to coarser sub-
basins that can be helpful in targeting "big picture" areas for land protection.
1 This is not an ecological objective but a protection objective. It was derived by rough back of the
envelop calculations based on the total area of developable land within 300 m of the nearest road in the upper
watershed where James River spinymussel occurs.
2
Our threat assessment accounts exclusively for development and sedimentation.
Using data listed in Table 1, we used the following attributes of these watersheds
that we considered relevant in spatially describing these two dominant threats:
1. Equivalent impervious surface as a percent of the total watershed area.
Equivalent impervious surface is defined as the percent of land covered by
roofs, pavement, etc., that are entirely impervious to all infiltration (or "absolute"
imperviousness) plus partially impervious land uses like lawns, cropland,
pasture, etc. that are converted to their equivalent in absolute impervious
surface using an appropriate coefficient (Bowler 2003). As the equivalent
impervious surface increases in a watershed and the infiltration capacity of the
soil is compromised, run-off during storm events increases, causing more
flooding, more erosion and simplification of channel habitat. Subwatersheds
(3rd order) that have absolute impervious cover between zero and ten percent
are ranked as "sensitive". Sensitive streams are "high quality" and are "typified
by stable channels, excellent habitat structure, good to excellent water quality,
and diverse communities of both fish and aquatic insects" (Cappiella and
Brown 2001). Once impervious cover is ten percent or greater, CWP ranks the
streams as "impacted" which is defined as degradation such that erosion is
extreme, channels widen, streambanks become unstable, biodiversity is lost
and water quality decreases. We used this threshold but apply a much more
conservative definition of impervious, using "equivalent" imperviousness rather
than absolute.
2. Forest cover as a percent of the total watershed area. Forests maintain water
quality by filtering stormwater and absorbing pollutants, excessive nutrients,
other chemicals and sediments, retaining these materials and protecting the
waterways. Forests maintain water quantity because forest soils have the
highest infiltration capacity, absorbing water during storm events and
preventing erosion by holding soil in place with rooting matter, acting as a
critical sediment and nutrient trap or "sink". Therefore, loss of forest cover in a
watershed is detrimental to both the water quality and quantity. CWP
recommends that a watershed should be at least 40% forested, but we are
more conservative, using a threshold of 60% based on percolation theory that
suggests a forest becomes functionally fragmented once it drops below 60%
total cover (Turner and Gardner 1991).
3. Forested riparian buffer as a percent of the total watershed area. Forested
buffers within 100 m of the stream reach are important for the same reasons as
forest overall are, but even more so due to their proximity to streams and the
connections they provide between the stream, floodplain and upland. Riparian
forests maintain streambank structural integrity, filter groundwater, maintain
stream temperature regimes, and provide detritus to aquatic organisms and
habitat for many riparian species. CWP suggests that riparian areas should be
at least 50% forested to avoid serious degradation of the stream channel and
water quality.
4. 300 m road buffer as a percent of the total watershed area. We used a road
buffer as a measure of threat for two reasons: 1). Higher road density means
3
more forest fragmentation and hardened surfaces and 2). Roads are the best
predictors of future development. Therefore, we evaluated all land within a 300
m distance of the closest road that can potentially be developed in the future
given current zoning and protection status. Our assumption is that areas within
300 meters of the nearest road are more likely to be developed than areas
further than 300 meters. We determined this based on the minimum road
frontage required to subdivide a roadside parcel into the maximum number of
lots under current zoning. Moreover in evaluating geographic opportunities for
development, we eliminated all areas protected either through state, county or
federal ownership, conservation easement, or other private protection means
(e.g. preserves owned by The Nature Conservancy). For Albemarle County,
we eliminated areas protected by zoning ordinances. These ordinances
prohibit development in 100-year floodplains (as determined by FEMA) and on
critical slopes, defined as slopes> 25%. No similar restrictive zoning
ordinances exist in Fluvanna and Greene. Albemarle also has designated
growth areas, which are defined areas zoned for development that are privy to
county services and infrastructure such as sewer lines and utilities. Growth
areas were eliminated from the analysis because it is assumed they are highly
threatened ecologically and conservation potential is very low.
5. Soil Erodibility. To evaluate vulnerability to potential erosion, we analyzed
slope and k-factor, two of the most significant factors determining the erodibility
of soil. The k-factor is a relative index of susceptibility of bare, cultivated soil to
particle detachment and transport by rainfall. K-factors of .32 or greater are
considered highly erodible (L. Heidel, pers. communication). Slope is
calculated as the rise in elevation divided by horizontal distance between two
points. For the purposes of this analysis, soils >=15% are highly sensitive to
erosion events. We identified areas on slopes that are greater than 15%
having a soil k-factor >.32. If these lands are lost through conversion or
development, then sedimentation becomes more acute and water quality
declines.
It is important to note that these data are constantly changing due to socio-
economic pressures and trends. These data are but a snapshot in time in a very
dynamic environment. With better data, this assessment will be a more reliable
tool.
Source
Thomas Jefferson Planning District
Commission
De artment of Forest
USGS
De artment of Mines, Minerals and Ener
USGS
SURGGO (Albemarle Co. only) and VIRGIS
Greene and Fluvanna
ESRI/GDT
Derived from FEMA a er ma s b Thomas
Resolution
1:24k
30m
1:24k
variable
28m
variable
1 : 1 OOk
1 : 1 OOk
4
Jefferson Plannina District Commission
Albemarle Albemarle County unknown
Comprehensive Plan
Growth Areas
Managed Lands Department of Conservation and variable
Recreation-Division of Natural Heritage and
The Nature Conservancy
We conducted several preparatory steps before calculating the threat index. For
the road buffer, we performed the following steps to prepare this data layer for
analysis:
1. In ArcMap, buffer 1: 1 OOk roads by 300 meters.
2. Merge protected lands, growth areas, and 1 OO-year floodplains, and use the
resulting shapefile to eliminate these areas from the road buffer.
3. Use the digital elevation model (OEM) to derive percent slope in Spatial
Analyst and smooth the resulting grid using the focalmean command with a 10
x 10 pixel window. Reclassify slope values into three classes: 1 = 0-15%, 2 =
15-25%, 3 = >25%. Convert this reclassified slope grid to a vector shapefile
and use class "3" of this slope shapefile in Albemarle County only to eliminate
these "critical slopes" from the road buffer shapefile (slopes> 25%, which are
protected from development by ordinance in Albemarle County).
4. Add a new attribute to the impervious cover shapefile to reclassify the land use
categories into three simple classes: 1 = all industrial and commercial
development and all residential development with more than one dwelling unit
per five acres, 2 = cropland, grazed/ungrazed pasture, orchards, golf courses,
3 = forest and> 5 acre wooded residential lots. Use class "1" to eliminate land
that is already developed from the road buffer.
The following steps were used to prepare the soil erodability attribute:
1. Join the SURRGO soil attribute table containing k-factor values to the county
soil classification shapefile. Create a new "value" field and calculate this field
to be "1" where the k-factor is ~ .32 and "0" where the k-factor is < .32. Convert
this shapefile to a grid in Spatial Analyst.
2. Using the Docell operator, evaluate grid cells that have both k-factor values of
"1" and percent slope values of "2" or "3" (using the percent slope grid
described above), giving the new grid cells that meet these criteria a value of
"1". Give the rest of the grid cells a value of "0" (rather than no data). Convert
this new grid of combined slope and soils back to a shapefile.
Other preparatory steps include:
o Convert the forest cover grid to a shapefile
o Buffer the streams layer by 100 m and then clip the forest cover shapefile to
produce a riparian forest shapefile.
o Union the impervious cover shapefile with third order watersheds (Map 5).
Recalculate the acreage field, then import the attribute table into Access or
Excel and summarize the number of acres per impervious land cover class by
third order watershed. Then multiply the total acreage of each class by the
5
appropriate equivalent imperviousness coefficient (Table 2). Add the acreage
from each equivalent class to calculate the total imperviousness for a given
watershed. Export back to a .dbf file and join with the third order watersheds
shapefile in ArcMap.
o Union the forest cover data layer to the third order watersheds. Recalculate the
acreage field, then import the attribute table into Access or Excel and
summarize the total forested area within each watershed. Export back to a .dbf
file and join with the third order watersheds shapefile in ArcMap.
o Summarize the area of riparian forest, high soil erodibility, and within the road
buffer in a similar fashion.
Table 2. Equivalent impervious surface coefficients for each land use class as developed for
analysis of Rivanna watershed in 1998 for the Rivanna River Roundtable (Duncan and Campbell
1997).
Forest = 0% Una razed arass/shrubland =2%
5+ acre residences in woodlands = 3% 2-5 acre residences in woodlands = 5%
Mowed lawns, moderately grazed pasture, golf 1.0 acre residences = 10%
courses = 10%
Orchards = 12.5% Grazed pasture lands = 15%
Croplands = 25% 0.5 acre residences = 25%
0.33 acre residences = 30% 0.25 acre residences = 35%
Townhouses= 50% Apartments = 70%
Light Commercial/Industrial, Schools, Heavy Commercial/Industrial = 90%
Universitv = 70%
Pavement, Quarries = 100%
The following steps were then undertaken to create a threat score for each
watershed:
1. Add new fields to the third order watersheds attribute table and calculate the
relative percentages of area characterized by each threat attribute per
watershed (Appendix A, Maps 2, 3, 4, 5, and 6).
2. Re-classify or score percent area represented by each attribute with a 0, 1 or 2
for each watershed using critical thresholds (Table 3). Create new fields in the
third order watersheds attribute table for "impervious cover score", "forest cover
score", etc. Select all records that fall within a given threshold and assign the
score for that threshold. Please note that critical percent area thresholds are
either derived from sources described above in the descriptions for each data
layer (impervious cover, forest cover, riparian forest cover) or based on an
arbitrary statistical parsing tool called "natural breaks" in ArcMap under the
"Layer Properties/Symbology/Quantities" function where no clear ecological
threshold was known (300-m road buffer and soil erodability).
3. Create a new field for "total score" and in this field sum the scores for each
threat attribute to produce an overall threat assessment score (Appendix A,
Map 7).
Table 3. Scoring code for threat index. Percentages for each criteria are based on relative area of
third order watershed. For example, a score of "1" for the road buffer attribute should be
interpreted as "30-60% of the total area of watershed X falls within 300 m of the closest road and is
not protected."
6
Score Equivalent Forest Forested 300-m road Soil erodability
impervious cover riparian area buffer (k-factor >.32 +
cover w/in 100 m (excluding all 15% slope)
buffer protected
lands)
0 0-6% >80% >80% 0-30% 0-5%
1 6-10% 60-80% 50%-80% 30-60% 5-10%
2 >10% <60% <50% >60% >10%
The next step is to use the threat assessment scores for prioritizing which third
order watersheds to target for conservation and protection work in the Rivanna
watershed. In addition to protecting freshwater aquatic system health, The Nature
Conservancy's goal in the Rivanna is to effectively conserve James spinymussel
and its habitat. Therefore, to prioritize watersheds that we should protect, we
considered both third-order watersheds where the spinymussel occurs or
watersheds upstream of where it occurs in combination with the watershed's threat
assessment score (Map 8). We created a simple decision matrix to evaluate
watershed priority based on both the presence/absence of the spinymussel and a
range of threat scores, assigning one of four scores: "very high", "high", "medium",
or "low" (Table 4, Map 9).
Table 4. Prioritization matrix for third order watersheds in the Rivanna watershed based on the
resence of James s in mussel and the threat assessment score.
Threat Assessment Score
Score 0- Score 2- Score 4-5 Score 6-8
1 3
James
Spinymussel
Occurrence
Present
Unknown
III. Results
The results detail the percent area of forest cover, riparian forest cover, impervious
cover, soil erodability and development potential for each third order watershed in
addition to the final threats score, the presence or absence of James spinymussel
and the final priority rank (Table 5, Appendix A, Maps 2 through 9). Overall, South
Fork/Ivy Creek, Upper Rivanna/Moores Creek, and Mechums sub-basins have the
highest threat scores. Upper Rivanna is threatened since it runs through the
urban Charlottesville area. Ivy Creek and the Mechums are both largely
threatened due to residential development resulting in high impervious surface
cover, and the Mechums has a relatively high percentage of erodable soils. The
North Fork and Buck Mountain Creek sub-basins have the second highest threat
scores also due to impervious cover and erodability. It should be noted that while
the North Fork has a similar threat score to Buck Mountain, its shear size is at
least twice the size of all other sub-basins in the Rivanna and therefore, has
double the number of highly threatened third order watersheds. Sub-basins in the
lower watershed such as Cunningham Creek and Mechunk have low threat scores
due to their low erodability, high forest cover in both riparian areas and throughout.
However, it should be noted that the lower Rivanna watersheds are highly
susceptible to future development.
7
In terms of priorities, the upper Rivanna watershed is the clear, overall priority for
watershed protection given the presence of James River spinymussel, the steeper
slopes and higher equivalent impervious cover. Within the upper watershed, the
results indicate that third order watersheds within Mechums and Buck Mountain
Creek should be the highest conservation priorities, followed by the highest ranked
third order watersheds in Ivy Creek, Moormans and the North Fork sub-basins.
Table 5. Roll-up of third order watershed results by 14-digit sub-basins of the
Rivanna watershed.
Drainage Name Total
acres II) ã)
::s cþ -
0 "C :g cþ ftS II)
.~ cþ :g ! II)
- -r:: ftS ::s
II) = ftS e, ftS .l: e1: ~g'
cþ ! .. 0 "C ""cþ
e,.. ~.- ... ã) e >-cþ .¡: :.;¡:
e cþ o cþ o~:! - .. r:: II)
-~ u.> u.e, > W ftS 0 .- cþ o r::
0 0'- ::s cþ ~ .: CJ e,.. .¡: ftS
f1.u f1.u ~DUD f1.c 0 u.en enD. D.O:::
Cunningham 23,210 3.55 81.32 87.45 65.94 0.00 2.33 no 0
Creek
Lower Rivanna 61,021 4.14 76.72 78.58 60.36 0.40 2.96 no 0.3
River/ Ballinger
Creek
Middle Rivanna 45,594 5.36 68.24 66.52 48.44 1.62 3.56 no 0.7
River/Buck
Island Creek
Mechunk 40,190 4.40 70.18 70.79 61.07 0.78 3.84 no 0.8
Upper Rivanna 37,777 14.47 55.73 58.32 12.26 8.06 4.73 yes 1.2
River/Moores
Creek
North Fork 113,372 4.38 69.79 68.29 54.15 7.03 4.38 yes 1.8
Rivanna River/
Swift Run/
Preddy Creek
Moormans River 49,407 4.51 73.68 74.86 37.56 5.54 3.10 yes 1.9
South Fork 35,185 7.99 58.24 64.10 47.91 3.54 5.00 yes 1.9
Rivanna River/
Ivy Creek
Buck Mt. Creek 23,103 5.36 71.81 73.39 48.64 6.42 4.00 yes 2.0
Mechums River 63,472 5.77 68.15 66.13 47.55 8.08 4.56 yes 2.37
IV. Discussion
While we have created a useful and appropriate method and model to answer our
central question, the results are only as accurate as the data available. The
quality of the data sets used for the threat assessment varies in terms of their
resolution, completeness and age. The impervious cover data are dated and need
to be revised to create a more robust product as a great deal of residential
development has occurred since 1997 when the data were produced. To improve
the model, a more recent land use/land cover classification is necessary to derive
a new equivalent impervious layer. In addition, data quality varies for the different
8
counties. For example, the soil data for Albemarle are of a much higher quality
and resolution than that used for Greene or Fluvanna. Finally, more James
spinymussel surveys need to be conducted to accurately determine its distribution
in the Rivanna. Therefore, while the results are a credible first iteration of third
order watershed priorities, more accurate, higher quality data must be used for the
model to be of optimal use to conservation practitioners. The model can easily be
revised upon the availability of new and better data.
Moreover, the results of any model should also be interpreted with reason based
on first-hand experience of a landscape. For example, the results indicate third
order watersheds of Ivy Creek should be a very high conservation priority.
However, Ivy Creek is highly degraded by rampant residential development and
therefore will be a less important priority for the Conservancy and partners.
Another example is the North Fork Rivanna third order watersheds on average did
not rank as highly as those of the Moormans or Buck Creek; however, the larger
collective size and higher threat score of these third order watersheds make them
a higher priority than those found in the two smaller, more pristine watersheds.
Also, in the last month, new records of James spinymussel have been found in the
North Fork's Swift Run, underscoring the conservation urgency for this sub-basin.
To improve our model, ideally we would conduct a risk assessment or population
viability analysis of the spinymussel that would help us to determine the where the
mussel species has the greatest probability for successful persistence over the
long term in the Rivanna watershed. As a component of the risk assessment, we
would map the distribution of the spinymussel host fish species.
We recommend several follow-up steps to optimize effective prioritization using
the work presented in this paper:
1. Groundtruth the "very high" priority reaches. We hope to accomplish this task
through using high-resolution aerial photography provided by the state of
Virginia. We would look for areas of new development and changing land uses
that are not captured in the land cover data we used and seek to update the
model based on this information.
2. Conduct an opportunity analysis for protection. Overlay parcel boundaries over
the "very high" priority third-order watersheds. Select large parcels to target for
potential easements or acquisitions over a certain size threshold (e.g. >100
acres). Select groups of contiguous large parcels where possible based on
attributes such as adjacency to protected tracts, proximity to a stream reach
and land use-with the goal of maximizing protection of entire third order
watersheds.
In conclusion, one of the underlying objectives of this project has been to develop
a method that can be repeated and used in other watersheds by other
conservation colleagues struggling with the same question about how to use land
protection as a tool for freshwater conservation. We have created a model that
can be used again only if the threats to the watershed are similar. Strategically
9
protecting land for watershed protection must be driven both a spatial
understanding of threats and the distribution of conservation targets. Given this,
no one model will fit all watersheds and instead must be custom fit for threats and
targets. However, we hope that our approach can be instructive in building similar
models to address the same question in other conservation areas.
Literature Cited
Bowler, S.P. and D.J. Hirschman. 2003b. The Albemarle County rural area as a
source of watershed ecosystem services. Albemarle Department of Engineering
and Public Works, Charlottesville, VA.
Cappiella, K. and K. Brown. 2001. Impervious cover and land use in the
Chesapeake Bay watershed. Center for Watershed Protection. Ellicott City, MD.
Duncan, I. and E. Campbell. 1997. Runoff and impervious surfaces within the
Rivanna River watershed based on remote sensing imagery. Unpublished report
and data prepared for the Thomas Jefferson Planning District Commission by
Virginia Department of Mines, Minerals & Energy, Charlottesville, Virginia.
Heidel, Louis. 2004. Personal communication. Virginia NRCS, Harrisonburg,
Virginia.
Schueler, T.R. and H.K. Holland (eds.). 2001. The practice of watershed protection
technique for protecting our nation's streams, rivers and estuaries. Center for
Watershed Protection. Ellicott City,
MD.
Turner, M.G., and R.H. Gardner (eds.). 1991. Quantitative methods in landscape
ecology. Springer-Verlag, New York.
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10/27/2004 II :05 Al
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10:53 AI
RECEIVED AT BOS MEETING
Date: /~h <~ t/
Agenda Item ,: 7
Comments from Carrie C0IIIlI9Bitt.&: f'~
Albemarle County Board of Supervisors
Faulconer Construction Final Site Plan Appeal
October 27,2004
I am Carrie Coulson, resident of Ivy. I ask that you please uphold the
rejection of Faulconer Construction's final site plan, for the following
reasons.
Your Planning Commissioners came to the decision to reject this site plan
after careful review of staff reports, zoning code, the plan, and the site itself.
The Final Site Plan was determined to be incomplete, which should have
required planning staff to deny the plan (Site Plan section 32.4.3.3).
Because planning staff allowed an incomplete plan to move forward, the
Planning Commission placed eight additional requirements on the applicant,
all supported by county code.
In Mr. Carter's "Basis of Appeal" letter to the Board of Supervisors, he
states that the applicant can comply with all but one condition; that
"Vehic1es coming to the site shall be verified to be of a scale that may be
safely accommodated by Morgantown Road as provided by Section 26.12."
Mr. Carter states that this condition is unfounded in law. I disagree. I'd like
to read the code in question from Chapter 26 on Industrial Districts.
26.12 SITE PLANNING- EXTERNAL RElATIONSHIPS
Site planning within the district shall provide for protection of individual sites from
surrounding adverse influences, and for protection of surrounding areas from adverse
influences within the district.
26.12.1 VEHICULAR ACCESS
...Pavement widths and strengths of both internal and external roads shall be adequate
to accommodate projected traffic generated from the district.
Mr. Carter states correctly that the applicant cannot be required to make
offsite road improvements. No one is asking them to. The Planning
Commission required that Faulconer Construction show that their proposed
use of the site is of such a scale that it would not negatively affect off-site
roads, schools, and homes, as is required by code.
When the Zoning Administrator made her original 'Determination of Use'
for this applicant it was not site-specific, thus we were told roads and public
safety could not yet be addressed. VDOT has told us they are limited to
evaluating only the area of ingress and egress for the site, not supporting
external road safety and strength. So it is left to the county to assess public
safety during the Final Site Review process (Sec. 26). The Planning
Commissioners placed appropriate and thoughtful conditions on this
application. Please support the decision made by your Commissioners.
Thank you.
-
,
RECEIVED AT 80S MEETING
Date: "~/j1~Þt/
Agenda Item .: /'
'1/
The Planning Commission and members of the community have done an
excellent job of reviewing the plans for Faulconer's Office and Equipment
Storage Yard. In denying the final site plan the commission listed 8 things
that were not correctly met, but many more issues were discussed that would
be adequate reasons for denying this plan. One of those other reasons is that
in the Certified Engineers report section 5.2.3, Faulconer states that "there
will be no permanent storage of explosives onsite, only infrequent short-term
(less than four hours) presence" of explosives. Yet no where in the plan or
engineers report does Faulconer show the required magazine or bunker as
determined by the table of distances and construction requirements listed in
Federal Law section 27 CFR, Part 555, Subpart K. The county staff and
Faulconer argue that they are not storing explosives but that the explosives
are merely present on the site. This is illegal. According to a letter I received
from the Department of Justice and The Bureau of Alcohol, Tobacco,
Firearms, and Explosives, from the Deputy Chief of the Arson and
Explosives Program Division Mark Siebert, he says there is no such
condition as short-term presence of explosives. I read from the letter and I
quote:
hl/l/.I/Jµ5
...J14w/l/
Glerk's Initials:
So either that plan should be denied or redrawn to include the magazine. A
magazine and bunker, which will dramatically affect an already
overcrowded and extreme site plan.
Since the federal government rules that this presence of explosives is called
storage of explosives and the government of Albemarle County ruled that
the storage of explosives is prohibited in Light Industry Zones according to
section 27.2.1.17, then doesn't this bring into question the by right use of
this applicant as ruled by the zoning administrator?
I ask that you uphold the Planning Commission's decision and deny this site
plan. If you choose to modify the decision do not let Faulconer's attorney
persuade you that the staff should gain administrative control over this plan,
allowing them to rubber stamp whatever Faulconer wants. There has been
too much public input into this project to allow it to go forward without
continued public examination and input. As I said, there are many issues that
might cause this plan to be denied, and since I only have 3 minutes, I would
be happy to meet and discuss with any of you regarding this issue. Thank
you for your time.
·
.,
U.S. Department of Justice
Bureau of Alcohol, Tobacco,
Firearms and Explosives
SE? 3 0 2004
Washington, DC 20226
www.atf.gov
902030:ARG
04-0483
555.201; 555.205; 555.206
5400
Mr. Shawn Paul Evans
3341 Morgantown Road
Ivy, Virginia 22945
Dear Mr. Evans:
This is written in response to your undated letter to the Bureau of Alcohol, Tobacco, Firearms
and Explosives (A TF). The Explosives Industry Programs Branch (EIPB) received your letter on
September 14, 2004. You inquired about the Federal explosives storage regulations stipulated
under 27 CFR, Part 555\ Subpart K.
Specif~cally, you inquired about the explosive storage practices of a contractor working or
intending to work in Ivy, Virginia. As a member of the Ivy Community Association, you are
concerned ,about the contractpr;s,.proposed equipment and storage yard and its location near two
schools and a railroad line. Y ou,àsked if it is permitted to store explosives on a site that does not
have the required magazine or bunker as determined by the table of distances for storage of
explosive materials for a shot-term time period.
You were advised by an Inspector from A TF that there is no time limit for the storage of
explosive materials; the Inspector was correct in making this statement. According to
27 CFR 555.205, all explosive materials must be kept in locked magazines meeting the standards
in 27 CFR, Part 555, Subpart K, unless they are:
a) In the process of manufacture;
b) Being physically handled in the operating process of a licensee or user;
c) Being used; or
d) Being transported to a place of storage or use by a licensee or permittee or by a person
who has lawfully acquired explosive materials under 27 CFR 555.106.
The standards in Subpart K refer to magazine construction and tables of distances standards.
Therefore, if the contractor's explosives are not meeting one of the requirements stipulated
above, including the truck that delivers the explosives at the site, then the explosives would need
to be immediately stored in a magazine meeting both the construction requirements and the
·
./
-2-
Mr. Shawn Paul Evans
tables of distances requirements listed under Subpart K. The specific magazine construction and
the appropriate table of distances to use would be based on the type of explosives present. High
explosives have a more restrictive table of distances and magazine construction than low
explosives or blasting agents.
We trust that the foregoing has been responsive to your request. Please feel free to contact the
Explosives Industry Programs Branch at 202-927-2310 if you have any additional questions.
Sincerely yours,
~!~i~L~ V
Deputy Chief, Arson and Explosives
Programs Division
c: Special Agent in Charge, Washington Field Division
Area Supervisor, Richmond, Virginia, Area Office
Pam Evans Morgantown Road resident
RECEIVED AT 80S MEETING
Date: //A7~</
/ /
Agenda Item 11:7
f'~
It has been amazing to watch democracy in action in Albemarle County. Hundreds of
citizens have brought their concerns to county government. Staff and citizens have worked
together to correct mistakes and to express concerns. We have educated ourselves and
followed an open process that has led to the Planning Commission denying a site plan with
too many problems after 3 years of trying to make it work. Like most citizens I have no
problem with the businesses in, or building in the business park. We bought our adjoining
property in good faith and asked the county staff at the time what could go into this business
park. We were informed nothing larger than what's already there now. We believed staff
and bought our home in good faith.
Clerk's Initials:
I know plans are rarely denied and only denied for good reason.. . after all that is why we
have a process for the Planning Commission to approve or deny plans. I hope you will
support the hard work of the Planning Commission and support their decision to deny this
plan.
There were so many problems and concerns about this plan that I will spend the remained of
my time reading the list of concerns brought up not by the public, but by planning
.. h . S b 7th
commIssIoners at t e meetmg on eptem er . . .
The engineer's report did not address noise ordinances, with site next to a residential area.
Noise problems include engines idling, and machinery for maintenance of heavy industrial
equipment, like air compressors, impact benches, etc. Commissioner's noise questions were
not able to be answered that night.
Would Faulconer be using heating oil? Where would the tank be stored? Where and how
would engine oil, hydraulic oil, drive train oil, transmission oil, and diesel fuel be stored?
What about diesel fumes in a school area?...contamination at the headwaters of Ivy
Creek?...Where is the evergreen screening 15 feet on center as required by ordinance? Was
there another way to incorporate a truck turn lane without putting it in a neighbor's
residential driveway? One commissioner who had recently driven the road was particularly
concerned for the safety and welfare ofFaulconers' drivers having to deal with the
narrowness of the curvy road. Commissioner's expressed concern about the large number of
cars and trucks that would enter the site daily. There was the lingering question of the
disappearance of the 200 foot buffer and were residents notified of its disappearance. Mr.
Kamptner said "It is very unlikely that any notice was ever given.", but he would look into it.
You may recall the buffer was part of the original spot zoning put in place to prevent the very
problems we are discussing tonight.
As for public safety issues with regard to Morgantown Road, Mr. ~said.thatthere
was an exception that allows using 26.12.1 if the need for substantial improvements were
generated by a project (my words now... VDOT told residents that would be the case at an
initial meeting 3 years ago, as the road is not rated for heavy industrial traffic).
Commissioner statement. . .
"It is an incredibly intense use to have to put in 12 Yz foot retaining walls. This is not our
urban ring where we expect the land to be intensely used." "There are too many
discrepancies on the ftont page with the rest of the site plan."
I have still left out a whole other page of commissioners' concerns not addressed in the final
site plan.
Please do not try to fit an elephant in a mouse cage.
Thank you, so much for your time.
I
Agenda Item ,;
BOARD OF SUPERVISORS MEETINtterk's Initials:
October 27,2004
Faulconer Construction Company's Appeal of Final Site Review
Comments to the Board
RECEIVED AT BOS MEETING
Date: /~þ# Ý
,
;'
y~
My name is Will Crowder and I live at 2980 Morgantown Road with my wife and two
children. Rarely do the Albemarle Planning Commission and the Board of Supervisors
have come before them a site review process that has been given the scrutiny of
Faulconer Construction Company's proposed site plan. Faulconer has argued that the
company has done everything that the Planning Commission asked of them and the
denial of their final site plan was egregious. Indeed, Faulconer has been diligent in
coming before the Commission with site plans and then changes that the company
believed would meet the use requirements of this light industrial site. The citizens of Ivy
worked just as diligently to demonstrate to Planning Staff and to the Planning
Commission the hazards and safety threats of this plan to our children, our homes, and
our community. If this plan were indeed light industrial, then the proposal would have
likely proceeded through the site review process with few concerns from the citizens of
the surrounding community. It is an indication of everything that is wrong with this plan
that the Planning Commission asked Faulconer to go back to the drawing board two times
and then ultimately decided that this plan does not fit the use. Members of the Board,
this is what the site review process is all about; it is about getting it right, it is not about
rubber stamping. This site plan is not the light industrial business that was initially
proposed to the Zoning Administrator three years ago. I quote from the Zoning
Administrator's testimony before the BZA on September 11, 2001 when she described
the extent of the activities in the Applicant's maintenance shop as employees "may have
to weld or cut metal to replace a blade or sharpen a blade or something like that".
Faulconer has argued that our objections are to use and that the use was determined valid
under present zoning. We argue strenuously that all the details of this site plan were not
known to the Zoning Administrator at the time of her decision and if they were known,
this plan would not have been determined light industrial and therein lie the grounds for
the Board to deny this proposal. In the alternative, we ask that the Board request of the
Zoning Administrator to re-Iook at this site plan to establish if it remains light industrial.
Faulconer further argues that the Planning Commission inappropriately applied
County Code in their denial. On the contrary, we argue that the primary intent of County
Code in this case and in all cases is to protect the safety and welfare of the community
and citizens. The Planning Commissioners denied this site plan because in their final
review they felt that Faulconer did not meet this standard for safety. We further argue
that the application of County Code is not restricted to the moment in time of the zoning
determination, but that the safety designs and principals of Code are applicable to the
total continuum ofthe review process. For instance, VDOT's Culpeper Office in a memo
dated September 9, 2004, three years after the Zoning Administrator's decision,
addressed significant safety concerns at the Tilman Road/250 West intersection and
recommended any future development in the area that might generate additional side road
volumes be considered in the planning process. Do we ignore these documented safety
concerns because of "by right" stipulations or do we do we allow for the appropriate
application of Code to protect the safety and welfare of the community?
I encourage you to stand by the Planning Commission and to support their
decision to deny this plan based on the County Codes and the associated safety concerns
cited by the Commissioners at their September meeting.
William R. Crowder
-
- - --
--- --
- - --
- --
-------
RECEIVED AT BOS MEETING
Dlt.: ....~~~ /~ Ý
Agondl Item .:7 ./
My name is James Yates. I moved to the Ivy areP!,t_'!~ te essapi ,.,/
destructive, unchecked development in South Florida. I am appalled to see the same
forces at work here in Albemarle County. I will not enumerate the many reasons why it
is wrong to give Faulconer the right to endanger our community, our environment, the
future of our children - I will leave that to the people who have spoken before me and
who will continue to speak.
This is the fourth time I have attended a meeting concerning this issue. I am
feeling sickened by the prospect of yet another hearing in which the self-interest of a
single corporation is being pit against the safety and well-being of an entire community.
I am shocked and dismayed that this has gone this far. In all the times I have come to
these meetings, the only people who have spoken in favor of this project have been
working for Faulconer. Not one person rrom the community has spoken for this project. I
can't believe Faulconer has had the audacity to proceed with this project in the face of
such an outcry. Shame on them for putting their profits and self-interest first, while
blatantly ignoring the common good.
In despair, I haye watched our elected and appointed officials on federal, state and
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local levels, plilÄ r c' n Llw"itllil 0- __.. Wj to corporatIons who sImIlarly put profit
and self-interest before the common good. This has resulted in the degradation of our
communities, our environment and our way of life. In the rare instance that a community
has resisted this assault, corporations have had the time and money to persist in the face
of such resistance, until they have worn the community down. Please don't let this be
another example of allowing a corporation to win this war of attrition.
Our Founding Fathers, Thomas Jefferson and James Madison, foresaw this sad
state of affairs and warned of the dangers of what they called "The moneyed
corporations" and their opposition to the public interest. They saw the job of government
as putting the interests of the people first and keeping a short leash on corporations who
would trample our way of life, putting profit first.
You, our elected officials who are sworn to protect and serve the interests of the
people, not corporations, now have the opportunity to stand with the people. Please do
your job. Listen to the people - put the safety and well-being of our community first and
-V8Mh?dt?Ry·1hïe. ~~~ßÁ.,\' V~~V'H'\,J.. ~ 1f'"~·J<2.~L;V\"
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RECEIVED AT BOS MEETING
D t . /tf/elJht/
ae. , /
Agenda Item .: "7
My name is Lyle Solla-Yates. My parents live inðfe)k~km an urban pl~nn¡ug f'~
graduate ftom U. Va. The first sentence of the American Institute of Certified Planners
Code of Ethics and Professional Conduct is this:
"A planner's primary responsibility is to serve the public interest."
People have a lot of different ideas about what the public interest is, but planners
have banged out some basic principles.
! ) "A planner must have special concern for the long term consequences of present actions."
Maybe a big, dangerous, polluting construction firm makes economic sense in Ivy
right now, but will it in five years? In twenty? Will the tax revenues make such a
difference that the long term threat to child safety and environmental quality can be
ignored?
A, "A planner must pay special attention to the interrelatedness of decisions.
Breaking the zoning rules to benefit Faulconer and hurt the community will have
consequences in every area. Land values will go down, child safety will suffer,
walking will be less safe, people will use their cars more, traffic will be a problem,
more accident deaths, you see where I'm going with this. And breaking the rules for
a company is just bad policy, It disempowers you, government, and us, citizens, and
it makes business into the bad guy. This decision doesn't stand alone.
3. "A planner must strive to provide full, clear and accurate information on planning
issues to citizens and governmental decision-makers."
Neighbors weren't told for 23 days. Some were never told.
4. "A planner must strive to give citizens the opportunity to have a meaningful impact on
the development of plans and programs. Participation should be broad enough to include
people who lack formal organization or influence."
We had to hire a lawyer. This would be a classic example of planners telling people
instead of asking what should be done, except it was kept secret.
5. A planner must strive to expand choice and opportunity for all persons, recognizing a
special responsibility to plan for the needs of disadvantaged groups and persons, and
must urge the alteration of policies, institutions and decisions which oppose such needs.
Children's lives.
6. "A planner must strive to protect the integrity of the natural environment."
____ ' I
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-£ritieal ~Iopes. Also, the EP A reeefttfy discovered that diesel emissions are
responsible for 8()o,Io of the added cancer risk in Albemarle. Those tractors will make
the children much more likely to get cancer. Sc." sCoJ:ee&rd.org for ftlðre en-that.
7. "A planner must strive for excellence of environmental design and endeavor to
conserve the heritage of the built environment."
This project violates the core principles of urban planning. J am:.shocked that it
made::it:tlHs far. I feeltike1'm going. to be an oM man before-this-is--oveh But-yoo can _
still do the right thing T lrnQW thatyottwilf.
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Following a References link on Faulconer's own website, Carter Machinery, Inc* lists a new
Caterpillar Front Shovel, Model #5090B, as weighing 201,900 pounds, (100.95 tons), and being
11.15' wide.
Separately, Roger Brother's Corporation, lists a normal flat bed trailer as weighing between 5 and
10 tons, and a 100-ton payload capacity trailer, as weighing 20 tons, and being 20' Lx 10' W.
A Peterbilt hauling rig, model 357, weighs 46 tons.
That is a combined vehicular weight of 166.05 tons, or 333,900 pounds, and a width of over 11
feet. I think the little bridge on Dry Bridge Road holds up to 8 tons.
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·
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON THE
SDP-2004-023. FAULCONER CONSTRUCTION OFFICE
AND SHOP FINAL SITE PLAN
The following guidelines will be used for this public hearing:
EACH SPEAKER IS ALLOTTED 3 MINUTES.
INDIVIDUALS CANNOT RELINQUISH THEIR 3 MINUTES TO ANOTHER
SPEAKER.
INDIVIDUALS CAN ONLY SIGN UP ONE PERSON TO SPEAK.
PLEASE GIVE ANY WRITTEN STATEMENTS TO THE CLERK.
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~~)ON D Ne
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PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON THE
SDP-2004-023. FAULCONER CONSTRUCTION OFFICE
AND SHOP FINAL SITE PLAN
The following guidelines will be used for this public hearing:
EACH SPEAKER IS ALLOTTED 3 MINUTES.
INDIVIDUALS CANNOT RELINQUISH THEIR 3 MINUTES TO ANOTHER
SPEAKER.
INDIVIDUALS CAN ONLY SIGN UP ONE PERSON TO SPEAK.
PLEASE GIVE ANY WRITTEN STATEMENTS TO THE CLERK.
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·
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON THE
SDP-2004-023. FAULCONER CONSTRUCTION OFFICE
AND SHOP FINAL SITE PLAN
The following guidelines will be used for this public hearing: