The applicant requests 23 waivers or modifications of the Zoning Ordinance. A discussion and staff evaluation and recommendation of each follows. In the review of the waivers, sections of the ordinance have been copied into the report for Commissioner’s reference. The language from the Zoning Ordinance will be found in italics and staff’s recommendation will be found in bold.
1. Section 4.2 Critical Slopes and 4.2.3 Location of Structures and Improvements
4.2 These provisions are created to implement the comprehensive plan by protecting and conserving steep hillsides together with public drinking water supplies and flood plain areas and in recognition of increased potential for soil erosion, sedimentation, water pollution and septic disposal problems associated with the development of those areas described in the comprehensive plan as critical slopes. It is hereby recognized that such development of critical slopes may result in: rapid and/or large-scale movement of soil and rock; excessive stormwater run-off; siltation of natural and man-made bodies of water; loss of aesthetic resource; and in the event of septic system failure, a greater travel distance of septic effluent, all of which constitute potential dangers to the public health, safety and/or welfare. These provisions are intended to direct building and septic system locations to terrain more suitable to development and to discourage development on critical slopes, and to supplement other regulations regarding protection of public water supplies and encroachment of development into flood plains. (Amended 11-15-89) Where modification of regulations is sought pursuant to section 4.2.5, such request shall address each concern specified in section 4.2. (Added 11-15-89)
2. Section 4.2.3 Location of Structures and Improvements
4.2.3 Except as otherwise permitted pursuant to section 4.2.2, the provisions of this section shall apply to the location of any structure for which a permit is required under the Uniform Statewide
Building Code and to any improvement shown on a site development plan pursuant to section 32.0
of this chapter. (Amended 11-15-89; 10-17-01)
188.8.131.52 No structure or improvement shall be located on any lot or parcel in any area other than a building site. (Amended 11-15-89)
184.108.40.206 No structure or improvement nor earth disturbing activity to establish such structure or
improvement shall be located on slopes of twenty-five (25) percent or greater except as otherwise
permitted under section 4.3.01.
This review is focused on the criteria in Section 4.2 and the potential loss of aesthetic resources. Critical slopes make up 8.9 acres of the site’s 60.8 acres, or 14.7% of the site area. Below, each of the concerns of Zoning Ordinance section 18-4.2 is addressed:
Review of the request by Engineering Staff.
The “critical slopes” areas predominantly lie along the perimeters of the parcel. The majority of the “critical slopes” lie near the northern and eastern perimeters, with a small area adjacent to the southern property line. It appears that approximately 65% of the “critical slope” areas will be disturbed, with the majority of the disturbance to allow for the construction of structures, dwellings and the public sanitary sewer extension.
The most sensitive “critical slope” area is that portion that lies above the 50 foot preservation area proposed along the unnamed tributary stream. The most significant impacts to these slopes will be the proposed public sanitary sewer extension that will serve the Cascadia development, as well as the Lake Ridge development on the opposite bank of the unnamed tributary (Tax Parcel 78-57). The alignment of this sewer extension across the “critical slopes” is dependent on whether the extension is placed under the existing stream or an aerial crossing is allowed by the Albemarle County Service Authority (see Attachment A). The aerial crossing (50’ span) option will allow the general sewer extension alignment shown on Exhibit 8 of the plan. A crossing under the stream will place the alignment within a significant portion of the proposed 50 foot Preservation Area. Currently the exact alignment of this sewer extension has not yet been determined.
Question: Is the Commission agreeable to this lack of determination for the sewer versus Preservation Space or do they want a Albemarle County Service Authority commitment at this time?
“movement of soil and rock”
Most of the impacted “critical slopes” will be covered with significant amounts of fill in order to create the pads for the various non-residential and residential structures. Contrary to the statement in the applicant’s request, this will require a significant movement of soil. The construction of the sanitary sewer extension along the east-side of the parcel will require the cutting of a bench across the “critical slopes” to allow equipment to excavate the trench for the sewerline. The bench, the cut and fill slopes necessary to tie back into the existing grade, and the extension of private sewer laterals from the dwellings to the public sewerline will require a significant amount of soil movement on these slopes.
“excessive stormwater runoff”
Stormwater runoff will be captured and conveyed by a stormwater pipe system to the proposed stormwater management ponds. Runoff from the lots along the east-side of the development will not be captured by a stormwater system. In these areas measures will be taken to adequately disperse runoff from driveways and roof drain to prevent erosion.
Although the best way to avoid siltation impacts is to minimize or avoid land disturbing activity on “critical slopes”, some of these impacts are unavoidable. An erosions & sediment control plan will need to be submitted and approved as part of the final plans for this development. The design of adequate control measures, as well as the inspection and bonding by the County will ensure to minimize siltation impacts during construction. Proper surface stabilization and maintenance of the disturbed areas will ensure long term stability.
“loss of aesthetic resource”
Significant areas of “Important Woodlands” (approximately 10 acres), identified in the Open Space Plan will be lost in order to achieve the proposed density. The site will be graded and significant amounts of earth will be moved to facilitate the development plan.
The Land Use Plan suggests a range of 3-6 dwelling units per acre. Density on the development is proposed at a maximum of 5.5 units per acre. The density and form of development require that the woodlands be removed. Staff believes that if densities are expected to be at the higher edges of the range, woodland removal will occur.
The Code of Development commits to replanting of disturbed areas or terrain resulting from mass grading. This includes reestablishment of woodlands with hydroseeding of native slope mix and planting of hardwoods and pine trees.
This not a concern, as public sewer will service this site.
Summary of review of Modification of Section 4.2
Section 4.2.5 establishes the review process and criteria for granting a modification of Section 4.2.3. The preceding comments by staff address the provisions of Section 4.2.5a. Staff has included the provisions of Section 4.2.5b here, along with staff comment on the various provisions (Staff comments are in bold.)
The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that: (Amended 11-15-89)
1. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or otherwise serve the public health, safety or welfare, or that alternatives proposed by the developer would satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added 11-15-89)
Staff opinion is that approval would not meet this provision.
2. Due to its unusual size, topography, shape of the property, location of the property or other unusual conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would effectively prohibit or unreasonably restrict the use of the property or would result in significant degradation of the site or adjacent proper ties. Such modification or waiver shall not be detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices; or (Added 11-15-89)
Denial of the request for the areas of “critical slopes” impacted by the sanitary sewer extension would restrict the ability to provide public sewer to this development as well as the future Lake Ridge development.
3. Granting such modification or waiver would serve a public purpose of greater import than would be served by strict application of section 4.2. (Added 11-15-89)
The intensity of the proposed development activity could be reduced to minimize or avoid impacts to “critical slope” from the grading needed for the structures and dwellings. However, this will negatively impact the ability to achieve the kind of density the County desires within our Development Areas.
This analysis results in the following findings. Factors favorable to approval of a modification to allow activity on critical slopes:
1. Approval of this request would not result in negative effects identified in Section 4.2.
2. The critical slopes on this property are not identified in the Open Space Plan.
Factors unfavorable to approval of a modification to allow activity on critical slopes:
1. The exact alignment of the portion of public sewer extension along the east-side of the parcel has not been determined. If the waiver request is approved, one of the possible alignments will have significant negative impacts to the area the applicant has designated a Preservation Area. This area would then need to be re-designated as a Conservation and area replanted as provided in the Code of Development.
Generally staff finds that this request is consistent with the criteria of Section 4.2.5a for granting a modification and therefore is able to recommend approval to the Commission of a modification of Section 4.2.3.
Staff has reviewed this request for compliance with the provisions of the Zoning Ordinance and with the Commission approval of the disturbance of “critical slopes”, staff recommends waiving it with the rezoning with the following conditions:
The Current Development Division shall not accept submittal of the final site plan for signature until tentative final approvals for the following conditions have been obtained.
1. Commitment to an Overlot Grading Plan
2. Current Development Planner approval to include:
Landscape plan to include a tree protection plan for land disturbing activity in the “Conservation Area”.
3. Current Development Engineer approval to include:
- Erosion and Sediment Control Plan.
- Stormwater Management Plan.
- Reconstructed slopes will be no greater than 3:1 unless landscaped.
- Landscaped slopes can be no greater than 2:1.
3. Section 4.7.3 OPEN SPACE, DESIGN REQUIREMENTS
220.127.116.11 In addition to provision of section 4.7.1 and section 4.7.2, in reviewing development proposing incorporation of open space, the commission may require inclusion in such open space of:
-Areas deemed inappropriate for or prohibited to development such as but not limited to: land in the one hundred year flood plain and significant drainage swales; land in slopes of twenty-five
(25) percent or greater; major public utility easements; stormwater detention and flood control devices; and lands having permanent or seasonally high water tables; (Amended 11-15-89)
-Areas to satisfy provisions of section 4.16 Recreation Regulations; (Added 11-15-89)
-Areas to provide reasonable buffering between dissimilar uses within such development and between such development and adjoining properties. (Added 11-15-89)
18.104.22.168 The commission may require redesign of such proposed development to accommodate open space areas as may be required under this provision; provided that, in no case, shall such redesign result in reduction of the total number of proposed dwelling units otherwise realizable under this ordinance for conventional development. (Added 11-15-89)
22.214.171.124 In such case where open space is required by provisions of this ordinance, not more than eighty (80) percent of such minimum required open space shall consist of the following:
a. Land located within the one hundred year flood plain; and (Added 11-15-89)
b. Land subject to occasional, common or frequent flooding as defined in Table 16 Soil and Water Features of the United States Department of Agriculture Soil Conservation Service, Soil Survey of Albemarle County, Virginia, August, 1985; and (Added 11-15-89)
c. Land in slopes of twenty-five (25) percent or greater; and (Added 11-15-89)
d. Land devoted to stormwater or flood control devices except where such feature is
incorporated into a permanent pond, lake or other water feature deemed by the commission to constitute a desirable open space amenity. (Added 11-15-89)
The applicant requests this waver to eliminate any potential and unforeseen conflicts between the Ordinance’s open space regulations and the standards established in the Code of Development. The Code of Development illustrates where and how open space will be provided as well amenities to be included within that open space. Staff supports this waiver and recommends waiving it with the rezoning.
4. Section 4.11.1 COVERED PORCHES, BALCONIES, CHIMNEYS AND LIKE FEATURES
4.11.1 Covered porches, balconies, chimneys, eaves and like architectural features may project not more than four (4) feet into any required yard; provided that no such feature shall be located closer than six (6) feet to any lot line. (Amended 9-9-92)
The applicant is requesting that the following features extend toward the build-to line in the front of houses up to 10 feet: porches, porch stairs, decks, balconies, bay windows, entrance stoops, planters, chimneys, and other similar structures. The applicant has not offered an alternative for these features relative to side and rear yards. Staff cannot this waiver until a separate standard for these features is proposed for rear and side yards. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
5. Section 4.11.2 STRUCTURES IN REQUIRED YARDS
4.11.2 No portion of any accessory structure shall be permitted in any required yard; except as herein
expressly provided. (Amended 3-18-81)
To implement the Neighborhood Model, the applicant has provided an alternative that is acceptable to staff. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
6. Section 126.96.36.199 ACCESSORY STRUCTURES
188.8.131.52 No structure shall be permitted in an easement in a way that adversely affects the easement. Accessory structures shall be erected no closer than six (6) feet to adjacent lot lines or, in the case of an alley easement or right-of-way or shared driveway easement, no closer than three (3) feet to the edge of the alley easement or right-of-way or the shared driveway easement. The director of
planning and community development may authorize an accessory structure to be located closer to the edge of an alley easement or right-of-way if the director determines that, based upon the written recommendation of the county engineer, the proposed design incorporates features that assure public safety and welfare. The county engineer shall consider the provision of adequate access to required onsite parking and/or garages, unimpeded vehicular circulation along the alley, an adequate clear zone along the alley, and other safety issues deemed appropriate for the conditions. (Amended 1-1-83, 2-6-02)
The applicant would like to place Accessory Structures that include garages less than three feet from the edge of an alley easement.
Staff recommends waiving these sections and substituting the standards in the Ordinance with Table D, Lot Regulations on Page 16 of the Code of Development. However, staff would like the Commission to consider the implications of footnote 9 from Table D, which reads, “With Accessory structures used to park cars, the three (3) foot setback may be reduced by one (1) foot for every two (2) feet that the fourteen foot alley is widened. The geometrics of this standard work in terms of garage access, however, staff notes that a wider alley width may increase travel speeds. Staff can support this waiver and recommends waiving it with the rezoning.
Parking Regulations - Generally
The applicant has submitted a number of parking waiver requests (described below). Staff has indicated to the applicant that specific requests for parking reductions, waivers, and modifications cannot be sufficiently understood until a site plan is submitted. At that time, many of the waivers of parking regulations requested by the applicant through the rezoning may be recommended. However, until more detail is established about the roads, non-residential uses, and final mix of housing types, waiving certain portions of the ordinance would not give staff assurances at the site plan stage when the needed detailed information is available. For these requests, staff’s review of the request clarifies that it should not be waived until the site plan stage. Additionally, in order to give the applicant a foundation for understanding staff’s approach to waivers and parking reductions at the site plan stage, staff offered the applicant the methodology and other considerations to establish the basis for those future determinations.
7. Section 4.12.9 STREET AND ALLEY PARKING
4.12.9 Street and alley parking may be provided as follows:
a. Street parking consists of parking spaces located in a public or private right-of way. Each parking space that is in a public or private right-of-way abutting the lot shall count as a parking space for the purpose of meeting the minimum parking space requirements in sections 4.12.6 and 4.12.7. Each parking space shall be on a paved area abutting the travelway, and if the parking space is in a public right-of-way it shall not be prohibited by the Virginia Department of Transportation.
This section requires that required on-street parking must abut the property it serves. The applicant would like to use on-street parking and alley parking to support the more compact development form proposed. Waiving this section allows the applicant to provide parking that may not abut the lot toward which on-street parking counts. This is acceptable in a walkable community and allows for a more compact arrangement of buildings in any given area. Staff supports this waiver to allow on-street parking to be provided within 500 feet of the use. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
8. Section 4.12.13 LOADING AREAS (a, c, & e)
a. Loading spaces shall be provided on the same lot with the use to which it is appurtenant and
shall be adjacent to the structure it serves.
c. Loading spaces shall be provided in addition to and exclusive of any parking requirement on the basis of: (1) one (1) space for the first eight thousand (8,000) square feet of retail gross leasable area, plus one (1) space for each additional twenty-thousand (20,000) square feet of retail gross leasable area; (2) one (1) space for the first eight thousand (8,000) square feet of office space plus one (1) space for each additional twenty thousand (20,000) square feet of office space; or (3) one (1) space for the first ten thousand (10,000) square feet of industrial floor area plus one (1) space for each additional twenty thousand (20,000) square feet of
industrial floor area.
e. Each site plan that depicts a commercial or industrial building of four thousand (4,000) gross square feet or more shall provide a dumpster pad that does not impede any required parking or loading spaces, nor any pedestrian or vehicular circulation aisles.
The applicant is requesting these waivers to provide non-residential uses in a more traditional or new urbanist development form. These waivers cannot be recommended without a substitution for these sections contained in the Code of Development. If the applicant commits to providing atleast one loading space, in addition to standards that are found in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
9. Section 4.15.5.a.1: Off-site signs
A.1 Off-site signs may be authorized by special use permit within any zoning district.
The applicant would like to provide signs off-site from the lot where the business is located. Staff does not recommend a blanket waiver of Section 4.15.5.a.1. Staff recommends approval of a modification that would allow directory signs to be located off-site, but within the Cascadia development, provided they contain at least two businesses. This is not to be construed as an approval of additional free standing signs. Staff recommends a modification that would allow for directory signs to be located off-site, but within Cascadia.
10. Section 4.15.5.a.3: Signs in public rights-of-way.
A.3 Signs in public rights-of-way; provided: (1) the subdivision or planned development to which the sign pertains abuts the public right-of-way; (2) the sign is either a subdivision sign or a sign identifying a planned development authorized by sections 19.0, 20.0, 25.0, 25A, and 29.0; (3) the freestanding sign regulations, other than setback regulations, applicable to the lot with the use to which the sign pertains shall apply; and (4) if the sign is located within an entrance corridor overlay district, a
certificate of appropriateness is issued by the architectural review board.
The applicant requests that signs be permitted in public right of ways. Staff does not object to this modification request regarding signs in public rights of way, provided the signs are approved by the County Engineer and VDOT. Staff can support this waiver and recommends waiving it with the following condition:
All signs located in the public right of way shall approved by the County Engineer and VDOT.
11. Section 4.15.11 – Signage setbacks
This section applies a five-foot setback from the right of way for signs. The applicant has requested that the setbacks established for signs from the right-of-way be reduced so long as the location is approved by VDOT and the County Engineer. Staff is in support of this waiver because the five-foot standard would not allow the applicant to achieve the traditional development, streetscape, and relationship with storefronts and streets that the applicant proposes. In addition, all right of ways in Cascadia will have a six -foot planting strip and five-foot sidewalk and will extend at least one foot beyond the sidewalk. Therefore signage will be at least 12 feet from any curb. With the Code of Development clarifying that the five-foot sign setback can be reduced so long as VDOT and the County Engineer approve, staff supports this waiver and recommends waiving it with the rezoning.
Recreation Regulations (Section 4.16.2 and 184.108.40.206)
The applicant has requested a waiver of Section 4.16.2, Minimum Facilities for recreation and 220.127.116.11, Phasing Requirements.
12. Section 4.16.2 – This section applies standard regulations for recreational amenities for various development forms and density. Due to the length of this section, staff has not copied it into the body of this report. The applicant’s Code of Development is specific as to where, how large, and what fixtures will be included in the amenity and open space areas. This includes three parks, a green, a series of pocket parks, trails, and a clubhouse with a pool. Additionally the development is adjacent to Darden Towe Park, which has a wide range of recreational amenities. Waiving 4.16.2 eliminates any potential and unforeseen conflicts between the minimum recreational facilities established in this section and the standards established in the Code of Development. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
13. SECTION 18.104.22.168 Recreational facilities shall be completed when fifty (50) percent of the units have received certificates of occupancy.
This section of the ordinance requires that the recreation requirements be completed when half of the residential units receive a certificate of occupancy. The applicant has clarified in the Code of Development that all amenities shown on the General Development Plan and describe in the Code within a given block shall be built or bonded with the corresponding site plan or subdivision plan.
Staff can support this waiver and recommends waiving it in place of standards set for in the applicant’s Code of Development.
14. Section 4.17.4.b.1 (Lighting) Standards
1. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one-half (˝) foot candle. A spillover shall be measured horizontally and vertically at the property line or edge of right-of-way or easement, whichever is closer to the light source. (Amended 10-17-01)
The applicant’s Code of Development contains a section on street lighting to the Code on page 24. The applicant has clarified in the Code of Development that VDOT standards will govern the use of all streetlights in Cascadia. Staff has no objection to allowing street lights in private street right of ways provided they are in accord with VDOT regulations. Staff has no objection to a modification of section 4.17.4.b.1. to allow spillover along Delphi Lane in Blocks 1 and 3 to be measured at the edge of the travelway. However, the Code must be revised to make it clear that only Section 4.17.4.b.1 is covered by the modification. The rest of Section 4.17 remains in force.
With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
15. Section 5.1.16 SWIMMING, GOLF, TENNIS CLUBS
5.1.16 Each swimming, golf or tennis club shall be subject to the following:
a. The swimming pool, including the apron, filtering and pumping equipment, and any buildings, shall be at least seventy-five (75) feet from the nearest property line and at least one hundred twenty-five (125) feet from any existing dwelling on an adjoining property, except that, where the lot upon which it is located abuts land in a commercial or industrial district, the pool may be constructed no less than twenty-five (25) feet from the nearest property line of such land in a commercial or industrial district; b. When the lot on which any such pool is located abuts the rear or side line of, or is across the street from, any residential district, a substantial, sightly wall, fence, or shrubbery shall be erected or planted, so as to screen effectively said pool from view from the nearest property in such residential district;
c. (Repealed 6-14-00)
d. The board of supervisors may, for the protection of the health, safety, morals and general welfare of the community, require such additional conditions as it deems necessary, including but not limited to provisions for additional fencing and/or planting or other landscaping, additional setback from property lines, additional parking space, location and arrangement of lighting, and other reasonable requirements;
e. Provision for concessions for the serving of food, refreshments or entertainment for club members and guests may be permitted under special use permit procedures.
The applicant has made this request because this section does not support a more compact development form required by the Neighborhood Model. The club will located close to neighboring residential lots and integral neighborhood feature. Therefore, the required distance identified in this section for the location of neighboring lots (75 feet) would dictate a more suburban development for the club.
In order to support this request, staff requested several changes to the Code of Development and the applicant has made the requested changes. These changes include clarifying that the Cascadia clubhouse and pool will be for Cascadia residents only and identifying the uses contained in the club. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
16. Section 22.214.171.124 Preliminary Conference with Staff
32.4.1 An informal meeting and discussion between the developer and the county staff shall be held prior to the submission of a preliminary site plan.
The applicant has requested that the requirement for a pre-application meeting for site plans be waived. Given the discussion staff has had on the 42 waivers initially requested with the rezoning and the applicant’s postponement of some of the requests until the site plan stage (not identified in this report) and current request of 24 waivers or modifications, staff recommends waiving this section of the ordinance.
17. SECTION 126.96.36.199 Street Trees
c. Street trees shall be planted with even spacing in a row adjacent to the public street right-of-
way. One (1) large street tree shall be required for every fifty (50) feet of road
frontage, or portion thereof, if twenty-five (25) feet or more. Where permitted, one (1)
medium shade tree shall be required for every forty (40) feet of road front-age, or portion
thereof, if twenty (20) feet or more. The agent may approve minor variations in spacing.
(188.8.131.52, 7-10-85; Amended 5-1-87)
Staff supports this waiver request for the proposal’s internal streets.
18. Section 184.108.40.206 Screening
220.127.116.11 The following requirements shall apply to screening:
a. When required, screening shall consist of a planting strip, existing vegetation, a slightly opaque wall or fence, or combination thereof, to the reasonable satisfaction of the agent. Where only vegetative screening is provided, such screening strip shall not be less than twenty (20) feet in depth. Vegetative screening shall consist of a double staggered row of evergreen trees planted fifteen (15) feet on center, or a double staggered row of evergreen shrubs planted ten (10) feet on center. Alternate methods of vegetative screening may be approved by the agent. Where a fence or wall is provided, it shall be a minimum of six (6) feet in height and plantings may be required at intervals along such fence or wall. (18.104.22.168, 7-10-85; Amended 5-1-87)
b. Screening of parking lots shall not be counted toward the interior landscaping requirement. When screening is required along the frontage of public streets, the agent shall determine if the street tree requirement has been met. (22.214.171.124, 7-10-85)
c. Screening shall be required in the following instances:
1. Commercial and industrial uses shall be screened from adjacent residential and rural areas districts. (126.96.36.199.a, 7-10-85)
2. Parking lots consisting of four (4) spaces or more shall be screened from adjacent residential and rural areas districts. (188.8.131.52.b, 7-10-85; Amended 5-1-87)
3. Objectionable features including, but not limited to, the following uses shall be
screened from adjacent residential and rural areas districts and public streets:
- loading areas, refuse areas, storage yards, detention ponds, recreational facilities determined to be of objectionable character by the agent other than children's play areas where visibility is necessary or passive recreation areas where visibility is desirable. (184.108.40.206.c.5, 7-10-85; Amended 5-1-87)
4. Double frontage residential lots shall be screened between the rear of the residences and the public right-of-way when deemed appropriate by the agent. (220.127.116.11.d, 7-10-85; Amended 5-1-87)
5. The agent may require screening of any use, or portion thereof, upon determination that the use would otherwise have a negative visual impact on a property listed on the Virginia Historic Landmarks Register. (18.104.22.168.f, 7-10- 85; Amended 5-1-87)
The applicant has asked that all screening requirements be waived. In discussing staff’s staffs’ concerns, the applicant has clarified in the Code of Development that 22.214.171.124 will apply to all service areas and objectionable features that are visible from adjacent properties. For all other objectionable features internal to the site, the applicant wishes that they be screened by standards established by the developer, but not included in the Code. With alternate standards contained in the Code of Development, staff supports this waiver and recommends waiving it with the rezoning.
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