Williamsburg City Council on July 10 approved PCR 25-011, a special-use permit that allows 11 encroachments into slopes greater than 30% at 771 Quarter Path Road to support roadway and stormwater work for a proposed 199-lot single-family detached development called Readout Ridge.

The special-use permit, required under the city zoning ordinance section 21-6-26, covers encroachments related to extending Readout Road, constructing BMPs and grading; staff says about 1.01 acres (43,820 square feet) of the 114.46-acre site will be affected. A council roll-call vote recorded five ayes and no nays to approve the permit.

Staff planning director Tavia Griffin said the property is zoned RS-2 and noted the application is not itself an approval of the residential lots but specifically the slope encroachments. "This special use permit is specifically for the 11 encroachments on the property, into the excess slopes of 30%," Griffin said. She told council the project has been reviewed multiple times by planning, building, fire, police, stormwater and engineering staff and includes a water-quality impact assessment and a mitigation plan that comply with state guidance.

Council members questioned whether the steep slopes were natural or man-made. Vice Mayor Dent asked whether earlier earth-moving created similar slopes; Griffin replied, "Yes, sir. That is similar to this project also." Council members also asked who would maintain the BMP infrastructure in the long term. Griffin said maintenance is the responsibility of the homeowners association, and the city will retain inspection authority: "The BMPs are the responsibility of the homeowners association," she said, and added the city can step in if required.

Griffin said two encroachments fall inside riparian protection areas but are allowed under state code for passive recreation, crossings and stormwater management; mitigation and buffer guidance from the Virginia Department of Environmental Quality were reviewed and accepted by staff. Mayor Ponds said the applicant and staff "have done an outstanding job" meeting Chesapeake Bay Act and other technical requirements.

The planning commission recommended approval before council. The council recorded the motion to approve and then voted by roll call: Miss Williams — aye; Miss Ramsey — aye; Mayor Ponds — aye; Vice Mayor Dent — aye; Miss Kernsher — aye.

Council and staff highlighted benefits they expect from flattening some slopes and installing BMPs, including reduced erosion and additional nutrient removal before runoff reaches Tuttons Neck Pond. Griffin told the council the encroachments are limited to road extension, BMPs and grading; she said no house pads are proposed to encroach into slopes greater than 30 percent.

The special-use permit allows the applicant to proceed with the slope work subject to city conditions and any mitigation identified in the development plan and BMP agreements. The development plan for Readout Ridge remains under the city's site-plan review process and will require construction and maintenance agreements prior to final approvals.