Planning Commission recommends approval of critical‑slope exception for 1000 Second Street SE

The Charlottesville Planning Commission voted to recommend approval of a critical‑slope special‑exception waiver for the parcel at 1000 Second Street Southeast, enabling limited residential development on a steep, previously graded sublot adjacent to XR Park.

City staff told the commission that project PL25‑0066 would affect a sublot zoned RA with a future land‑use designation of general residential and that the request seeks relief from the city's critical‑slope rules to permit disturbance for residential units. Staff recommended approval with conditions requiring advanced erosion‑and‑sediment controls, engineered retaining structures and a landscaping and revegetation plan using native species.

The waiver route exists under the Charlottesville code where slopes meeting certain steepness, area and proximity criteria are regulated; staff cited the review criteria in section 5.2.16(d) and chapter 10 of the Charlottesville Code of Ordinances. Commissioners asked how the city would ensure the approved engineering and mitigation matched the application; staff said that if the subsequent engineering submittal did not meet the commission's conditions the applicant would need to reapply for a modification and return to the commission and city council for reapproval.

The applicant, who identified himself as a small‑scale local builder, told the commission he had not completed full construction sets because paying for detailed plans before obtaining entitlements was cost‑prohibitive. He said his application proposed a small range of housing on the lot'between one and five additional units (staff noted the sublot could allow up to six units in total under maximum density calculations) and that sewer and water tap costs alone run roughly $40,000–$50,000 on small infill lots, a factor that limits feasibility for deeply affordable units.

Several commissioners said the site'while technically within the critical‑slope definition'appeared to be a managed or previously graded slope rather than a high‑value natural resource. Commissioners expressed support for adding housing in this location subject to the engineering and revegetation measures proposed by staff. A few commissioners said they would prefer a minimum unit count be required but ultimately declined to add a unit minimum as a condition.

Motion and vote: A commissioner moved to recommend approval of the critical‑slope special exception for tax map/parcels 270050001 as requested with the staff conditions (advanced erosion and sediment control measures as approved by the VSMP/ACMP administrator; engineered retaining structures designed to blend with the natural landscape; and a detailed landscaping and revegetation plan using native species to permanently stabilize all disturbed areas upon completion). The motion passed by roll call: Mitchell — yes; Stolzenberg — yes; Droncia — yes; Solie Yates — yes; Rooker — yes; Schwartz — yes.

The commission's favorable recommendation now goes to Charlottesville City Council for final action. Staff noted the applicant must still submit engineering documents and go through development review; if those documents materially differ from the approved exception, the applicant must return to the commission and council for amendment or reapproval.

The commission also approved a consent agenda earlier in the meeting that included minutes from Aug. 26 and Sept. 9, 2025, subject to scrivener corrections.