2 2026 03 10 Project and Variance Request Narrative

2 • “c(1)(b)” variance: Due to exceptional topographic conditions on the site, the proposed wall heights exceeding 4 feet are a function of overcoming the topographic relief across the site. The site grade at the new signalized intersection on Eagle Rock Avenue is elevation (el.) 538 while the existing and proposed parking fields on the site range from el. 565 to 557. • Additionally, the wall heights along Eagle Rock Avenue vary from 0 to 8 feet to minimize the impacts on the existing trees adjacent to the existing roadway. • The retaining walls are needed to create the new egress driveway and proposed “T” intersection, which is a significant safety improvement from existing conditions. 4. Variance requests related to topography and steep slope disturbance: All are “c(1)(b)” variances due to exceptional topographic conditions on the site. a. § 25-28.7.b.16: Minimum setback of proposed improvements to top of steep slope 10 percent to 30 percent, 50 feet. 10-foot setback proposed, relocated driveway and parking spaces are within 10 feet of top of steep slope 10 percent to 30 percent. b. § 25-28.7.b.16: Minimum setback of proposed improvements to top of steep slope greater than 30 percent, 100 feet. 10-foot setback proposed, relocated driveway and parking spaces are within 10 feet of top of steep slopes that are greater than 30 percent. c. § 25-28.8.b: Maximum permitted disturbed area of steep slope 25 percent or greater, 0 percent. 10.9 percent of the 151,136 square feet of 25 percent slopes, or 16,400 square feet (0.38 acres), of proposed disturbance. d. § 25-28.8.f.8: Maximum driveway slope, 6 percent. 10.5 percent slope exists and to remain, 8.5 percent slope proposed. • Due to existing topography most grading activities will result in disturbances of the various slopes. • The project design integrates the proposed work into the landscape while minimizing disturbances to reduce the number of trees removed to the extent feasible. The Applicant also requests a site plan waiver from § 28-4.b.4, removal of trees on slopes 10 percent or greater. The project proposes to remove 191 trees on slopes greater than 10 percent. The waiver justification is the same as for the steep slope disturbance and retaining wall variances previously referenced. The trees will be replaced in accord with the proposed Tree Restoration Plan (Drawing Nos. LP201 and LP202). PURPOSES OF

the steep slope disturbance and retaining wall variances previously referenced. The trees will be replaced in accord with the proposed Tree Restoration Plan (Drawing Nos. LP201 and LP202). PURPOSES OF ZONING Granting the requested relief will further the following purposes of zoning: a. To encourage municipal action to guide the appropriate use or development of all lands in this State, in a manner which will promote the public health, safety, morals, and general welfare. The improvements will result in safety, circulation and aesthetic improvements on Eagle Rock Avenue, and the on-site stormwater management improvements will benefit the surrounding area. The project will contribute to improving access to the inclusionary housing development accessed from Oval Road, as well as to Crestmont. d. To ensure that the development of individual municipalities does not conflict with the development and general welfare of neighboring municipalities, the county and the State as a whole.