Loading...
HomeMy WebLinkAboutSP200800003 Review Comments Special Use Permit 2008-07-21COUNTY OF ALBEMARLE Department of Community Development -Planning 401 McIntire Road, Room 227 Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Ext.3439 (434) 972-4126 MEMORANDUM TO: Patrick Lawrence, Senior Planner -Current Development FROM: Rebecca Ragsdale, Senior Planner -Development Areas RE: SP 2008-003 & SDP 2008-12 — South Pantops Condominiums (TMP 78- 20) DATE: July 21, 2008- Plans dated 1/28/08, last revised 5/28/08 and received 6/13/08 Thank you for the opportunity to comment on the proposed special use permit for South Pantops Condos, which is a request for structured parking on property zoned R15 Residential, which is being processed concurrently with a preliminary site plan (SDP 2008-012) and critical slopes waiver. The site is approx. 13 acres and is proposed for 125 residential units and 260 parking spaces at a density of 9.5 acres. The majority of the site is critical slopes, with the exception of the northeast portion of the site adjacent to Overlook Condos. COMPREHENSIVE PLAN SUMMARY INFORMATION FOR THIS SITE Open Space Plan The Open Space Plan is part of the Comprehensive Plan and gives high priority to the preservation of the Rivanna River system corridor in the development of the Plan. The recommendations of the Open Space Plan are very important with regard to development of this site. This site is shown on the Growth Area Open Space Map for Urban Neighborhoods Three and Four Composite Map of the Open Space Plan. The Plan shows Major and Locally Important Street Valleys and Adjacent Critical Slopes on the site. Critical slopes and wooded areas are also shown on the inventory maps for the neighborhood. These maps show areas recommended for open space protection in the growth areas. According to the Open Space Plan, it is recommended that, if the site is in a Growth Area, the applicant should locate the site on the appropriate Growth Area Composite Map. Discretionary land use proposals are to be assessed for consistency with the Composite Map. The Composite Maps are to be used to guide decisions regarding SP 2008-003 South Pantops Condos Parking Structure Planning Comments July 21, 2008 waiver of the critical slopes provisions in the Growth Area. The goal is to protect the critical resources. As shown on the proposed plan, development will impact important resources and development encroachment into the critical slopes system of slopes to the Rivanna River is not recommended. Pantops Master Plan (Adopted March 17, 2008) The Pantops Master Plan Parks & Green Systems Map and Land Use Plan (insets below) recommend that this site be preserved, due to environmental features, and that opportunities for trail head (red asterisk) access to the greenway system should be Pantops Master Plan -Parks and Green Systems Map Pantops Master Plan -Land Use Plan While the property is zoned R15 and in the Development Areas, it is shown as Greenspace on the Pantops Master Plan and development densities should be based on environmental criteria and constraints. The Master Plan designates the property Greenspace, which is the land use designation for protection of sensitive environmental features including stream buffers, flood plain, and adjacent slopes. Typically only passive recreation is intended in these areas or greenway trails. The Master Plan recommends that no intensification of development should take place along the southern portion of South Pantops Drive, past the trail connection shown on the Parks and Green Systems Map. Other recommendations of the PMP relevant to this site, from the Parks & Green Systems chapter include: • Expand the existing greenway system in Pantops as shown conceptually on the Parks and Green Systems Map. Complete the trail and park along the Rivanna River and important off -river paths connecting neighborhoods to the river and other destinations in the neighborhood. • Preserve the Rivanna River. It is shown as green space on the Parks and Green Systems Map and will create a linear park within the Pantops Neighborhood • Interconnect greenspace, where trails lead to parks, neighborhood centers, or the Rivanna River providing pedestrian and bike facilities. • Construct major and minor access points (trail heads) to provide primary and secondary convenient access to the Rivanna River Greenway and linear park. These trail heads will SP 2008-003 South Pantops Condos Parking Structure Planning Comments July 21, 2008 provide for public parking and access with suggested locations at Riverbend Drive, Peter Jefferson Place, and near State Farm on South Pantops Drive. Neighborhood Model The 12 Principles of the Neighborhood Model describe the urban design form expected for development in the Development Areas. It appears that this proposal provides for some principles of the neighborhood model, but does not provide for site planning that respects terrain. PLANNING COMMENTS: Based on this relevant Comprehensive Plan information and information submitted on the preliminary site development plan, I offer the following comments: Disturbance of the critical slopes identified in the County Open Space Plan as "Major and Locally Important Stream Valleys and Adjacent Critical Slopes" and Pantops Master Plan Parks & Green Systems Map should be avoided. Critical slopes waivers are not recommended because of the importance of these resources to the County. The critical slopes on this parcel identified in the County Open Space Plan as "Major and Locally Important Stream Valleys and Adjacent Critical Slopes" should be identified as such on the plans. Retaining walls of up to 12' and 15' are proposed on the perimeter of the site adjacent to the Rivanna River. The Neighborhood Model recommends that development conform as best possible to existing terrain. Where extensive grading is needed, though, to achieve other principles of the Neighborhood Model, large expanses of 2:1 regraded slopes are to be avoided. Large retaining walls should likewise be avoided. While retaining walls may be appropriate, they should be terraced with shorter walls rather than be tall and expansive. I recommend revising the grading plan for the site in such a way that tall and expansive retaining walls or expanses of regraded 2:1 slopes are avoided. It appears that the applicant has provided for the trail connection shown on the Pantops Master Plan, through the site to the Rivanna River trail. However, Parks and Recreation should be provided a copy of the plan and asked to comment on the trails. It does not appear that the recommendation for a trailhead as shown on the Pantops Master Plan has been provided for. A park is recommended to the north, across South Pantops Drive from this property, so this site offers the an opportunity to interconnect the parks and greenspace system. The Thomas Jefferson Foundation, on behalf of Monticello, has provided comments on past development projects in Pantops, which could be visible from Monticello and impact their viewshed. No information was provided to indicate how this previous comment has been addressed. SP 2008-003 South Pantops Condos Parking Structure Planning Comments July 21, 2008