HomeMy WebLinkAboutSDP201000043 Review Comments Preliminary Site Plan 2010-06-07County of Albemarle
Department of Community Development
MEMORANDUM
To: Summer Frederick, Current Development
From: Rebecca Ragsdale, Planning
Date: June 7, 2010
Subject: SDP 2010 - 2010 -43 Riverfront Townhomes
I have reviewed the Riverfront Townhomes site plan which is a proposal for 14 townhomes on a parcel zoned R15.
Development of the site is proposed for the portion of the site north of the sewer easement in the northeast corner of
the site. The applicant is also requesting a critical slopes waiver to disturb slopes (.44 acres or 16% of critical slopes
on the site) north of the sewer easement. Please see my comments below regarding the Open Space Plan and
Pantops Master Plan.
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. 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.
Pantops Master Plan
The Pantops Master Plan Green Infrastructure Map and Land Use Plan (insets below) incorporates recommendations
of the Open Space Plan and recommends that this site be preserved, due to environmental features, and that access
to the greenway system should be considered for this property, shown with the blue dashed line on inset on right.
Pantops Master Plan - Framework Map (Land Use)
sow
H
R
11+� SITE
r�
Pantops Master Plan -Green Infrastructure Plan
• Disturbance of the critical slopes identified in the County Open Space Plan as "Major and Locally
Important Stream Valleys and Adjacent Critical Slopes" should be avoided. Staff recognizes that this is a
site that is already zoned R -15 and some disturbance has already occurred on the site with construction of
the sewer easement and development is proposed for north of the sewerline only.
• Retaining walls of up to 12'-2 Fare 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, where possible they should be terraced with shorter walls rather
than be tall and expansive.
• It is not clearly shown on the plan what sidewalks /street tree improvements and frontage improvements will
be made on South Pantops Drive. The 5'sidewalk proposed isn't clearly shown along the frontage and there
are no details on the plan for the landscaped island proposed in the critical slopes waiver. Please ensure that
the sidewalk transitions smoothly from this property to the adjoining properties, which do not have a
landscaped island.
• The Pantops Master Plan supports the applicant's intent not to widen South Pantops Drive in front of the
site. The County has been discussing with VDOT adding future bike lanes and other traffic calming
measures along the road.
• The site plan shows existing vegetation to remain on Sheet C4 but this is not shown clearly on Sheet C5
and it is not clear if proposed grading will impact this existing vegetation.
• No information is provided as to how this proposal will meet recommendations for greenways. I
recommend consultation with the Greenways Planner, Dan Mahon with Parks and Recreation.
• 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. I can forward you
the contact information for staff at Monticello.
Please let me know if you need additional information of if I can answer any questions you might have.