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Home My WebLink AboutSDP200800012 Staff Report 2008-08-12Ikca, ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name:Staff: South Pantops Condominiums - Critical Patrick Lawrence, Planner Slopes Waiver (SDP 2008 - 0012)Philip Custer, Engineer Planning Commission Public Hearing:Board of Supervisors Hearing: N/A August 12, 2008 Owners: South Pantops II Land Trust Applicant: Virginia land Trust. Charles W. Hurt & Shirle Fisher, Trustees Acreage: 13.12 acres Rezone from: Not applicable Zoned: R - 15 Residential Special Use Permit: See SP200800003 for Stand alone Parking / Parking Garage TMP: Tax Map 78, Parcel 20 By Right Use: Sect. 18- .2.1.3 Multi- family Location: South side of Pantops Drive,dwellings up to 20 dwelling units per acre. approximately 800 feet from its Land Use Plan: Designated as Urban Use intersection with State Farm Boulevard.intended to have up to 34 dwellings per acre under a planned developmental approach. Magisterial District: Rivanna Proffers /Conditions: Yes Requested # of Dwelling Units /Lots:DA - X RA 125 Condominium Units Proposals:Comp. Plan Designation: Urban Density in Waiver of 4.2.3.2 to allow activity on Urban Area 4 critical slopes. Character of Property: Undeveloped Use of Surrounding Properties: Multi- family area adjacent to multi - family residential residential and urban development. development and the Rivanna River. Factors Favorable:Factors Unfavorable: See Report See Report Recommendations: Chapter 18, Section 4.2.5 Critical Slopes Waiver - Denial STAFF CONTACT: Patrick Lawrence, Planner Philip Custer, Engineer PLANNING COMMISSION: August 12, 2008 AGENDA TITLE SDP 2008 — 012 South Pantops Condominiums PROPERTY OWNER South Pantops II Land Trust, Charles W. Hurt & Shirle Fisher, Trustees APPLICANT Virginia Land Company. COMPREHENSIVE PLAN Urban Density in Urban Area 4 APPLICANT'S PROPOSAL The Applicant proposes seven (7) multi - storied condominium structures containing a total of 125 units with parking beneath each structure for residences and curbside parking for visitors. Amenities will include a swimming pool, tot lot and a dog park. The site is situated adjacent to similar condominiums and the Rivanna River. Open space and walking trails will be provided to preserve the natural area along the Rivanna River. The construction area to be disturbed is approximately 3.96 acres of the total 13.12 acres or approximately 30% of the total acreage. Critical slopes exist on 6.76 acres of the total development area, of that area 0.89 acres of critical slopes are proposed to be disturbed or 13% of the total critical slopes. The applicant seeks relief from Section 4.2.3.2 to allow disturbance on critical slopes. HISTORY: On January 18, 2005, the Planning Commission granted a critical slopes disturbance waiver for the Parkview at South Pantops project. This project consisted of 95 dwelling units for low to moderate income elderly residents with at grade parking. The previous proposal was to disturb 4.50 acres with 1.65 acres or 37% in critical slopes. The planning staff took into consideration the possible loss of aesthetic resources and found that the development accomplished the criteria for waiving the disturbance of critical slopes while preserving open space elements along the Rivanna River. A significant factor in supporting the request was that approval of the request facilitated the development of low to moderate income housing for the elderly. This was considered a favorable factor as it allowed a use encouraged by the Comprehensive Plan. (Attachment A — January 2005 Staff Report) REASON FOR PLANNING COMMISSION REVIEW: The applicant seeks relief from the critical slopes requirement found in Section 4.2.3 of the Zoning Ordinance. The applicant states: the request for a waiver is supported y the knowledge that development of this site would be unreasonably restricted by the requirements of Section 4.2. Due to the existence of critical slopes throughout the property, the availability of a building site of usable shape is excessively limited in size." The applicant further states that the elements addressed in Section 4.2 of the Zoning Ordinance will be adhered to in that: movement of soil and rock "— will be addressed by erosion and sediment control planning and preventive construction; excessive storm watcr runoff" — will be addressed by storm drains and storm water facilities designed to control runoff from the site; I siltation of natural and man -made bodies of water "— proper maintenance, construction, inspection, and bonding will prevent siltation and ensure long -term stability The applicant further assures the welfare of future residents by providing pedestrian access to the Rivanna River with trails and pedestrian bridges from the proposed public street to the river. Attachment B — Applicant's Waiver Request) DISCUSSION The purpose of this staff report is to address the provisions of Chapter 18, Section 4.2.3 — disturbance of critical slopes. CRITICAL SLOPES MODIFICATION: The request for a modification has been reviewed for both the Engineering and Planning aspects of the critical slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes, while Section 4.2.5(b) allows the Planning Commission to waive this restriction. The applicant has submitted a request and justification for the waiver, and staff has analyzed this request to address the provisions of the ordinance. Critical slopes cover approximately 0.89 acres, or approximately 13 percent, of the 6.76 acres included in this request. The requested critical slopes to be disturbed appear to be natural and well vegetated. Staff has reviewed this waiver request with consideration for the concerns that are set forth in Section 4.2 of the Zoning Ordinance, entitled Critical Slopes." A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of Section 4.2.5. This section requires a two part analysis. Section 4.2.5(a) is a review of the technical performance standards. If these technical standards are not met the disturbance of critical slopes cannot be approved by the Planning Commission. If these technical standards are met the Planning Commission may then consider the disturbance of critical slopes. The criteria for the Planning Commission's review of the disturbance of critical slopes are found in Section 4.2.5(b). Staff presents the following analysis. Section 4.2.5(a) Review of the technical performance standards: Description of critical slope area and proposed disturbance: Nearly the entire critical slope disturbance occurs within 150ft of the relatively flat meadow area on the property. This area is about 2.25 acres of contiguous land without critical slopes. All critical slopes on this property appear to be natural and well vegetated. The critical slope disturbances are in the form of Areas Acres Total site area 13.12 Acres approximately Critical slopes area 6.76 52 % of site Total critical slopes disturbed 0.89 13% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: A portion of this disturbance, the area needed to construct the biofilter, could possibly be considered exempt. It appears a smaller development footprint would eliminate the need for a storm water facility on the critical slope. 3 4.2.6c] The combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.12 acres. This area is approximately 13% of the critical slope disturbance. Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed: rapid and /or large scale tnovenlent ofsoil and rock ": Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before site runoff enters the existing storm water system. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. excessive storm mater runoff" Storm water runoff will be controlled on site by a biofilter. The WPO plan review will ensure that adequate channels for storm water runoff will be included in this plan to the Rivanna River. siltation" Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. loss of 'acsthetic resource " The critical slopes along the ravine of this property are visible from South Pantops Drive. The critical slopes on the west end of the property between the flat buildable area and the river cannot be seen from South Pantops drive, but the area is visible from a trail running along the east side of the river. Looking up from the river the retaining walls proposed are at 12 to 15 feet tall. This destroys the natural effect of the proposed natural green space. These retaining walls pose harshness to the natural landscape. 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 Vallevs and Adjacentacent 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 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. septic effluent" This site is serviced by public sewer. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with standard engineering and erosion control practices that will be worked out in the final stages of the plan. Based on the review above, the applicant has satisfactorily addressed the technical criteria for the disturbance of 4 critical slopes but has not satisfied protecting the natural resources adjacent to the river. (Attachment C— Engineers Report) Section 4.2.5(b) Recommendations on the Endings that must be made by the Planning Commission in order to allow disturbance ofcritical slopes. The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that: 1. Strict application of the requirements of scction 4.2 would riot for"'ard the purposes of this chapter or otherwise serve the public health, safety or- welfare, or that alternatives proposed by the developer would satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added I1- 15 -59) Approval of this request does not directly forward the purpose of the ordinance or otherwise serve the public health, safety or welfare. However, the design and control measures proposed by the applicant do satisfy the purpose of section 4.2. 2. Due to its unusual sire, topography, shape of the property, location of 'the property or other unusual conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would effectcvcly prohibit or unreasonably restrict the use of the property or would result in significant degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to the public health, safet or Nwelfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices; or (Added 11- 15 -89) Denial of this waiver would not unreasonably restrict the use of the property. Some redesign would be necessary. Given the relatively small area of critical slopes involved in the waiver, the reduction in scope would not be significant. Approval of the request will not be detrimental to public health, safety, welfare, or adjacent property. 3. Granting such modification or waNer would serve a public purpose ofgreater import than would be served by strict application of scction 4?. (Added 11- 15 -89) Approval of activity on critical slopes will pen development that is consistent with the goals of the Comprehensive Plan's Urban Density Residential land use by allowing for the orderly development of a project consistent with prior action of the Planning Commission. However, this current request is for 125 dwelling units at fair market value, whereas the previously approved request was for a project containing 95 dwelling units for low to moderate income elderly residents. FAVORABLE FACTORS: The design measures proposed by the applicant satisfy the requirement of the ordinance. UNFAVORABLE FACTORS: The County Open Space Plan provides that disturbance of critical slopes in "Major and Locally Innportant Streann hallevs and Critical Slopes " should be avoided. Retaining walls of up to 12' and 15' are proposed on the perimeter of the development area that will diminish aesthetics of the natural green space surrounding the proposed development. RECOMMENDATION There are no major engineering concerns regarding the disturbance of critical slopes shown on this plan. There are several concerns to be addressed related to the preservation of critical natural resources and views of the site from the surrounding areas. The site, as proposed, may provide an imposing view of structures and retaining walls as viewed from the river. Providing a series of stepped retaining walls and vegetative cover may soften this view. Also, 5 cooperative planning with the Department of Parks and Recreation for trails, walkways and natural open spaces will enhance the remaining open space and protect the remaining critical slopes. Generally, staff finds that this request is not consistent with the criteria of Section 4.2.5(A) for granting a waiver. Staff is therefore not able to recommend approval to the Commission of a waiver of Section 4.2.3. The need to preserve the natural resources adjacent to the Rivanna River, open space, walking trails and recreational facilities has not been sufficiently addressed. CONCLUSION Generally staff finds that this request is not consistent with the criteria of Section 4.2.5(A) for granting a waiver. The previous Commission approval was based upon conditions provided in the Comprehensive Plan in providing housing for the low to moderate income elderly. Staff opinion is that the plan does not sufficiently address the criteria for approval. Therefore, Staff recommends denial. ATTACHMENTS A. Preliminary Site Plan B. Waiver Request dated June 10, 2008 C. Engineering Report dated July 11, 2008 D. Planning Report dated July 21, 2008 E. Composite Map F. Elevations of the proposed structures G S 40I5 Dominion c Development m y Resources. LLC y'O d e .'s ts June 10, 2008 Pat Lawrence Division of Zoning and Current Development County of Albemarle 401 McIntire Road Charlottesville, VA 22902 RE: South Pantops Condominiums, SPD 200800012 Request for Critical Slopes Waiver Dear Pat: This letter is to request a waiver from the requirements of Section 4.2 of the Zoning Ordinance. The attached site plan shows that there are areas with 25% or greater slopes that will have to be disturbed as part of this project. The total area being disturbed by the building site proposed for TMP 78 parcel 20 is 3.96 acres, which is only 30% of the area of the 13.10 acres that make up the parcel. Also, the total area of critical slopes within the area of disturbance for the proposed project is 89 acres, which only composes 13% of the 6.76 acres of critical slopes that exist on the parcel. Furthermore, the area that is classified as having 25% or greater slopes composes over 50% of the parcel, with these areas of critical slope being spread throughout the entire parcel. Description of Parcel Area Total Critical Total Critical of Critical Areas slopes on slopes slopes site dist disturbed TMP 78 -20 13.1 Acres 6.76 Acres 89 Acres 13% Therefore, the request for a waiver is supported by the knowledge that development of this site would be unreasonably restricted by the requirements of section 4.2. Due to the existence of critical slopes spread throughout the property, the availability of a building site of usable shape is excessively limited in size. Page 1 of 2 Attachment B Below, each of the main concerns of developing critical slopes as laid out by the ZoningOrdinancesection18 -4.2 is addressed: 1. "movement of soil and rock ": We will provide an erosion and sediment control plan for controlling the movement of soil and rock involved with the construction proposed in the critical slopes, a preliminary design has been attached. 2. "excessive stormwater run - off": Storm sewer and SWM facilities will be designed to control the runoff from the site. 3. "siltation of natural and man -made bodies of water ": Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. While the site may be disturbing a small portion of critical slopes, the design of the project is taking into full consideration the welfare of the future residents of the condominiums proposed for the site, and of the general public. For instance, in order to accommodate pedestrian access to the Rivanna River, a trail system running from the public street has been proposed. The welfare of the future residents and neighbors of the condominiums would be improved by this access; and the pedestrian trail will include two foot - bridges to enhance and improve the existing system. The reasons given above demonstrate that the grading of critical slopes on this project will not be detrimental to the health, safety, and /or welfare of the public. Please call me if you have any questions or concerns. Sincerely, Justin Shimp Page 2 of 2 Attachment B Y iF Al 1 na a1` County of Albemarle Department of Community Development Memorandum To: Pat Lawrence, Current Development planning and zoning review From: Phil Custer, Current Development engineering review Date: 1 I July 2008 Subject: South Pantops Condominiums critical slope waiver request (SDP - 2008 - 00012) The critical slope waiver request has been reviewed. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The critical slope disturbance on parcel 78 -20 will be needed for the placement of condo buildings, surrounding travelways, and parking lots. The analysis provided in this report is based on the current drawing dated 05- 23 -08. Nearly the entire critical slope disturbance occurs within 150ft of the relatively flat meadow area on the property. This area is about 225 acres of contiguous land without critical slopes. All critical slopes on this property appear to be natural and well vegetated. Areas Acres Total site 13.12 acres approximately Critical slopes 6.76 52% of site Critical slopes disturbed 0.89 13% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: A portion of this disturbance, the area needed to construct the biofilter, could possibly be considered exempt. It appears a smaller development footprint would eliminate the need for a SWM facility on the critical slope. [42.6c] The combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.12 acres. This area is approximately 13% of the critical slope disturbance. Compliance with Zoning Ordinance 18 -4.2: movement of soil and rock" Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before site runoff enters the existing stormwater system. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. excessive stormwater runoff' Stormwater runoff will be controlled on site by a biofilter. The WPO plan review will ensure that adequate channels for stormwater runoff will be included in this plan to the Rivanna River. siltation" Inspection and bonding by the County will ensure siltation control during construction. Proper Attachment C Albemarle County Community Development Engineering Review comments Page 2 of 2 stabilization and maintenance will ensure long term stability. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. loss of aesthetic resource" The critical slopes along the ravine of this property are visible from South Pantops Drive. The critical slopes on the west end of the property between the flat buildable area and the river cannot be seen from South Pantops drive, but the area is visible from a trail running along the east side of the river. septic effluent" This site is serviced by public sewer. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with standard engineering and erosion control practices that will be worked out in the final stages of the plan. Therefore, engineering review recommends the approval of the critical slope waiver. However, it should be noted that close to 2.25 acres of relatively flat land could be developed on this parcel and a critical slope waiver would not be required. Attachment C L1 AL COUNTY 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 Attachment D 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 considered for this property, shown below. r t a I- - * 4* ' - N1e Pantops Master Plan -Parks and Green Systems Map 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 Attachment D Pantops Master Plan -Land Use Plan 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 Attachment D n iiii G MIN 1 t • • "' _ jai i' j' ) / : {'.{ %r .I s /i ill Z10' - Cam \ / o 8th I /I „ /' s l ''• Chapman Gro Ch 16 1 ,4 I\ t ' ILA IV I \ • p yr- +1 - / • r I / { } ) _ _ ` 4%. r • 63 11 c 1 n t tr+Q ?• ark oo 'l \ •, • ',', ' il, 1 % , •,, i °" _ 31 . / I ! I p <° 1 l 6numehl F I ; u is i INA) t• Sgwage Z i o I' (.'.BM 457 Ijc It VW x• 436 ( „\ o • : O /Y l _ "L '• r 536 J / /' / `780 / ' '` 1 , \\ - 1' - .' L1 it ~- %• /{ : 1 1 tom_ . - - - ° , /11 ,'i '' r o t °l •.(... . arkJ 1I N. I I ` 6x q ID LFGEND V rit;hbcu•hcod RI ltl -•/ - ''' l' _ +J ,.1 ..r/ '- \ '. -+ Wooded Areas: -i { \. liil trjl. ' /'' 7 1x I O year Iloodplailts: li ' msitive Steil" Perennial Stream~'a Growth Area Open Space Map % ' • Urban Neighborhoods Thu and Four I ' Ce .. BM -538jj•' A\ iii . t. n ll , I tI I Attachment F Attachment F IRGINl ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name:Staff: South Pantops Condominiums - Critical Patrick Lawrence, Planner Slopes Waiver (SDP 2008 - 0012)Philip Custer, Engineer Planning Commission Public Hearing:Board of Supervisors Hearing: N/A January 20, 2009 Owners: South Pantops II Land Trust Applicant: Virginia land Trust. Charles W. Hurt & Shirle Fisher, Trustees Acreage: 13.12 acres Rezone from: Not applicable Zoned: R - 15 Residential Special Use Permit: Not Applicable TMP: Tax Map 78, Parcel 20 By Right Use: Sect. 18- .2.1.3 Multi- family dwellings up Location: South side of Pantops Drive,to 20 dwelling units per acre. approximately 800 feet from its intersection Land Use Plan: Designated as Green Space by the with State Farm Boulevard.Pantops Master Plan - March 17, 2008 Magisterial District: Rivanna Proffers /Conditions: Yes Requested # of Dwelling Units /Lots:DA - X RA 125 Condominium Units Proposals:Comp. Plan Designation: Green Space in Urban Area Waiver of 4.2.3.2 to allow activity on 3 critical slopes. Character of Property: Undeveloped Use of Surrounding Properties: Multi- family area adjacent to multi - family residential residential and urban development. development and the Rivanna River. Factors Favorable:Factors Unfavorable: Design measures satisfy the technical Approval is inconsistent with the Pantops Master Plan . requirements of the ordinance. The County stands to gain walking trails The County Open Space Plan provides that critical to and from the Rivanna River.slope disturbance in "important stream valleys" should be avoided. Retaining walls on the perimeter of the project will diminish aesthetics of the natural greenspace. No statement has been made as to the impact on the viewshed from Monticello or skylighting of buildings on the neighborhood. Formal planning and maintenance of trails, trailheads and walkways has not been finalized. Recommendations: Denial STAFF CONTACT: Patrick Lawrence, Planner Philip Custer, Engineer PLANNING COMMISSION: January 20, 2009 AGENDA TITLE SDP 2008 — 012 South Pantops Condominiums PROPERTY OWNER South Pantops II Land Trust, Charles W. Hurt & Shirle Fisher, Trustees APPLICANT Virginia Land Company. COMPREHENSIVE PLAN Green Space in Urban Area 3 APPLICANT'S PROPOSAL The Applicant proposes seven (7) multi- storied condominium structures containing a total of 125 units with parking beneath each structure for residences and curbside parking for visitors. Amenities will include a swimming pool, tot lot and a dog park. The site is situated adjacent to similar condominiums and the Rivanna River. Open space and walking trails will be provided to preserve the natural area along the Rivanna River. The construction area to be disturbed is approximately 3.96 acres or 30% of the total 13.12 acres. Critical slopes exist on 6.76 acres of the total development area, of that area 0.89 acres or 13% of critical slopes are proposed to be disturbed. The applicant seeks relief from Section 4.2.3.2 to allow disturbance on critical slopes. HISTORY: On January 18, 2005, the Planning Commission granted a critical slopes disturbance waiver for the Parkview at South Pantops project. This project consisted of 95 dwelling units for low to moderate income elderly residents with at grade parking. The previous proposal was to disturb 4.50 acres with 1.65 acres or 37% in critical slopes. The planning staff took into consideration the possible loss of aesthetic resources and found that the development accomplished the criteria for waiving the disturbance of critical slopes while preserving open space elements along the Rivanna River. A significant factor in supporting the request was that approval of the request facilitated the development of low to moderate income housing for the elderly. This was considered a favorable factor as it allowed a use encouraged by the Comprehensive Plan. On August 12, 2008, the Planning Commission was scheduled to hear the applicant's request for a critical slopes waiver. Prior to the meeting the applicant formally requested deferral for this proposal. REASON FOR PLANNING COMMISSION REVIEW: The applicant seeks relief from the critical slopes requirement found in Section 4.2.3 of the Zoning Ordinance. The applicant states: the request for a waiver is supported by the knowledge that development of this site would be unreasonably restricted by the requirements of Section 4.2. Due to the existence of critical slopes throughout the property, the availability of a building site of usable shape is excessively limited in size.'" The applicant further states that the elements addressed in Section 4.2 of the Zoning Ordinance will be adhered to in that: movement of soil and rock "— will be addressed by erosion and sediment control planning and preventive construction; 2 excessire storm 1Vater runoff "— will be addressed by storm drains and storm water facilities designed to control runoff from the site; siltation of natural and man -made bodies of water "— proper maintenance, construction, inspection, and bonding will prevent siltation and ensure long -term stability The applicant further assures the welfare of future residents by providing pedestrian access to the Rivanna River with trails and pedestrian bridges from the proposed public street to the river. Attachment B -- Applicants 9 ah Request) DISCUSSION The purpose of this staff report is to address the provisions of Chapter 18, Section 4 2.3 — disturbance of critical slopes. CRITICAL SLOPES MODIFICATION: The request for a modification has been reviewed for both the Engineering and Planning aspects of the critical slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes, while Section 4.2.5(b) allows the Planning Commission to waive this restriction. The applicant has submitted a request and justification for the waiver, and staff has analyzed this request to address the provisions of the ordinance. Critical slopes proposed for disturbance cover approximately 0.89 acres, or approximately 22 %, of the 6.76 acres of the site proposed for disturbance. The requested critical slopes to be disturbed appear to be natural and well vegetated. Staff has reviewed this waiver request with consideration for the concerns that are set forth in Section 4.2 of the Zoning Ordinance. entitled "Critical Slopes. A request to allow disturbance of critical slopes must be reviewed in accord with the requirements of Section 4.2.5. This section requires a two part analysis. Section 4.2.5(a) is a review of the technical performance standards. If these technical standards are not met the disturbance of critical slopes cannot be approved by the Planning Commission. If these technical standards are met the Planning Commission may then consider the disturbance of critical slopes. The criteria for the Planning Commission" s review of the disturbance of critical slopes are found in Section 4.2.5(b). Staff presents the following analysis. Section 4.2.5(a) Review of the technical performance standards: Description of critical slope area and proposed disturbance: Nearly the entire critical slope disturbance occurs within 150ft of the relatively flat meadow area on the property. This area is about 2.25 acres of contiguous land without critical slopes. All critical slopes on this property appear to be natural and well vegetated. The critical slope disturbances are in the form of Areas Acres Total site area 13.12 Acres approximately Critical slopes area 6.76 52 % of site Total critical slopes disturbed 0.89 13% of critical slopes 3 Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: A portion of this disturbance, the area needed to construct the biofilter, could possibly be considered exempt. It appears a smaller development footprint would eliminate the need for a storm water facility on the critical slope. [4.2.6c] The combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.12 acres. This area is approximately 13% of the critical slope disturbance. Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed: rapid and/or large scale movement ofsoil and rock ": Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before site runoff enters the existing storm water system. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. (.Attachment "C " Engineers Report) excessive storm tirater ramoff ': Storm water runoff will be controlled on site by a biofilter. The WPO plan review will ensure that adequate channels for storm water runoff will be included in this plan to the Rivanna River. (Attachment "C" — Engineers Report) siltation ": Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. (Attachment "C" — Engineers Report) loss of aesthetic resource ": The critical slopes along the ravine of this property are visible from South Pantops Drive. The critical slopes on the west end of the property between the flat buildable area and the river cannot be seen from South Pantops drive, but the area is visible from a trail running along the east side of the river. The applicant is currently negotiating with the department of Parks and Recreation to provide additional walking trails to and along the river. Looking up from the river the retaining walls proposed have been modified to be tiered from 6.5 to 7 feet tall. This may destroy the natural effect of the proposed natural green space unless properly landscaped. As shown on the site plan, these retaining walls pose harshness to the natural landscape. The Pantops Master Plan was adopted March 17, 2008, as an addition to the Comprehensive Plan, by the Board of Supervisors. The Pantops Master Plan changed the land use of this property from Urban Use to Green Space recommending that this site be preserved, due to environmental features, and that opportunities for trail head access to the greenway system should be considered for this property. Planning staff provided the following comments during the review of the Pantops Master Plan: While the property is zoned R15 and in the Development Areas, it is shown as Green Space on the Pantops Master Plan and development densities should be based on environmental criteria and constraints. The Master Plan designates the property Green Space, 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: 0 Expand the existing geenway system in Pantops as shown conceptually on the Parks and Green Svstems 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 Systcros Map and will create a linear park within the Pantops Neighborhood. Interconnect Green Space, 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 provide for public parking and access with suggested locations at Riverbend Drive, Peter Jefferson Place, and near State Farm on South Pantops Drive. " (Attachment "D " — Memorandum_ from Rebecca Ragsdale, Senior Planner Development Areas) The Open Space Plan is also a part of the Comprehensive Plan and gives high priority to the preservation of the Rivanna River system corridor in the development of the Pantops Master 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 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 former growth area. Discretionary land use proposals are assessed for consistency with the Composite Map. The Composite Maps are used to guide decisions regarding waiver of the critical slopes provisions in the Growth Area. The goal is to protect the critical resources. (Attachment - E " — Composite Map, f - om the Open Space Plan) As shown on the proposed plan, development will impact important resources and encroach into the critical slopes system of Rivanna River shown on the Open Space Plan as Green Space. The project would also develop shown on the Pantops Master Plan. Therefore, it is staff s opinion that approval of this request is inconsistent with the Comprehensive Plan and would result in the loss of important aesthetic resources. septic effluent ": This site is serviced by public sewer. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with standard engineering and erosion control practices that will be worked out in the final stages of the plan. The applicant has satisfactorily addressed the technical criteria for the disturbance of critical slopes, but has not satisfied protecting the natural resources adjacent to the river. Section 4.2.5(b) Recommendations on the findings that must be made by the Planning Commission in order to allow disturbance of critical slopes. The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that: 1. Strict application of the requirements ofsection 4.2 would not forward the purposes of this chapter or othern•ise serve the public health, safeh or welfare, or that alternatives proposed by the developer would satisfi the purposes of section 4? to at least an equivalent degree; or (Added 11- 15 -89) 5 Approval of this request does not directly forward the purpose of the ordinance or otherwise serve the public health, safety or welfare. However, the design and control measures proposed by the applicant do satisfy the purpose of section 4.2. 2. Dice to its unusual size, topograpliv, shape of the property, location of the propert or other unusual conditions, excluding the proprietaiy interest of the developer, the requirements of section 4.2 would effectively prohibit or unreasonabl restrict the use of the property' or would result in significant degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to the public health, safetl' or welfare, to the orderly development ofthe area, or to adjacent properties, or be contract to sound engineering practices; or (Added 11- 15 -89) Denial of this waiver would not unreasonably restrict the use of the property. Some redesign would be necessary. Given the relatively small area of critical slopes involved in the waiver, the reduction in scope would not be significant. Approval of the request will not be detrimental to public health, safety, welfare, or adjacent property. Approval would be inconsistent with the Comprehensive Plan and therefore could be considered to be inconsistent with the public welfare. 3. Granting such modification or waiver would serve a public pc.upose ofgreater import than would be served by strict application ofsection 4.2. (Added 11- 15 -89) Previously, approval of activity on critical slopes would have pennitted development that was consistent with the goals of the Comprehensive Plan by allowing for the low and moderate cost housing for elderly residents. The current site development is inconsistent with the Green Space environmental and aesthetic provisions of the Pantops Master Plan and the Open Space Plan. Staff can identify no public purpose that can be served by the approval of a modification FAVORABLE FACTORS: The design measures proposed by the applicant satisfy the technical requirement of the ordinance. The County stands to gain a significant amount of walking trails to and along the Rivanna River. UNFAVORABLE FACTORS: Approval is inconsistent with the Pantops Master Plan The County Open Space Plan provides that disturbance of critical slopes in "Major and Locally Important Stream Valle and Critical Slopes " should be avoided. Retaining walls of up to 6.5' and 7" are proposed on the perimeter of the development area that will diminish aesthetics of the natural green space surrounding the proposed development. No statement has been made as to the impact of the proposed project on the viewshed from Monticello or the impact the proposed project may have by sky lighting of buildings on the neighborhood. Formal planning and maintenance of trailheads, trails and walkways has not been agreed upon. CONCLUSION The proposed site plan is inconsistent with the Pantops Master Plan / Comprehensive Plan. There are no major engineering concerns regarding the disturbance of critical slopes shown on this plan. The site, as proposed, may provide an imposing view of structures and retaining walls as viewed from the river. Providing a series of stepped, landscaped retaining walls and vegetative cover may soften this view. Cooperative planning with the Department of Parks and Recreation for the creation of trails, walkways and natural open spaces may enhance the remaining open space and protect the remaining critical slopes. Generally, staff finds that this request is not consistent with the criteria of Section 4.2.5(A) for granting a waiver. Staff, therefore, recommends denial of a waiver of Section 4.2.3. The need to preserve the natural resources adjacent to the Rivanna River, open space, walking trails and recreational facilities has not been sufficiently addressed. 31 RECOMMENDATION Staff finds that this request is not consistent with the criteria of Section 4.2.5(A), the Pantops Master Plan and the Open Space Plan for granting a waiver. The previous Commission approval was based upon conditions in the Comprehensive Plan that provided housing for the low to moderate income elderly. Staff recommends denial. ATTACHMENTS A. Preliminary Site Plan B. Waiver Request dated June 10, 2008 C. Engineering Report dated December 2, 2008 D. Planning Report dated December 2, 2008 E. Composite Map F. Elevations of the proposed structures 7 J -- N - PRELIMINARY SITE DEVELOPMENT PLAN FOR E O Na O C > SOUTH PANTOPS CONDOMINIUMS °°0 TM 78 PARCEL 20 a asos _ n af c RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA T MWOTLHYI.I 1H Dy. RAY LILER> Na,>oSAY Greenway Reseruatian— Refer to General Notes 18 a d n Note: F— Pmnt 'A' to point B' Property Line fal- e centerline of Rivanna River Major courses are shoam he— Point A R' TM 78 Par 20J State Farm Mutual Aulo Insurance DB 669 -555 I P o" Eosenwnt DO 1243 -28 Sight Distance Easement 20' 0raioage Easement 20' Waterline Eosement NOTE Drainage Easements recorded in DB 1050 -623 are to be revised os hown M le , 20' San, Sewer IF Easement DB 841 -521 c TM `X8 Par 19A Moore Cu,! or Dorothy R -15 ResiderUiol W 78 Par 19U DB 1584 -012 Strother, Nary TM 78 Pm 18A 15 R— featiol D- 11. William D8 1832 -735 R -15 ResidentuLL Recut- of `•.DB 1596 -238 TN 78 Par 20 TM 78 Par 18U South PanloPs ll L td TY l Greene, Belly Lou William Zoned R -15, HC R -IS ResidentialOB1069 -499 DB 2040 -311 DB 799 -433 200 0 200 400 600 SCALE I." = 200' CURRENT DEVELOPMENT PLANNER CURRENT DEVELOPMENT ENGINEER ALBEMARLE COUNTY SERVICE AUTHORITY FIRE OFFICIAL ARCHITECTURAL REVIEW BOARD BUILDING OFFICIAL VIRGINIA DEPARTMENT OF TRANSPORATION Cl Cover Sheet o e C2 Notes, Abbreviations, & Legend C3 Context Plan C4 Existing Conditions /Demo Plan C5 Site Plan C6 Lower Level Parking Layout C7 Upper Level Parking Layout d C8 Grading & Utility Plan i C9 Landscape Plan Z N C10 Details Cl 1 Preliminary E &S Plan 11111 gee . Q Z O O z Z 0 . A U E— o am x C:, ezd aE w E- a " Oz Q r DDR PROJECT NO 70467 INDEX TITLE C1 Attachment A I SHEET NO. 1 OF 11 DATE: 01/ 28/08 CONTRACTOR'S COORDINATION RESPONSIBILITIES C NR CMVVCIM 6 ROUTED TO 0111AN AM /ALL KftM MEMO W COKW AIM Q NYSE PLA I AT NR UN 6 PUFOOO Off-SK ROW A E06NC EASEMENT. K CM UhClM 6 10 kW" K MOODY OF SAO EASOM NI AS 10 MK "ARM Q WPORD NOW AM lo FMLp ANY QKLUM M SIUWMS MM ARE A56WARD WN M NOUWCO N WR RECO OM EMOENE 1 M CMWKpR 610 CHECK THAI ALL tASEYMR LOOS Q PO IZM [IC AMC REMUMASIAWO POW 10 VAR SARI Q MIT W6WAOCBWI 4 CMMMCpR To KO W N 99 PLANS AND PWaLL$ M0 RIVALS FOR CW064NCY RIO W CHUM COIL CM7ACT NANO TO QLAIAMAIN AVO M D ECTOL, N4WRUAM KKMWO K aNUX IR SM1 LR DOW AT M6/AKR OM ROT. S VAR CORNWCIM 610 KOTY NMI NR KLOCATO Q ALL EMONC. UMRS N aWW WN PROPOSED MOW AIR OM COMO MCJAM uMIT POLES 4 CMWKIM SAW WKLY OW I1111PWA MO WR PRSOMBM SOME RMOM IT 4ADW U COUNTY CODE 7. CMRKIM 9WL lot ROT SORT M aCCUM KA976 Q PLANS. 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GAS ELECWAL RLTRRL COWL M K u rLAa RNM p LW LIMIT P MRWbALt K901W EAS CMIRC NAADBOat M p6NL SPICES Pr4MM W6RROm Q Rain MD/Ot PMWR U LINEAR FEET 105 YARDS FEAIa SEKR MAtWIM[ K ARSE RAN AM PIRRUS Ay ALL TAR ICI W6WUCIWI ON W6 PLAN SMALL R r AODN WIN MC CYrDIT MVRpAD PO VACS RMOm SAM PROOM AIRYANE Man' SEMa AUMM" wax MOa AAO 5[ RR MEWRIM SPECIFICATIONS AY ALDORN6 WUSQ Ably ><LT LEFT SIX WALL 5[ te aEI1DUi MAIWMP 1 10 3 W ACMSML sula OS AIO 9EOM MS Q 1044 Re.M 204 TINY 17, ALL WAMM AM SANIMT S[/ RM[S SHALL WMMN A10 FORT NO MIME WMANN 0100 O = IC VERTICAL GUARINO REIMM WAIL T+"MWR VALVE A: WEAK pUt ]D 701 OUPSO[ ER[ Q PPE 10 MEDR EDR Q POE( u ACDDM*a 10 MWPA WARY R %M SMIDAMS It PROPOSED LARRAI LM UMRS 90 AS MCCUL aCNOL CARL AMR CAS 004 WAVE 24 FAOUTY 91N1 BE LOCATED ON A UTILITY STREAM / Pp0 / M1ER COURSE i NPR M'IpR/Ni NDID.>aLWL• M- RKLOKWT (9) W POST -KVa WMI (5f)It WWA 5 FORT sommaM KOY PJKC MRWAU S AM SMIARY YMOL ARV AR RLLLAY YKK W MANHOLE R101OR BASH ORD1K(S) 0 0 sm 4S 6. ELMMM POOR WOOL R OMO MO Bu M MCCI" PAWLS 10 CNOK 9% UDIWO N ACMMU WON NATIONAL MCCUC Af fENa All WAWR UWR PAKD 0 0 At' AS V CML BOA "OFT ASYLIRY PVC POLYYMR ORANGE By WATER WELL OPOA SRN- -ALT m AKA!A0 RALL PIPES SAM M AO M PLANS 9AALL R OMWOCO MMIC POE WWMMC TO ASIA C- AL UWSS WOUlM OWOeW M 00 CLIMMI W IBM !ELEVATION pUL 56,355 q0a 57LSS!IOM PL.YQ OZ - X,04 CODO6AR OR1N AM OWN PLIApIWi CMORCNR6 MR pR P61Al1ED ACCWNC p BQA NAWOUA PLIApNO OEDL Cry CAR[ WLCMSION SA SANITARY CAS YKK CONTRACTOR'S COORDINATION RESPONSIBILITIES C NR CMVVCIM 6 ROUTED TO 0111AN AM /ALL KftM MEMO W COKW AIM Q NYSE PLA I AT NR UN 6 PUFOOO Off-SK ROW A E06NC EASEMENT. K CM UhClM 6 10 kW" K MOODY OF SAO EASOM NI AS 10 MK "ARM Q WPORD NOW AM lo FMLp ANY QKLUM M SIUWMS MM ARE A56WARD WN M NOUWCO N WR RECO OM EMOENE 1 M CMWKpR 610 CHECK THAI ALL tASEYMR LOOS Q PO IZM [IC AMC REMUMASIAWO POW 10 VAR SARI Q MIT W6WAOCBWI 4 CMMMCpR To KO W N 99 PLANS AND PWaLL$ M0 RIVALS FOR CW064NCY RIO W CHUM COIL CM7ACT NANO TO QLAIAMAIN AVO M D ECTOL, N4WRUAM KKMWO K aNUX IR SM1 LR DOW AT M6/AKR OM ROT. S VAR CORNWCIM 610 KOTY NMI NR KLOCATO Q ALL EMONC. UMRS N aWW WN PROPOSED MOW AIR OM COMO MCJAM uMIT POLES 4 CMWKIM SAW WKLY OW I1111PWA MO WR PRSOMBM SOME RMOM IT 4ADW U COUNTY CODE 7. CMRKIM 9WL lot ROT SORT M aCCUM KA976 Q PLANS. SKOPCAUM MID MU FLES NMI AN MIAMI, TOM K R90W6 MI DWA KRM1 LOCONM Or PROJECT FEA%MS N AC,LI MMa WIN K PALO WKS Q WK PLANS AND RQCAMIS MI AR 90KO AS PART Q MM CMWKT DRURNTS t CMRKPM SMALL CART 91H ALL WA{AM P(Op RDKEYMIS PA PENT [1615 t CCNWMR SMALL K RWOOW RIM ALL Ma0O1MIS (MASS ODORS NOO M RARq NQLMW Mi MI LAVED IN ALL UMRS SWAP ONNAGL GUNS MUM SOAKS t POLES IX AS REQUIRED, ALL WO ME RWTA r A=MWa ON C OKSM A = llES ROVRMMTS MD MUCT SO= ROCAIM AID SMALL R APPROVED K SOL ALL COST TMALL R NMOED M PLAY ID X1 CMI.ACM SHALL CMWAM SN/ MMRR KWT MNWL CMGWAKOM 10 PNKNI ADKRS IMPACTS ID OF 91E AREAS 00 9AALL R WSPO19 W 10 REPAIR UMNC DAYMES O A . At M COST 10 DARER 11 a6 N" Cl INS I MORE CAM OW AM or RAM AM FALLS *be K woo spMMRB YAwami PRO" VS PA GENERAL CMGB KNM PRMI CEO) PMW AS ApWKVO IT MR 1OPOM WMNMI Q COIHRIMRM AND ROCA.OI (IRO) IPWR WE AOROACf4P or DC PA POOR 10 K SWI Of CMSWXK WR CWIwIUO WOOL Fu A W NONCE a 1410#1 ON RR OCR AND PREPARE A SNRApAO #$MOM % PIA N A=MA10 ON NR YSUP RQMRK Q CMWKWW 9WL CWOMMR ON ALL U1U1V CWMKS FOR M61ALLAIM 4MMOM6 MO ROKARM 11 CMWKWA 94ALL R R[VOOI[ FOR 91 SEDAN NO AB SAFETY WSNK%k KMMIES SMALL R N ALCM UU MN OSW SUADMIN W LOCAL WMIVmr. K CMOKM SMALL ODDS[ Or KMQAKI OEB6 N A= MWAPM WW APPLICABLE FERW SUR AM LOCK RQWAIa6 O DWJM AND SuIARi IS EA6N6 uNrS 9AAL R ROMIEL UNLESS OPIUM[ RIO. N CWlOMMM ON LOCAL SIAR YO MDYMk uNAn WRAF SU WUDS 9CPLfAg6 AO R1KIL MR CWIRKIO TMAI CWMMR UNIT Una USCOMC6 ON MR UNIT WPRSOIADKI II [P6NC YAOWIMC PRARS .YD OMa6 AND MLK WKS AND COMER 10 IRWN 9WL K AMC M RCDMKIEL AS INCESSANT. a ORP MaEI SCC SIOM MICR CG" YANU CHANNEL , ._ m INDIA C( HRO . GAS YCWR GENERAL CONSTRUCTION NOTES (PART ONE) C PON 10 ANY CM6OKIM DIOI Ably CWSWR PORK OMI -Q -MT PQIMIG CW CCBM MY ANY ESSUC ROAA A PEMI 9MtL K OBURO FROM K LOOM DVM%01 Q WAMMUWM CV004 M PIA 6 WO WY NOT AWMa* REFLECT WR WOU RYM16 Q WE MME OM ACT 06OPAOES FLEW K KWMUI$ Q MR PORT 91ALL ORION. 1 AIL MOWS AD COKSML COO RIMS 9MLL COWOM 10 0NRN1 ROrMMS NO SWOMS Q 0401 MM DRUM OWNED. i EDWIN NO ATAMM CMOs RA9NES INA L R PODYM N ACCORDAN WWI K AMMm [ROSH [MWR PUN Mp 9m" K 661ALO POW 10 An OEANW QAMC ON ORIGIN W somom A. OU SP[S AND OStMO AREAS AN 10R IONAM REDO AM 1011A00. S NR W WM ALIOMOE SORE 6 7:1 (Nn7MUU VC1VJ . DOSE RASM Y WIAWALL OLD SQES Q &1 P TOKYO AIRE 10R KAKIm C KIM W3 M SIAWAMAIM MAY ECHO 11" MAI R $MOO MMI N 1< MOON Q WE WMTY OMI M ON R90RL It6 RENO NECESSARY u 060 10 STAMUE A E0MM0 CAMARA. Y. ALL MWAIC CONWAY, 906 9WL WIOM ON WE MOM WAIN FOR MPMM WANTK COAMMa RIQS I MUSS OOOMS TAO Au OMMI PIP[ SALNA K IKWWWM CMMX PPE -CUSS W L ALL MVAIM FOR I MIMM PR kSU&LAIM M61 COURT ON MA SMMAMf FOR K CMWUOM I"WY (a CFO PART 6004E GENERAL CONS'I'RCCTION NOTES (PART TNVO) 1. I= OVA K LOCAL Ow6 Wa -MT IOWA COMPLAIN to LOCAL MMOPK sUWSM NOW OW SOTS WM15-a -06T SNAIL CONFIRM ID WK URSI WPM Q K MOOWA pARRRIII R WAWMUIN STANDARDS AD ROrrkMS FOR MDMIS AD CAP DUCTILE WM PP[ ELEC ELECTRIC RIM FORK UTOPIAN[ TM FORD MAN r aC FRAME AM CDKR TAG FRAME A aU1C Of GREASE 1eAR GY CARE VALVE HOPE IOGU DENSITY POLYETHYLENE WAY NKR! SD SI M SIR ORANAGE Sfom% K 1% TAPPING SACK t YKK IRA U7ulY POE VI MOOR LANE M MIOt YERR WY MICR TALK 6'V C YKK PAWWCA COEDIT ACCESSIBLE CUB RAM WARREN PMMTOC VA NMI- ACCE59R[ IIAAp[M PYWNC LUSE L UCY MAROt MOO BNUMA= AM SMKKVIM USE ra MD BACVU MARINA MDR PMMD WAS. MOMS SOESun MO ONO CWDCR AM PANED SUW#tM O EDAM Fu WROM FOR WROK SIR O PRE.. PEAL WK" N CLIFFS. 1COIPKI USER a RILL 10 TO P( 00M1 $I IAfOm POOCIO RWm HOT ESN D MY WOW AND OW 6 FEET a Baum A0 A STAADAM PF 10 KWO PER ASOO D M WEAN AND O W OCOhN POW EMM OMM PAI MIS OHMS A BONE 9& UM 91MLOC AREAS NMI WT K ISO FOR NOR CW6WAKKK 91010 WAKED ARRAS WPK1 WA PUMI M STMSW PMRIM KRONOR PO ASIA D MI W OK TRANSIT Of WE AOAACMI SOL 6 MOW MAW K M6n REDO. WM CMVACf 10A OM" MI LESS NA MR DM9n Of W ADJACENT SOL 4 AREAS M WmCN PILL 6 10K PLKED 9AALL $I DJAM ONO M AND SWAPPED Q IOPL SOL WROkS SMALL K TIRE Q DOW& ADOTS. WOI SOAP WOW KCEIANK MUM SON IOITMM PARNaES MO ARM 0[ LCKWA O OMCWOM WOVALS OC W WM POKU OWLO 904L R 09 -NW M( UT bc"$ L Omm FILL WWOA SHALL R MIQA§RRCD 901L ok" k ON K CWRKRKNM MEMOU 30 COMPACT It WE S9l 009n RCWO TOY WR MINIMUM LQAVOL MCNhI W FILL WOWAl: ASIA 0 NOV. MSVKANM CK P. OL OL SAY, V. M U ON A WWIAM ASIA D Aye WK WI OF A UAW* ASAP D AJAR PLASWIOY 10. Of 12 AND MAWARM OF 75 KKUT 10 ROAI PAYING MIA 0 U4 ID. 700 SICK, SAUCY WOWM: ASIA 0 747, QASSMCADM M. P. SO V ON A WAMMM a 10 MWOT BY $My PASyC ASIA 0 114 NO. 20D SEVIL RAIL PN6O at ow ROOK AD TWINE 9WL R NATO r sup A MMO 10 mum WK POGO or WK Von M WC 9141. PARNAA4V ADMWIT q ONE BIIlOM6$ 00 SINAI A LEES CUT NO PAip *DNA N (MUS PUDIC SORTS MUST K KWMC N KWDANa 4N 1001 AND KWWNE CMPRIT 9AIDMM NO ROrACAB06 ALL EMSUG C AM GUlp ALM6 NR 61MW a RAS SIR N POW CODMM O AACDDA PJ WG MOIRKIM 91AL K WHIM AltWp WRAM 10 SLpWM AND ROWAIO6 a N" ARYE Wan: 6N OK [KMt WMI A MO INS SA O [ 04 VIVI[ p D SOU, Op10M10t AD ONKO ICON WK [ MCfLNOCW IO fI1NL [I VAN K Alp CW6INK AI KMrs MSED T Y611K. WKOY, O ONO [M I D DICC. PC CMRt N WA SIP MWNt N WR W[ AP PP Or MA NSU CI M W M C IA OA 9gARD a NC MATERIAL Alp ANA qrr N( OE+ CWaT m WAY W( APaNAR RS o SO401K11 K CA W 1AW GENERAL NOTES I. A=SAP NMn PAU= VCS. A MAPS SACOWS MAY MUMLS IOWA R MONACO r CO FOOWKC ON M fI PIMA AY[BCA6 RM O' VAROIRS ACT AND VAN SAAR Alp LOCAL LAOS AM REGULATIONS (OIMRKB AN UM SWANDIT] I M STAGS ON bM M UDR ORR ARE 10 WK MARKS M IN SRS S 9RN11RS ADAASMt 10 FARMS 9WL MANE A WARM MDI Q 6 r01 4 ID MC RSI Q OUR KW AID 000= WEAK MR M WO DOOR SRS M M SUBJECT PFOon. S PUMNCS BBL R PARKED ON 00 MA WOOS M WE FIELD 10 aAMAR aWMIS NN ONO SWCNRK FEAURS L 046 SIR 6 LOGO NA OESRpR 0MRSa 7. I= MEMOC16 M Nal O AMC LARD M a- LEVU OF am RQ rat ALL DAD" M OK 9L I IOW QLNMY PARCEL 10R pEDCAO M41 DYAD Q MRMAL[ COUNTY. COMDEX PAAEKIIF / SKSMX mqw AND ASPHALT CC - 7 RAIWCI OMITTING CC - 3 hMC A K - 3 TYPE B IEILAND NOTES L W SIZE a 1R STAIRS MAY VARY FROM DOSE SNEAK I ALL ABMKW" S AND SLAMS 900 MAY NOT R USED. J vi - C) E o N -E n/ N LL cQ 4a OY c f tL IN A7r TW ITHY RAY TILER Lic. ND 30511 9 Qt. VA., . Z 7 n mY] Y 3 t a Z cn E5 Q C:. Iz aAc w a Q O a C4 d Q O Q m 0 d pa SOP E c E - O a " Oz Q r w DDR PROJECT NO '10457 INDEX TITLE C2 SHEET NO: 2 OP I I DATE: 01/ 28/08 0 QECMC MAPW ELECTRIC KITS I Pau 0 1CLV* M MAMHO E T IRASFOWR PM U TILITY POLE GUY POLE WTOaMNE C , el Artd, L DeO 100 -, r ,' • t, f `'', r Greenwey Dedico[iori y / •J ' i •i' i rt ?• - " r y `\ O y ti •,F 1f ' o- tsaa :.E` t' ii, r r' '.i '' - - - •`'Z" -' -. ,` ",_- ..__ -`' -_ ,;'`\! ., %. 7 - - •i Drainage --. rc.,9its - 1 r ,> r t- r, a r , Pt Y ta 1 Existin Tree Line 1 A i H \ rlhY o' 1,`'. __ __ -___ _ I Ex. Waterline ,\ a sue" 0 f J N e -= E ° a C) D o -v N o o si c rtlIA IN qr TI40THY RAY IRIER> Lit Na 3091$ 0 ppaN MMONEW Q Z C1]V z j O 0. Q v pz Ew- U a z a m E— Q z0 Z Q v v Q E- M U z W c M J z F Cr] z - w CDR PROJECT NO 90467 INDEX TITLE C4 50 0 50 100 150 SHEET NO: 4 OF SCALE: 1" = 50' DATE OI' pg W,lel strocwre ST -I 12 %18 Concrete WST -7 Dempster Padw/ Brick 1z \ RNdwMq W1ot Ib WtYI NNgh! 5 ' - 6 Story Building 4 Floors Residential 2 Floors Parking 20 Residential Units 36 Bedrooms 12x18' Concrete Dumpsler Pod w/ Brick Woll V- 2 6 Story Building 4 Floors Residential 2 Floors Parking 20 Residential Units 37 Bedrooms J =- o0o N =a 6 m E > E Q) DO a t pe' 4 s na zx o,. y r. 4' g C RAT iILER> No , a In O 3 ? a N y O • A m I s' D 240 p :'C R3. B '•• PROPOSE Ame 42 Parking Spaces 2, O CO SF Tot Lot 39 Parking Spaces LIGHT cool Deok 04.• ; 3g4b0 Amenity 1rNx2zs' 1 U 2C F J I Stw 59^ S IDEWALK Slop S9n A 5' SIDEWALK 60' x25' Swimming Pool Pool House 00 C r t - -C 3 kit IV S 5Pl S B t4€ xt8' gl M CM t VAR ACCESS& E H qty ACE Q lY.W 6 SPACES 0 WxW N N a pMOw • ^ O may I in I O Y r1 O N N s O Z m Y Parking Overhong ST -6 In O 3 ? a N y O • A m I s' D 240 p :'C R3. B '•• PROPOSE 3 21.5' IPo 5 Story Building 4 Floors Residential 5 SIDEWALK - 5' SIDEWALK A menit y M 1 Floor Parking / 00 Q •50' Fenced Do Park T 20 Residential Units 230 0 S. kY xEkO' ^t4. u' 37 Bedrooms t ' 21.5' 21 Parking Spaces O z V2 POLE LO IN — ,11 — - -• EC Sicy O R15. ST # 6 • t ST T © - 60 5' SIDEWALK uH -< Q LYi•• t2 - - orr Q SI Sin I t — 3A 5 SPACES, k t0' xt4 no t YAN Orr ACESSIES,€ 6 SPACES o 70' x15' , as A 2 • $ a ST W 9 V- 4A # NG SPACE 1ffxt3Y + .." """' ly < i c 1* z ; "•, ,., _ ttx 3 1Y r ' 4ak wt 5 cr _ a LL ti Stop}" 5 SIDEWALK ay y ! WALK 6. 0 WALK s o _ RN. Vj m a uo. Ndtn Stop Sir ,0 s9nJ L F v 1 av i p 9> Q Q 819.0 ST -1 r7..' •" Za Q 5 Story Building 3 Story Building p => 5 Story Building 3 Floors Residential 2 Floors Residential 8/ sT -1/ f_ L Z U Q 15.9' r Parkin '_! Z cn s 4 Floors Floo Residential 2 Floors Parking 1 Floor Residential Units W 0 - r Parking ° 15 Residential Units 28 Bedrooms 20 Bedrooms ( E 4 EL 20 Residential Units t1. 36 Bedrooms 42 Parking Spaces 21 Parking Spaces f_ L. r m 0 21 Parking Spaces 12'x18' concrete Dumpsler Pod (x Q w/ Brick Woll d o-- o-- - - - - o-- o- - t "' 1- 6 - °r E 3 O 4H - 1 NH W E DDR PROJECT NO 70457 O \ r I INDEX TITLE 20 a 20 as 60 C 5SCALE: 1" = 20' I DATE 01/ 28/ 08 SHFFT 5 OF II I I Ame ity #3 2, O CO SF Tot Lot aaD' LIGHT 3 21.5' IPo 5 Story Building 4 Floors Residential 5 SIDEWALK - 5' SIDEWALK A menit y M 1 Floor Parking / 00 Q •50' Fenced Do Park T 20 Residential Units 230 0 S. kY xEkO' ^t4. u' 37 Bedrooms t ' 21.5' 21 Parking Spaces O z V2 POLE LO IN — ,11 — - -• EC Sicy O R15. ST # 6 • t ST T © - 60 5' SIDEWALK uH -< Q LYi•• t2 - - o rr Q SI Sin I t — 3A 5 SPACES, k t0' xt4 no t YAN Orr ACESSIES,€ 6 SPACES o 70' x15' , as A 2 • $ a ST W 9 V- 4A # NG SPACE 1ffxt3Y + .." """' ly < i c 1* z ; "•, ,., _ ttx 3 1Y r ' 4ak wt 5 cr _ a LL ti Stop}" 5 SIDEWALK ay y ! WALK 6. 0 WALK s o _ RN. Vj m a uo. Ndtn Stop Sir , 0 s9nJ L F v 1 a v i p 9> Q Q 819.0 ST -1 r7..' •" Z a Q 5 Story Building 3 Story Building p => 5 Story Building 3 Floors Residential 2 Floors Residential 8/ sT -1/ f_ L Z U Q 15.9' r Parkin '_! Z cn s 4 Floors Floo Residential 2 Floors Parking 1 Floor Residential Units W 0 - r Parking ° 15 Residential Units 28 Bedrooms 20 Bedrooms ( E 4 EL 20 Residential Units t1. 36 Bedrooms 42 Parking Spaces 21 Parking Spaces f_ L. r m 0 21 Parking Spaces 12'x18' concrete Dumpsler Pod (x Q w/ Brick Woll d o-- o-- - - - - o-- o- - t "' 1- 6 - °r E 3 O 4H - 1 NH W E DDR PROJECT NO 70457 O \ r I INDEX TITLE 20 a 20 as 60 C 5 SCALE: 1" = 20' I DATE 01/ 28/ 08 SHFFT 5 OF II I I OtI Structure S7 -, to Si -7 1 11 SPACES 0 9118 it SPACES 0 9'= 18' 4111 — 4. . 14. 0' 1 HC SPACE 40. 1 HC SPACE 4 SPACES 0 9118' t 0. 7 0 V.18' 4 SPACES 0 9'. 18 SPACES 0 1.18 08' 18 4 SPACES 0 9118 HC e a O iG O x M pooh Deli Elev- • 3@4' 00 - Amenity bl 25' x12 60' x25' Pool Swimming Pool House t• , Tom: • 11 SPACES 0 9'. 18 I HC SPACE M z ra Q 3 8 oc o Q / m 4 SPACES 0 9'. 18' 0 8.18' 4 SPACES • 9.18' O N o MH -4/' 1111 1 co IM E o o > m I a : Z z oCFSPACES09'.18' 1 H ACE 4 SPACES 09' =sr -, ^ T z . SPACES a 9118' I HC SPACE 4 SPACES 0 9'.IB' 4 SPACES 0 9' x18' a 8it8 3,; 51 - 1 a - 0. z V CD 1 w O 11 SPACES 0 9118' n 11 SPACES 0 9'. 18 h - F U 6 9' x18 %//0 a G 0 am Q Ps9d w L L sE>BISK uHE v Cy — fl--- - 0 -- — -- [ - -- CL. E E2 w MH- ® w E U w O ' INDEX PROJECT NO 67 7 INDEX TIT // / /] 20 0 20 40 60I L I SCALE 1" 20' I U O I r SHEET NO 8 OP 11 DATE 01/ 28/ 00 E 0 o Z N o Q w ya " a S Y 9 c RAY It L N0. ]0511 O O 0 O 57- O Si_4 5L4AsOO O 0 7 6A p HC l 4 SPACES 0 9' 08' 1 HC SPACE O a e'. ttr 4 O o- o- –o-- — x M pooh Deli Elev- • 3@4' 00 - Amenity bl 25' x12 60' x25' Pool Swimming Pool House t• , Tom: • 11 SPACES 0 9'. 18 I HC SPACE M z ra Q 3 8 oc o Q / m 4 SPACES 0 9'. 18' 0 8.18' 4 SPACES • 9.18' O N o MH -4/' 1111 1 co IM E o o > m I a : Z z o CF SPACES 0 9'.18' 1 H ACE 4 SPACES 09' =sr -, ^ T z . SPACES a 9118' I HC SPACE 4 SPACES 0 9'.IB' 4 SPACES 0 9' x18' a 8it8 3,; 51 - 1 a - 0. z V CD 1 w O 11 SPACES 0 9118' n 11 SPACES 0 9'. 18 h - F U 6 9' x18 %//0 aG 0 am Q Ps9 d w L L sE>BISK uHE v Cy — fl--- - 0 -- — -- [ - -- CL. E E2 w MH- ® w E U w O ' INDEX PROJECT NO 67 7 INDEX TIT // / /] 20 0 20 40 60I L I SCALE 1" 20' I U O I r SHEET NO 8 OP 11 DATE 01/ 28/ 00 E 0 o Z N o Q w ya " a S Y 9 c RAY It L N0. ]0511 0_ T o O SlruclureCIW N N . eta cz sr -t ns ` OT- 2A 41 pz JJ a RAY 1KLER> Go sT -za DODO tt SPACES 0 9'.10 11 SPACES 0 li- e o 2A 0' - fsJr4NAl ENG 1 HC SPACE I VAN NC t SPACE A SPACES 0 9'.10 0 INC A SPACES 0 9.10 A SPACES 0 9'.10 SPACE 0 8'. 10 0 9'vIE' T- - - - 1 0 . - - Pool • Deeli - Ele, , 3$ 4O0' - - O Amenity b 25x OO T 60' x - Pool y Uz l Swimmingg Pool - House \ C7 - r - - - - - t a C 3 e n} — 5 M O ST -5 M _ Amenity #3 - Amenity q2 = 0)M 2, 000 SF 2, 000 SF VVVlll Tot Lot Fenced Dog Pork q ]T J Q a QST- ST-MH -4' T 0 sr -. 1 V6 co 1 0 E- w 1 z1HEGsr -1 z z Q A SPACES 0 9', 10 1 8 , x19 A SPACES 0 9'. 18' n O Q W O Y 11 SPACES 0 9' x18' M >. (]. Q m O m SE, B o-- o - - --- ,g--- - o--- o- '- - -1 - - a- --o -- -- a---- - -0 1 - - a O MH - I MO S 2 • Z H w 41 I DDR PROJECT NO. 70467 20 0 20 40 00 ' INDEX TITLE: SCALE: 1" = 20' I f C 7 SHEET NO 7 OF 11 I I DATE 01/ 28/08 z2 z E 0 0 ByO_ Ftlt 7v 15 HD F _ 370 av Ch.0 MOTHY RAY TILE Lit N0. Me 14a- AL Lower Deck Elev. 366. 32: L --377,o* erVeck _Eleiv W Upper Deck, Elev. 37T. 68' -Upper Deck Eley.- AI66 3r 77 First- Flor 3j7 -First Floor Elev. S87 68' I j Roof DeN' 441.43*, Ro of Eliiv. 461, 43 T7fBuildingHeight64' B. u.i I ding HeighJt 65' Deck EleC 394b0 C13 62 71' AT Amenity Cn 11 V ng oo noAS ad71 IF 9t r' ll .74 T a 410— lower Deck Elev. _393. 87' EASEMENT NE)M-2D' DRAINAGE Amer6ty #3t Amenity #2 m 1916 2, SF First Floor Elev. = 406. 00' C)2 DOD SF, E;P F& ced Do 2 t t lot Lot' Root Elev. = 461. 75' SEWER E SEM T i3, W 20' SANITbL , , / i Building Height 57' C4 ix E 7 _A: 73 : 1 4 Ift- vi t ST-4 1Z I H!)Pk sT_" v S_ I —z in till W 20" • A VERLINE EASYMENIT nEv WATERLINqASEMENT • `\ it L rzr.IN 4T, 87 NEW 20' 1 At Z EASEMENT O Lower; Deck Elev. 392. 12' CQ E— 11i E— A \- 11\ " - r - - I Lower Elev. 405. 17,' ST-I C) Upper Deck Elev. 403. 52' 2 E— LdwerDeck, Elev: = 377. 98' First Floor Elev.' 413. 521-- rirst Floor Elev. 415. 17" Roof Elev. = 448. 25' First Flocir E41Y. =` 387 4 \ 1 \ ''. ' WRof457. 93' Q., Building Height 34' C:, u - 9RoofElev. = 44, 3.73' N Building Height 64 k ='62' E—liding Heigh 7 SE L --b O 0 => 20 C/ I2 T NEW'20' 5ANITARY_ S CEWEREAS M6 DDR PROJECT NO ?0467 oj 60 4CY INDEX TITLE SCALE 1" 20' C8 I SHEET NO. 8 OF 11 0 DATF 01/ 28/08 L IF OF FDOL'IFfZ) 3,1 AR 4P CD INTER10 LANE let stt (—/ I 8 T— Fi te6 5' j 7 5 6 5 0 1 1- P 3, 4 5 PLAN I 15T I T- I IE T= - U l u , E A CL 0 0 w icy •. - : 1 ' ' . 1 oil Amerl4 #1- WE MEN mlemty 2, 600SF Tot Lot' NO— In MEN WOMAN RIMMING& ILI INIIIII T7LI VARIABLE WIDTH C) Slope Vanes VARIABLE WIDTH ASS A- JCONC IcP_'- 1/4' 1' (MAX) Z 2 D o 0 0 A COMPACTEDJ I' IM 4 SUBGRADE 6•- VDOT 21A BASE MATERIAL 95% COMPACTED VDOT 21A J COMPACTED SUSCRADE E Q r2 Typical Pavina Section Detail 95% COMPACTED r3 Typicat Sidewalk Cross Section Q . NOT TO SCALE C 1 NOT TO SCALE 0 L ITHl't IH 4, A/WIDTH VARIES HT _fl_ M fl I I' l I C,3, 000 P 4' F-6*F DRAD Yt 4" PIPE 8 # 21A TIMOTHY RAY MIIIER Lit Ilm 3Me12 TO DAYLIGHT 4 @VDOT2 ' 1 * / COMPACTED SUBGRAD E0 ACH WAYSTONEBASE95% COMPACTED VDOT STD. UD-4 UNDERDRAIN AL TRENCHED AFTER SUBBASE COURSE Typical Pavement Section Dumpster Pa IS IN PLACE) TypicalNOTTOSCALEr5 _PantopsPavingSection- South Drive Improvements NOT TO SCALE Ca Z Q 77' N A Nos r 57 jWj z co C=) 0- EEA; kZNT z 0., co 34'In 0 p It C) 0 O V E — CL m I Z- 0 DDR PROJECT NO 70467 30 0 30 60 90 50 0 50 100 150 INDEX TITLE 0 SCALE 1" 30' 0 SCALE. 1 50'C 1 0 DUTH PANTOPS DRIVE ROAD IMPROVEMENTS Cl OV S-1. 1- 30 a SIGHT DISTANCE DETAIL U) -50j SHEET NO 1 III0or DATE, 01/ 28/08 t / - _ _a \• -- -..`'' r', - _ _ _ _ .._ - - .,' - _ - - - -- -_ - -_ _ `` - 'fib.,. `Y / ui 0 l , / / / . _- _ _ _ -_ - ' • - - _ _ "•.. ~ ' - J ' 1 1 I i J J !,. i ,' I / I f ,'', I p Z r r ' f _ — r' r i ,' ! F F , ' ' - - -- ...__ _ - - - I '' r . , TIMOTHY RAY MILLER- f / ., - _ _ - - - - + `-,. _ - -- - - / , J ` j '• J , f ,' ' J l / ,' F / / / % r' lic a..)Np51Y wl 4f 41 4ft ., • -. / , r ,- __ 'r +fir t j \ ~ l am•, ~ _ _ _ _ _ _ _ - ... ' '` ij> {' J I / r' r r' r'r JtpNAI ftl a,., i' t, - - - _' —'r r J •r','! '`r: r I ,`Irl. ,',' r I i JI i , t )' y \\ ----_,_.- "~-_ __ --'_ __ - - __ -_ _ "-'_ -- -_'_ •,_ .__.- _--- " " -' - -" -_,_ ^- `-_'- - ,,.-_ ; frl, r r; J %r ff / Jr' f lf /, r Z CJ zpf ''f: >Y ' "._ '`__. __._ __ ____ __ _ ___ _-__ -_. - _'_, _ "_ __ _. _. _. _ __• -•. ''' rf! Jf ) f IJf f r r, r ,' O r cla l ! r'• 1 J ' 1 - % r.. , ` _ _- ______- ara-'_ _- _...____ - _ ___ — _ -__~ l,` r'''',{},t,!), ' /, l;`' if r 1 C' 3 i I JIr •,'f; , f I / ' •'J 11 o m Y.\ i 1 - _ - _ _ "' _ _ - - !/ ^ l `- _ - - t ` .'_ - - • ir /. , ' . 11J i trt ' f _ fIw ` L.. 7 3vioro' "r i` _ _ il.; r, 4 f !' ' /• ri( i , r i.J t jJ , Amm; ly _ 5 Do J i 1 . i i3 - , ,'1 t •( rt . ±T ! { 1 - - II - - - - - - '_ - -` j . r i%: / J I r 1i ! O ,] 8ir r J r i r 1 a Frlr / j " ' WILL F+ c RE { AFTER y l ' A zaoo F S. 3.oao sFaac ' of LoY orc d Dog PoTIALONSE'', HAS BEEN TABIUZt D. FFE b 1` oI ARE USED FOR THIS PLAN -' 5' PROPOSED CONTOURS t '\; \.'. t, l ' O; i ice oqff i s w / \ { \ 1 1 ' JUL mow - rrwr nw .- = w .ter w •.rwwn:w w 3 w r:.+. +. , .,.. 1, \ N fit 111 y if - i o - L - j \ THIS MASS GRADING PLAN WILL BE J ° PERFORMED IN PHASES TO MINIMIZE THE POTENTIAL EROSION OF CRITICAL SLOPES F'-; ` , ADJACENT TO THE PROPOSED DISTURBANCE. l\` ', ; `'• ` o y . \ - _ 1. ! ` `' ; THE INITIAL PHASE WILL INVOLVE THE INSTALLATION OF THE TWO SEDIMENT TRAPS THIS L FOR SIR E d, -' - o ! r+. s y :6 t ` o _ - - -CON STRUCTION OF THE ALLOW RON y O :_ BUILDING PADS. ONCE THE FRONT PORTION OF THE SITE HAS BEEN STABILIZED THE DIVERSION ATITHEREAROFTHESITEWILLBE REMOVED. a O If, J - THE RUNOFF FROM THE LAST BUILDING PAD CAN BE CONTROLLED WITH SILT 6 0 i FENCE ONCE THE CURB IS IN PLACE IN FRONT OF THE BUILDING PAD, 36 0 30 60 •, 90 .r - 2 Q U z aoa FO. m d d d v w a . w c p z z a w a CDR PROJECT NO 70469 INDEX TITLE C11 SHEET NO: 11 or 11 DATE 01/ 28/08 , f rp _r• ro f r Z art 1 r W- 6- w A7 i r 1. e. wwrl AL r I J r UNN ° MM C i17m o ° m E Q0 a 0 0Z cn 0 6 co co LL d z C) CD Xz" W O a U a w w cn oa, a. m ,ood df/] d E- U A U z a w a DDR PROJECT NO: 7Q457 INDEX TITLE: EX1 SHEET NO: I OF DATE: 05/ 28/08 Dominion Development Resources, LLC cts June 10, 2008 Pat Lawrence Division of Zoning and Current Development County of Albemarle 401 McIntire Road Charlottesville, VA 22902 RE: South Pantops Condominiums, SPD 200800012 Request for Critical Slopes Waiver Dear Pat: This letter is to request a waiver from the requirements of Section 4.2 of the Zoning Ordinance. The attached site plan shows that there are areas with 25% or greater slopes that will have to be disturbed as part of this project. The total area being disturbed by the building site proposed for TMP 78 parcel 20 is 3.96 acres. which is only 30% of the area of the 13.10 acres that make up the parcel. Also, the total area of critical slopes within the area of disturbance for the proposed project is 89 acres, which only composes 13% of the 6,76 acres of critical slopes that exist on the parcel. Furthermore, the area that is classified as having 25% or greater slopes composes over 50% of the parcel, with these areas of critical slope being spread throughout the entire parcel. I .- - ---- ------- Description of I Parcel Area Total Critical Total Critical /® of Critical Areas slopes on slopes slopes site disturbed I disturbed TMP 78 -20 13.1 Acres 6.76 Acres .89 Acres 13% Therefore, the request for a waiver is supported by the knowledge that development of this site would be unreasonably restricted by the requirements of section 4.2. Due to the existence of critical slopes spread throughout the property, the availability of a building site of usable shape is excessively limited in size. Page 1 of 2 Attachment 13 Below, each of the main concerns of developing critical slopes as laid out by the Zoning Ordinance section 18-4.2 is addressed: 1. "movement of soil and rock". We will provide an erosion and sediment control plan for controlling the movement of soil and rock involved with the construction proposed in the critical slopes, a preliminary design has been attached. 2. "excessive stormwater run-off'- Storm sewer and SWM facilities will be designed to control the runoff from the site. 3. "siltation of natural and man-made bodies of water": Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. While the site may be disturbing a small portion of critical slopes, the design of the project is taking into full consideration the welfare of the future residents of the condominiums proposed for the site, and of the general public. For instance, in order to accommodate pedestrian access to the Rivanna River, a trail system running from the public street has been proposed. The welfare of the future residents and neighbors of the condominiums would be improved by this access; and the pedestrian trail will include two foot-bridges to enhance and improve the existing system. The reasons given above demonstrate that the grading of critical slopes on this project will not be detrimental to the health, safety, and/or welfare of the public. Please call me if you have any questions or concerns. Sincerely, Justin Shimp Page 2 of 2 Attachment 13 nt A 1, County of Albemarle Department of Community Development Memorandum To: Pat Lawrence, Current Development planning and zoning review From: Phil Custer, Current Development engineering review Date: 2 December 2008 Subject: South Pantops Condominiums critical slope waiver request (SDP-2008-00012) The critical slope waiver request has been reviewed. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The critical slope disturbance on parcel 78 -20 will be needed for the placement of condominium buildings, surrounding travelways, and parking lots. The analysis provided in this report is based on the current drawing dated 11- 06 -08. Nearly the entire critical slope disturbance occurs within 150ft of the relatively flat meadow area on the property. This area is about 2.25 acres of contiguous land without critical slopes. All critical slopes on this property appear to be natural and well vegetated. Areas Acres Total site 13.12 acres approximately Critical slopes 6.76 52% of site Critical slopes disturbed 0.89 13% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: A portion of this disturbance, the area needed to construct the biofilter, could possibly be considered exempt. It appears a smaller development footprint would eliminate the need for a SWM facility on the critical slope. [4.2.6c] The combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.12 acres. This area is approximately 13% of the critical slope disturbance. Compliance with Zoning Ordinance 18 -4.2: movement of soil and rock" Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before runoff enters the Rivamla River. A detailed phased erosion and sediment control plan will be required in order to construct the buildings and travelways with the critical slope disturbance requested. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. excessive stormwater runoff' Stormwater runoff will be controlled on site by a biofilter. The WPO plan review will ensure that adequate channels for stormwater runoff will be included in this plan to the Rivanna River. Attachment C ` Albemarle County Community Development Engineering Review comments Page 2 of 2 siltation" Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. The applicant has included in this set a conceptual Erosion and Sediment Control plan. An approval of the site plan is not an indication that the conceptual plan is acceptable. loss of aesthetic resource" The critical slopes along the ravine of this property are visible from South Pantops Drive. The critical slopes on the west end of the property between the flat buildable area and the river cannot be seen from South Pantops drive, but the area is visible from a trail ruining along the east side of the river. septic effluent' This site is serviced by public sewer. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with standard engineering and erosion control practices in a phased Erosion and Sediment Control Plan that will be completed with the review of the WPO plan. Therefore, engineering review has no objections to the approval of this critical slope waiver. However, it should be noted that close to 2.25 acres of relatively flat land could be developed on this parcel and a critical slope waiver would not be required. I r A1,8 RG1N COUNTY 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: SDP 2008 -12 — Preliminary Site Plan for South Pantops Condominiums TMP 78 -20) and Critical Slopes Waiver DATE: 12/02/08 (Third Review) -Plans dated 1/28/08, last revised 11/06/08 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 units /acre. The majority of the site is critical slopes, with the exception of the approximate 2.25 acre 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 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 SP 2008 -003 & SDP 2008 -012 South Pantops Condos Parking Structure Planning Comments December 2, 2008 i Attachment D 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 considered for this orooerty. shown below. JJFr_ 7r f irwrr a. 4# 44 lip IIIV i Pantops Master Plan -Parks and Green Systems Map 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 provide for public parking and access with suggested locations at Riverbend Drive, Peter Jefferson Place, and near State Farm on South Pantops Drive. Viewshed Protection in the Pantops Master Plan The Pantops Master Plan recommends that developers be cognizant of the need to consider and protect Monticello's viewshed when developing rezoning plans and site plans. The Master Plan recommends as part of a future set of design guidelines for Pantops, that consideration should be given to creating height restrictions in areas of high visibility and where a proposed height would negatively impact a historic viewshed SP 2008 -003 & SDP 2008 -012 South Pantops Condos Parking Structure 2 I Planning Comments December 2, 2008 Pantops Master Plan -Land Use Plan or one or more scenic qualities of the neighborhood to avoid skylighting of buildings. County lighting regulations should be evaluated to identify any changes appropriate for Pantops, given its visibility from Monticello and topography within the neighborhood. Until a set of design guidelines is created, developers are requested to consult and incorporate Monticello Viewshed Guidelines into new development proposals. 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: Previous Comment still applies: 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. Previous Comment still applies: 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. Previous Comment: 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. Revision: The plans now show two levels of terraced retaining walls of 5' -7'max heights. Previous Comment still applies, although I understand Parks & Recreation have been consulted now, although no information has been provided. 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. 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 an opportunity to interconnect the parks and greenspace system. Revision: Will the proposed trail connection from South Pantops Drive to the Greenway be dedicated to the County or will an easement be provided to allow public access? Previous Comment: 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. Revision: No information was provided to indicate how this previous comment has been addressed and I have provided more background from the Pantops Master Plan above as to why this is an important issue to address. SP 2008 -003 & SDP 2008 -012 South Pantops Condos Parking Structure 3 Planning Comments December 2, 2008 1 It R jlf., .• •'• ' j 1' l .I ) / :,'.i = 1 \ ` •) e fin 449' 0 G. Ch to ff 00 J.LA 61 •60 Z00 0 7. • fork P- 6root Br fill men OR 7 Hef PM 457 R OTo r o( V)It i n 436 O 00kv V 0 Ary O a mo `531 raf4 R - z Cem J f 'INV 41 1ftv os C 41 whood Boundorle-cighb NVooded AI ip. 1;.t 100 11(n)(1ploins: vt,tt ul.lal trllanct.: '/ ' ._ - f f_ ! " ., o -\\. 7 - PA' nisilk C soil" Perennial streallis• Growth Area Open Space Map Urban Neighboi Three and Four 111 'd 1p 2 Cet am 53q),Ii W Aachment E J D 0 o A Mach mcnt F r r, u 11 Attachment F