HomeMy WebLinkAboutSDP201800056 Review Comments Initial Site Plan 2018-10-02COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
October 2, 2018
Mr. Justin Shimp, P.E. — Shimp Engineering
912 East High Street, Charlottesville, VA 20902
(434)-227-5140 / justinkshimp-en in�g co
EcoVillage Holding Inc. — c/o Mr. Tom Hickman
480 Rio Road East, Charlottesville, VA 22901
(434)-989-7083 / thickman56(&gmail.com
RE: SRC Comment Letter for SDP-2018-00056 (EcoVillage Charlottesville — Initial Site Plan)
Mr. Shimp and Mr. Hickman:
The Planner for the Planning Division of the Albemarle County Community Development Department (CDD) and
other members of the Site Review Committee (SRC) have reviewed the development proposal referenced above.
Initial review comments from the following SRC members are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (Engineer) — (attached)
Albemarle County Information Services (E911)
— (attached)
Albemarle County Building Inspections — (attached)
Albemarle County Department of Fire Rescue —
(attached)
Albemarle County Service Authority (ACSA) —
(attached)
Rivanna Water and Sewer Authority (RWSA) —
PENDING as of 10/1/2018
Virginia Department of Transportation (VDOT)
— PENDING as of 10/1/2018
Each comment is preceded by the applicable reference to Chapter 18 of the Albemarle County Code (Zoning
Ordinance) unless otherwise specified. (The following comments are those that have been identified at this time;
additional comments may be added or eliminated based on further review.)
The Planner will either approve with conditions or deny the Initial Site Plan within 15 days of the Site Review
Committee Meeting.
Please contact me at your earliest convenience if you have questions, or require additional information or assistance
prior to the SRC Meeting on Thursday, October 4.
Sincerely, ► /� '
Tim Pad i o, AICP
Senior P a.,
Page 1 of 5
(434)-296-5832 x 3088 / tpadalinogalbemarle.org
Albemarle County Planning Services (Planner) — Tim Padalino, tpadalinogalbemarle.org — Requested Changes:
1. [Comment] The public notification fee of $215 has not been paid prior to the SRC meeting. Please pay the
outstanding fee balance prior to any further review/action of the plan.
2. [Comment] Planner review comments in this letter are primarily related to Site Development Plan
requirements only.
It appears that proposed new residential lot lines are shown on the plan, and multiple private streets are
proposed, but no subdivision plat application nor private street authorization request was submitted. Any
subdivision related comments in this letter are provided for reference only, unless such comments provide
information about revisions or procedures that are necessary for site plan approval.
Additionally, this letter does not provide detailed comments regarding the special use permit application
for the proposed disturbance of preserved steep slopes for private facilities (SP201800016) — a separate
review comment letter will be provided for that application.
3. [18-32.5.2(i), 14-233, 14-234, and 14-2351 When private streets in development areas may be authorized.
This plan proposes a private streets that would serve single family detached units and single family
attached units. While streets (public or private) are not reviewed or approved with site plan applications, it
should be noted that a private street authorization request must be submitted with any subdivision plat
application for this project.
Please submit the required private street request pursuant to County Code §§ 14-233(B)1 and 14-234,
along with the required justification, for administrative review in conjunction with the subdivision
application.
Per County Code § 14-235, a maintenance agreement for the private street must be submitted for review
and approval by the County Attorney's Office with the subdivision application.
4. [18-32.7.2.2(a), 14-410, 14-412, 14-234(D), and 18-2.51: It appears that the proposed "Vegetated
Pedestrian Streetscape" does not meet all applicable private street standards. While streets (public or
private) are not reviewed or approved with site plan applications, it should be noted that any desired
private street standards waiver requests must be submitted with the subdivision plat application for this
project.
Please submit any such private street standards waiver request pursuant to County Code § § 14-234(D) and
18-2.5 for review in conjunction with the subdivision plat application. Please ensure the waiver request
identifies each applicable County Code provision for which a waiver is being requested, the proposed
alternative, and corresponding justification.
5. [18-32.7.2.2(f) and 18-32.7.2.31: Per previous discussions and coordination between the County and the
applicants, it is anticipated that the development of the site will include a publicly -accessible, non -
vehicular connection to accommodate safe, convenient mobility through the site, in lieu of providing a
sidewalk and/or bicycle lane within the Rio Road East public right of way.
Please provide more detailed information about the location, design, and use of safe, convenient, publicly -
accessible non -vehicular connections through the development site for review and comment.
6. [18-4.6.3(a)] The supplemental exhibit "Double Frontage Screening Option 01" shows a proposed
reconfiguration of driveways (compared to the configuration shown on Sheet C3) for Lots 6A — 13A to
show shared driveway arrangements. Lots which utilize a shared driveway easement shall establish the
primary structure at least ten (10) feet from the edge of the shared driveway easement.
7. [14-401, 14-419, and 14-203.11: Lots 6A — 13A are double -frontage lots, which are not permissible unless
a Special Exception is submitted and approved pursuant to County Code § 14.203.1. Additionally, if
double -frontage lots are approved by special exception, County Code § 14-419 requires such lots to be
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screened as provided in County Code § 18-32.7.9.7. Those screening requirements may be varied or
excepted as provided in County Code § 14-203.1.
8. [18-32.7.3 and 18-4.12.81: A Shared Parking Agreement must be provided for review by the Zoning
Administrator, in order to allow for the required parking to be located separately from the residential lots.
9. [18-4.6.1(a) and 14-4031: Proposed Lot24A does not appear to have any frontage on a (proposed) private
street. Please revise to eliminate lot or provide required minimum frontage.
10. [18-15.3]: Minimum lot size for bonus -level conventional lots in the R-4 Residential District is 7,260 SF. Please
identify the size of the proposed lots.
It. [18-32.7.2.1(b)]: The proposed relocated entrance on Rio Road East must be approved by the Virginia
Department of Transportation.
12. [18-32.5.2(a)]: Please revise the Drawing Index on the Cover Sheet (C1) to identify the total number of sheets.
13. [18-32.5.2(a)] : Please add all applicable Zoning Overlay Districts to the Zoning information on the Cover Sheet
(C1).
14. [18-32.5.2(a)]: Portions of the subject property are not shown on sheets using a scale of 1" = 30'. Please ensure
the entire subject property is shown on all applicable sheets from which important information may be omitted
due to the entire subject property not being shown, including Sheets C3, C4, and C7.
15. [18-15.4 and 18-2.4] : Bonus Factors. Additional information is required in order for County staff to have
sufficient detail to make a preliminary determination of probable bonus factor(s). Specifically, more
information is required regarding the Environmental Standards, Development Standards, and Affordable
Housing Bonus Factors, as identified in the following comments.
Please incorporate all Bonus Factors information into the Site Plan, instead of providing supplemental exhibits.
16. [18-15.4.1, 18-2.4, and 18-32.7.91: Bonus Factors: Environmental Standards. In order to qualify for this bonus
factor (maintenance of existing wooded areas equal to 10-19% of the site), a conservation plan as specified in
section 32.7.9 shall be required.
Please provide the required conservation plan.
Please also identify the location, extent, and size of the wooded area(s) that are to be maintained on Sheets C2,
C3, C4, C5, C6, and C7. Please demonstrate that the "wooded areas" to be maintained are eligible for this bonus
factor, relative to the definition of "wooded area" in County Code Section 18-3:
Wooded area, forested area: An area containing one of the minimum number of trees of specified
size, or combinations thereof, from the following table:
Diameter of Tree at Breast Height:
Per One Acre:
Per One -Half Acre:
3.0" - 4.9"
60
30
5.0" - 6.9"
38
19
7.0" - 8.9"
22
11
9.0" - 10.9"
14
7
11.0" - 12.9"
10
5
13.0" - 14.9"
7
4
15.0"+
5
3
17. [18-15.4.2 and 18-2.41: Bonus Factors: Development Standards. Bonus density for road improvements that are
not otherwise required by law (including public multi -use paths) requires Board of Supervisors approval prior to
approval of the final site plan. Please provide more detailed information about the location, design, and use of
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any safe, convenient, publicly -accessible non -vehicular connections through the development site for initial
review by staff, and for final review and approval by the Board of Supervisors.
Additionally, please note (for informational purposes) that the proposed "Pedestrian Connection" / "Pedestrian
Path with Access to Rio Road" will require a public access easement plat and deed of dedication for the public
use of the path, as well as a maintenance agreement demonstrating HOA maintenance of the path, all of which
must be submitted and approved prior to approval of the final plat. This connection may need to include signage
so that members of the public can understand the connection through the EcoVillage development is open to the
public. Additional communication and coordination with staff is necessary in order to refine this proposed
connection, prior to BOS consideration of the connection and corresponding bonus density factors.
18. [18-15.4.2 and 18-2.4]: Bonus Factors: Affordable Housing Standards. Please provide additional details to
explain the bonus density for proposed affordable housing. Staff acknowledge that the Bonus Density
Calculations indicate that this bonus factor will yield an additional 7.8 units; however, this information must be
incorporated into the Site Plan, and more detailed information is needed [such as a note which confirms that "at
least one-half of the additional housing units allowed by this density bonus shall be developed as affordable
housing units" and which specifies the number of such units, pursuant to County Code § 18-15.4.3(a)].
19. [18-32.5.2(k)]: Proposed "20' Sanitary Sewer Easement" shown on Sheet C8 requires the submission, approval,
and recordation of an easement plat inclusive of the owner's signature(s) for each property(s) that would be
affected by the proposed easement.
20. [14-304 and 18-30.71: The site plan shows the entrance, access way, and parking would involve the disturbance
of preserved steep slopes. Such disturbance is not permissible by right. The proposed disturbance of preserved
steep slopes as shown on the plan would require BOS approval of a special use permit (for "private facilities,"
pursuant to County Code § 18-30.7.4.b.2), or BOS adoption of a zoning map amendment (to amend the
designation of the steep slopes from "preserved" to "managed," or to amend the boundaries of the steep slopes
overlay district, pursuant to County Code § 18-30.7.6), or both.
Staff acknowledge the submission of an application for special use permit SP201800016 pursuant to County
Code § 18-30.7.4.b.2, which is under review. Staff review comments for SP201800016 will be provided on
10/4/2018.
21. [18-32.5.2(a) and 18-32.5.2(d)]: Please revise the Steep Slopes (Preserved) to be clearly legible. The Steep
Slopes (Managed) are shown clearly using a hatched graphic convention, but the stippled graphic convention
used to show Steep Slopes (Preserved) is virtually illegible.
22. [18-32.5.2(d)] : Please revise Sheet C5 ("Grading Plan") to show the proposed limits of disturbance. Currently,
only the proposed new contours are shown; please show the extent of proposed grading activity.
■ (Advisory / For Future Reference): A Landscape Plan is required with the Final Site Plan, per County Code §§
18-32.6.20) and 18-32.7.9.2(a).
■ (Advisory / For Future Reference): A Lighting Plan is required with the Final Site Plan, per County Code §§ 18-
32.6.2(k) and 18-4.17.2.
■ (Advisory / For Future Reference): Please note that the Final Site Plan cannot be approved unless and until a
complete application for Road Plans is submitted, reviewed, and approved as required per County Code § 18-
32.7.4.1 and County Code Chapter 14.
■ (Advisory / For Future Reference): Please note that the Final Site Plan cannot be approved unless and until a
complete application for a Water Protection Ordinance Plan / VSMP Plan is submitted, reviewed, and approved
by the Engineering Services Division of the Community Development Department as required per County Code
§ 18-32.7.4.1 and County Code Chapter 17.
It is anticipated that County Staff in the Engineering Services Division of the Community Development
Department will identify this requirement, as well as any other requirements relating to stormwater management
and drainage control, including the dedication of easements for facilities for stormwater management required
per County Code § 18-32.7.4.2(a). Please see attached CDD-Engineering review comments.
Page 4 of 5
Albemarle County Engineering Services (Engineer)
Emily Cox, ecoxgalbemarle.org — Requested Changes (9/18/2018); see attached comments.
Albemarle County Department of Fire & Rescue (Fire -Rescue)
Shawn Maddox, smaddoxkalbemarle.org — Requested Changes (9/23/2018); see attached comments.
Albemarle County Information Services (E911)
Andrew Walker, awalkerkalbemarle.org — Requested Changes (9/7/2018); see attached comments.
Albemarle County Building Inspections (Inspections)
Michael Dellinger, mdellingerkalbemarle.org — See Recommendation (9/4/2018); see attached comments.
Albemarle County Service Authority (ACSA)
Richard Nelson, rnelson(&serviceauthority.org — Requested Changes (10/l/2018); see attached comments.
Virginia Department of Transportation (VDOT)
Adam Moore, Adam.Moore@vdot.vir ig nia.gov — Pending (10/2/2018); review comments will be forwarded upon receipt.
Rivanna Water and Sewer Authority (RWSA)
Victoria Fort, vfort(&rivanna.org — Pending (10/2/2018); review comments will be forwarded upon receipt.
Page 5 of 5
Review Comments for SDP201800056 11nitial Site Plan
Project Name: ECOVILLAOE CHARLOTTEVILLE - INITIAL
Date Completed: Tuesday, September 18, 2018 DepartmentlDi+visionlAgency: Review Status:
Reviewer: Emily Cox � CDD Engineering Requested Changes
Page: County of Albemarle Printed On: '1010-V20'18
County of Albemarle
Department of Community Development
Memorandum
To: Tim Padalino
From: Emily Cox
Date: 18 Sept 2018
Subject: EcoVillage Charlottesville - initial — (SDP201800056)
Engineering offers the following comments after review of the initial site plan for EcoVillage
Charlottesville:
1. WPO Plan must be submitted and approved before final site plan can be approved.
2. Road Plan must be approved before final site plan can be approved.
3. VDOT approval is necessary before final site plan can be approved.
4. Clearly show steep slopes on all applicable sheets. Hatching is not visible on this plan set.
5. Site plan shows the entrance, access way, and parking would involve the disturbance of
preserved steep slopes. Such disturbance is not permissible by right. The proposed
disturbance of preserved steep slopes as shown in the site plan would require BOS
approval of a special use permit (for "private facilities," pursuant to Z.O. 30.7.4.b.2), or
BOS adoption of a zoning map amendment (to amend the designation of the steep slopes
from "preserved" to "managed," or to amend the boundaries of the steep slopes overlay
district, pursuant to Z.O. 30.7.6), or both.
6. Topography should be field verified within the past year. Source on the cover sheet was
dated 2006.
7. Provide deed book and page for all existing easements (RWSA, Rio Road ROW, etc.)
8. Show more contour labels on Sheet C5. Make it clear that proposed contours are tying in
to correct existing contours.
9. Maximum allowable proposed slope is 2:1. Slopes steeper than that are shown on this
plan.
10. Slopes steeper than 3:1 must specify a plant type or grass on the landscape plan that can
withstand the steep slope.
11. Sidewalk easements will be necessary for sidewalks that are outside of the right-of-way.
12. Sidewalks should be a minimum of 5' and sidewalks abutting parking should be 6' wide.
See design standards manual, page 17.
http://www.albemarle.org/upload/images/forms_center/departments/community developm
ent/forms/design standards_ manual/Albemarle_Coun1y Design Standards_ Manual_2015
-04-25_draft.pdf
13. Show typical dimensions on all parking spaces, including handicap spaces.
14. Provide a matchline to show the northern end of the site/entire property/parcel. Where
does proposed walkway end?
15. Engineered retaining wall design is required for retaining walls supporting roads and
infrastructure. See page 22 of design standards manual:
http://www.albemarle.org/upload/images/forms_center/departments/community developm
Engineering Review Comments
Page 2 of 2
ent/forms/design_ standards_manual/Albemarle_County_Design_Standards_Manual_2015
-04-25_draft.pdf
Review Comments for SDP201800056 11nitial Site Plan
Project Name: ECOVILLAOE CHARLOTTEVILLE - INITIAL
Date Completed: Friday, September 07, 2018 DepartmentlDi+visionlAgency: Review Status:
Reviewer: Andrew Walker CDD E911 I Requested Changes
See uploaded letter_
Page: County of Albemarle Printed On: '1010 18 t� 18
County of Albemarle
Department of Community Development `
401 McIntire Road, North Wing `=
Charlottesville, Virginia 22902
PLAN REVIEW COMMENTS - E911
APPLICATION#: SDP201800056
TMP: 07900-00-00-025AO
DATE: 9/6/2018
FROM: Andrew Walker
awalker@albemarle.org
Geographic Data Services (GDS)
www.albemarle.org/qds
(434) 296-5832 ext. 3031
Critical Issues
A total of four (4) road names will be needed:
RESIDENTIAL UNITS
1. Red ='Road A'
2. Green = 'Private Street A'
3. Pink = 'Private Street B'
4. Blue (Not labeled in site development plan)
We recommend providing three (3) candidate names for each road to our office for
review, in case your first choices are not acceptable.
Clarifications Needed
We will need to know which direction the townhomes between Road A' and 'Private Street
A' will be oriented in order to assign addresses. In other words, which street will the front
of these buildings be facing?
Resources
Please consult the County's Road Name Index to check your road names prior to submittal. The
Index can be found here: httD://www.albemarle.ora/albemarle/unload/imaaes/webaoos/roads/
A PDF version of the Ordinance and Manual can be found here:
https://www.albemarle.or_g/upload/images/Forms Center/Departments/Geographic Data Service
s/Forms/Road Namina and Property Numberina Ordinance and Manual.odf
Parcel and mapping information can be found here: http://gisweb.albemarle.or
If you should have any questions, please do not hesitate to contact our office.
Review Comments for SDP201800056 11nitial Site Plan
Project Name: ECOVILLAOE CHARLOTTEVILLE - INITIAL
Date Completed: Tuesday, September 04, 2018 DepartmentlDi+visionlAgency: Review Status:
Reviewer: Michael Dellinger CDD Inspections See Recommendations
Make sure to perform an asbestos survey prior to applying for a demolition permit to raze the existing building_
Retaining walls greater than 3 feet in height require a separate building permit_ Walls exceeding 4 feet in height require an
stamped engineered design also_
Parking spaces and access isles shall not have a surface slope greater than 1:48_ Access isles shall be at the same level as
the parking space they serve_
Page: County of Albemarle Printed On: '1010-V20'18
Review Comments for SDP201800056 11nitial Site Plan
Project Name: ECOVILLAOE CHARLOTTEVILLE - INITIAL
Date Completed: Sunday, September 23, 2018 DepartmentlDi+visionlAgency: Review Status:
Reviewer: 1Shawn Maddox -TI Fire Rescue I Requested Changes
DP 018-00056 EceVillage Charlottesville - Initial Site Plan
1 _ Building heights exceed 30' so emergency apparatus access minimum width of 26' mList be provided for one contiguous side
of each
building-
_ Units 1A and 2A have no emergency apparatus access-
3- Hydrant spacing exceeds 260' per travel way_ Hydrants should also be distributed to ensure travel ways are not impacted by
their use-
4- Knox boxes are required on the tourist lodging and community center buildings-
5- If any buildings on the site are to be sprinklered FDC locations must be shown and must be located within 100' of a fire
hydrant-
6- Due to the width of the streets the entire development shall be marked no parking_
Page: County of Albemarle Printed On: '1010'U20'18
Review Comments for SDP201800056 11nitial Site Plan
Project Name: ECOVILLAOE CHARLOTTEVILLE - INITIAL
Date Completed: Monday, October 01, 2018 DepartmentlDi+visionlAgency: Review Status:
Reviewer: Richard Nelson ACSA I Requested Changes
e will require a profile of the Meadow Creek sewer crossing prior to approval of initial-
ACSA is concerned with the locations of water utilities_ Shimp will need to request a meeting with ACSA to discuss this_
RWA approval is required_
OfFsite easements will be required-
3 copies of the plan will need to be submitted to ACSA for review after the initial is approved_
Page: County of Albemarle Printed On: '1010-V20'18