HomeMy WebLinkAboutSDP201800085 Review Comments Final Site Plan and Comps. 2019-07-02COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Memorandum
To: Mr. Trey Steigman, Management Services Corporation (tsteigmanknisc-rents.com)
Mr. Jim Taggart, P.E., Roudabush, Gale & Associates, Inc. (jtaggart(c-r�,roudabush.com)
Ms. Riki Van-Niekerk, Roudabush, Gale & Associates, Inc. (rvan-niekerkkroudabush.com)
From: Tim Padalino, AICP
Division: Community Development — Planning
Date: July 2, 2019
Subject: Review Comment Letter #3 — SDP-2018-00085 (Vistas at South Pantops — Final Site Plan)
The plan referred to above (revision date 6/4/2019) has been reviewed by the Planning Services Division of the
Albemarle County Department of Community Development (CDD) and by other members of the Site Review
Committee (SRC).
The Planner the will approve the plan referred to above when the following items (below, from the Planner and from
other SRC plan reviewers) have been satisfactorily addressed and when all SRC plan reviewers have indicated in
writing their tentative approvals.
The following comments are those that have been identified as outstanding from the initial site plan review as well as
those identified in reviewing the final plan (revision date 6/4/2019); additional comments or conditions may be added
or eliminated based on further review. [Each comment is preceded by the applicable reference to the Albemarle
County Code.]
REQUIRED CHANGES:
1. [Z.O. Sec. 32.6.2(a), 32.5.2(a)] On Sheet 1, please amend the project number for this final site plan to
"SDP2018-00085." Please also include the initial site plan project number (SDP2018-00008) on this sheet for
reference purposes.
Rev. Comm. #2: Addressed.
2. [Z.O. Sec. 32.6.1(b)] Please submit one (1) reduced copy of the final site plan no larger than l lxl7 inches in
size.
Rev. Comm. #2: Addressed.
3. [Z.O. Sec. 32.6.2(a), 32.5.2(a)] Review of the deed book records and County GIS indicate this parcel (78-20) is
13.12 acres in size, as compared to the 13.31 acres listed in the site plan. Please review and revise these values
to conform with parcel records.
Rev. Comm. #2: Addressed — staff acknowledge the 2017 boundary survey identifying the subject
property as 13.308 acres (or 13.31 acres when rounded).
4. [Z.O. Sec. 32.6.2(a), 32.5.2(r)] The plans do not appear to adhere to, or include, many items included in the
legend on Sheet 1. Please revise the legend and/or plans to be consistent with one another.
Rev. Comm. #2: Addressed.
5. [Z.O. Sec. 32.6.2(a), 32.5.2(r)] Throughout the plan, please ensure that all identifying lines are labeled, by
connected leader line or legend, and that they are easily distinguished from one another. Please pay particular
attention to Sheets 2 and 7.
Rev. Comm. #2: Addressed.
6. [Z.O. Sec. 32.6.1(e)(6), 32.6.2(a), 32.5.1(c)(4)] Please provide horizontal dimensions for all proposed
structures.
Rev. Comm. #2: Addressed.
7. [Z.O. Sec. 32.6.2(a), 32.5.2(s)] With regard to utilities noted on Sheet 6, please include notes if any lines will
be demolished, disturbed, or relocated during construction.
Rev. Comm #2: Addressed — staff acknowledge additional demo notes on Sheet 2 (Existing Conditions &
Demo Plan) and Sheet 5 (Utility Plan).
8. [Z.O. Sec. 32.6.2(g)] Please ensure that all existing and proposed public easements are identified in the plans.
Rev. Comm. #2: Addressed.
9. [Z.O. Sec. 32.6.2(a), 32.5.2(s)] Please identify each easement as public or private.
Rev. Comm. #2: Addressed.
10. [Z.O. Sec. 32.6.2(a), 32.5.2(1), 32.5.2(o)] Prior to final site plan approval, it is necessary to obtain County
approval of a plat showing all proposed easements (such as utility easements, stormwater management facility
easements, and public use recreation easements) as well as all areas intended for dedication to the County for
public use. The platting of easements and lands to be dedicated to the County for public use can be processed all
together in one plat application, or separately, however the applicant prefers.
Rev. Comm. #2: Not addressed. However, staff acknowledge applicant's intentions to revise Special Lot Plat
SUB201800176; and staff anticipate submission of a separate easement plat (with corresponding legal
documents) to establish new required easements and new proposed easements (and to show existing easements).
Please also see review comments #31 and #34.
Rev. Comm. #3: Partially addressed. Staff acknowledge recent resubmittal of Special Lot Plat
SUB201800176 and recent submittal of Easement Plat SUB201900115. Special Lot Plat 201800176 (dated
6/14/2019) was received on 6/24/2019, and a review comment letter identifying minor required revisions
was provided on 6/28/2019. Easement Plat SUB201900115 (dated 6/21/2019) was received on 7/1/2019,
transmitted to applicable SRC reviewers on 7/2/2019, and is currently under review.
11. [Z.O. Sec. 32.6.2(a), 32.5.2(o)] On Sheet 5, it is not clear if a right-of-way dedication is being indicated by the
hatched fill on/adjacent to the roadway. If this is the case, please add a label on Sheet 5, update the legend, and
also add a note stating that "the land is to be dedicated or reserved for public use." Please note that any such
dedication requires the submission and approval of a plat and corresponding deed of dedication. (See previous
note regarding easements.)
Rev. Comm. #2: Addressed — Sheet 3 (Site Layout Plan) appears to clarify and confirm that proposed
road and streetscape improvements would be located within existing variable width ROW.
12. [Z.O. Sec. 32.6.2(a), 32.5.2(i)] Please coordinate with Mr. Dan Mahon, in the Albemarle County Department of
Parks and Recreation (ACPR), regarding potential trail alignment and potential public use easement boundaries
for the "proposed public nature trail" noted on Sheet 3.
Rev. Comm. #2: Addressed — staff acknowledge applicant's significant coordination with Mr. Mahon.
13. [Z.O. Sec. 32.6.2(a), 32.5.2(s)] On Sheet 3, please include with the "proposed public nature trail" label a note
that the final site plan represents an approximate alignment, and the final alignment will be determined by
County Staff and built in partnership with the County.
Rev. Comm. #2: Addressed / no longer applicable — staff acknowledge revisions to proposed public
nature trail and proposed open space.
14. [Z.O. Sec. 32.6.2(a), 32.5.2(a)] On Sheet 1, please provide a list of planned recreation amenities and
reference/note the approved Request for Substitution of Required Recreation Areas and Facilities dated
September 20, 2018.
Rev. Comm. #2: Addressed.
15. [Z.O. Sec. 4.16.2.1] The tot lot area must be fenced to provide a safe environment for young children due to the
proximity of steep slopes, the travelway and parking area, and South Pantops Drive. Please demonstrate that
this tot lot fencing requirement is met by showing a visual depiction of a fence and by adding a note and/or
label.
Rev. Comm. #2: Addressed — staff acknowledge new label ("Proposed Tot Lot w/ Safety Fence") on Sheet 3
(Site Layout Plan).
16. [Z.O. Sec. 32.6.2(a), 32.5.2(n)] On Sheet 3 or 4, please include the approximate location and size (total square
feet) of the proposed clubhouse within Building 3.
Rev. Comm. #2: Addressed — staff acknowledge new description and details of proposed "Provided
Facilities" on Sheet 1 (Cover Sheet).
17. [Z.O. Sec. 32.6.2(i)] On Sheet 1, please revise the "Parking Required" site data calculations to include the new
minimum parking requirements established through the approved Parking Determination dated December 18,
2018. Specifically, please include the minimum parking requirement information that is currently shown (as
typically required by County Code), and add the new minimum parking requirements with a reference to the
aforementioned determination (include document name and date).
Rev. Comm. #2: Addressed — staff acknowledge revised/updated info regarding the approved Parking
Determination on Sheet 1(Cover Sheet).
18. [Z.O. Sec. 4.12.17(c)(1)] The parking layout, between the surface lot in front of Building 3 leading to the
podium parking in Building 2, does not meet code requirements for two-way access. The required minimum
width is 20 feet. Please revise the parking schedule to conform to code requirements.
Rev. Comm. #2: Addressed — CDD-Planning staff acknowledge revisions to the site layout in this area, as
well as the corresponding dimensions, to achieve compliance with the applicable minimum design
requirements specified in Z.O. Section 4.12.17(c)(1), as shown on Sheet 3 (Site Layout Plan).
19. [Z.O. Sec. 32.6.2(a), 32.5.2(n)] Please provide the proposed paving materials or other surface materials for all
walks, parking lots, and driveways. * Unaddressed comment from the Initial Plan approval.
Rev. Comm. #2: Addressed.
20. [Z.O. Sec. 32.6.2(a), 32.5.2(n)] Please show the proposed location(s) of outdoor trash containers.
* Unaddressed comment from the Initial Plan approval.
Rev. Comm. #2: Addressed.
21. [Z.O. Sec. 32.6.20), 32.7.9.4(b-c), 32.7.9.5(b)] On Sheet 8, please identify the location/extent of the existing
tree canopy that will be preserved and maintained, as it is being used for the canopy bonus and (presumably)
being utilized in lieu of new street trees that would otherwise be required along South Pantops Drive.
Rev. Comm. #2: Addressed.
22. [Z.O. Sec. 32.6.20), 32.7.9.4(b)(2)] For all existing wooded areas that are being preserved and maintained in
the plan to meet tree canopy requirements and/or street tree requirements, please submit a signed Conservation
Plan Checklist and include any information required by the checklist into the plan documents, as necessary. See
attached.
Rev. Comm. #2: Partially addressed. Staff acknowledge addition of a Conservation Checklist (signed 3/19
and 3/22) on Sheet 8. However, the limits of disturbance, tree protection fencing, and other project details
[as specified in Z.O. Section 32.7.9.4(b)(1)] need to be shown on the Grading Plan (Sheet 6) as well as the
Landscape Plan (Sheet 7).
Rev. Comm. #3: Addressed. Staff acknowledge addition of required details to Sheet 6 and Sheet 7.
23. [Z.O. Sec. 32.6.20), 32.7.9.51 The current street trees specified for the street tree plantings (serviceberry) do not
meet County Code requirements. Please select a large shade tree species to replace the current species. Any
large tree species prescribed by the Albemarle County Recommended Plants List, attached, is acceptable. If
another species is desired by the applicant, please submit a request and we will evaluate whether the substitution
is acceptable.
Rev. Comm. #2: Addressed (Two Ulmus parvifolia specified at 3.5" caliper outside of right-of-way).
24. [Z.O. Sec. 32.6.20), 32.7.9.4(b-c), 32.7.9.5(b)] Please ensure that all new street trees are located outside of the
right-of-way.
Rev. Comm. #2: Addressed.
25. [Z.O. Sec. 32.6.20), 32.7.91 The planting schedule depicted on Sheet 8 does not readily align with the Planting
Schedule table provided on Sheet 9. Please review and revise these items to ensure consistency and provide
clarity.
Rev. Comm. #2: Addressed.
26. [Z.O. Sec. 32.6.20), 32.7.9] On Sheet 8, please use genus and species names when identifying intended tree
placements on -site.
Rev. Comm. #2: Addressed.
27. [Z.O. Sec. 32.6.20), 32.7.9.4(d)] In the Planting Schedule table, please include an additional column within the
tree category to specify the category of tree, as it relates to the Albemarle County Recommended Plants List.
For example: Large Deciduous; Medium Deciduous; Small Deciduous; Ornamental Tree.
Rev. Comm. #2: Addressed.
28. [Z.O. Sec. 32.6.2(c)] On Sheet 7, the contour labels, grading elevations, and symbology used for contour lines
are not consistent and, at times, actually appear to use the same line type. Please ensure that existing and
proposed contours are depicted differently, and please ensure the contour labels and graphic conventions are
consistent.
Rev. Comm. #2: Addressed.
29. [Z.O. Sec. 32.6.2(a), 32.5.2(s)] Please label the maximum height of all retaining walls. It appears that this is
already shown for the retaining wall between Buildings 1 and 3, but please make sure that all retaining wall
heights are provided.
Rev. Comm. #2: Addressed.
30. [Z.O. Sec. 32.6.2(a) and 32.5.2(a)]: Revise the Site Data information on Sheet 1 (Cover Sheet) as follows:
A. Revise the "Critical Slopes" label to "Steep Slopes" (Critical Slopes are only located in the Rural
Areas; Steep Slopes are only located in the Development Areas); Rev. Comm. #3: Addressed.
B. In the corresponding description for "Critical Slopes," change all instances of "critical slopes" to
read "Steep Slopes" or "Preserved Steep Slopes" (as applicable); Rev. Comm. #3: Addressed.
C. Revise (update) the description of the document approved by the Engineering Division (titled
"The Vistas at South Pantops Critical Slope Exhibit") to include additional reference to the most
recent approval date (3/22/2019).
Rev. Comm. #3: Partially addressed. Staff acknowledge that the Cover Sheet has been
revised to reference the most recent approval date (3/22/2019). However, Sheet 2 includes
an annotation that references a "Critical Slope Exhibit" being approved by CDD-
Engineering on 5/17/2018; please also revise this reference to include the most recent
approval date (3/22/2019).
31. [Z.O. Sec. 32.6.2(a), 32.5.2(s), 32.6.2(g)]: As of 5/10/2019* it is the understanding of CDD-Planning staff
that some the proposed "Open Space" designations on the Final Site Plan will need to be revised as
described below; this will require revisions to labels, notes, and other information on Sheet 3 (Site Layout
Plan), and Sheet 4 (Layout Plan — Ground Level Parking), as well as revisions to the corresponding Draft
Special Lot Plat SUB201800176.
A. After recent coordination with County staff within and outside of the Community Development
Department, the "upper" proposed Open Space (identified as an approximately 2.99-acre area
labeled as "County Park" on corresponding Draft Special Lot Plat) should no longer be reserved
for future dedication to the County due to the overlapping (proposed) SWM Forest/Open Space
Easement in this same area. Instead, this "upper" proposed Open Space should continue to be
designated as Open Space on the Final Site Plan, but with a new designation as a proposed
public use and access easement, and this public easement will need to be shown on the
corresponding Special Lot Plat and also the corresponding Easement Plat submission (with
corresponding legal documents also being required).
B. The "lower" proposed Open Space (identified as an approximately 3.91-acre area labeled as
"Greenway Reservation" on corresponding Draft Special Lot Plat) should also continue to be
designated as Open Space on the Final Site Plan, and must remain designated as being reserved
for future dedication to the County (as has been previously established by, and as is required by,
the terms of recorded plat in Deed Book 2913, pages 156-162, recorded 2/1/2005).
• (*) Note: CDD-Planning staff will continue to coordinate closely with the applicants and
consultants, as well as all other regulatory stakeholders, to successfully identify a solution to the
issues associated with the proposed Open Space (shown on the Final Site Plan) in relation to the
proposed SWM Forest / Open Space Easement (shown on the WPO Plan).
Rev. Comm. #3: Comment #31 is no longer valid, and is withdrawn. As conveyed in writing (email
correspondence to Trey Steigman dated 5/20/2019, attached), the proposed Open Space should not
be subject to a public use and access easement — it should continue to be designated as being
reserved for future dedication to the County for public use, as was the applicant's intention prior to
the issuance of this comment #31 on 5/10/2019.
32. [Z.O.32.7.9.4.(d)]: Please add the required "verification of compliance" note to the Landscape Plan. Please
include the following standard plant health note: "All site plantings of trees and shrubs shall be allowed to
reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned
minimally and only to support the overall health of the plant."
Rev. Comm. #3: Addressed.
33. [Z.O. 32.6.2.k, 32.7.8.b, 4.17.2.a, and 4.17.41: Please revise the Photometric Plan and Details (Sheets 10
and 11) as follows:
A. Please clearly identify the location(s) of all proposed lighting fixtures on the Photometric Plan.
Sheet 10 does not clearly identify the proposed location(s) of the proposed light fixtures in a
legible way.
B. Please verify the maximum lumens emitted by the proposed ERCO Gecko Floodlight LED
luminaire.
C. Please add the following standard notes:
i. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens
shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away
from adjoining residential districts and away from adjacent roads."
ii. "The spillover of lighting from luminaires onto public roads and property in residential
or rural areas zoning districts shall not exceed one-half footcandle."
34. [Advisory]: It is the understanding of CDD-Planning staff that any maintenance within VDOT ROW is
conducted solely by VDOT; please coordinate with VDOT staff and Albemarle County Parks and
Recreation staff to determine the necessity of revising the following notes on Sheet 3 (Site Layout Plan):
A. "Proposed pedestrian crosswalk to be maintained by developer" and
B. "Location of proposed pedestrian crosswalk and connection point to trail to be determined and
maintained by Parks and Rec Dept."
Rev. Comm. #3: Addressed.
• Note: Permissibility and location of proposed crosswalks are subject to VDOT approval; CDD-
Planning staff strongly support the design and implementation of pedestrian crosswalks (with
appropriate signage, as may be applicable) across South Pantops Drive, which would also
support and advance relevant Comprehensive Plan goals and recommendations.
35. [Advisory]: The following remaining approvals are required prior to approval of final site plan SDP-2018-
00085:
A. [Z.O. Section 32.7.4.1.a]: Water Protection Ordinance Plan (and corresponding legal
documents) / WPO-2018-00095
B. [Z.O. Sections 32.7.4.2 and 32.7.5.31: Easement Plat (and corresponding legal documents) /
SUB201900115 (submittal received 7/2/2019)
C. [Z.O. Section 32.7.1.1]: Special Lot Plat (and corresponding legal document) / SUB-2018-
00176; and
D. Tentative approvals (review status of "No Objection") from all applicable SRC members for
final site plan SDP-2018-00085 (see below).
REQUESTED CHANGES:
Rev. Comm. #2: All Requested Changes (Comments identified as #30 — 35 in the first review comment letter
dated 12/19/2018) are addressed. Thank you.
36. [Advisory Comment] Please be advised that, prior to a certificate of occupancy being granted, safety fencing is
required along the top of the retaining wall on the southern edge of the property due to its height. Staff requests
this fencing to be added (by graphic depiction and label) to this final site plan.
Rev. Comm. #2: Addressed.
37. [Z.O. 32.6.2(a), Sec. 32.5.2(a)] Review sheet index list and individual sheet titles to ensure these names match
and are spelled correctly.
Rev. Comm. #2: Addressed.
38. [Z.O. 32.6.2(a), Sec. 32.5.2(a)] On Sheet 1, include in the sheet index a total number of sheets.
Rev. Comm. #2: Addressed.
39. [Z.O. Sec. 32.6.2(a), 32.5.2(a)] On Sheet 2, please revise the Legend to add the word "Steep" when describing
Preserved and Managed Steep Slopes. For example, "Preserved Steep Slopes" and "Managed Steep Slopes".
* Unaddressed comment from the Initial Plan approval.
Rev. Comm. #2: Addressed.
40. [Z.O. Sec. 32.6.2(a), 32.5.2(h)] On Sheet 2, please label the Flood Hazard Overlay District.
Rev. Comm. #2: Addressed.
41. [Z.O. 32.6.2(a), Sec. 32.5.2(r)] On Sheet 2, the Soil Type Boundary in the legend is not readily distinguishable
on the map. Please revise.
Rev. Comm. #2: Addressed.
REVIEW STATUS OF OTHER SRC REVIEWERS:
Albemarle County Building Inspections
Michael Dellinger, mdellin eerrgalbemarle.org — "No Objection" (6/24/19).
Albemarle County Information Services (E911)
Andrew Slack, aslackkalbemarle.org — "No Objection" (12/7/18).
Albemarle County Department of Fire Rescue
Shawn Maddox, smaddox(c�r�,albemarle.org — "No Objection" (4/15/19).
Albemarle County Engineering Services (Engineer)
David James, diames2@albemarle.org — PENDING (as of 7/2/19); review comments will be forwarded upon receipt.
Albemarle County Service Authority
Richard Nelson, rnelson@serviceauthority.org —PENDING (as of 7/2/19); review comments will be forwarded
upon receipt.
Virginia Department of Transportation
Adam Moore, adam.moore@vdot.vir ig nia.gov — PENDING (as of 7/2/19); review comments will be
forwarded upon receipt.
Please contact Tim Padalino at the Department of Community Development at (434)-296-5832 ext. 3088 or
tpadalinokalbemarle.org for further information or assistance.
Tim Padalino
From:
Sent:
To:
Cc:
Subject:
Attachments:
Hello everyone,
Tim Padalino
Monday, May 20, 2019 10:33 AM
Trey Steigman
Steve Houchens; Bill Fritz; Riki Van-Niekerk; Jim Taggart; Frank Pohl; David James; Dan
Mahon
RE: Vistas at South Pantops - 2005 Greenway Reservation
SDP-2018-085_The Vistas_FINAL_Review Comments 2.pdf
I hope you all enjoyed the weekend.
I'm just writing to follow-up on the phone conversation that Trey, Riki, and I had last Friday afternoon (and to confirm in
writing) the following:
The Open Space areas shown on the final site plan and special lot plat can and should remain designated as
being "reserved for future dedication to the County for public use."
The Open Space areas should not be designated as a public use and/or public access easement.
These updates override / supersede review comment #31 from the 5/10 review comment letter (attached for
easy reference). In coordination with multiple County Divisions and Departments, it has recently been
confirmed that the reservation for future dedication is acceptable. I apologize for any uncertainty and delay that
may have resulted from the varying guidance provided by County staff.
Also, in addition to these "Open Space" issues resolved, I relayed to Trey and Riki info from Frank Pohl re: the
proposed VSMP easement shown on the WPO Plan and VRRM calculations:
- The proposed VSMP easement area must be revised to exclude the Rivanna River (even though the subject
property does include a portion of the river, if cannot be used for VSMP compliance / VRRM calculations).
- I also indicated that CDD-Engineering will probably be requiring the removal of the Old Mills Trail from the
proposed VSMP easement area and corresponding VRRM calculations.
I hope this information is helpful. I will print this and put it in the file for easy reference. Please feel free to contact me at
any time for assistance.
Tim Padalino, AICP
Albemarle County I Community Development Dept.
(434)-296-5832 x. 3088
From: Tim Padalino
Sent: Friday, May 17, 2019 12:51 PM
To: Trey Steigman <tsteigman@msc-rents.com>
Cc: Steve Houchens <shouchens@msc-rents.com>; Bill Fritz <BFRITZ@albemarle.org>; Riki Van-Niekerk
<Riki@roudabush.com>; Jim Taggart <JTaggart@roudabush.com>
Subject: RE: Vistas at South Pantops - 2005 Greenway Reservation
Yes, thanks for the offer — it would be easier and better for me to just link in to your conference call.