HomeMy WebLinkAboutSDP201800070 Review Comments Final Site Plan and Comps. 2019-10-01Al
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County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
434-296-5832
Memorandum
To: Craig Kotarski, P.E. — Timmons Group (craig.kotarskiktimmons.com)
Jonathan Showalter, P.E. — Timmons Group (Jonathan.showalter(a),timmons.com)
Paul Huber, L.S. — Timmons Group (paul.huberAtimmons.com)
From: Tim Padalino, AICP — Senior Planner [tpadalinogalbemarle.org / (434)-296-5832 x 3088]
Division: Planning
Date: October 1, 2019
Subject: Lighthouse Instruments — Final Site Plan (SDP201800070 — revision date 7/16/019)
The County of Albemarle Planning Division will recommend approval of the plan referenced above once the following
comments have been satisfactorily addressed (The following comments are those that have been identified at this time.
Additional comments or conditions may be added or eliminated based on further review.): [Each comment is preceded by
the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.]
[32.5.2(d), 30.7.4(b)(h)] [32.5.2(d), 30.7.4(b)(h)] Source of Topography. The steep slopes depicted on the plan do
not match those slopes that are depicted on the County GIS Overlay, which is a zoning district adopted by the
Board of Supervisors. Provide the source of the topography utilized on the plan. Prior to approval of the final site
plan, the County Engineer must sign off on the topographic information as being more accurate. Final: The site plan
utilizes new/conceivably more accurate topographic information from a field survey; however, the plan fails to
depict the slopes approved by the County's Steep Slopes Overlay District. The plan shall be revised to depict the
County's topography and distinguish with hatching the new topography of slopes less than 25%. Rev 1. Comment
addressed.
2. [32.5.1(c)] The following improvements are proposed on adjacent parcels and require recorded easements prior to
final site plan approval:
• TMP 77-7: sanitary sewer pipes and stormwater management pipes (All connections are proposed through
TMP 77-9A)
• TMP 77-9A: public water line easements, stormwater management pipes, drainage inlets, drainage
easements, sight distance easements, road improvements, temporary construction easements.
• TMP 77-8B: road improvements, temporary construction easements, public dedication of right-of-way (for
areas outside of existing dedicated r/w), sight distance easement, stormwater management pipes, and
drainage inlets/easements.
• TPP 77-8C: road improvements, temporary construction easements, public dedication of right-of-way (for
areas outside of existing dedicated r/w), public water line easements
Prior to final site plan approval the required offsite easement shall be platted. The DB PG reference information of
these actions shall be provided on the final site plan.
Rev 2. Multiple plats have been submitted which depict the public right-of-way dedication, associated public
drainage easements, temporary construction easements, and all other required easements for the construction and
use of the public road. Each plat contains required revisions that must be addressed prior to receiving approval.
Prior to final plat approvals, all improvements necessary for the construction, use, and maintenance of the public
road shall be approved on a road plan and built or bonded pursuant to Section 14-434, 14-435, and 14-435.1 of the
Subdivision Ordinance. Additionally, prior to final site plan approval all public right-of-way dedications, associated
public drainage easements, temporary construction easements, and all other required easements for the
construction, use, and maintenance of the public road shall be recorded in the Clerk's Office. Prior to final site plan
approval, all improvements necessary for the construction, use, and maintenance of the public road shall be
approved on a road plan and built or bonded pursuant to Section 32.8.1 and Section 32.8.2 of the Zoning
Ordinance. Prior to final site plan approval provide the recordation information for each of the required easements
next to the applicable easements.
Rev. Comm. (10/1): Partially addressed. Staff acknowledges the following: (A) the review processes for on -
site easements (SUB201900090) and off -site easements (SUB201900091, SUB201900092, and SUB201900093)
are ongoing — see CDD-Planning review comment letter dated 10/1/2019; (B) the review process for the road
plans (SUB201800044) is ongoing— see CDD-Planning review comment letter dated 10/1/2019; and (C)
revisions have been made to easement plats SUB201900090 (TMP #77-9/Lighthouse Land) and
SUB201900092 (TMP #77-9A/ASTEC Partnership) to depict the required easements associated with private
sanitary sewer laterals, and the review process for those easement plats (and associated deeds/maintenance
agreements) is ongoing — see CDD-Planning review comment letter dated 10/1/2019. However, please address
and resolve the following prior to approval of the final site plan SDP201800070: (D) Prior to final site plan
approval, the required on -site and off -site easements shall be platted. The DB and PG reference information
of these approved and recorded easements shall be provided on the final site plan. (E) Prior to final plat
approvals, all improvements necessary for the construction, use, and maintenance of the public road shall be
approved on a road plan and built or bonded pursuant to S.O. Sections 14-434, 14-435, and 14-435.1 and
Z.O. Sections 32.8.1 and Section 32.8.2. Thank you.
3. [32.5.1(c)] The proposed building and a proposed retaining wall are within an existing VEPCO easement (DB 424
PG 434). Prior to final site plan approval provide written documentation from the easement holder that the
proposed improvements are permitted within the easement. Otherwise, relocate these improvements outside of the
easement. Final: The vacation plat shall be submitted, approved, and recorded prior to final site plan approval. The
DB PG reference information of these actions shall be provided on the final site plan.
Rev 1. Comment still relevant. Rev 2. Comment still relevant.
Rev. Comm. (10/1): Not addressed (on plans dated 7/16/2019). The final site plan dated 7/16/2019 does not
appear to show the vacation information. Staff acknowledges the comment response from Timmons Group
(dated 7/17/2019) which explains that the "information will be provided as soon as it is available." Please
ensure this DB and PG information is identified on the final site plan SDP201800070 after the VEPCO
easement is vacated. Thank you.
4. [32.5.1(c)] A proposed retaining wall is within an existing VEPCO easement (DB 1432 PG 13). Prior to final site
plan approval provide written documentation from the easement holder that the proposed improvement is permitted
within the easement. Otherwise, relocate these improvements outside of the easement. Final: Comment addressed.
5. [4.20(b)] Stepbacks. On the plan label the actual height of the building and the number of floors. Without this
information staff is unable to determine if stepbacks apply. For each story that begins above 40 feet in height or for
each story above the third story, whichever is less, the minimum stepback shall be 15 feet. Final: Comment
addressed. Stepbacks are not applicable based on the height.
6. [32.7.2.3(a)] Sidewalks along streets. Provide sidewalk on one side of the existing and proposed public street
serving the development. Based on the prescriptive easement for the roadway the sidewalk is only required on one
side of the road (the side on the subject property). Final: Comment addressed.
7. [4.12.18(a)] Minimum Design Requirements. Dimension the clearance height for the loading area. The minimum is
14.5' clearance height. Final: Comment addressed.
8. [32.5.2(f)] Existing and Proposed Improvements. Label the max height of all retaining walls.
Final: Comment addressed.
9. [Comment] Provide directional arrows on the travelways throughout the plan. Final: Comment addressed.
10. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as
required by the standards of the Virginia Department of Transportation. VDOT approval of the proposed
entrance(s) to the site shall be required prior to final site plan approval. Final: Comment still relevant.
Rev 1. Comment addressed.
11. [32.5.2(i)] Streets, easements and travelways. Label Avon Court as either public or private. If public label the State
Route Number. Depict and label the end of state maintenance. Final: Comment partially addressed. On the existing
conditions page depict and label the end of state maintenance. Rev 1. Comment addressed.
12. [32.7.1.2] Reservation for Future Dedication. Revise the extent of the roadway being dedicated to public use as
required by VDOT. Also, on the plans set apart and label an area of land for the right-of-way and for temporary
construction of the roadway that extends to TMP 77-7. Label this area as "Hereby reserved for future dedication
upon demand of the County". Final: The plan incorrectly labels the 21.5' portion of public right-of-way serving the
development as the reservation for future dedication, this sections' label shall be revised to "Hereby dedicated to
public use for public right-of-way ". This section should also be provided a deed book page reference number for
the recorded plat that dedicates the right-of-way. The dedication plat shall be submitted, approved, and recorded
prior to final site plan approval. Rev 1. Comment partially addressed. Pending submittal of the right-of-way
dedication plat for review/approval. Rev 2. In consideration of the recently submitted easement plats please revise
the site plan notes associated with the reservation and dedication of right-of-way as follows, see comment #29
below.
The section of right-of-way that is 15' wide is correctly labeled as "hereby reserved for future..."; however, the
width of this section is inadequate for a future public road. To remedy this, either increase the width of this
easement on the subject property to sustain a future public road and temporary grading easement, or obtain the
additional right-of-way with from the adjacent property to facilitate this future right-of-way. Rev 1. Comment
partially addressed. Continue the 21.5' reservation area and the 10' wide grading easement area reservation all the
way to the property line. Rev 2. In consideration of the recently submitted easement plats please revise the site plan
notes associated with the reservation and dedication of right-of-way as follows, see comment #29 below.
13. [32.5.2(n)] Existing and proposed improvements. If there is to be a sign for the proposed use, on the final site plan
depict and label the sign location. (Depicting the sign on the final site plan is not approval of the sign location or
type). Final: Comment addressed.
14. [32.7.9.5, 14-410(H)] Street Trees. Revise street tree calculations and plantings to include the areas for the
entrances and the area fronting the building. Staff measures 381 linear feet of frontage. Based on the prescriptive
easement for the roadway the street trees are only required on one side of the road (the side on the subject
property). Street trees shall be placed in a landscape island between sidewalk and the curb (14-410(H)). Final: The
item was discussed prior to final site plan submittal and has been remedied with the proposed location of the street
trees. Comment addressed.
15. [32.7.9.8] Tree Canopy. When calculating the required tree canopy do not subtract the SF for the proposed
improvements, such as the building. Revise the calculations. Final: Comment addressed.
16. [32.5.2(e), 32.7.9.4(c)] Existing landscape features. On the landscape plan identify whether existing wooded areas
are evergreen, deciduous, or a mix thereof. Final: Comment addressed.
17. [32.7.9.4(b)] Existing trees may be preserved in lieu of planting new plant materials in order to satisfy the
landscaping and screening requirements of section 32.7.9, subject to the agent's approval. If you intend to use
existing trees to satisfy any of the landscape plan requirements, please include the following:
A. Areas and other features shown on landscape plan. The landscape plan shall show the trees to be preserved,
the limits of clearing, the location and type of protective fencing, grade changes requiring tree wells or walls,
and trenching or tunneling proposed beyond the limits of clearing. Final: On the site plan depict the limits of
clearing, and provide the location and type of protective fencing. Rev 1. Comment addressed.
B. Conservation checklist. The applicant shall sign a conservation checklist approved by the agent to ensure
that the specified trees will be protected during construction. Except as otherwise expressly approved by the
agent in a particular case, the checklist shall conform to the specifications in the Virginia Erosion and
Sediment Control Handbook, pages III-393 through III-413, and as hereafter amended. Final: The
conservation checklist on sheet L2 shall be signed by the owner. Rev 1. Comment still relevant. Rev 2.
Comment addressed.
18. [32.5.2(n), 4.17.41 Outdoor Lighting. Any proposed outdoor lighting must be shown on the site plan. A photometric
plan and lighting cut sheets must be provided with the final site plan. Proposed lighting must comply with
requirements of Sec. 4.17 of the Zoning Ordinance. Finalt Comment addressed. Rev 2. Comment previously
addressed with the first submittal of the final site plan; however, staff noticed additional items previously
overlooked that must be revised to meet the ordinance. On the lighting plan provide the light loss factor (LLF)
utilized to develop the lighting plan. LLF must be 1. Ensure the spillover does not exceed 0.5 for the public right-
of-way. Also, within the lighting plan provide a cutsheet diagram for fixture type W3. This lighting fixture must be
full cutoff because it is over 3,000 lumens.
Rev. Comm. (10/1): Partially addressed — staff acknowledges the Luminaire Schedule on Sheet L3.0 indicates
that the LLF = 1; and the cutsheet for fixture type W3 which appears to demonstrate that this fixture is
compliant with full cutoff requirements contained in Z.O. Section 4.17.4. However, please further revise the
Lighting Plan as follows: (A) Sheet L3.0 shows at least two instances of spillover within the public right-of-
way exceeding 0.5 footcandles (0.6 near proposed new sidewalk and 0.8 near the stopbar for the proposed
new entrance). Please revise the proposed lighting plan such that there is no spillover in excess of 0.5
footcandles within the public right-of-way or on any adjoining properties. Thank you.
19.[4.14, 4.14.1 - 4.14.5] Performance standards for industrial uses apply to the proposal. On sheet 1 provide the
following note: "Performance standards for industrial uses apply to the proposal as dictated by Section 4.14.1 -
4.14.5 of County Code and the use shall be subject to those standards ". Also, on the sheet 1 provide the following
note: "This use is subject to Section 4.18 Noise regulations. " Final: Comment addressed.
20.[4.14.5] Certified Engineers Report. A Certified Engineers Report shall be completed/complied with prior to the
approval of the final site plan. Final: Comment addressed.
21. [32.6.2(h)] Signature Panel. Provide the required signature panel. Assure that each member of the
site review committee is provided a signature line. Final: Comment addressed.
22. [Comment] The final site plan shall not be approved until all SRC reviewers have approved the plan. Their
comments attached. Final: Comment still relevant. Rev 1. Comment still relevant. Rev 2. Comment still relevant.
Rev. Comm. (10/1): Comment still relevant. Based on information available to this reviewer on this date, it
appears that a review status of "No Objection" has been specified by all SRC members except for ACSA and
RWSA (which appear to have a review status of "Pending") and also CDD-Engineering (David James
indicated on 8/7/2019 that "[he] can change status to No Objection once the other plans & plats are
approved.").
23. [Comment] Economic Development Access Project Grant Program. Rev 1. Applicant no longer pursuing EDA
grant.
24.[4.12.4] Maximum Number of Parking Spaces. The number of parking spaces in a parking area may not exceed the
number of spaces required by more than twenty (20) percent. The site is over the 20% threshold by 3 spaces. Please
remove the 3 spaces furthest from the building on the curve. Rev 1. Comment addressed.
25.[32.5.2] Provide the SDP# on the cover sheet: SDP2018-70. Rev 1. Comment addressed. Rev 2. Ensure the title of
the plan lists that this is a "Final Site Plan".
Rev. Comm. (10/1): Addressed.
26. [Comment] Prior to final site plan approval a VSMP and Road plan shall be approved. Rev 1. Comment still
relevant. Rev 2. Comment still relevant.
Rev. Comm. (10/1): Partially addressed — staff acknowledges the following: (A) The VSMP plan application
WPO201800017 appears to have been approved on 9/17/2019; and (B) The road plan review and approval
process for application SUB201800044 is in progress.
27. [30.7.4(b), 32.6.2(g)] Preserved Slopes. The proposed private utility easement for the sanitary sewer lateral is
depicted through preserved slopes. This use is not permitted in preserved slopes, revise the easement and the
improvement to be outside of the preserved slopes. Please work with ACSA to determine the minimum width of the
easement needed.
Rev. Comm. (10/1): No objection — please see review comment letter (dated 10/1/2019) for easement plats
SUB201900090 and SUB201900092.
28. [30.7.4(b), 32.6.2(g)] Preserved Slopes. Sheet C4 incorrectly depicts the preserved slopes on TMP 77-9A. Revise to
correctly depict these slopes.
Rev. Comm. (10/1): Addressed.
29. [32.7.1.3(a), 32.7.1, 32.7.1.1, 14-428, 14-429] In consideration of the recently submitted easement plats please
revise the site plan notes associated with the reservation and dedication of right-of-way as follows:
Dedication Area
"21.5' Wide Public Right-of-way Area Hereby Dedicated to the County of Albemarle for Public Use."
Reservation Area
"21.5' wide area hereby reserved for future dedication for public use."
"10' wide area hereby reserved for future dedication for public use (for grading purposes)."
Rev. Com. (10/1): Addressed.
30. [32.7.9.5, 32.7.9.6, 32.7.9.71 The street trees provided for the site are in excess of the minimum required
amounts. The site is only required one of the two provided street tree calculations; either, large deciduous or
medium deciduous; however, this plan provides both. If the applicant chooses to provide both, this is permissible;
however, ensure that the additional plantings are listed as optional and not required. Also, the shrubs provided to
screen parking from the public street are not calculated based on linear frontage of the public road; rather, they
are only provided as needed to screen parking from the right-of-way.
The following is the site's required street tree and parking screening calculations:
a. 1 large street tree for every 50' of street frontage (mil '/50' = 7.62) Required 8 large deciduous trees along
the public street. Street trees were previously approved to be located behind the sidewalk, they may
remain. Provide a 6' wide landscape and maintenance easement on SUB2019-90 for these trees, ensure the
easement and the tree locations coincide. Provide a maintenance agreement for this landscape easement.
Depict, dimension, and label this easement on the site plan and provide the recordation information.
b. Single row of 12" evergreen shrubs planted 5' on center along the perimeter of the parking lot adjacent to
the public right-of-way. For these evergreen shrubs ensure the planting schedule lists a minimum height of
12" at planting.
Rev. Comm. (10/1): Partially addressed. Staff acknowledges the following: (A) the Landscape Plan on
Sheet L1.0 and L2.0 has been revised to satisfactorily address previous comments regarding landscaping
along streets and screening requirements. However, please further revise final site plan SDP201800070 as
follows: (B) Landscape easement and corresponding deed/maintenance agreement are not required (that
portion of the previous review comment has been WITHDRAWN). Please remove "6' Landscape
Maintenance Easement" and corresponding notes from Sheets L1.0, C4.0, C4.3, and elsewhere (as may be
applicable).
In consideration of the recently submitted easement plats please revise the site plan as follows:
31. [32.8, 32.8.1, 32.8.21 Multiple plats have been submitted which depict the public right-of-way dedication,
associated public drainage easements, temporary construction easements, and all other required easements for the
construction and use of the public road. Each plat contains required revisions that must be addressed prior to
receiving approval. Prior to final plat approvals, all improvements necessary for the construction, use, and
maintenance of the public road shall be approved on a road plan and built or bonded pursuant to Section 14-434,
14-435, and 14-435.1 of the Subdivision Ordinance.
Additionally, prior to final site plan approval all public right-of-way dedications, associated public drainage
easements, temporary construction easements, and all other required easements for the construction, use, and
maintenance of the public road shall be recorded in the Clerk's Office.
Prior to final site plan approval, all improvements necessary for the construction, use, and maintenance of the
public road shall be approved on a road plan and built or bonded pursuant to Section 32.8.1 and Section 32.8.2 of
the Zoning Ordinance. Prior to final site plan approval provide the recordation information for each of the
required easements next to the applicable easements.
Rev. Comm. (10/1): Partially addressed — staff acknowledges the following: (A) The review process for
easement plat applications SUB201900090, SUB201900091, SUB201900092, and SUB201900093 (and
corresponding deeds/maintenance agreements) is in progress; and (B) The road plan review and approval
process for application SUB201800044 is in progress.
32. [32.8, 32.8.1, 32.8.2, 32.7.1.3(a), 32.7.1, 32.7.1.11 Provide the required temporary construction easement
,lotl;—foci rn 111;o „— nn TMP 77-9 to construct the public road.
Rev. Comm. (10/1): Addressed.
33. [32.5.2] The property lines and the easement lines throughout the site plan are indistinguishable from other lines
on the plan. Revise these lines to be a darker color and preferably thicker.
Rev. Comm. (10/1): Addressed.
34. [32.6.2(g), 4.11 Sewer Systems. Depict, label, and dimension the existing sewer easement on TMP 77-9A. Also
label the owner of this easement.
Rev. Comm. (10/1): Partially addressed. With the previous resubmittal of the corresponding final site plan
(SDP201800070), staff has been made aware that the existing private sanitary sewer lateral located on
TMP #77-9A and partially in the Steep Slopes Overlay District does not have an existing easement
associated with that lateral's connection to the existing public RWSA infrastructure partially located in
the WPO Stream Buffer and Flood Hazard Overlay District. Please revise final site plan SDP201800070 to
be consistent with easement plat applications SUB201900090 and SUB201900092, which have recently
been revised to show a proposed easement over the proposed private sanitary sewer line on TMP #77-9
and a proposed easement over the existing sanitary sewer line on TMP #77-9A (all the way to the point of
connection with the existing RWSA infrastructure, and for the benefit of TMP #77-9 and TMP #77-9A). A
maintenance agreement shall be recorded with those easement plats; based on information provided by
the applicants during a meeting conducted with County staff on Monday 9/23, the maintenance agreement
has been finalized and is ready for approval (subject to review and confirmation by the County Attorney).
After those easement plats are approved and recorded, please add the DB and PG reference for those
recorded easements to final site plan SDP201800070. Thank you.
35. [32.6.2(g)] Private Easements. Ensure the new 20' utility easement is centered on the new water line.
Rev. Comm. (10/1): Addressed.
36. [32.6.2(g)] Public Easements. The site plan depicts a new gas line originating on TMP 77-9A; however, the new
20' utility easement doesn't appear to encompass the new gas line. Provide an easement for the gas line.
Rev. Comm. (10/1): Addressed.
37. [32.6.2(g)] Public Easements. Provide a gas line easement throughout the prescriptive ROW for Avon Court.
Rev. Comm. (10/1): Addressed.
38. [32.5.2a] Yards. Rev* �t 1 to label the setbacks.
Rev. Comm. (10/1): Addressed.
39. [32.5.2a] Zoning Classification. On the cover sheet, add the following zoning overlay districts:
• Steep slopes: managed slopes and preserved slopes overlay district
• Entrance Corridor overlay district
• State and Federal dam inundation zone
• Airport Impact Area
Rev. Comm. (10/1): Addressed.
40. [32.5.2(t)] Dam Break Inundation Zones. Depict and label the limits of a dam break inundation zone as depicted
on the County GTS
Rev. Comm. (10/1): Addressed.
CDD-Engineering —David James / diames2@albemarle.org
Review Status: See Recommend (8/7/19): "I can change status to No Objection once the other plans & plats are approved."
CDD-Inspections — Michael Dellinger / mdellinger(a),albemarle.org
Review Status: No Objection (5/30/19).
CDD-E911— Andrew Walker / Note: For fixture requests for assistance, please contact Andy Slack (aslack(dalbemarle.org).
Review Status: No Objection (9/25/18).
Albemarle County Fire — Rescue — Shawn Maddox / smaddoxkalbemarle.org
Review Status: No Objection (6/3/19).
Virginia Department of Transportation (VDOT) —Adam Moore / adam.moorekvdot.virginia.gov
Review Status: No Objection (8/2/19).
Virginia Department of Health (VDH) — Josh Kirtley / Joshua.kirtleykvdh.virginia.gov
Review Status: Approved (6/3/19).
ACSA — Richard Nelson / rnelsongserviceauthority.org
Review Status: Pending (as of 10/l/19); Comments pending to be forwarded once received.
RWSA — Victoria Fort / vfort@rivanna.org
Review Status: Pending (as of 10/l/19); Comments pending to be forwarded once received.
Staff has provided references to provisions of Chapter 18 of the Code of the County of Albemarle. The Code is kept up to
date by the County Attorney's office. The Code may found on the County Attorney's website which may be found under
"Departments and Services" at Albemarle.org.
In accord with the provisions of Section 32.4.3.5 of Chapter 18 of the Code if the developer fails to submit a revised final
site plan to address all of the requirements within six (6) months after the date of this letter the application shall be deemed
to have been voluntarily withdrawn by the developer.
If you have any questions or requests for assistance regarding these review comments or regarding other aspects of your
project, please feel free to contact me by phone or email. Thank you.
Sincerely,
Tim Padalino, AICP
Senior Planner I Planning Division I Community Development Department
1adalino &albemarle.org / (434)-296-5832 x 3088