HomeMy WebLinkAboutSDP201900017 Review Comments Major Amendment, Final Site Plan 2019-10-15COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
October 15, 2019
Steve Edwards — Edwards designStudio
4836 Old Boonsboro Road, Lynchburg, VA 24503
stevekedwardsdesignstudio.com / (434)-531-7507
Dickerson Ridge, LLC
690 Berkmar Circle, Charlottesville, VA 22901
RE: Review Comment Letter #3 for SDP-2019-00017 (Willow Glen — Major Amendment; revised 9/19/2019)
Mr. Edwards:
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 revised resubmittal materials for the
development proposal referenced above.
The Planner will approve the plan referred to above when the following items (below) have been satisfactorily
addressed. The following review 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 to the Albemarle County Code.]
Community Development Department — Plannin2:
Contact: Tim Padalino / tpadalinogalbemarle.org
Review Status: Requested Changes (10/15/2019)
1. [ZMA200600019 Special Exception Application Plan and Conditions of Approval] : CDD staff has
reviewed the Major Site Plan Amendment and has made the following findings regarding compliance with the
applicable Special Exception Conditions of Approval:
A. The proposed development shown on the Major Site Plan Amendment SDP201900017 appears to
contain all the required major elements of the Special Exception Application Plan and otherwise
appears to be in general accord with the applicable Special Exception Application Plan for
ZMA200600019 (approved by the BOS with conditions on l/16/2019), satisfying Special Exception
Condition #1.
Comment Update — 8/5/19:
i. Access easements for the future vehicular interparcel connection and future pedestrian
interparcel connection must be provided on the (pending) corresponding final plat (please see
Advisory Note #2).
Comment Update—10/15/19: Partially addressed. Staff acknowledges the ongoing review
process for the corresponding final plat (SUB201900132). Please ensure the easements for
future interparcel connection(s) are shown and dimensioned on the corresponding final
plat (SUB201900132), and labeled as "easement hereby dedicated to the County for public
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use." After approval and recordation of the final plat, please add the deed book and page
number references for these easements to the major site plan amendment.
ii. Please add notes to specify the proposed width of each proposed future interparcel connection on
the Major Site Plan Amendment.
Comment Update—10/15/19: Partially addressed / comment partially withdrawn — some
additional revision required. The exact location and surveyed configuration of this
easement does not need to be contained on the major site plan amendment; instead, this
detailed information will be primarily handled through the corresponding final plat (and
associated deed/instrument). After approval and recordation of the final plat, please add
the deed book and page number references for these easements to the major site plan
amendment on Sheet C106 and Sheet C108.
iii. CDD staff have identified concerns with the proposed grading and proposed retaining wall
located within the proposed future vehicular interparcel connection with adjoining parcel 932-
49H. Such grading and permanent improvements within the proposed access easement appear to
substantially reduce the feasibility of implementing the future vehicular connection, and/or
substantially increase the complexity and cost of constructing the future vehicular interparcel
connection. Please modify the grading plan and relocate, revise, or eliminate the retaining wall
so as to allow for more feasible construction and use of a future vehicular interparcel connection
at that location.
Comment Update—10/15/19: Partially addressed. Staff acknowledges revisions to the
proposed grading, wall, and other details, including a Detail inset on Sheet C106 ("Layout
Plan") and the corresponding Detail D ("Future Interconnection Concept") on Sheet C205.
Staff also acknowledges the addition to Sheet C106 ("Layout Plan") of a "temporary
grading and construction easement for interconnection access" that is approximately
ninety-five (95) feet wide. Please ensure this temporary grading and construction easement
is properly shown and described on the corresponding final plat (SUB201900132) and
properly addressed in the corresponding deed/instrument.
B. Please see the following review comments pertaining to compliance with Special Exception Condition
#2, involving screening requirements for double -frontage lots: comment #7 and comment #8.
Comment Update — 8/5/19: Addressed.
2. [Z.O. 32.5.2(a)]: The Zoning information is incomplete; important zoning details are omitted.
A. Please revise the Revision History information on the Cover Sheet (G000) to correctly reference the
Special Exception to ZMA200600019 (approved by the BOS with conditions on 1/16/2019), and not
reference SDP201400006; and insert a copy of the Board Resolution of Approval (including the
corresponding Conditions of Approval) for that Special Exception into the site plan.
B. Please include reference to ZMA200600019 to the County Project # information on the Cover Sheet
(G000).
C. Staff also recommend (but are not requiring) revision to the reference to MAJOR "SPA" in the
Revision History information on the Cover Sheet (G000) and suggest spelling out "Site Plan
Amendment" or using "Final Site Plan Major Amendment."
D. Staff also recommend (but are not requiring) revision to the "Setbacks" information in the "Project
Data" notes on the Project Data sheet (Sheet G102). The Setbacks information references a "Yard
Table" on the same sheet, but that table is more accurately identified as "Lot / Parking / Building
Regulations" Table. Revising the reference would provide internal consistency and would be clearer for
everyone referencing and using the information on this sheet.
o Note: Staff acknowledge that some the required information identified above is contained in the
"Project Data" notes on the Project Data sheet (Sheet G102). However, these required review comments
(2A and 213) still apply, and must be addressed to ensure consistency and accuracy and to assist in
future project research efforts (as may be applicable).
Comment Update 8/5/19: Addressed.
[Z.O. 32.5.2(a)]: Please revise the Sheet Index on the Cover Sheet (G000) to identify the total number of sheets
contained in SDP201900017.
Comment Update — 8/5/19: Addressed.
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4. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Add Site Plan Major Amendment application number (SDP201900017) to
the Cover Sheet (G000).
Comment Update — 8/5/19: Addressed.
[Z.O. 32.6.2.(a), 32.5.2(b), and 32.6.2.(b)]: Please identify the maximum building height; this information does
not appear to be included on Project Data sheet (Sheet G102) or other sheets.
Comment Update — 8/5/19: Addressed.
[Z.O. 32.6.2.(a) and 32.5.20)]: Please show and label the location of all existing wells and all existing private
sewer (septic) systems.
Comment Update — 8/5/19: Addressed.
[Z.O. 32.6.2.(a) and 32.5.2(a) and ZMA200600019 Special Exception Application Plan and Condition of
Approval #2]: Please remove the language in "Specific Condition #5" of the "Lot / Parking / Building
Regulations" Table on the Project Data sheet (Sheet G102) stating that double frontage lot regulations are "non
applicable" to Block 3. Double frontage lots exist in Block 3 (Lots 3.1— 3.14), and the Special Exception
Condition #2 establishes project -specific requirements for ensuring appropriate screening of these double -
frontage lots.
Comment Update — 8/5/19: Addressed.
[ZMA200600019 Special Exception Application Plan and Condition of Approval #2 and Subdivision
Ordinance (S.O.) 14-419 and Z.O. 32.7.9.7]: Please verify if the linear symbol in the rear of Block 3 lots
(between Lots 3.1 — 3.14 and Trudeau Court) is the six foot tall privacy fence that is required per Special
Exception Condition #2. There is no label, note, or other annotation to identify this linear feature; and this
linear feature is not included on the Legend on the Cover Sheet (Sheet G000). Clarification of this
proposed feature is necessary in order for staff to make the finding that Special Exception Condition #2
has been fully satisfied.
A. Note: Staff acknowledge the proposed screening landscaping, comprised of evergreen plant
materials with a minimum height between six (6) and ten (10) feet, as required by Special
Exception Condition #2. More specifically, these proposed plant materials [as shown on
Landscape Plan Sheets L 102 and L 103, and as specified with a minimum height of 7-8' on the
corresponding Landscape Notes & Plant List (Sheet L100)], satisfies the landscaping portion of
the detailed terms of Special Exception Condition #2.
Comment Update — 8/5/19: Addressed.
9. [Z.O. 32.6.2.(a) and 32.5.2(r)]: Please add the linear symbol shown in the rear of Block 3 lots (between
Lots 3.1 — 3.14 and Trudeau Court) to the Legend on the Cover Sheet (Sheet G000).
Comment Update — 8/5/19: Addressed.
10. [Z.O. 19.6.2 and 4.16]: The following issues have been identified with the proposed Overall Phasing Plan
(Sheet G106):
A. Please modify the language in "Site Phasing" note #5 on the Overall Phasing Plan (Sheet G106)
stating that "Any amenity features may be added or moved to a different phase at the owner's
discretion." This total discretion is not acceptable; per Z.O. 4.16.3.3, required recreation facilities
"shall be completed when fifty (50) percent of the units have received certificates of occupancy."
The owner may reserve the discretion to complete the required recreational facilities (or required
"amenity features") prior to such time when fifty (50) percent of the units have received
certificates of occupancy, but may not wait to do so until after such time.
B. The "Proposed Construction Sequence" must also be modified to ensure the required recreational
facilities (or required "amenity features") are completed at the required time, as well.
Comment Update — 8/5/19: Addressed.
11. [Z.O. 32.7.9.4.(d)]: Please add the required "verification of compliance" note. 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 toping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to
support the overall health of the plant."
Comment Update — 8/5/19: Addressed.
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12. [Z.O. 32.7.9.4.(b)]: The Tree Canopy Calculations on the Landscape Notes & Plant List sheet (L100) reference
"Preserved Tree Save Areas." The following revisions are necessary in order for these calculations to be
permissible:
A. Revise the Grading Plan sheets and Landscape Plan sheets (where necessary) to clearly show the limits
of disturbance, tree preservation practices, and all other required details (as specified in Z.O.
32.7.9.4.b.1) in relationship to the "Preserved Tree Save Areas," in order to demonstrate that required
conservation practices will be utilized for successfully preserving these existing trees.
Comment Update — 8/5/19: Comment response and revisions to Grading Plan Sheets C110-113
acknowledged. No further revision required.
B. Insert a signed Conservation Checklist onto one of the Landscape Plan sheets (as specified in Z.O.
32.7.9.4.b.2).
Comment Update — 8/5/19: Partially addressed. A blank Conservation Checklist will be provided with
this comment response letter; please insert the completed, signed checklist onto sheet L100.
Comment Update—10115: Addressed.
13. [Z.O. 32.6.2.(a) and 32.5.2(b) and 4.16]: Please note that the proposed "Fitness Station #2 appears to be located
primarily off -site on adjoining TMP #32-56. Please address if this location is intentional; and if so, please
confirm that an easement will be provided by the adjoining property owner to accommodate this area for
"Fitness Station #2" for access to and use by Willow Glen, and provide documentation of such an easement.
Comment Update — 8/5/19: Addressed.
14. [Z.O. 32.6.2.(k) and 32.5.2(n) and 4.17.4.a]: Please revise the Photometric Plan to provide additional notes or
other information about the material specification(s) for all proposed luminaires. Specifically, the Final Site
Plan cannot be approved unless and until all the outdoor lighting information required by Z.O. 32.6.2(k) is
provided to demonstrate compliance with all applicable outdoor lighting requirements as specified in Z.O. 4.17,
including (in particular) the requirement to use full -cutoff luminaires established by Z.O. 4.17.4.a.
Comment Update — 8/5/19: Addressed.
15. [ZMA200600019 Proffer Statement and ZMA200600019 Special Exception Application Plan and Conditions of
Approval]: Staff has reviewed the revised Project Data Sheet (G105) and has identified the following necessary
revisions:
A. Please ensure the updated revised Sheet G105 (provided via email on 7/1/2019 at 5:36 pm) is correctly
inserted into the Major Site Plan Amendment. As explained in the email referenced above, the Project
Data included in the resubmittal contains errors; and inserting the updated revised Sheet G105 would
address and resolve most issues that have been identified by staff on Sheet G105. However, please
reference the following additional issues which are not addressed in the updated revised Sheet G105.
Comment Update—10115: Addressed.
B. In the "Parking Data" table, please revise the "Required Guest Parking" column wherever "0.00" is
specified for townhomes with a "0-car garage" (in Block 2 and Block 4). Please also revise the overall
parking tabulations accordingly. Per Zoning Ordinance Section 4.12.6 ("one (1) guest space per four (4)
units shall be provided"), the required number of guest parking spaces for such unit types is as follows:
i. In Block 2, 1 guest parking space is required for the 4 townhomes with "0-car garage"
ii. In Block 4, 7.25 guest parking spaces are required for the 29 townhomes with "0-car garage"
Comment Update—10/15: Addressed.
C. In the "Block Open Space and Amenity Space" table, please revise the figure that incorrectly identifies
the total percentage of the project site in open space or amenity space as "64.10%." Based on the
tabulation of 422,022.72 total square feet of open space and amenity space, it appears that the correct
figure for the total percentage of the project site in open space or amenity space is 38.99%.
Comment Update—10/15: Addressed.
D. In the "Affordable Housing Allocated By Phase" table, please revise the figures that incorrectly identify
the minimum required number of affordable units. Specifically:
i. The [Total] "Affordable Units Required" should be revised from 25 to 27, because [(174) x
(0.15) = 26.1], and 26.1 equates to 27 affordable units being required; and
ii. The "Phase 2 # of Affordable Units Required" should be revised from 19 to 21, because
[(138) x (0.15) = 20.7], and 20.7 equates to 21 affordable units being required. Additionally,
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because a minimum of 27 total affordable units are required and because 6 affordable units
have been provided in Phase 1, a remaining number of 21 affordable units must be provided.
Comment 10/15: Not addressed — further revision required. Based on the language in the proffer
statement for approved ZMA200600019 ("The Owner shall provide affordable housing equal to
fifteen percent (15%) of the total residential dwelling units within the Proiect..."), and based on
the details contained on the final site plan dated 9/19/2019, the Willow Glen project requires a
minimum of 27 affordable dwelling units (total), because [(175) x (0.15) = 26.11 and [26.1
dwelling units is rounded up to 27 dwelling units]. The proffer statement for approved
ZMA200600019 is not constructed in a way that provides any credit for dwelling units that
would have been permissible by right prior to ZMA200600019; and the "Total Unit Basis After
Credit Applied" information must be deleted.
Regarding the applicable affordable housing requirements, staff acknowledges the following:
■ that 6 affordable dwelling units have been provided with phase 1 (complete), leaving a
remainder of 21 required affordable dwelling units (minimum) to be provided in phase 2;
■ that the proposed phase 2 includes a total of 19 affordable dwelling units, to be provided
through: a.) the proposed construction of 16 affordable dwelling units, as well as b.) the
provision of cash -in -lieu contributions for an additional 3 affordable units.
Therefore, the proposed affordable housing and cash -in -lieu details (currently equating to an
aggregate total of 25 affordable dwelling units) must be revised, as they do not meet the actual
requirement (minimum of 27 affordable dwelling units aggregate total).
16. [Z.O.32.7.9.1, 32.7.9.5.d, and 32.3.5.b]: Additional street trees are required along Trudeau Court and
Heathrow Glen Circle in order to comply with Code requirements for street trees to be provided fifty (50) feet
on center. The Code states that "Street trees shall be planted with even spacing in a row within the public street
right-of-way or adjacent to the public street right-of-way if not permitted therein by the Virginia Department of
Transportation, and within the private street right-of-way." More specifically:
A. In Block 4, additional street trees must be added to the north/northeast side of Trudeau Court (in the
area adjacent to proposed Lots 4.1 — 4.25). As shown on Sheets L102 and L103, six (6) street trees are
proposed for approximately 575' of street frontage along 25 propo� Lots.
Comment Update—10115: Addressed. Staff acknowledges the addition of ten (10) Gingko biloba
trees in these locations.
B. In Block 6, street trees must be added to the north/northeast side of the western portion of Heathrow
Glen Circle (in the area adjacent to proposed Lots 6.1 — 6.12). As shown on Sheets L101 and L104,
zero (0) street trees are proposed for approximately 350' of street frontage along twelve (12) proposed
lots.
Comment Update—10/15: Addressed. Staff acknowledges the addition of six (6) Ulmus parvifolia
trees in these locations.
C. If the required street trees cannot be located within the public or private right-of-way due to sight
distance, utility easements, or other conflicting requirements, then a variation or exception must be
requested and granted in order to locate the required street trees within landscaping easement(s) in the
front yards of proposed lots, as may be appropriate, and as provided in Zoning Ordinance Section
32.3.5.b. Under such an arrangement, the landscaping easement(s) would need to be established on the
corresponding easement plat, and a deed and maintenance agreement would also need to be prepared
and submitted for review and approval/execution by the County.
Comment Update—10115: Partially addressed. Staff acknowledges the administrative approval of
such a variation (pursuant to Z.O. Section 32.3.5) on 9/11/2019. Staff also acknowledges that this
major site plan amendment (SDP201900017) has been revised to show the landscape easement in
Block 4, and to include the required notes regarding the required street trees within that
easement. Staff also acknowledges the ongoing review process for the corresponding final plat
(SUB201900132) and associated easements, deeds of dedication, and maintenance agreements.
■ (Advisory 1): It appears that proposed new residential lot lines are shown on the plan, but no subdivision plat
application has been submitted.
Comment Update — 8/5/19: Comment response acknowledged. Advisory note remains in effect. No further
revision to Major Site Plan Amendment necessary to address advisory comment.
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Comment Update—10/15/19: Partially addressed. Staff acknowledges the ongoing review process for the
corresponding final plat (SUB201900132) and associated easements, deeds of dedication, and
maintenance agreements. No further revision to Major Site Plan Amendment necessary to address
advisory comment; however, please note that deed book and page number references for the approved
and recorded final plat must be added to the final site plan.
■ (Advisory 2): The following remaining (separate) applications and approvals are required prior to approval of
Major Site Plan Amendment SDP021900017:
o [Z.O. Sections 32.7.4.2 and 32.7.5.3]: Easement Plat
o [Z.O. Section 32.7.2 and County Code Chapter 14]: Road Plans
o [Z.O. Section 32.7.4.1 and County Code Chapter 17]: Water Protection Ordinance Plan
Comment Update — 8/5/19: Comment responses acknowledged. Advisory notes remain in effect. No further
revisions to Major Site Plan Amendment are necessary to address advisory comments.
Comment Update—10/15/19: Partially addressed. Staff acknowledges the ongoing review process for the
corresponding final plat (SUB201900132) and associated easements, deeds of dedication, and
maintenance agreements. Staff acknowledges the ongoing review process for the corresponding road
plans (SUB201400115). Staff also acknowledges that the corresponding water protection ordinance plans
(WPO201900011) were approved by CDD-Engineering on 4/1/2019. Major Site Plan Amendment will
need to be revised after approval and recordation of final plat, in order to incorporate deed book and
page number references.
(Advisor,3): Please note that the period of validity for approved Final Site Plan SDP201400006 will end on
10/17/2019, which is a period of five (5) years after the date of approval, per Z.O. Section 32.4.3.8 which reads
in part: "An approved final site plan shall be valid for: (i) a period of not less than five (5) years after the date of
its approval or for a longer period as the agent may, at the time of approval, determine to be reasonable, taking
into consideration the size and phasing of the proposed development; and (ii) any additional period as may be
provided by state law.
o Note: A Request for Extension to the Period of Validity may be requested in writing, at the applicant's
discretion, pursuant to Z.O. Section 32.4.3.8.b and the procedures specified therein.
Comment Update — 8/5/19: Comment responses acknowledged. Staff acknowledges that an extension request
was received and evaluated, and County staff subsequently acted to not grant the requested extension.
Therefore, the period of validity for approved Final Site Plan SDP201400006 for Willow Glen currently
remains unchanged and will expire on 10/17/2019.
Comment Update—10/15/2019: The period of validity for approved Final Site Plan SDP201400006 for
Willow Glen currently remains unchanged and will expire on 10/17/2019.
Community Development Department — Engineering:
Contact: Matthew Wentland / mwentlandgalbemarle.org
Review Status: Requested Changes (10/15/2019)
1. The road plans will need to be approved before final site plan approval.
Community Development Department — Inspections:
Contact: Michael Dellinger / mdellinger@albemarle.org
Review Status: No Objection (7/31/2019) — see attached comment letter
Community Development Department — E911:
Contact: Andrew Slack / aslack(kalbemarle.org
Review Status: No Objection (5/7/2019) — see attached comment letter
Albemarle County Fire — Rescue:
Contact: Shawn Maddox / smaddox@albemarle.org
Review Status: No Objection (10/10/2019)
Albemarle County Service Authority (ACSA):
Contact: Richard Nelson / melson@serviceauthoriiy.oriz
Review Status: Pending (as of 10/15/2019) — comments will be forwarded upon receipt from ACSA
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Virginia Department of Transportation (VDOT):
Contact: Adam Moore / Adam.Moorekvdot.vir.ig nia.gov
Review Status: Pending (as of 10/15/2019) — comments will be forwarded upon receipt from VDOT
Virginia Department of Health (VDH):
Contact: Alan Mazurowski, alan.mazurowskikvdh.vir ig nia.goy —
Review Status: No Objection (8/7/2019)
Please contact Tim Padalino at 434-296-5832, ext. 3088 or t 2adalino(q-)albemarle.org for further information
about any of the comments above and/or any other issues relating to this Willow Glen Major Site Plan
Amendment (SDP201900017). Thank you.
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