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HomeMy WebLinkAboutSDP201900057 Review Comments Initial Site Plan 2019-12-04 (5)1. kAl kr .� �'IRGiI31P County of Albemarle Department of Community Development Memorandum To: Herb White, WW Associates From: Tori Kanellopoulos - Planner Division: Planning Services Date: December 4, 2019 Subject: SDP201900057- Stonefield Block D-1 - Initial Site Plan The Planner for the Planning Services Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items 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 to the Albemarle County Code.] Initial Site Plan Comments: Required Prior to Initial Site Plan Approval: 1. The Special Exception for the additional stories for this development must be approved by the Board of Supervisors prior to conditional approval of the initial site plan. Required Prior to Final Site Plan Approval: Planning (Tori Kanellopoulos) 2. 18-4.7/18-4.16/Stonefield Code of Development Green/civic%pen space: a. The required open space for Stonefield is referred to `Green and civic space' in Stonefield's Code of Development, which replaces the 18-4.7 open space and 18-4.16 recreation requirements. Refer to the Green/civic space plan dated 03/21 /2011 and uploaded to ZMA2013-9 and ZMA2001- 7 as `Code of Development'. The 2011 plan shows where the required green/civic space is located. b. Show how this requirement is being met. This may be done with a table (e.g. X square foot courtyard, Z square feet of green space with trees). The green/civic space should also be labeled on the plan on at least one sheet. c. Location of green/civic space may vary from the 2011 plan, however the amount must remain the same. d. The final green/civic space for this application must match the Special Exception request, if the request is approved. 3. 18-4.7/18-4.16/Stonefield Code of Development Green/civic%pen space: The special exception request for this development appears to show a courtyard within this development, which could contribute to green/civic space. Please clarify if there is a courtyard and show it on the plan. 4. 18-4.12.8 Parking alternatives and 18-4.12.10 Shared parking: a. Include the most up to date parking reduction request letter with this application. Staff's most recent request is dated 08/16/2019, and a request was not included with the submittal of this initial site plan. b. The 08/16/2019 does not clearly explain how parking requirements are being met and where required parking spaces are located. Additionally: i. The letter requests 351 parking spaces for the apartment in Block D-1 (labeled incorrectly in letter as D-2), while the site plan shows a parking garage with 447 spaces. Are these additional spaces for another use? ii. Note that the maximum reduction for all uses participating in the reduction request is 35 percent. c. If any shared and/or off -site parking is requested, an instrument to assure off -site parking per 18-4.12.8(e) will be required. This would be required if the Block D-1 proposal was subdivided as its own parcel off of TMP 61W- 3-19A but continued to share parking with other parcels in Stonefield (as SUB2019-150 seems to indicate). 5. 18-4.12.9 Street parking: It appears there may be street parking included with this development, along Inglewood adjacent to the proposed building. Clarify if there is street parking and include the spaces in the parking calculations. Ensure they meet design standards (e.g. 9'X20'). If spaces are being removed, indicate that on the demolition sheet. 6. 18-4.13 Loading spaces: This site plan references a loading space. Note that a loading space per the County's Zoning Ordinance is not required for this development and is optional. 7. 18-4.12.16 Parking space minimum design standards: a. All parking spaces for this development must be shown on the site plan, including those within the parking garage. Staff must be able to review and scale all parking spaces and travelways to ensure they meet the minimum design standards per 18-4.12.16. b. Ensure that there are sufficient ADA-accessible spaces that meet design standards requirements. The requirement is 7 ADA spaces (at least 2 being van -accessible spaces) for 201-300 dwelling units. ADA spaces must be labeled on the site plan. 8. 18-4.12.19 Dumpster pad standards: Show the design of the dumpster/dumpster pad area, so that staff can determine if 18-4.12.19 standards are being met. 9. 18-4.17 Lighting: Submit a lighting plan with the final site plan that meets the requirements of 18-4.17 and ARB requirements. Indicate if there are any new lights added. Cutsheets for new lights are required. 10.18-32.5.2 Contents of an initial site plan and 18-32.6.2 Contents of a final site plan: a. Note that the ownership information, boundary lines, DB/PG, and Tax Map Parcel may need to be updated, based on the status of SUB201900150 and if this parcel is subdivided. b. Include a note with the approximate number of each type of unit (e.g. X 1- bedrooms, Y 2-bedrooms, and Z 3-bedrooms). c. All new improvements must be shown on the `Site Layout Plan'. This includes new landscaping and adjusted/new easements (not shown). d. Include all required contents of a final site plan with the final site plan submittal, including a grading plan. e. Include estimates trip counts on the first sheet (trips per day). 11.18-32.7.4.2/18-32.7.5.3 Easements: a. All new and revised easements must be shown on an easement plat, which must be approved prior to final site plan approval. Updated covenants/maintenance documentation must also be provided. b. The Existing Conditions and Demolition Plan sheets should show existing easements/utilities/structures, while the Site Layout Plan should show new/revised easements/utilities/structures only. i. For example, the Site Layout Plan should only show the relocated filterra, not the existing filterra. ii. If the ingress/egress easements are adjusted (as Sheet 1 indicates) then the Site Layout Plan should show `revised ingress/egress easement' and not the existing easement. c. Clarify how the sidewalks will be maintained, as some will be onsite and some will be offsite (that is, not located on the Block D-1 parcel being subdivided through SUB2019-150). If the sidewalk maintenance easement is being adjusted (as Sheet 1 indicates), revised maintenance easement documentation and a revised Deed Book/Page Number must be provided. d. Include reference to DB 4467 PG 302 for the Hydraulic ROW, as this appears to be the most recent VDOT ROW dedication. e. An easement for the Stonefield marquis sign should be provided, if the parcel per SUB2019-150 for Block D-1 is ultimately subdivided, as the sign would then be off -site. 12.18-32.5.5/18-32.6.3/18-32.7.3 Parking structures: a. Include the following required information: The application for an initial site plan shall include architectural elevations, drawings, photographs or other visual materials showing any parking structure proposed on the site and surrounding structures and land uses. b. Include labeled entrances/exits. c. Include a visual of each level with all parking spaces shown and ADA spaces labeled. d. Include a note that the 18-32.7.3 requirements are met: mechanical equipment is screened/not visible; air handler emissions are away from adjacent residential uses; and the structured parking is designed so that light is not shining outside the structure. e. Refer to Engineering comments as well. 13.18-32.7.2.3 Sidewalks and other pedestrian ways: Include safe pedestrian access across the structured parking entrance. Refer to Engineering for more detailed comments. 14.18-32.7.9.4(b) Landscape plan/preservation of existing trees: Include the Conservation Checklist. 15.18-32.7.9.5 Street trees: a. Show how the street tree requirement is being met. The frontage calculation and how the requirement is being met for each street should be included with the landscape plan. The requirement is: One large street tree shall be required for every 50 feet of street frontage, or portion thereof, if 25 feet or more. Where permitted, one medium shade tree shall be required for every 40 feet of road frontage, or portion thereof, if 20 feet or more. b. The requirement does not appear to be met along the full length of Inglewood Drive. Provide street trees meeting the above requirement along Inglewood. 16. ZMA20010007 and ZMA20130009 Proffers: a. Please note that the following proffers are directly applicable to this project: i. Proffer 6: $3,000 cash contribution per unit for each unit above 500 total units in Stonefield. 17.Additional applications: The following applications and approvals are required prior to final site plan approval: a. SUB201900150 is under review, pending a resubmittal to address remaining review comments. Subdividing this parcel is not required for site plan approval. However, if the parcel is subdivided and ownership changes, this must be reflected on the site plan. b. 18-32.7.4.2 and 18-32.7.5.3: Easement Plats: All new and adjusted easements must be shown on an easement plat, which must be approved prior to final site plan approval, and must match the final site plan. c. Architectural Review Board: A Certificate of Appropriateness from the ARB is required prior to final site plan approval. d. 18-32.7.4.1: Approval of a VSMP Plan is required prior to final site plan approval. See Engineering comments. Engineering (John Anderson) 1. See review comments per attached letter dated November 19, 2019. VDOT (Adam Moore) 1. No Objection. See attached letter dated November 21, 2019. Fire/Rescue (Shawn Maddox) 1. The FDC must be shown on the plan and located within 100' of a hydrant. Based on the height of this building the hose required to connect the FDC to the hydrant shall not impact travel lanes. 2. A knox box is required. Please add a note indicating this requirement and that the location can be coordinated with the fire marshal's office. 3. The travel way along one contiguous side of the structure must be 26' of unobstructed travel way. There can be no utility lines, trees or other obstructions along that side of the structure that would impede aerial fire apparatus access. Based on the special exception requested for additional height this requirement may change to more than one side. 4. Any overhang or covered entrance must have a clearance of 13'6". 5. Please provide the ISO needed fire flow AND a current fire flow test to show what is available on site. ACSA (Richard Nelson) 1. Submit 3 copies ATTN: Alex Morrison. 2. RWSA Capacity Certification will be required. 3. Contact Alex Morrison for draft connection fees (amorrison(aD-serviceauthorit r�org). RWSA (Dyon Vega) 1. RWSA Capacity Certification will be required. Inspections (Michael Dellinger) 1. Sheet 1 does not address required accessible parking spaces, please provide. 2. Sheet 3: number 10, the state does not enforce the ADA rather the ICC ANSI A117.1. Please refer to this code for accessibility requirements. 3. Sheet 8: drive thru canopy will require non-combustible construction due to the proximity of the property line. Architectural Review Board (Margaret Maliszewski) 1. This item is scheduled for the December 16 ARB meeting. Comments will be provided at that time. Zoning/Parking Reduction Request (Kevin McCollum) 1. Based on my analysis of the parking at Stonefield I cannot approve the requested parking reduction associated with SDP2019-57 at this time. It appears that the proposal of adding 234 apartment units to Block D1 would create a parking shortage as this existing lot has been allocated as parking for two already approved site plans, SDP2012-5 (the theater) and SDP2012-1 (the town center). The Applicant needs to provide any additional information needed to prove that this request would not create a shortage of parking that is required by any of the applicable site plans. If any of the information I have is incorrect (since our calculations for requirements and what is existing are different) they need to provide evidence that their information is correct. I have used the approved site plans that we have on file and I assume that those numbers are correct. 2. See attached documents entitled "Blocks and Parking Maps" and "Stonefield Parking Analysis" for further details. 3. Parking reductions requested for other applications that have not submitted a site plan (Block C2-1) cannot be processed without a site plan. E911 (Brian Becker) 4. No Objection.