HomeMy WebLinkAboutSUB201700155 Review Comments 2018-05-22 (2) Christopher Perez
From: Christopher Perez
Sent: Monday, May 21, 2018 2:12 PM
To: David Jordan
Cc: 'Scro, Nicole'
Subject: RE: SUB2017-155 Rivanna Village—final plat (phase 1: Blocks A, B, C, D1, E, and Fl)
Attachments: CD3 SUB201700155 Rivanna Village -final plat 5-21-18.pdf
David Jordan,
SUB2017-155 Rivanna Village—final plat(phase 1: Blocks A, B, C,D1,E, and Fl)
Attached is the comment letter for the above referenced plat.
Christopher P.Perez I Senior Planner
Department of Community Development(County of Albemarle,Virginia
401 McIntire Road I Charlottesville,VA 22902
434.296.5832 ext.3443
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,Room 227
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Charlottesville,Virginia 22902-4596
Phone(434)296-5832
Memorandum
To: David Jordan
From: Christopher Perez, Senior Planner
Division: Planning
Date: May 21, 2018 •
Subject: SUB2017-155 Rivanna Village—Final Subdivision Plat
(Phases 1: Blocks A,B,C,Dl,E,and Fl)
Department of Community Development has reviewed the above referenced subdivision plat(dated July 7,
2016)against ZMA2013-12 and it's applicable Code of Development(COD),Proffers,Application Plan,
approved Initial Site Plans and approved Road Plan and other codes and ordinances. Comments are
provided below;however, additional comments or conditions may be added or eliminated based on further
review.): [Each comment is preceded by the applicable reference]
Conditions of Preliminary Plat Approval(from approval letter dated November 3,2016:
1. [14-302(A)8, COD Sec 3.2]Density. On the final plat provide a table to keep track of the proposed
residential dwelling units being platted by block. These tables shall be updated on each final plat until
total buildout is completed. The table shall match or be similar to the density regulations table
provided in the Code of Development Section 3.2 -Density Regulations. Final: Comment
addressed.
2. [14-302(A)8] Proposed Lots. On the final plat provide a chart/table which lists each lot, its
• corresponding block, and associated square footage. Include open space parcels in this chart.
Final: Comment addressed.
3. [COD Sec 8 -Attachment B sheet 7] Open Space/Greenspace Preservation. Revise the labeling of
the open space parcels to correspond to the appropriate block they are located in/being plated from as
well as the type of open space as defined by the rezoning.
For example: 'Open Space C' and `Open Space D' are being platted from land located within
Block A thus they shall be relabeled as "Open Space A (1.583 acres) - Open Space/Green Space
Area: Linear'Park w/Trails" and "Open Space AA (1.189 acres) - Open Space/Green Space
Area: Linear Park iv/Trails". Final: Comment addressed.
The reasoning behind the above request is that these areas in Block A are labeled in Attachment B as
"Linear Park with Trails" (which is a portion of the sites' 13.26 acres of this designation), which is a
part of the sites',"Amenity Area" (which makes up 31.68 acres of the site), which is a part of the
developments total "Open Space/Greenspace Area" (which makes up 37.52 acres of the site).
Excluding areas in Block K. Final: Comment addressed.
-Also, to avoid confusion track the Open Space Statistics for the development as page 7 of
Attachment B did(see below). Final: Comment addressed.
4. [Proffer 6,COD Sec 8-Attachment B sheet 7] Construction and Dedication of Parks and
Recreation Improvements. On the final plat the development shall dedicate and convey to the County
open space parcels for the Linear Park as designated by the rezoning. The dedication of this land shall
be in a form acceptable to the County Attorney and the Director of Planning. Rev 2: The required
Deed of Dedication has been received. The deed must be approved,signed by the County
Executive once reviewed and approved by the County Attorney.
Provide the following note: `'Open Space Areas are Hereby Dedicated to the County
for Public Use as a Linear Park Area". Final: Comment addressed.
Provide the following note:"The owner(Rivanna Village)shall construct the trails throughout the
Linear Park Areas within 12 months after approval by the County of
the 1st subdivision plat or site plan applicable to any portion of a
block within with the trails are located." Final: Comment addressed.
5. [Proffer 9]Affordable Housing. The owner shall provide affordable housing equal to 15%of the
total residential units constructed on the property. On the final plat(cover sheet and lot layout)clearly
label which lots are designated as affordable housing to meet the proffer. Also, assure that the
affordable units for the entire development are clearly tracked in a chart provided on the cover sheet,
regardless if any affordable units are proposed for the block(s)being platted.
Rev 2: Comment not adequately addressed.Every plat must designate 15% ADU,you cannot
merely push it to phase 2 of the development. Per the note on the plat it is understood that the
applicant has chosen to pay the fee in lieu of building affordable units; however,the plat shall
designate which units are affordable,as the money is paid prior to a certificate of occupancy
for said unit. On the cover sheet,page 17, and throughout the plat designate which units are to
be affordable(15% of the residential units being platted with this plat are required).Also,
provide a note tracking these calculation on this plat and on all subsequent plats.
6. [4.12.6, COD Sec 7.1] Parking. Prior to final plat approval provide a typical lot layout exhibit which
depicts the locations and dimensions of the garages and driveways for all single family detached
units. Also, on the exhibit provide parking calculations for all of the single family detached units
including guest spaces(1 guest space every 4 dwelling units). The exhibit can either be a part of the
final plat or provided as a standalone document for the file. Final: Comment no longer relevant for
SFD units based on the variation approval by the BOS on December 6,2017.
7. [14-311]Infrastructure improvement plans. The roads serving these lots were approved under
SUB2015-119. Also, a WPO Plan was approved for phase 1 under WPO2014-77.Prior to final plat
approval all necessary improvements shall either be built or bonded. Rev 2: Comment still relevant,
bonds have not been posted.If roads have already been built,prior to final plat approval they
shall be inspected and approved by Engineering. Please contact Engineering.
8. [Comment]Right-of-way widths. On the final plat provide dimensions to the various widths for this
right-of-way so that staff may verify what is being dedicated meets the approved road plan.
Final: The plat does not provide a name/label for the alley located in Block E. On the road
plan, it was labeled as "Alley D"; please provide it on the plat. Also, this easement merely is
labeled as variable width. On the plat scale the maximum width of the alley and the minimum
width of the alley. Rev 1. Comment addressed.
Additionally,the proposed easement"Private Alley C" is labeled as 22' wide in front of Block
D2; however, after scaling the easement on the final plat it appears to truly be 26' wide,which
coincides with the label on sheet 19. Revise the label throughout the plat to be 26' wide.It needs
to be larger than 22' wide because the alley improvement itself is to be 24'wide. Rev 1. Comment
addressed.
•
Additionally, the physical improvements for Alley A are depicted on the road plans as 24'
wide; however, the easement provided on the final plat for this alley is 22' wide. (See sheet C2.4
of the road plan for improvement width).Rev 2. Comment addressed.
Additionally, sheet 19 of the plat does not list all of the Alley Easements and their widths;
rather,it seems to be missing Alley A and Alley C,which are not the same width as Alley B
fronting Block D. List each alley and the easement width on sheet 19. Also, do this for Alley E
(min width and max width and assure it does not go below 20' wide). Rev 1. Comment
addressed.
Assure all easements are wide enough to accommodate the physical improvements within those
easements (check the approved road plans and the approved site plans for these widths).
9. [Comment] For all public right-of-ways being platted revise the hereby dedicated language to the
following: "Hereby dedicated to the County.for public use". Final: Comment addressed.
10. [14-303(E)]Alley Easements...Easements shown for alleys shall be labeled as "alley easement" and
the easement holder(s) shall be identified on the plat. Revise all easement legends to meet the above
language, example: revise "AE = 20'private access easement" to "AE = 20'private alley
easement '. Rev 1. Comment addressed.
11. [Proffer 3] Route 250 and Eastern Entrance Improvements. "The owner shall either construct left
and right turn lanes on Route 250 at the eastern entrance to the property or bond these
improvements prior to approval of the first site plan or subdivision plat for the development... "
The applicant has chosen to bond the above mentioned improvements. Prior to final subdivision plat
and/or final site plan approval provide documentation that the improvements have been bonded.
Rev 1. Comment addressed with the platting of Block A(the first plat to be
approved/recorded).
12. [14-317, COD Sec 4.2] Instrument evidencing maintenance of certain improvements. With the final
plat submit an instrument assuring the perpetual maintenance of the private alleys, stormwater
management facilities,private drainage easements, wall maintenance easement, and any other
improvements that are to be maintained by the IIOA in perpetuity. Also, in the Declaration of •
Covenants, Conditions and Restrictions assure the required provisions of Sec 4.2 COD are met by
providing/developing an Architectural Review Committee. County Attorney approval of this
document is required prior to final plat approval. Rev 1. Comment addressed.
13. [14-206, 14-307.1] Dam Break Inundation Zone. Revise note#l4 on sheet 1 as a portion of TMP
08000-00-00-05000 is located within a Federal Dam Break Inundation Zone. Also, depict the limits
of this zone. Final: Comment addressed.
14. [14-302(A)9] Building sites on proposed lots. Provide the following note: "Parcel[letter or number]
and the residue of Tax Map/Parcel[numbers] each contain a building site that complies with section
4.2.1 of the Albemarle County Zoning Ordinance." Final: Comment addressed.
15. [COD Sec 4.1.2] Materials/Color/Textures. Provide the following note on the plat: "All roof material
throughout the development shall be dark and non- reflective. - Final: Comment addressed.
16. [4.6.4] Rear Yards on Interior Lots. The rear setbacks for lots in Block C are incorrectly shown and
do not take into account the alley easement. The required rear yard shall be measured from the edge
of the alley easement. Revise. Final: Comment no longer relevant because all setbacks have
changed. A new setback comment has been provided below.
17. [COD Sec 3.3] Lot Regulation/Setbacks. Revise note#13 to include the following setback note: "Side
Setback for any unit which has a road or alley at its side, the minimum side yard setback is increased
to 15 feet. " On the plat please dimension the 15' side setback for all lots. Revise the side setback for
Lot F 1 to be 15'. Final: Comment no longer relevant because almost all setbacks have changed
due to the variation request/approval of December 6, 2017. A new setback comment has been
provided below.
18. [COD Sec 3.4] Building Height. Provide a note on the final plat that lists the maximum height of
each structure by block that is being platted. See table 3.4 of the Code of Development as each block
has different heights permitted based on the use. Rev 2. Comment addressed.
19. [14-302(a)5] Zoning. Revise note#13 to list that proffers apply to this development.
Final: Comment addressed.
20. [COD Sec 3.2] Density-Block G. As specified in the Code of Development `Block G' shall have a
minimum of 13 residential units and a maximum of 45 residential units. Assure that the current
proposed platting of the majority of this block as Open Space does not prevent the minimum
residential units from being met. Final: Comment addressed, no longer open space; rather,it is
currently residue.
21. [Recommendation] It is recommended that each note on sheet 1 be separated by a blank line for
purposes of legibility. Final: Recommendation not followed by the applicant.
Additional Planning Comments on the Final Plat
22. [Comment] The Villas/Block A. The applicant has chosen to modify the current proposal to remove
the Villas/Block A from this final plat and has submitted Block A under a new application
(SUB2017-200). Update this final plat appropriately. Rev 1. Comment addressed.
23. [Proffer 2] Cash Proffer for Capital Improvements. The owner shall contribute cash to the County as
stated in proffer#2 to fund capital improvements to mitigate impacts of the development. On the
cover sheet provide the following excerpt from proffer 2 and provide calculations of numbers of each
unit type being platted. (It may be appropriate to modify the "phase 1 lot and open area tabulations"
chart to provide this data; rather, than creating an additional chart).
The cash contributions shall he at the following rates:Three Thousand,Five Hundred Dollars
($3,500.00)for each single family detached unit,Three Thousand Dollars($3,000.00)for each
townhouse unit or other single family attached unit,and Two Thousand,Five Hundred Dollars
($2,500.00)for each multifamily unit, Residential units paying cash in lieu of an affordable
dwelling unit as provided in paragraph 9,and other affordable dwelling units shall be exempt
from this paragraph 2. The cash contribution shall be paid after completion of the final
inspection and prior to issuance of the certificate of occupancy for such applicable residential
dwelling unit, •
Rev 2. Comment addressed.
24. [COD Sec 3.3]Lot Regulation/Setbacks. Replace note#13 with the new setback chart(provided
below)which was approved by the BOS on December 6, 2017. Please do not reword anything in the
chart,merely provide the exact chart on the final plat.Additionally,revise the setbacks and buildable
area depicted on all lots throughout the plat utilizing these new setbacks and the various factors
provided in the chart.
i
I
.I --� TABU 3.3�-Lot i�egUlation5
t Area and Area and bulk Setback Regulations
Bulk Regulations
} Re.bulat.ions
Minim LIm Maximum Lot Min_ Front Min.Side Min. Rear
Lot Size(s.f.) Size (s.f.) Setback Setback i Setback
(rt_) _ (ft.)
_
Single Family 3,000 None 10 5 5
Detached
T>Single Family 3,000 None 10 5 5
Attached Villas
(e.g_duplex or
multiplex)__
Single Family 1,300 None [ 10 5 M 5 •
Attached
Townhouses
Non-Residential. N/A. N/A Or'r Or>i 0
Multifamily and
Mixed-Use
Buildings
1.Mileenever a unit has a road at its side,the minimum side yard setback is increased to 10 feet.
t 2.There shall be no minimum setback(I.e.zero ft.) along;the side property line at the point of
attachment of two or more single family dwelling units of'any type.
3. Intentionally Omitted.
4.Building envelopes for individual lots may vary when a utility or landscape easement encroaches on
a lot to a greater degree than the prescribed setbacks.
5. Build-To Lines:Structures in block 0 to he built to the property line along the frontage of all public
roads except where property Items are radii. 4 -
Rev 2. Comment not adequately addressed. The setbacks as provided on the plat negate
numbering of item 1-5 in the chart,thus on the plat it appears item#5 applies to the entire
development,when it truly only applies to Non-Residential multifamily and mixed-use
buildings Min Front and Min Side.Additionally,the unit types and minimum lot sizes
provided on the plat do not match the chart.Revise.
25. [COD Sec 3.3] Lot Regulation/Mininuim Lot Size. On the cover sheet in the `phase 1 lot and open
space tabulations" chart,provide square footages(SF), as this is what the minimum lot size
calculations in the COD utilize. Additionally, on the cover sheet in the "phase I lot and open space
tabulations" chart, next to the acreage please list the unit type to be constructed on the lot, such as:
SFD, SFA Villas, SFA(townhomes),Non-Residential. Rev 1.No objection to how the information
is displayed; however,the above guidance would have made things easier to review and track.
26. [14-302(A)(15)] Property Owner Info. The owner of TMP 93A1-2 is the County of Albemarle and
East Rivanna Volunteer Fire Company Inc...Rev 1. Comment no longer relevant. This portion of
Block A has been removed from this plat.
27. [14-302(B)(6)] Tax Map Parcel Number. A critical typographical error has occurred with regard to
the TMP# throughout the plat for TMP 093A1-00-00-00400. Throughout the plat it is labeled
incorrectly as TMP 093A1-00-00-00040. Also, on sheet 3, the bottom left note references another
incorrect TMP#, specifically for TMP 093A1-00-00-00200. Ensure all TMPs throughout the plat are
correctly identified/referenced. Revise. Rev 2. Comment addressed.
28. [14-303(C)] BLA. A critical error has occurred with regard to what is depicted for the boundary line
adjustment/vacation portion of the plat. Provide land hooks to encompassing Parcel H into the
vacation. Also,provide line hooks for the southern boundaries of Parcels E, G,H, and I to indicate
these are to be removed. Also,provide line hooks for the eastern boundary of Parcel L. Rev 2.
Comment addressed.
29. [ZM A201300012 Proffer 8, Code of Development Section 5.4.1] Landscape Buffer along
Glenmore IT'ay. A portion of the 70' buffer backing up to Lot Al does not appear to be 70'; rather, it
appears the lot crosses into the buffer. Revise the lot line of Lot Al to maintain the 70' buffer. Rev 2.
Comment addressed.
30. [ZMA201300012 Proffer 6] Parks and Recreational improvements. On Lot El 3 provided a
publically dedicated trail easement to connect the proposed trail in Open Space 1-E to the public right-
of-way(River Anne Road). Rev 1. While the easement is provided on the plat it is merely for
private use(members of Rivanna Village), as such the County shall not maintain this easement;
rather,the BOA shall. I have spoken to Nicole Scro (legal council) about this and she has
. removed it from the legal does for dedication and acceptance by the County. The easement
should remain on the plat to provide all residents of Rivanna Village access over this entrance
• to the public trails and park.
31. [14-302(A)(5)] Public Easements. Why does the public storm drainage easement(STE 20) traverse
directly through the middle of Lot B12? This dramatically reduces the buildable area of this lot.
Additionally,with the DI for this easement directly in the middle of the frontage of this lot, how is the
driveway serving this lot going to be installed? Possibly the adjacent private alley,please speak to this
in the comment response letter. Rev 1.Applicant was made aware of this item. Sheet 10 depicts
buildable setbacks; however,there is also an STE 20 and a PDE 26 which appears to effect
buildable area of the lot. It is recommended that lot B12 be reviewed to assure there is enough
buildable area outside of the easements and setbacks to locate the proposed dwelling type.
32. [14-302(A)(5)] Public Easements. All SWM easements shall be extended to public right-of-ways for
access/maintenance purposes. Consult with Engineering staff on how best to accomplish this. (Ex of
SWM facilities without access: SWM facility in Open Space I-B, SWWMfacility in Open Space I E,
SWM facility in Open Space I-Al...check them all). Rev 2. Comment addressed.
33. [14-302(A)(5)] Public Easements. Revise the buildable area of all lots containing a PDE. Buildings
cannot be built over these easements. Rev 1.Applicant was made aware of this item. They have
stated the lots have buildable areas outside of these easements and that it will not affect the
building layout.
34. [14-302(A)(5)] Public Easements. The proposed public drainage easements and any other proposed
public easements shall be labeled as "dedicated to public use", except easements being dedicated to
ACSA,those shall be labeled as such. Additionally, submitted a deed of dedication and easement for
the public drainage easements depicted on the plat(attached is a template). The deed must be signed
by the County Executive once reviewed and approved by the County Attorney. Rev 2: The required
Deed of Dedication has been received. The deed must be approved, signed by the County
Executive once reviewed and approved by the County Attorney.
35. ]COD 9.1] Water& Sewer. VDI-1 provided the following comment: "Connection of the East Rivanna
Volunteer Fire Department to the ACSA sewer system must he completed prior to any development
that would compromise the existing septic system (see Draunfield Easement, Sheets 7& 8 of 13). "
The final plat shall not be approved until this item has taken place and verified by ACSA. in the
comment response letter, provide the status of this situation. Rev 2. Comment addressed.
36. [14-303(M)] Street Names. Road names throughout various sheets of the plat do not match each
other. Ex)Tank Road depicted on sheet 5,and Sycamore Lane depicted on sheet 7. Revise. Rev 2.
E911 has provided the following comment: "Sheet 3 says ILLAGE PARKAENUE instead of
VILLAGE PARK AVE and STEAMER DRIE instead of STEAMER DRIVE,please correct
these."
37. [14-302(B)(1)] General Information. When the plat is revised,please provide the date of the last
revision On the plat. Rev 2. Comment still relevant.
38. [Comment] Below is a comment from the initial site plan(SDP2017-36). This comment shall be
addressed before the final plat is approved to assure the proffer is met.
2. [ZMA201300012 Proffer 5]Construction of Steamer Drive Improvements.Provide the necessary and
required sidewalk and landscape strip along Steamer Drive adjacent to the Fire Station in Block C.It is
understood that the road plan(SUB2015-119)for this segment of road was already approved without the
sidewalk and only provided street trees;however,it appears this aspect of the plan was approved in error and
these improvements are required by proffer#5.Furthermore,fourteen(14)onstreet guest parking spaces
proposed adjacent to this strip of land.These spaces shall be provided a sidewalk for safe movement of
pedestrians between the spaces and the use[Section 4.12.8(c)].
Rev 2. Comment not fully addressed.While it is mentioned on the final site plan(SDP2018-15)that the
sidewalks are to be completed as part of phase 1 road construction,the road plan has not been revised to
include this improvement.Prior to final plat approval either revise the road plan to provide the
sidewalk,or remove the note on the final site plan stating its part of the phase 1 road plan.
Additional Planning Comments on the Rev 2
39. 114-317] Provide a note stating that Open Space 1-C 1 and Open Space 1-C2 are dedicated to the
HOA and shall be maintained by the HOA. Rev 2. Comment addressed.
40. [ZMA201300012, Code of Development Section 3.2] On sheet 17 the plat lists 493 units as the
maximum;however,this is not the case,rather the development is limited to 400 units per the COD.
Revise.
Engineering—John Anderson
1. Sheet 1: If block D2 included,recommend revise Plat Title to list block D2 (see block D2
reference, sheet 17).
2. Sheet 4: Label L2 (between C6 and C7).
3. Sheet 12: Recommend inset detail for 0.32' (Tie); otherwise, ambiguous.
4. Sheet 14: SWMF Easement is defined,not variable. Provide metes/bounds for SWMF
Easement, or reference other sheets in this plat; sheet 6, for example.
5. Sheet 16: Where STE is required or intended to provide vehicular access to a SWMF,
revise easement legend to include the word Access in STE description.
6. Sheet 16: Please check L1 against sheet 4 value, which is 24.96'. Revise table value, if
necessary.
E911—Elise Kiewra
1. Sheet 3 says ILLAGE PARK AENUE instead of VILLAGE PARK AVE and STEAMER DRIE
instead of STEAMER DRIVE,please correct these
Fire and Rescue—Shawn Maddox
1. No objections prey review.
Inspections—Michael Dellinger
1. No objection
ACSA—Richard Nelson
1. ACSA is waiting on as-builts to confirm easement locations.
!'DOT—Adam Moore
1. No objections prey review.
Virginia Department of Health(VDH)—Alan Mazurowski
1. Connection of the East Rivanna Volunteer Fire Department to the ACSA sewer system must be
completed prior to any development that would compromise the existing septic system(see
Drainfield Easement, Sheets 7 & 8 of 13). Rev 2.Pending confirmation from ACSA that this
item has been addressed.
Staff has provided references to provisions of Chapter 14 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 14-229(B)of Chapter 14 of the Code if the developer fails to submit a revised final plat 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 about these conditions or the submittal
requirements please feel free to contact me at Extension 3443,cperez@albemarle.org.
Sincerely,llll
Christopher P.Perez, Senior Planner