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HomeMy WebLinkAboutSDP201800087 Review Comments Final Site Plan and Comps. 2019-12-06GfRGSIytP County of Albemarle Department of Community Development Memorandum To: Dustin Greene From: Tori Kanellopoulos - Planner Division: Planning Services Date: December 6, 2019 Subject: SDP201800087- Timberwood Square - Final Site Plan REV 3 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.] Required Prior to Final Site Plan Approval: REV 3 New Comments: 1. [SUB2018-220 Road Plan] Remove reference to "Existing Private Street", as this is not an approved private street, and will be part of the proposed Lois Lane private street with Road Plan SUB2018-220. It should be labeled as `Lois Lane Private Street' with the ROW included. 2. [Private Street Maintenance Agreement] The private street maintenance agreement must be submitted, reviewed, and approved by the County prior to site plan approval. The Road Plan can be approved prior to the private street maintenance agreement. 3. [Lot Lines] The Site Plan layout indicates there are "proposed boundary lines". Any changed boundary lines must be done with a plat. Please clarify what is being proposed here. Planning Comments: Comments from Initial Site Plan that have a note or are not fully addressed: See attached direction from the Post Master regarding group mailboxes. Please coordinate location with the Post Master. a. REV 1: Follow-up: Location is acceptable to Planning. Please be sure to coordinate with the Post Master as well. b. REV 2: Addressed. 2. [18-32.5.2.b] Written schedules or data. Revise note to read "office use" instead of "commercial use", for Parking Tabulations and Square Footage, as the office use has specific parking requirements that are distinct from other commercial uses, on SP2. a. REV 1: Not addressed: All proposed uses for the 65 parking spaces are office uses. If the uses change in the future, Zoning will need to make a parking determination. The application may be updated in the future, however it should be listed as office uses at this moment, as that is what is being proposed with this development. h_ RFV 9- Ar1r1rP_SCP_r1_ 3. [18-32.5.2.1] Existing and proposed utilities. Label all utilities as either existing or proposed. Include the deed book and page number of all existing easements. Proposed easements that are not yet recorded must be recorded with an easement plat prior to final site plan approval. a. REV 1: Follow-up: If there are DB/PG for the existing easements on SP3 (specifically the water line and the sewer line on the west side), please include them. b. REV 2: Not fully addressed. On SP5 and SP6 please label all easements as either "ACSA" or "public" OR "private". Some easements say "existing (e.g. sanitary sewer)" but it is not clear if they are private or public. All proposed easements should also be labeled to be clear they are public or private. All private and public non-ACSA easements will need to be shown on an easement plat and recorded with maintenance documents. c. REV 3: Confirm with ACSA if it is acceptable to have "ACSA Private Easement" labels, or if the reference to "Private" should be removed. 4. [18-32.5.2.1 and 18-4.11.4] Existing and proposed utilities. Revise the easements that are conflicting with any structures. See Lot 10 as an example (appears easement conflicting with deck). a. REV 1: Not fully addressed: See Engineering comment as well. There appears to be a conflict with utilities and landscaping (See SP9 and pin oak). Appears there may be conflict with waterline on SP10 and pin oak. b. REV 2: Addressed. 5. [18-4.12.5] Location of parking areas. Parking is required to be on the same lot as the primary use, except as authorized by 18-4.12.8. The lot lines for all of the lots overlap with the parking spaces in such a way that the parking spaces are split by the lot lines. Some lots contain one full parking space and one or two parts of other parking spaces, however only some lots (1, 2, 6, 10, 11, 15, 19, 20, 28 and 32) contain at least two full parking spaces. A shared parking agreement will be required for the lots for the townhomes. a. REV 1: Not addressed: Even with an access easement, a snared parking agreement is still needed for the townhomes. This can be covered as part of the HOA covenants and restrictions. Another option is to assign two parking spaces to each dwelling unit, and this must be clearly shown in the covenants/restrictions. b. REV 2: In Proaress: Will be provided with HOA documents_ c. REV 3: This can be addressed with the final plat required for the townhouses. Applicant needs to determine if they are completing the easements and maintenance documents for both the office uses and residential units together, or only completing the office uses now with the site plan. 6. [18-4.12.8(e)] Instrument assuring continuation of off -site parking. Stand-alone parking for the commercial area: If stand-alone parking or off -site shared parking is to be provided, the applicant shall submit with the application for a site plan, site plan waiver or, if a site plan is not required, with an application for a zoning compliance clearance, an instrument that restricts the use of that part of the land on which parking is provided to that use, and assures that a minimum number of parking spaces as required by this section shall be established and maintained for the life of the use. The instrument shall be in a form that is suitable for recording, shall be subject to review and approval as to form and substance by the county attorney, and shall be recorded in the office of the clerk of the circuit court of the county before the site plan or site plan waiver is approved. As the parking requirements for the use or structure change, subsequent instruments may be submitted, reviewed, approved and recorded that rescind or modify the prior instrument. a. REV 1: Not addressed: This is a requirement prior to final site plan approval. Stand-alone parking is parking that is not on the same lot as the use. This stand-alone parking was previously approved for the office area of this development, however the instrument is still required, given that a new office space is proposed. The same number (65 spaces) is still the requirement. This is to ensure both office spaces have access to and sufficient parking. b. REV 2: In Progress: Will be provided with HOA documents. c. REV 3: An instrument for off -site parking must be completed for at least the office uses prior to final site plan approval. This can be done in the form of an access easement and shared parking agreement for the two office uses. This instrument must be reviewed by the County Attorneys Office for compliance with 18-4.12.8(e). 7. [18-4.12.11(b)] Identification of use served. For standalone parking, at least one (1) sign shall be posted in the parking area identifying the off -site use served by the parking area. a. REV 1: Not addressed: See previous comment. b. REV 2: Addressed. 8. [18-32.7.9.4] Contents of a landscape plan. Revise the small notes counting the number of trees on SP9 and SP10, as some are incorrect. a. REV 1: Not fully addressed: On SP9 I counted 3 CJ, not 2. On SP11 1 counted 27 AF (not 30) and 101 CJ (not 100). Please correct and update all relevant tabulations. b. REV 2: Not fully addressed: L I counted 83 CJ, not 82 as shown on SP11. 1. REV 3: Addressed. ii. SP9 in the bottom right corner has a label for 4 QP's (by the biofilter) however there are no trees there. Remove label. 1. REV 3: Addressed. iii. SP10 has a label in the top right corner for 2 QP's, however there is only 1 QP. Revise label. 1. REV 3: Addressed. iv. On SP11 the Conservation Plan Checklist has not printed correctly and the boxes are not checked. Please revise. 1. REV 3: Addressed. 9. [18-4.16.1(3)] Minimum area. Indicate how the recreational area is being calculated. In the residential area, there appears to be 2,525 sq. ft. for the tot lot, 25,289 sq. ft. for one section of open space and 4,692 sq. ft. for the other section of open space. The recreational area is listed as 17,376 sq. ft. a. REV 1: Not fully addressed: Appears to be corrected on SP2, however seems incorrect on SP10. b. REV 2: Addressed. 10. [18-32.7.2.3] Sidewalks. Request for applicant to provide sidewalks along Timberwood Blvd. and Worth Crossing along the edge of the property. Provide ADA accessible ramps at the corner of Timberwood Blvd and Worth Crossing, and at the trailhead where it meets Worth Crossing. The sidewalks in the public ROW will need to be dedicated to the County and maintained by VDOT. Additional detail pending VDOT's comments. a. REV 1: Not fully addressed: Planning staff has determined that 6' asphalt paths would be acceptable in place of sidewalks along Timberwood Blvd. and Worth Crossing along the edge of the property. Asphalt paths have been the standard for connectivity in this area. While pathways along these public streets may have not been previously required, this type of connectivity is now standard, including with the 2015 Comprehensive Plan update. b. REV 2: Addressed with 6' asphalt paths. 11. [Future Application Comments] u. L—J111111c11LI. 4ote that Subdivision plat will be needed to create lots for the Townhomes. i. REV 1: Addressed: This may occur after final site plan approval. b. [Comment]: The proposed private streets will need to meet the private streets standards in Chapter 14 (Subdivision Ordinance) during the subdivision phase of this development. i. REV 1: Addressed: This may occur after final site plan approval, however applicant should keep these street standards in mind. The application appears to be meeting them, as Engineering has been reviewing Road Plans with these standards. c. [Comment]: Note that approved Road Plans, WPO and VSMP are required prior to final site plan approval. i. REV 1: In progress: See Engineering comments. ii. REV 2: Still in progress with second submittal. See Engineering comments. iii. REV 3: In progress. A WPO has been approved. Road Plan approval is in progress per SUB2018-220. REV 2 New Comments: 1. [Comment] Uses. Revise "Proposed Use" on SP2 to be "Office" instead of "Club". As discussed in a meeting with staff, the club is on a separate parcel and no club is proposed with this project. Only office uses and residential units are proposed. a. REV 2: Addressed. 2. [18-4.20] Setbacks. On SP2, also include the setbacks under 18-4.20, as these would apply to the office uses on the other portion of the development. a. REV 2: Addressed. 3. [Comment] All required landscaping that will be maintained by the HOA/private entity and is on individual lots must have easements. Most of the required landscaping is already shown with easements, however the street trees are not. An access easement does not cover landscaping easements on individual lots. a. REV 2: Addressed. Will be part of HOA documents/maintenance and easements are now shown on the site plan. 4. [18-32.8.2] Agreement and Surety. A surety for street trees, all required landscaping and sidewalks is required prior to final site plan approval. This can be included in the HOA covenants and restrictions. This bonding can be done with the bonding for the Road Plan. a. REV 2: Waiting for HOA documents/covenants/maintenance. b. REV 3: Comment persists. Clarify how required landscaping is being bonded or is included in covenants/restrictions. 5. [Comment] HOA covenants and restrictions are required for maintenance of property and amenities, including open space, the trail, private streets, private easements (such as landscaping, private drainage, etc.), sidewalks and street trees. These covenants/restrictions must include the private street maintenance agreement. This is required prior to Road Plan approval, and therefore prior to final site plan approval. a. REV 2: Waiting for HOA documents/covenants/maintenance. b. REV 3: Comment persists. Easements/improvements related to the townhouses can be done with the required final plat. All others must be done prior to site plan approval. 6. [14-234(t;)] rnvate streets In the uevelopmentAreas. A private 5ueeL request is required prior to Road Plan approval. This request may be in the form of a letter (emailed to the Planning Reviewer) that shows the streets meet the criteria of 14-234(C) items 1-5. Staff sees no issues with the private street request; this letter of request is now a requirement and must be included with the application folder. Staff has already reviewed the private streets for compliance. a. REV 2: Engineering Review: Requested changes — see Engineering comments. b. REV 2: Planning Review: Agrees with Engineering review and confirms that no public street is shown in the Comprehensive Plan and that road maintenance agreement must be approved per Section 14 Subdivision regulations prior to plat approval. c. REV 3: Addressed. Private street request has been approved. Road Plan approval is still needed. 7. [Comment] Easement plats and final plat after site plan approval applications may be submitted after final site plan approval. As indicated in previous comments here, covenants/restrictions that include maintenance and sureties must be complete and approved before final site plan approval. As stated in previous comments here as well, the roads, sidewalks and street trees must be bonded before Road Plan (and therefore final site plan) approval. a. Rev 2: In progress: See previous comments. b. REV 3: Not addressed. The following easements must be done with an easement plat prior to final site plan approval: i. An instrument for off -site and shared parking, in the form of: 1. A Shared Parking Agreement for the two office uses 2. An access easement for parking for office ii. Access easement for the private streets 1. The access easement must provide access to the office and residential users of both private streets (Lois and Landon). iii. ACSA easements 1. The ACSA easements for the office use parcels must be platted now. ACSA may also require the other ACSA easements shown on the site plan to be platted now. iv. All private easements for the office use parcels 1. Such as the 10' private waterline easement shown v. Maintenance documents are required for all non-ACSA easements. 1. These covenants/deeds/restrictions require County Attorneys Office review. These may be updated with the plat for the townhouses. 2. These must cover all non-ACSA easements required for the site plan. 3. These should include trail maintenance and required street tree/landscaping maintenance as well, if not covered by the Road Plan bonding. Engineering Comments: 1. See attached letter dated 11/15/2019 for full comments. 2. 2b. Text, email, Engineering to Planning (6/18/2016 2:11 PM -also RMS docs, SDP201500023): "(SDP201500023) —Engineering has No Objection to FSP design. Engineering comments addressed with this or prior submittal. FSP Approval requires ROAD Plan Approval, and requires that roads (Lois Lane, Landon Lane) be built or bonded. ROAD Plan is not approved. FSP Annreyal requiresthat VVPQ be approved ar�d rnnfirm VVDn cfofi1c; With MRv r`rnnnn Dnninnnrinn niAl "(1/14/19 review) Comment persists; see item 25., below. (Rev. 1) Comment persists. (Rev. 2) Partially addressed. SWM Agreement was recorded 9/5/19. WPO201900015 was approved 10/17/19. VAR10N359 (DEQ permit) was issued 10/24/19, Eff. 7/1/19, and is active. Road Plan approval and Private Street Authorization is required prior to Site Plan Approval. Engineering requests prints submittal of revised Road Plan at Applicant's earliest convenience (2 copies with fee). Please see item 26.a., below. Also, item 13 (bond /road acceptance). 3. j. %,, 1. 14 uivioiu,, ), r-, vkCUures for the Approval of Private Structo, oec. 14-233, When private streets in development areas may be authorized is relevant. It appears no element of initial site plan approval persists, and that request for approval of private streets in the development area is required. (1/14/19) Since private roads are being proposed, please submit private street authorization request. Please ref. Sec 14-233 fnr procedure. Recommend contact and coordinate with FSP review coordinat( (Rev. 1) Addressed. Private street authorization request under review. Engineering comments sent to Applicant on 8-Apr 2019. (Rev. 2) Pending: Engineering recommendation to Agent to approve private street authorization request is pending review /approval of revised Road Plan. Also, item 26.a.. Also, Private Street Authorization Request Memo, update, this date. 4. 13. Final Site Plan Approval requires roads be built or bonded. (1/14/19) Applicant response: `Comment noted.' (Rev. 1, 2) Comment persists. During meeting with Applicant, lender (Reid Young), Owner, developer, Planning, Engineering, Management Analyst, and Assistant, road construction (Lois Lane /Landon Lane) was discussed. At this meeting, Albemarle explained provided project is constructed per design and construction records, certifications and tests indicate as -built condition meets design parameters, bond amount required may be less an amount otherwise required. County Management Analyst explained Engineering will calculate bond amount based on total value of required subdivision improvements for purposes of bond reduction; specifically, that a subdivision bond may not be reduced to less than 20% of total calculated amount for all improvements. Once private roads are accepted by Albemarle, bond may be released. As follow-up to 11/7 meeting, email sent 11/7/2019 12:16 PM touched on these issues. 5. 21. Provide dumpster pad section detail. (Rev. 1) Not addressed. Applicant response: `Dumpster pad detail shown on sheet 18.' Cannot locate detail on sheet 18, please advise. (Rev. 2) Comment persists. Applicant response: `Dumpster pad detail can be found on sheet 18.' Brick dumpster enclosure detail appears on sheet 18. Please direct us to dumpster pad detail. If overlooked, please notify. Inspections Comments: 1. No Objection (both first and second submittal of final site plan) Fire/Rescue Comments: 1. No Objection (both first and second submittal of final site plan) ACSA Comments: 1. No objection on second submittal of final site plan. Sheet 1: 1. Provide final water and sewer data sheets. Sheet 4: 1. Eliminate this sheet from the ACSA submittal. Sheet 5: 1. Sewer between MH's B and C shall be ductile iron. To avoid possible conflicts, I would suggest removing pipe material labels on plan view. 2. 4-inch diameter water mains shall be Class 53. 3. Sewer between MH's A and EX1 shall be ductile iron. 4. Sewer main between MH F and EX shall be ductile iron. Sheet 6: 1. Be sure water meter for Lot 19 falls outside of the sidewalk. Sheets 7 and 8: 1. Show water and sewer utilities on grading plan sheets. Sheet 14: 1. Explore any opportunity to increase the slope on sewer downstream of MH D. Several runs of near minimum slope could be difficult for the contractor to install. 2. Sewer main between MH F and EX shall be ductile iron. 3. Show proposed grade over sanitary sewer main downstream of MH E. Sheet 15: 1. Add note: Contractor shall deflect water main where possible to avoid vertical bends. 2. Accurately call out 8"X8" TS&V for connection along Worth Crossing. Sheet 17: 1. Eliminate this sheet from the ACSA submittal. Sheet 19: 1. Provide updated details for Typical Water Service and Blow -Off Assembly. Sheet 20: 1. Eliminate this sheet from the ACSA submittal. VDOT Comments: 1. No Objection on second submittal: See attached letter. 2. Include the applicable figures and tables for the type of operation from the Virginia Work Area Protection Manual (latest revision) on the MOT plan sheet. Signs and spacings on the MOT plan must match these figures. 3. Please see and address the attached MOT plan markup.