HomeMy WebLinkAboutSDP201900068 Review Comments Final Site Plan and Comps. 2019-12-17� Al
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
434-296-5832
Memorandum
To: Scott Collins
From: Christopher Perez, Senior Planner
Division: Planning
Date: December 17, 2019
Subject: SDP201900068 Spring Hill Village — Final Site Plan
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.):
[ZMA2013-171 A variation was approved by special exception in conjunction with a previous
site plan for the realignment of the internal road system resulting in minor changes to acreage
of adjacent blocks and green space, additionally phasing was altered (see the attached prev
approved SE). Thus the current site plan shall either conform to the approved variation or a
new variation is needed to facilitate the current site plan request. Prior to final site plan/final
subdivision plat approval the variation shall be applied for and acted on. Final. Comment
not addressed. See approved December 6", 2017 variation.
2. [ZMA2013-171 The application plan requires a cul-de-sac in Block D. The site plan no longer
depicts this cul-de-sac but rather an extension to the private road. This change requires a
variation to the application plan, which shall be acted on by the Board of Supervisors prior to
final site plan/final subdivision plat approval. Final. Comment not addressed.
3. [ZMA2013-17, COD 3.3, 32.5.2(a)] Lot Regulations. Lots 32-44 in Block Clack required
frontage on a public or private street. The proposed private access easement along the rear
shall be revised to be a private street as approved on the application plan. Revise. Final. Lot
numbers have been modified to Lots 16-28 from original comment. Comment
addressed.
4. [ZMA2013-17, COD 3.3, 32.5.2(a)] Lot Regulations. The "private access easement" along
the rear of Lots 17-31 in Block C shall be revised to a private alley and labeled as "private
alley easement". Final. Lot numbers have been modified to Lots 1-15 from original
comment. Comment addressed.
Page 1 of 7
[ZMA2013-17, COD 3.3, 32.5.2(a)] Lot Regulations. Some setbacks shown on the plan are
not consistent with the Code of Development. Please amend or submit variation request for
the change. The following inconsistencies were found:
• Block A depicts a 20' front setback adjacent to Route 20; however, the COD requires
25'.The setback shall be measured from the area of the new r/w after the dedication.
Revise. Final. Comment addressed.
• Block A shows a 5' rear setback; however, the COD requires 15'. Revise. Final.
Comment not addressed. The rear setbacks for lots in Block C are 32'; however,
the plans depict a 10' setback. Revise.
Additionally, the rear setbacks throughout the rest of the development are a
minimum of 15'; however, the plan depicts 10'. Revise.
It appears setbacks throughout the development are being modified from the
original plan, this will require a variation. A variation is mentioned on the cover
sheet of the site plan as being requested to modify all setbacks for the pro iect;
however, no variation has been submitted. Prior to final site plan approval a
variation shall be submitted. reviewed. and approved. Or the setbacks shall be
revised to meet the current COD.
[ZMA2013-17] The proposed yard drainage improvements and associated 10' easement,
along with the storm sewer line and associated 20' easement on the southern property line
shall be relocated to permit the required perimeter landscape screening and maintenance
easement. As proposed the drainage and storm sewer improvements prohibit the screening
requirements from being met. Final. Relocate the yard drainage improvements outside of
the landscape easements to permit the reauired perimeter landscape screening enough
space to mature.
7. [ZMA2013-17, COD 2.31 Establishment of Blocks. Block F and Block G have each been
modified over their permissible 15% size difference from what was approved with the
rezoning. Block F shall not be any larger than 0.72 acres and Block G shall not be any larger
than 1.495 acres. Revise. Final. Comment not addressed. The block acreage designations
are missing for Blocks C, E, F, and G. Revise the plan to provide acreages for all blocks.
8. [ZMA2013-17, COD 8.1, 32.5.2(b)] Parks. The central community park in Block D shall be
a minimum of 1.13 acres in size. Currently it is only proposed at .94 acres. Revise. Final.
Comment not addressed. The central communitv park in Block D shall be a minimum of
1.10 acres in size. Currently it is only proposed at 1 acre. Be advised this is not subiect to
the 15% rule because it is not a block; rather, it is an amenity. Revise.
[ZMA2013-17, COD 8.1, 32.5.2(b)] Parks. Pocket park #4 in Block C shall be a minimum of
0.24 acres. Currently it is proposed as 0.18 acres. Revise. Final. Comment no longer
applicable.
10. [4.11.1] Decks may project not more than four (4) feet into any required yard, provided that
no such feature shall be located closer than six (6) feet to any lot line. On the plans label and
dimension all improvements to include garages and decks, as well as the encroachment into
required yards. Final. Comment addressed.
11. [4.12.16(c)] Parallel Parking. Parallel parking spaces along the roadway (in parking areas)
are required to be a minimum of 9' x 20'. Currently they are depicted as 7' x 20'. Revise._
Final. Comment addressed.
Page 2 of 7
12. [ZMA2013-17, COD 3.3, 32.5.2(b)] Lot Regulations. Provide acreages of all proposed lots.
The COD specifies min/max lot sizes. For townhomes it is 1,000 SF minimum & 5,000 SF
maximum. Final. Comment addressed.
13. [32.5.1(c)] All offsite easements must be approved and recorded prior to final site plan and
final subdivision plat approval, this included easements for offsite utility connections and
temporary construction easements if site work will encroach upon neighboring properties.
Prior to final site plan approval any required easements will need to be plated. The DB page
information of this action shall be provided on the final site plan. Final. Comment not
addressed.
14. [32.7.5.1, 4.1] Water supply and sewage system. Each development and each lot shall be
served by the public water supply and the public sewer system. This development is relying
on offsite infrastructure. Prior to final site plan and/or final subdivision plat approval the
sewer connection shall either be built or bonded. Final. Comment not addressed.
15. [Comment] The existing conditions sheet shall be revised to provide the County's adopted
steep slopes overlay. Final. Comment not addressed.
16. [ZMA2013-17] Affordable Housing. Designate which lots are the affordable units throughout
the final site plan and final plat. Also, include a summary chart on the cover sheet of each
document for tracking purposes. Final. Comment addressed.
17. IZMA2013-171 Proffers. All proffers shall be adhered to as dictated in the proffers. Final.
The proffers on sheet 1A are incorrect, these were from ZMA2015-9, which are
associated with an application that was denied on July 13, 2016. Please remove these
proffers from the project and replace them with the approved version from ZMA2013-
7, which were approved on October 8, 2014 with proffers dated September 29, 2019
signed by Veto Cetta on September 29, 2014.
18. [32.6.2(e)] Public facilities and utilities. All water and sewer facilities to be dedicated to
public use a-dthe easements for those facilities and shall be identified by a statement that the
facilities are to be dedicated to the Albemarle County Service Authority. Final. Comment
not addressed.
19. [32.6.20)] Landscape plan. A landscape plan that complies with section 32.7.9 is required
with the final site plan. Final. See the following landscape comments.
a. [ZMA2013-17, COD 5.1, 32.7.9.7(d)] On sheet L5.3 revise the landscape plan to
ensure all landscaping along the perimeter for screening is provided onsite. As depicted
some of the plantings appear to be on the adjacent property. Ensure the plantings are
provided onsite.
b. [ZMA2013-17, COD 5.1, 32.7.9.7(d)1 Revise the southern and northern landscape and
maintenance easements to be 20' wide for the proposed plantings to mature and for
maintenance purposes.
c. [ZMA2013-17, COD 5.1, 32.7.9.7(d)1 Revise the northern landscaping to consist of a
double staggered row of evergreen trees planted 15' on center.
d. [ZMA2013-17, COD 5.1, 32.7.9.7(d)1 Staff was only able to locate 10 Golden rain
trees, provide 6 additional trees to ensure all 16 are depicted on the plan.
L [32.7.9.51 Street Tree. Provide street tree calculations on the site plan.
Page 3 of 7
20. [32.5.2(a), 32.5.2(i)] Alleys. On the plan provide a note that states no public agency, including
VDOT, and the County of Albemarle will be responsible for maintaining the alleys. Also,
provide information on the plans that the alleys shall be dedicated and maintained by the
HOA. Final. Comment not addressed.
21. [32.8.2,14-311] Infrastructure improvement plans. Road Plans and WPO application must be
approved, all required improvements must be built or bonded, and all required Deeds and
Declarations must be reviewed and approved prior to final site plan/ final subdivision plat
approval. Final. Comment still relevant.
22. [32.5.2(a), 32.5.2(o)] Areas to be dedicated. Provide a note stating that the land is to be
dedicated for public use. Prior to final site plan approval any dedications shall take place on a
plat to be reviewed by the County, approved, and then recorded in the Clerk's Office. The DB
page information of this action shall be provided on the final site plan. Final. Comment not
addressed. Also, depict, label, and dimension the required right-of-way dedication area
along Rte. 20 and Rte. 742.
23. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final
site plan/ final subdivision plat an instrument assuring the perpetual maintenance of street
trees, private streets and alleys, open space and any other improvements that are to be
maintained in perpetuity. Final. To be addressed at the final subdivision stage of the
prol ect.
24. [Comment] The final site plan/ final subdivision plat shall not be approved until all SRC
reviewers have approved the plan. Their comments attached. Final. Comment still relevant.
25. [Citizen Communication] Attached is a Nov 8'h letter from an adjacent neighbor, Roger
Schickedantz, identifying some concerns for your consideration while developing the final
site plan to address the above staff comments. Final. The letter was provided with the
action letter, it is not provided in these comments.
Additional review comments on the final site plan
26. [ZMA2013-17 Proffer #4, Concept Plan Sheet 4] The applicant is responsible to design,
bond, and construct the improvements shown on the County approved engineering drawings
titled Development Concept Plan, Sheet 4 dated 10.21.13 and revised on 8.29.14 as prepared
by Alan Franklin PE, for both Scottsville Road and Avon Extended. Currently the proposed
improvements on the final site plan are not designed according to the plan.
The required changes along Rte. 20 are as follows:
• Continue the proposed sidewalk along Rte. 20 to be even with the shared property
line of TMP 90-27. Currently the sidewalk stops short of the property line to allow
for proposed grading; however, the sidewalk improvements are in the right-of-way
and shall be built all the way to the property line.
• The proposed grading in the area referenced above has been modified from the initial
site plan and the approved concept plan, revise grading to be consistent with the
initial site plan and the concept plan.
• Extend the 8" ACSA Sanitary Sewer Line in the right-of-way to front TMP 90-27.
• Convert the overhead utilities to underground utility lines. Ensure this improvement
is labeled on the site plan.
• Provide street trees behind the sidewalk along Rte. 20.
• Provide 6' wide landscape strips on Rte. 20.
Page 4 of 7
27. [ZMA2013-17 Proffer #4, Concept Plan Sheet 4] The applicant is responsible to design,
bond, and construct the improvements shown on the County approved engineering drawings
titled Development Concept Plan, Sheet 4 dated 10.21.13 and revised on 8.29.14 as prepared
by Alan Franklin PE, for both Scottsville Road and Avon Extended. Currently the proposed
improvements on the final site plan are not designed according to the plan.
The required changes along Rte. 742 are as follows:
• Continue the proposed sidewalk along Rte. 742 to the shared property line of TMP
90-35A1 and TMP 90-27B. Currently the sidewalk stops short of the property lines.
• Revise the proposed 5' concrete sidewalk along Rte. 742 to be a minimum of 8' wide.
• Provide street trees behind the sidewalk along Rte. 742.
• Provide 6' wide landscape strips on Rte. 742.
28. [ZMA2013-17 Proffer #31 An over lot grading plan is required. The plan shall be approved
by Engineering.
29. [ZMA2013-17 Application Plan, COD 5.21 Planting Strip and Street Tree Standards. Label
and dimension all plantings strips. All planting strips shall be a minimum of 6' wide.
30. [32.7.4.21 Currently the grading lines depicted on sheet 8 and 9 extend onto offsite properties.
Remove the offsite grading from TMP 90-27B. This appears to be an error in the line work,
revise.
31. [ZMA2013-17 Application Plan, COD 8.11 A portion of the Easternmost Pocket park,
formerly titled Pocket Park #1, located in Block D along the frontage of Rte. 20 has been
replaced with a stormwater management dry detention basin, which carries water from
Loyola Way and Berwyn Lane. This use is not in conformity with the rezoning and is not
permitted in Block D as proposed. Revise to omit the SWM facility front this area or ensure it
is revised to be fully underground.
32. [32.7.4.2, 32.7.5.1, 4.1] Prior to final site plan approval all off -site easements must be approved and
recorded including easements for offsite utility connections and temporary construction easements.
33. [32.7.5.1, 4.1] Sewage system. Each development and each lot shall be served by the public sewer
system. This development is relying on infrastructure provided through offsite properties for public
sewer service. Prior to final site plan and/or final subdivision plat approval the sewer connection on
these offsite properties shall either be built or bonded.
34. [ZMA2013-17, COD 3.21 The site plan depicts Block B as part of phase 1; however, it is
required to be part of phase 2. Include Block B in phase 2. Additionally, block lines and block
acreages are not clearly depicted on the final site plan. Clearly depict the block lines and
provide acreages for all blocks, specifically Blocks C, E, F, and G, which are currently
missing from the plans.
35. [32.7.9.7] Dimension the width of the landscaping and maintenance easements along northern
and southern property lines. Due to the type of plantings being proposed along the southern
boundary line the landscape easement shall be increased to 20' wide to permit the plantings to
grow to their full size.
Page 5 of 7
36. [ZMA2013-17, COD 8.1, 32.7.7, 4.16.2.11 At a minimum Phase I shall be provided two (2) tot lots
that are at least 2000 sq. ft. each and include the equipment listed in 4.16.2.1 (or approved
substitutions). Provide more information about the proposed recreation areas on site including
proposed facilities and total square footage. Substitutions of equipment or facilities may be
approved by the director of planning and community development, provided they offer a
recreational amenity equivalent to the facilities listed above, and are appropriate to the needs of
the occupants.
37. [32.7.9.9(d)] Provide instrument evidencing maintenance of required landscaping and street trees that are
outside of public right-of-ways. Easements over private lots that are necessary forrequired landscaping
should be shown on site plan and recorded with the final subdivision plat.
38. [ZMA2013-17, COD 4.11 Provide a Declaration of Covenants, Conditions, and Restrictions
containing provisions listed in section 4.1 of COD for review and approval by the County
Attorney. Prior to site plan approval the declaration shall be recorded in the Clerk's office.
Provide the recordation information of this action on the final site plan.
39. [ZMA2013-17, Application Plan] The landscape strips along Rte. 20 and Rte. 742 shall be
6' wide. The proposed 4' utility strips will not suffice. Revise.
40. [ZMA2013-17, Application Plan, COD 8.1] Parks. The westernmost pocket park, referred
to on the site plan as amenity area #5 entrance park is required to be 0.41 acres; however, it is
proposed to be 0.13 acres. Revise.
41. [ZMA2013-17, COD 8.11 Parks. Pocket park #4 in Block C shall not be provided as the
December 6t' 2017 variation omitted this park. Revise the layout of the proposal to omit this
park.
42. [ZMA2013-17, COD 6.1] The sidewalks on Dauphin Drive shall be 5' wide. Currently the
road detail sheet depicts 4' wide, these shall be revised to 5' wide.
43. [ZMA2013-17, Application Plan] The layout of buildings and proposed asphalt paths are not
consistent between the landscape plan and the rest of the site plan. Ensure these elements of
the plan are consistent throughout the plan.
44. [Comment] Ensure the title of the plan is provided the SDP#: SDP201900068
Please contact Christopher Perez in the Planning Division by using cperezgalbemarle.or or 434-
296-5832 ext. 3443 for further information.
Engineering — Emily Cox
Comments attached.
ARB — Margaret Maliszewski
Comments attached.
Building Official — Michael Dellinger
Comments attached.
E911— Brian Becker
Comments attached.
RWSA — Dyon Vega
Comments attached.
Page 6 of 7
ACSA — Richard Nelson
Comments pending to be forwarded once received.
VDOT — Adam Moore
Comments pending to be forwarded once received.
Fire Rescue — Shawn Maddox
Comments pending to be forwarded once received.
Page 7 of 7
County of Albemarle
Department of Community Development
Memorandum
To: Chris Perez
From: Emily Cox
Date: 13 Dec 2019
Subject: Spring Hill Village — Final Site Plan (SDP201900068)
The final site plan for Spring Hill Village has been reviewed by Engineering. The following comments will
need to be addressed before approval:
1. WPO201900042 is approved, however this site plan does not match the WPO Plan. For example,
the grading behind the lots on the southern end of the property shows a retaining wall on the WPO
plan, but not on this site plan. The final site plan cannot be approved unless it matches the WPO
Plan. Please submit a WPO amendment to match this plan.
a. As part of that WPO amendment, please include an over lot grading plan, as required by
proffer number 3 in ZMA201300017. Ensure all items a j are met.
2. Road plan (SUB201900158) must be approved before final site plan can be approved.
3. Professional seal should be signed and dated.
4. Private vs. public street labels need to match the road plan.
5. Perpendicular parking is not allowed on streets. Angled parking is allowed, but must follow
County Code 18-4.12.16.
6. Signed and sealed professional designs of the retaining walls must be provided before final site
plan can be approved.
7. Grading on southern end of property needs to tie in further away from the property lines. Some
contours are even tying in outside of the property line. (this may change based on the WPO,
however, this comment is based on this plan submission)
8. Ensure all retaining wall are completely off of lots.
9. Provide guardrail wherever necessary. The alley appears to need them.
10. Grading must show positive drainage away from all houses/structures for the 1 It 10 ft around the
entire house/structure.
11. Grading must show positive drainage to inlets (create swales/flow paths/spot shots to the inlets, not
just arrows).
12. Yard inlets and drains must be in easements.
13. Velocity in storm drains should not exceed 15 ft/s.
14. Trees should be placed as far away from storm drains and inlets as possible. One example is lot 38.
There is a tree directly on top of a structure.
Review Comments for SDP201900068 lFinal Site Development Plan
Project Name: Spring Hill Village - Final - Digital Submission
Date Completed: Wednesday, December 04, 01 Department1DivisionfAgency: Review Sys:
Reviewer: Margaret Maliszewski �DDARB Requested changes
An ARB submittal is required, including both site and architectural drawings_ In addition to the requirements outlined in the ARB
Final Site Plan checklist, the comments listed in the November i, 2019 ARB action letter must be addressed_ Note that ARB
review of the submittal will focus on the view from the Rt.- 20 Entrance Corridor_ At this time, Entrance Corridor regulations are
not being applied to the Avon Street corridor_
Page: County of Albemarle Printed On: 1 12f1712019
Review Comments for SDP201900068 IFinal Site Development Plan
Project Name: Spring Hill Village - Final - Digital Submission
Date Completed: Thursday, November 21, 201 DepartmentIDivisianfAgency: Review sus:
Reviewer: Michael Dellinger CDD Inspecti I Requested Changes Nd
Add the following note to the general notes page: n
Where the flood level rims of plumbing fixtures are below the elevation of the manhole cover of the next upstream manhole in the
public sewer, the fixtures shall be protected by a backwater valve installed in the building drain, branch of the building drain or
horizontal branch serving such fixtures_ Plumbing fixtures having flood level rims above the elevation of the manhole cover of the
next upstream manhole in the public sewer shall not discharge through a backwater valve_
Note to developer:
Due to required distances from lot lines and structures as required by the NFPA, underground propane tanks may be prohibited_
Plan accordingly_
Page: County of Albemarle Printed On: 1 12f1712019
Review Comments for SDP201900068 IFinal Site Development Plan
Project Name: Spring Hill Village - Final - Digital Submission
Date Completed: Tuesday, November 26, 2019 DepartmentIDivisionfAgency: Review sus:
Reviewer: Brian Becker cDD E911 No Objection
No objection_
Page: County of Albemarle Printed On: 1 12f1712019
Christopher Perez
From: Dyon Vega <DVega@rivanna.org>
Sent: Friday, December 6, 2019 3:01 PM
To: Christopher Perez
Cc: vfort@rivanna.org; Richard Nelson
Subject: Spring Hill Village comments
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on links or open
attachments unless you are sure the content is safe.
Chris,
RWSA has reviewed Spring Hill Village final site plans and has the following comments:
General comments:
RWSA will require a sewer flow acceptance prior to final site plan approval.
The request will need to be sent to us by ACSA and will include the following:
• Estimated average daily dry weather sewage flow (ADDWF)
• Estimated in-service date
I see that you are already coordinating with ACSA, but we will still need a flow acceptance. Let me know if you have any
questions.
Dyon Vega
Civil Engineer
RI
VAN
WATER SMRA �TH 0 PM TY
Rivanna Water & Sewer Authority
(434) 977-2970, Ext. 170
695 Moores Creek Lane
Charlottesville, VA 22902
www.rivanna.org
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434-296-5832
Fax 434-972-4126
To: Albemarle County Board of Supervisors
From: Rachel Falkenstein, Senior Planner
Date: December 6, 2017
Re: Request for Special Exception for variations to the Application Plan and Code of Development for
ZMA201300007 Spring Hill Village for changes to the road alignment, adjacent block sizes and phasing.
TMP: 09000-00-00-02800
Magisterial District: Scottsville Magisterial District
School Districts: Cale Elementary, Walton Middle, Monticello High
Zoning District: Neighborhood Model District (NMD)
Summary of Request for Special Exception:
The applicant is requesting minor changes to the Application Plan and Code of Development (COD) for Spring
Hill Village. Specifically, the applicant is proposing a realignment of the internal road system resulting in minor
changes to acreage of adjacent blocks and green space. The applicant also proposes a minor change to phasing.
County Code § 18-8.5.5.3 and § 18-33.5 allow special exceptions to vary approved Application Plans and Codes
of Development upon considering whether the proposed variation: (1) is consistent with the goals and objectives
of the comprehensive plan; (2) does not increase the approved development density or intensity of development;
(3) does not adversely affect the timing and phasing of development of any other development in the zoning
district; (4) does not require a special use permit; and (5) is in general accord with the purpose and intent of the
approved application. County Code § 18-33.5(a)(1) requires that any request for a variation be considered and
acted upon by the Board of Supervisors as a special exception. This request is consistent with the above noted
considerations. Please see Attachment B for full details of staff s analysis.
Staff Recommendation:
Staff recommends that the Board adopt the attached Resolution (Attachment C) to approve the special
exceptions.
Attachments:
A — Application Materials (Applicant justification; revised application plan, revised Code of Development)
B — Staff Analysis
C — Resolution
CONCEPTS, PC
DATE: November 29, 2016
TO: Albemarle County Zoning Office
FROM: Mark Keiser — Terra Concepts, PC
RE: Spring Hill Village — ZMA 2013-00017 — Variation Request
The information below is intended to accompany the Application for Variations and Approved Plans, Codes
and Standards of Development for the above project.
Variations Being Sought:
After approval of the rezoning, and as a part of their review of the Initial Site Plan for Phase 1 of this
project, VDOT decided to revisit their approval of the planned road system. Numerous iterations and option
were explored with VDOT and a consensus was finally reached. The result was that sections of internal
road were realigned. This resulted in changes to acreages of adjacent Blocks as well as Green and
Amenity Space. All of the acreage impacts were within the ranges permitted by the Code of Development.
However, since tables listing these acreages are found on the same drawing (Block Plan -Sheet 3) as the
road realignment, these figures were also updated.
Collaterally, several housekeeping matters were addressed. First, in the Density Table at the top right of
the Block Plan, Block C had been listed to be in Phase 2. The submitted Initial Site Plan included all of
Phase 1 and Block C as well. Staff requested that we change Block C's designation to Phase 1 instead.
This was done. Finally, a note was added to the bottom of the Amenity and Green Space Calculations table
on this sheet.
Since some of this data is also reflected in the Code of Development in Sections 3 and 8, for consistency,
we chose to make commensurate updates in the code as well.
Reasons & Justifications
VDOT determined that two 90 degree intersections, as opposed to the approved curvilinear main road
alignment, would better serve the community in terms of safety and would be more likely to discourage cut -
through traffic between Avon Street Extended and Route 20. By and large we were able to accommodate
the design changes they requested within the limitations outlined in the approved Code of Development, so
we feel that the proposed changes remain consistent with prior approvals and the Code for this property.
That said, we did choose to make the above housekeeping changes associated with comments received
during initial site plan review at this time.
MASTER & SITE PLANNING / ENTITLEMENT PROCESSING / LANDSCAPE ARC11ITECTURE
2046 Rock Quu=y Road Louisa, Virginia 23093 • 434-531-3600 - mkcller@terraconceptspc.com
SPRING HILL VILLAGE
Code of Development
ZMA # 2013-00017
Dated October 16, 2013
Revised January 21, 2014
Revised March 4, 2014
Revised March 31, 2014
Revised May 16, 2014
Revised July 7, 2014
Revised August 2 8, 2 014
Revised November 8, 2016
�a BUILDING FORM STANDARDS
3.1 Purpose
The regulations contained in this section are promulgated (i) with the intent that the
form of buildings in Spring Hill Village will foster a vibrant pedestrian -scale
neighborhood community, with architectural and landscape elements that complement
and enhance building design and (ii) to create a flexible range of density over the
designated blocks described herein.
3.2 Density Regulations
Table 0 establishes the parameters within which residential and non-residential shall be
developed.
For the purposes of interpreting Table 0, no site .plan or subdivision plat shall be
approved Unless it conforms to the following standards:
A. For residential uses, there shall be a minimum and maximum of residential
dwelling units for Spring Hill Village at full build -out. Within this range, the Owner may
adjust the residential unit type and density by block to meet market and design
considerations.
B. For non-residential uses, there shall be a minimum and a maximum amount of
gross floor area required/permitted. Within this range, the Owner may adjust the non-
residential use and density by block to meet market and design considerations.
Density by Block
Residential Non -Residential
Block
Size
Phase
Min.
Max.
Min.
Max.
A
0.6 AC.
2
01
122
02
60,000
B
1.4 AC.
2
01
481
02
60,000
C
3.2 AC.
1
01
302
o2
60,000
D
4.5 AC.
1
14
401
0
0
F
1.1 AC.
1
8
162
0
0
F
0.7 AC.
1
6
162
0
0
G
1.4 AC.
1
4
122
0
0
Presumes development as non-residential use.
z A minimum of 10,000 SF of non-residential use is being proffered for Spring Hill Village.
2
U
OPEN SPACE & AMENITIES
8.1 Parks
The Owner has set aside 2.69 acres of the property as Amenity Space, which is 21% of
the total site area after a small area (0.04 acre) of the current site is dedicated to road
right-of-way. As the plan for the proposed community evolves certain elements may
change size or location in a minor way. Shifts of this nature and magnitude may result in
very minor changes in the acreages associated with Green Space and Amenity Space. In
all cases, the minimum requirements for Green and Amenity Space shall be met.
Comprising the Amenity Area is a central park of just over 1 acre and three pocket parks
located throughout the proposed community. A conceptual design for the park is
reflected within the plan submission. The main park will provide opportunities for both
active and passive recreational activities. A tot lot complex with separate areas for
dynamic and static play equipment are proposed. The play equipment to be installed
shall meet or exceeding the County requirements and will provide safe and age -
appropriate activity areas for children. A pavilion surrounded by paved surface will be a
place for gatherings, events and shaded observation of the tot lot areas. Along the
southern axis of the pavilion a large lawn panel is being set aside for organized sports.
This area will also serve as a spectator area should the pavilion host movie nights or live
performances. It is large enough to accommodate one or more tents that may be used
for special events.
The system of pocket parks is intended to offer a variety of recreational opportunities.
The easternmost Pocket Park is a large, rectangular area taking up most of the property
frontage along Route 20. It can be used for a variety of sports and an area to walk pets.
The central Pocket Park which is not roadside is designed to evolve pursuant to the
direction determined by the future residents of the community. (DELETED - Pocket
Park #3 is an area ad'acent to the main connector road and is a small eddy off of the
road where one can sit and relax on a bench amongst trees shrubs and flowers. Pocket
Park #4 is across the street from #3 and is proposed to be set uD as a shady retreat
within a bosaue of trees.) The westernmost Pocket Park is located at the intersection of
the connector road and Avon Street Extended. It is envisioned as a possible location for
a school bus stop. As such it will provide an alcove with landscaping and seating where
children can await the bus and parents can congregate as they wait for kids to be
dropped off.
As the community develops and its demographics evolve the uses within these amenity
areas may also evolve. It is the Applicant's intent that the central park be developed as
described, but that the residents of Spring Hill Village have a say in how the pocket parks
are used or further improved.
3
STAFF PERSON:
BOARD OF SUPERVISORS:
Rachel Falkenstein
December 6, 2017
Staff Report for Special Exception to Vary the Code of Development and Application Plan
approved with ZMA201300007 Spring Hill Village
Applicant's Request
The applicant is seeking minor changes to street design and street location internal to the proposed
development. The changes were a result of VDOT's determination that two 90 degree intersections, as
opposed to the approved curvilinear main road alignment, would better serve the community in terms of
safety and would be more likely to discourage cut -through traffic between Avon Extended (Rte. 742) and
Scottsville Road (Rte 20). The changes were approved by the County Engineer [§ 18-8.5.5.3a5].
These changes result in minor alterations in acreage for Blocks C - G, but no Block changes by more than
0.1 acres, as seen in the revised Code of Development. The new road alignment also influences the Open
and Amenity Space, decreasing acreage from 2.83 acres to 2.81. The number of pocket parks also drops
from five to four. Overall, these variations in open space results less than a 1% difference and still meets
the Neighborhood Model District's (NMD) open space requirements.
There is also a minor change to the phasing plan, where Block C changes from phase 2 to phase 1 [§ 18-
8.5.5.3a3].
VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENT
Each variation request has been reviewed for zoning and planning aspects of the regulations. Variations
are considered by the Board of Supervisors as a Special Exception under County Code §§ 18-33.5 and 18-
33.9. Staff analysis under County Code § 18-8.5.5.3(c) is provided below.
1) The variation is consistent with the goals and objectives of the comprehensive plan.
The variation is consistent with the comprehensive plan.
2) The variation does not increase the approved development density or intensity of
development.
The variation does not pertain to density.
3) The variation does not adversely affect the timing and phasing of development of any other
development in the zoning district.
The phasing of block C is changing from phase 2 to phase 1 but does not adversely affect any
other development in the zoning district.
4) The variation does not require a special use permit.
A special use permit is not required.
5) The variation is in general accord with the purpose and intent of the approved rezoning
application.
This variation is in general accord with the approved rezoning application.
RESOLUTION TO APPROVE SPECIAL EXCEPTION
FOR ZMA201300007 SPRING HILL VILLAGE
TO VARY ROAD ALLIGNMENT, BLOCK SIZES AND PHASING ON APPLICATION PLAN AND
CODE OF DEVELOPEMNT
WHEREAS, the Owner of Tax Map Parcel Number 09000-00-00-02800 filed a request for a special
exception to vary the Application Plan and Code of Development approved in conjunction with
ZMA201300007 Spring Hill Village to vary the road alignment, block sizes and phasing as shown on the
Exhibit entitled "Spring Hill Village Application/Block Plan" dated August 4, 2017 and the revised code of
development.
NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the
Memorandum prepared in conjunction with the special exception request and the attachments thereto,
including staff s supporting analysis, and all of the factors relevant to the special exceptions in Albemarle
County Code §§ 18-8.5.5.3, 18-33.5, and 18-33.9, the Albemarle County Board of Supervisors hereby
approves the special exception to vary the Application Plan and Code of Development approved in
conjunction with ZMA201300007 Spring Hill Village, as described hereinabove.
I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution
duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to , as
recorded below, at a regular meeting held on
Clerk, Board of County Supervisors
Mr. Dill
Ms. Mallek
Ms. McKeel
Ms. Palmer
Mr. Randolph
Mr. Sheffield