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HomeMy WebLinkAboutSUB201900198 Review Comments Preliminary Plat 2020-02-05'AL � IRGStr« County of Albemarle Department of Community Development Memorandum To: Keane Rucker and Justin Shimp From: Tori Kanellopoulos- Planner Division: Planning Services Date: February 5, 2020 Updated February 20, 2020 with revised Planning and Engineering comments Subject: SUB201900198 — Galaxie Farm — Preliminary Subdivision Plat The County of Albemarle Planning Division will grant or recommend approval of the plat referenced above once the following comments have been addressed: [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] Planning (Tori Kanellopoulos): Subdivision Ordinance Comments: 1. See attached direction from the Postmaster regarding group mailboxes. Please coordinate location with the Postmaster. 2. [14-235] Approval of private streets: The following requirements must be met with the final plat: a. A. The subdivider shall submit a maintenance agreement as required by section 14-317. b. B. The final plat shall contain the statement required by section 14-303(N). c. C. The subdivider shall provide surety for the completion of the private street as required by section 14-435 if the private street will not be completed prior to approval of the final plat, unless the private street was authorized under sections 14-232(8)(1), 14-232(8)(2), or 14-233(8)(2). 3. [14-301] Match lines: Show match lines. 4. [14-302(A)(4)(5)] Easements: The following pertain to public and private easements. See additional easement comments under Engineering: a. Easements should be labeled `ACSA' or `private' or `public'. b. Easements should also be shown on the layout sheets and on the future landscaping plan, to ensure there are no utility conflicts. c. Easements providing required private streets (for frontage) must be labeled `Private Street Easement'. May also include `access' in the label. Refer to [14- 303(E)]. d. There are utilities shown (storm sewer) on lots that require easements. e. There are SWM facilities shown that will require easements and deeds, subject to Engineering and County Attorneys Office review and approval. Reference [14- 431]. f. There is a SWM facility shown on a lot on Sheet C8 that appears to conflict with the availability of a building site for that lot. g. A portion of the waterline easement appears to be offsite in the VDOT ROW for SR 20. h. Label and show the required emergency access and emergency access easement (F). i. Easements will require maintenance documents meeting the requirements of [14- 317] prior to final plat approval. 5. [14-302(A)(9)] Building sites. Modify the building site note to the following: "Lots 1-65, and the residue of Tax Map Parcels 91-15 and 91-9 each contain a building site that complies with section 4.2.1 of the Albemarle County Zoning Ordinance". 6. [14-302(B)(5)] Zoning: Include that the parcels are in the Entrance Corridor overlay. 7. [14-302(B)(8)] Setbacks/yards: Show required setbacks for each lot on the plat. 8. [1 4-302(B)(1 0)] Stream buffer. Include the required note: "The stream buffer(s) shown hereon shall be managed in accordance with the Albemarle County Water Protection Ordinance." 9. [14-302(B)(10)] Ownership. The applicant is required to provide documentation of ownership of `Galaxie Farm Lane' prior to final plat approval. This land cannot be dedicated without documentation of current ownership. It is not part of the two parcels included in the rezoning and this plat. An official letter/determination needs to be submitted. a. Relatedly, the applicant must provide access to the lots/residents who currently have Galaxie Farm Lane as the only means of access to their property. Residents and emergency vehicles must have access during construction. 10. [14-303(C)] Boundary lines: Include the dimensions for C1, C2, and C3, as these are not shown on C2. 11. [14-303(G)] Ownership of common areas: Include a note that common areas/open space will be owned and maintained by the HOA. A maintenance document meeting the requirements of [14-317] and [18-4.7(D)] will be required. a. Label all open space parcels. It appears there are three open space parcels in Block 7, but only two are labeled. 12. [14-303(M)] Road names: Provide proposed road names. See E911 comments below. 13. [14-303(N)] Private streets: Include the following note on the plat, in reference to private street E: "finsert name of private street] in this subdivision may not meet the standards for acceptance into the secondary system of state highways and will not be maintained by the Virginia Department of Transportation or the County of Albemarle." 14. [14-311] Infrastructure improvement plans: Submit all required plans, computations, and supporting documents for road plans, stormwater management, E+S control, and other required improvements with the final plat. See Engineering comments. 15. [14-316] Entrance onto public streets: VDOT approval will be required for the entrance onto SR 20. 16. [14-401] Double -frontage lots: Double -frontage lots in Blocks 2 and 4 will need screening per [14-419]. 17. [14-409] Coordination/extension of streets: a. Label the future connections as shown on the approved application plan, and that they are to be extended and dedicated upon demand of the County. b. Show where the ROW extends to adjacent property lines — it appears there is a small lot being created at the end of Road C, instead of extending the ROW. c. Label the future connection with Galaxie Farm Lane. 18. [14-411] Public street standards: VDOT approval of the proposed streets is required. The proposed streets should be labeled as `public' on the plat, with their proposed road names. The public ROW should be shown. 19. [14-411] Public street standards: Consider revising streets D.1 and D.2 to be hammerheads instead of cul-de-sacs, if this is acceptable to VDOT and F/R. This was discussed as an option during the rezoning. 20. [14-411] Public street standards: On Sheet C9, the parallel space dimensions are labeled as 7 feet, while the requirement (and what is shown on the plat) is 9 feet. 21. [14-414] Public water/sewer: Coordinate with ACSA on the following requirement: The public water and/or sewerage service shall be provided to each lot within the subdivision within the jurisdictional area, and to assure that service is available to abutting parcels that would rely on such systems by constructing such systems to the boundary lines of abutting lands. 22. [14-428] Dedication of public streets and alleys, curbs, gutters, sidewalks, SWM facilities, bike trails, and pedestrian trails: a. The agent shall require a subdivider to dedicate to the county for public use each public street, including each non -constructed street extension as provided in section 14-409, and including any required curb, curb and gutter, planting strip and sidewalk, each drainage improvement for the public street. b. Bike and pedestrian trails may also be dedicated to the County for public use. Clarify if the proposed trail network will be dedicated to public use. Zoning Ordinance Comments: 23. PRD Application Plan: The following comments are based on the application plan approved per ZMA201800012 for this development: a. Show the required trails and trail easements. b. Show the required open space and open space features, as included on Sheet C6 of the application plan. i. If a clubhouse will be provided, adequate parking is required. ii. Include an open space table on the first sheet, showing the amount of open space and what amenities are being provided. Show the requirements of [18-4.7(C)(3)] are being met. c. Label the required affordable housing units. d. Label the future road connections, including the language `upon demand of the County'. e. Revise lots that are within preserved slopes and WPO buffer. This is not permitted per the approved application plan. 24. [18-4.12.6] and Parking spaces required: a. Include a table on the first sheet showing required and providing parking for the residential units. Show how the required parking is being achieved (i.e. driveways, garages, alleys, or street parking). b. Show how the guest parking requirement is being met for the townhouse (SFA) units: if parking is provided on individual lots, such as for duplexes and single family attached townhouses, rather than in lots or bays that are shared by all units in the development, then one guest space per four units shall be provided. It appears this requirement may be being met through street parking. 25. [18-4.16] Recreation requirement: One (1) tot lot or equivalent (such as a natural playscape) is required for 65 units. Future Application Comments: 26. Future Applications: a. [14-403] and [18-4.6.1 ] Frontage and Road Plans: Road Plan approval will be required prior to final plat approval, to provide frontage for the lots. b. [14-303] Final Plat: A final plat meeting all of the requirements of Chapter 14 of the County's Ordinance will be required. c. [18-32.2] Initial and Final Site Plan: An initial and final site plan will be required, which must meet the applicable requirements of 18-32, 18-4, and the Code of Development. A landscape plan per 18-32.7.9 will be required. WPO approval is required prior to plan approval. Engineering (John Anderson): 1. See attached letter dated February 20, 2020. These comments have been revised since the first comments were sent February 1, 2020. VDOT (Adam Moore): 1. See attached letter dated February 13, 2020. ACSA (Richard Nelson): 1. Submit 3 copies of water and sewer plans to ACSA for review. 2. ACSA final site plan approval will be required prior to final plat approval. Health Department (Alan Mazurowski): 1. No objection. See attached letter dated February 5, 2020. RWSA (Dyon Vega): 1. 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: a. Estimated average daily dry weather sewage flow (ADDWF) b. Point of connection into RWSA system (which manhole) c. Number of units/square footage d. Estimated in-service date Fire/Rescue (Shawn Maddox): 2. The emergency apparatus secondary access road will need to be 20' of clear travel width. The 3 feet of maintenance area can be an alternative surface capable of supporting the apparatus if necessary. Inspections (Michael Dellinger): 1. Add the following note to the general notes page: a. Buildings or structures built before January 1, 1985 must have an asbestos survey performed in order to apply for a permit. Asbestos removal permits are required if positive for such from Albemarle County and VDOLI. Contact VDOLI for additional requirements and permits for demolition projects. 2. Note to developer: a. Due to required distances from lot lines and structures as required by the NFPA, underground propane tanks may be prohibited. Plan accordingly. 3. Add the following note to the general notes page: a. 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. E911 (Brian Becker): 1. The applicant should contact this office with a list of three (3) proposed road names for Roads "A", "B", "C", "D" and "E" listed on the plat. Please contact this office with any questions. ARB (Margaret Malisewski) 1. ARB staff will review the required site plan once submitted and will provide ARB comments at that time. Please contact Tori Kanellopoulos in the Planning Division at vkanellopoulos(o)-albemarle.org or 434-296-5832 ext. 3270 for further information.