Loading...
HomeMy WebLinkAboutSUB201900120 Review Comments 2019-07-0830 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com July 8, 2019 Ms. Tori Kanellopoulos Planner - Planning Services County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE: SDP201900012 - Major Amendment - Stonefield Block D2 Dear Tori, Please find enclosed additional sets of the Major Site Plan Amendment. The plans have been revised to address your comments dated April 17, 2019 in accordance with the following: PLANNING COMMENTS 1. Required application. Please note that a Boundary Line Adjustment plat will need to be approved before the site plan amendment can be approved. This BLA must vacate the previous lot lines of the previously approved townhomes. RESPONSE: Acknowledged. A BLA is being submitted under separate cover. 2. 18-35.2 Name of owner and developer. a. It appears there are two owners for these parcels (Towns of Stonefield HOA and Christopher at Stonefield LLC). List both on SP1 and SP2. b. List the name of the developer if applicable on SP2. RESPONSE: The two owners have been added to the title block on the right side of each plan sheet. The name of the developer has been added to the Ordinance Tabulations on SP3. Please note that many of the sheet numbers have been revised to account for additional sheets that were added to the plans to clarify our responses to the comments. 18-35.2 Tax Map Parcel. Please note that the tax map parcel number(s) will change after the Boundary Line Adjustment has been approved and recorded. This will need to be revised on SP2. RESPONSE: Acknowledged, the reference to the current tax map parcel numbers have been removed to leave space for the new tax map parcel numbers after the BLA is recorded. 4. 18-35.2 Number of bedrooms for multifamily housing. Include a breakdown on SP2 of the number of one-, two - and three -bedrooms units. RESPONSE: A breakdown for the number of bedrooms for the multi -family housing has been added to Sheet SP3. Please note that there are no proposed 3-bedroom units. 1 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com Stonefield Code of Development/18-32.6.1 Setbacks: Include the Build -To -Line per Stonefield's Code of Development on SP2 (this serves as the front setback). RESPONSE: The Build -To Line has been added to Sheet SP3. The building front setback with Inglewood Drive is 16.2', so it falls within the 5' to 22' range. 6. 18-32.6.1 Existing utilities and easements. Please clarify if there is an existing access easement on Kober Way, and how access will be provided on this private street. There is an existing access easement for Inglewood Drive shown. RESPONSE: The existing Kober Way access easement location has been added to the Existing Conditions Sheet SP6. The easement is to be vacated as shown by a solid hatch pattern and rededicated to coincide with the new curb location along Kober Way. For ease of reference, the new Kober Way access easement has been shown on Sheet SP6. It is also shown with a label on the Layout Plan Sheet SP7, but it is difficult to see since it coincides with the new face of curb location. 18-32.6.1 Proposed utilities and easements. a. An easement plat will be required for all new non-ACSA easements, for all existing adjusted easements, and to vacate any abandoned easements. b. Label the new sanitary sewer easements as 'ACSA' or 'private', and label as 'new' or 'proposed'. RESPONSE: The BLA plat will indicate all new, adjusted and vacated easements. 8. 18-4.12.6 Number of parking spaces: I counted 237 spaces, which is 4 less than the 241 listed on the site plan. RESPONSE: The total number of spaces has been verified to be 237 spaces as shown on new Parking Tabulations Sheet SPS. a. It appears there are 2 street spaces missing on Inglewood Drive (18 are listed but I only counted 16). RESPONSE: As discussed at the pre -application meeting, there are 18 spaces on Inglewood. In order to clarify the end spaces, additional striping is proposed as shown on Sheet SP7. b. Please revise the Tandem spaces to count the total number of spaces (i.e. 8 spaces instead of 4T). RESPONSE: The tandem space callouts have been revised to count the total number of spaces. C. It is not possible to tell if there are 4 spaces or 5 spaces along Cash Alley. RESPONSE: There are 5 spaces on Cash Alley. Additional striping has been added to the end space to clarify. Stonefield Code of Development Parking. Revise SP2 to show the Code of Development requirements for parking for Stonefield. This is 4.5 spaces per 1,000 sq. ft. and 1.75 spaces per dwelling unit. Show how many spaces would have been required without the reduction per these requirements. 2 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 10. 11. 12. 13. 14. 30 RESPONSE: The parking space tabulations on Sheet SPS have been revised as suggested. Please note that we have also added the Parking Reduction Approval Letter to Sheet SPS. 18-4.12 Parking. Clarify if the tandem parking spaces are for the same unit (i.e. two tandem spaces in a row belong to the same dwelling unit). Include this as a note on SP2. RESPONSE: The two tandem spaces will belong to the same dwelling unit. A note has been added to Sheet SPS to clarify. 18-4.12.9 Alley parking. Please note that Engineering must approve alley parking. RESPONSE: Engineering has indicated no objection to the alley parking. 18-4.12.16 Parking space dimensions. Please clarify the placement of the 6 tandem spaces at the northeastern entrance/exit to the structured parking that are across from the dumpster and loading space. Are these spaces at street level? The placement of these spaces may be interfering with safe ingress/egress for the structured parking. RESPONSE: To eliminate the potential for confusion at the garage entrance, and as coordinated with engineering, the three tandem spaces in this location have been removed from the plan. Three normal perpendicular spaces remain, and these are at street level. The garage will be open air in this location, so safe ingress/egress will be possible. b. The structured parking spaces have a travel way of 24', which permits spaces of 9'X18'. Some of the spaces are 10'X18', which may be to provide more space to park and maneuver. This is acceptable to Planning and this is an advisory comment in case the applicant would like to revise space sizes. RESPONSE: The purpose of the 10' spaces was to provide adequate space for building columns to be placed. The plans have been updated with 9' spaces and the planned column grid. 18-32.6.3 Parking structure visual. Include a visual of the parking structure. Additionally, label the levels of the structure on the site plan. It is not possible to tell which level is shown on SP8. It appears to be Level 2. It would be preferable to show Level 1 on SP8 and Level 2 on SP11 instead. RESPONSE: Parking Level 1 has been labeled on Sheet SP7 and Sheet SP9. Parking Level 2 has been labeled on Sheet SP8. Also a schematic has been added to Sheets SP7 and SP8, and a section has been added to Sheet SP8 to better indicate the levels. 18-32.7.3(b) Parking structure. Include a note to show this regulation is being met and show detail on SP11(with other parking structure information). RESPONSE: The below responses respond to each line item under 18-32.7.3(b)... (b). Parking structures. In addition to all other applicable requirements, each parking structure shall be subject to the following: 31F'age Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 30 1. Mechanical equipment or other utility hardware on the roof, ground, or building shall be screened from public view to the reasonable satisfaction of the agent with materials harmonious with the building or they shall be located so as not to be visible from public view. RESPONSE: Mechanical equipment for the building will be located on the roof of the apartment building. A note has been added to Sheet SP8 stipulating that any mechanical equipment or other utility hardware associated with the parking garage shall be screened from public view per the code section. 2. Air handlers shall be located so that emissions are directed away from any adjoining residential development. RESPONSE: A note has been added to Sheet SP8 stipulating that air handlers associated with the parking garage shall be directed away from adjoining residential development. 3. The structure shall be designed so that the light from all vehicle headlights and all lighting fixtures will not routinely shine directly outside the structure. RESPONSE: A detail has been added to Sheet SP8 showing how all vehicle headlights will not routinely shine directly outside the structure. Bollard -style lighting fixtures that are low and emit less than 3,000 lumens shall be located on the parking deck level. 15. Stonefield Code of Development (replacing 18-4.16.2) Recreation. The total requirement is met; however, some clarification and additional notes are needed on the site plan. a. Revise SP2 narrative to state that 18-4.16.2 recreation requirements are waived and replaced by Stonefield's Code of Development and application plan. RESPONSE: The narrative on Sheet SP3 has been revised to state that the applicable recreation requirements are waived and replaced by the COD and Application Plan. b. Please clarify what is shown at the main entrance to the building. Is this a plaza? Is it being counted toward open space or recreation space? RESPONSE: A fenced -in plaza area has been added to the main entrance and is tabulated as civic space and passive recreation space. C. Label all recreation/open/civic space on the site plan. For example, label the gym on the site plan and its approximate square footage (an approximate location is acceptable). It needs to be clear on the site plan where the open/recreation space is located and the square footage of each component. RESPONSE: A separate sheet SP4 has been added to clearly delineate recreation/open/civic space to support the tabulations on Sheet SP3. 16. 18-4.17 Lighting. a. Provide an updated lighting plan that is legible. It is not possible to read the lighting plan foot-candle spillover or some of the cut sheets. 4 1 P a g e Comment -Response Letter to Ton Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com RESPONSE: A legible lighting plan has been included to allow the foot-candle spillover to be legible. b. Add note that all lights over 3,000 lumens shall be full -cutoff lights. RESPONSE: The note has been added to the Lighting Plan - Sheet 16. C. Add Light Loss Factor, which must be one (1) at the time of installation. RESPONSE: A note requiring a Light Loss Factor of 1 has been added to Sheet 16. 17. Stonefield Code of Development/18-32.7.3 Sidewalks. If possible, provide sidewalks around the entire building for safe pedestrian access. RESPONSE: As discussed at the Post Submission Conference, this is not a requirement, and although we would agree that sidewalks around the entire building would be ideal, there are a few locations along the north side of the parking deck where geometric constraints preclude the installation of sidewalk. 18. Stonefield Code of Development Sidewalks. Stonefield's COD appears to have waived and replaced 18-32.7.2.8 requirements. The COD requires sidewalks to be 5', however some of the sidewalks are only 4'. Please revise. RESPONSE: All sidewalks are at least S'-wide measured from the back of curb. All labels have been updated accordingly. 19. 18-32.7.9.5 Street trees. Include street tree tabulations on SP15 (how many are required based on total frontage, how many are provided). RESPONSE: A tabulation for street trees has been added to Sheet 15. 20. 18-32.7.9.6 Landscaping within parking areas. Include more detail on how this figure is being calculated, as required street trees and required screening do not count toward the total. RESPONSE: As discussed at the post -submission conference, landscaping within the parking areas has been indicated by hatching the interior islands and a letter -key that delineates and tabulates the area. For clarity, the tabulation chart has been moved to Sheet 15. 21. 18-32.7.9.8 Tree canopy. The requirement for commercial uses is 10 percent and the requirement for residential uses with a density of 20 du/acre or more is 10 percent. Therefore, the requirement should be listed on SP15 as 10 percent. More may be provided. Please advise if the 15 percent is in reference to another section. RESPONSE: The tree canopy calculations have been revised to indicate the 10% requirement. Refer to updated computations on Sheet 15. 22. 18-32.7.9 Landscaping. Please revise the following: Revise the total quantities (Phase 1 + 2) HL and PA in the table on SP15. They do not add up correctly, however the canopy calculations appear to be based on the correct number. b. Revise Phase 2 counts for: AF (I count 5 not 7), HL (I count 5 not 7), QP1 (I count 13 not 14), SB (does not appear to be labeled on the site plan), and AV (I count 7 not 6). 5 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com 23. 24 25 26. �O RESPONSE to a) and b): The tree species and quantities have been revised to address ARB comments as well. Please note all counts and total quantities have been double-checked to ensure they match the landscape plan. C. Label the unlabeled ornamental tree by the pedestrian connector. RESPONSE: The label for the Autumn Brilliance Serviceberry (SB) ornamental tree has been moved next to the tree. d. Grey out any plants in Phase 1. Some of the plants are on or over the phase line, so I want to clarify that they are intended to be counted in Phase 2. RESPONSE: All Phase 1 plants have been grayed out. The quantities have been double-checked to match between plan and tabulations. Stonefield Code of Development Landscaping and Commonwealth Drive Page 18. The TO plantings should be continued along the length of the Commonwealth Drive lots to include 111 and 1L. RESPONSE: The TO plantings have been continued along the length of the Commonwealth Drive lots. In accordance with the approval conditions of the Special Use Permit, the plans have also been revised to provide two additional species of evergreen trees in the planting yard. A note has also been added that all evergreens in the screening yard shall be minimum W-height at time of planting. Stonefield Code of Development Retaining walls Page 33. Will the retaining walls be stepped or have architectural treatment? RESPONSE: Due to space constraints, the retaining walls will not be stepped. A row of evergreen trees is proposed at the top of the retaining wall to mitigate the view from the duplexes on Commonwealth Drive. A detail of the retaining wall design has been included on Sheet 20. Stonefield Code of Development Buffer. Label the 10' buffer with Commonwealth Drive lots as'10' Buffer' on the site plan. This requirement appears to be met. RESPONSE: The buffer has been labeled on Sheets SP7, SP9 and SP14. Site Plan Labels. Please include the following: a. Label entrances to the structured parking. Use arrows to show ingress/egress. RESPONSE: This has been completed. b. Label all building entrances. RESPONSE: This has been completed. C. Label the 160 apartments on the building on SP8 (office and lobby are already labeled). RESPONSE: This has been completed. 6 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com Label the stairs shown on Lot 2L. What is that structure and why is it shown? RESPONSE: The stairs have been labelled. The structure is a retaining wall that at one time provided a flat area for a basketball court. This has also been labeled. The proposed construction does not impact either the stairs or the retaining wall. e. Label the 2' parking overhang on the other sections of Kober Way as well. RESPONSE: The labels have been added. Include the maximum height of Retaining Wall D. RESPONSE: The maximum height has been added. VDOT COMMENTS (Adam Moore) 1. Please provide trip generation data, to show if the intersection of Hydraulic Road will handle the traffic increase adequately. See attached review comments dated April 2"d, 2019. RESPONSE: An analysis has been added to Sheet 2 to indicate the increase in trip generation from the revised number of towns, apartments and office space. Based on the Hydraulic Small Area Plan dated 7-12-18, the intersection of District Avenue and Hydraulic Road currently operates at a LOS A (AM) and LOS (D) PM. The 2045 Level of Service Comparison indicates the intersection of District Avenue and Hydraulic Road will operate at LOS A (AM) and LOS C (PM) for Scenario 1 Hydraulic Road improvements, and at LOS D (AM) and LOS E (PM) with the "no -build" option. The 2045 analysis included full build -out of Stonefield, and the proposed increase in density with this plan is still well below the maximum build out as summarized in the "Stonefield Build Out Summary" on Sheet 2 of the plans. For that reason, the proposed increase in traffic from this amendment can be adequately handled by the Hydraulic Road Intersection. ACSA COMMENTS (Richard Nelson) Submit 3 copies to ACSA for review ATTN: Alex Morrison. RESPONSE: The 3 copies were submitted to the ACSA on July 8, 2019. 2. RWSA sewer capacity agreement will be required. RESPONSE: Acknowledged. 3. Dedication of Stonefield D2 Phase 1 will be required prior to final approval. RESPONSE: Acknowledged. 7 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC �\ 871 Justin Drive, Palmyra, VA 22963 Ph.434.242.2866 mike@30scale.com \\ 4. Include proposed fixture counts. RESPONSE: As discussed, the fixture counts will be provided at time of application for Building Permit since the plumbing plans have not yet been completed. 5. Backflow will be required. RESPONSE: Acknowledged. 6. Two water meters will be required. One for commercial use, the other for residential use. RESPONSE: A second meter has been added. Fire/Rescue (Shawn Maddox) 1. A knox box will be required. Add a note indicating such and that the location can be coordinated with the fire marshal's office. RESPONSE: A note regarding the knox box has been added to Sheet SP7 of the plans. 2. Due to the proposed height of the building the travel way must be increased to 26' unobstructed, clear travel way not inclusive of the on -street parking. RESPONSE: As discussed at the post -submission conference, since the building will be fully sprinklered, a 24'- wide travelway is adequate. The 24'-width has been labeled in several locations on Sheet SP8 and on the roadway typical section. 3. A fire flow test will be required before final acceptance. RESPONSE: Flow test information has been added to Sheet SP11. Inspections (Michael Dellinaer) 1. Add the following note to the general notes page: a. Retaining walls greater than 3 feet in height require a separate building permit. Walls exceeding 4 feet in height require a stamped engineered design also. RESPONSE: The note has been added to Construction Notes Sheet 24. Add the following note to the general notes page: a. Accessible parking spaces and access isles shall not have a surface slope greater than 1:48. Access isles shall be at the same level as the parking space they serve. RESPONSE: The note has been added to Construction Notes Sheet 24. 3. Add the following note to the general notes page: a. ALL water lines, sewer lines, and fire lines from the main to the structure MUST have a visual inspection performed by the building department. 8 1 P a g e Comment -Response Letter to Tod Kanellopoulos SDP2019-012 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mikeC)30scale.com RESPONSE: The note has been added to Construction Notes Sheet 24. 4. Add the following to the general notes page: a. All roof drains shall discharge in a manner not to cause a public nuisance and not over sidewalks. RESPONSE: The note has been added to Construction Notes Sheet 24. 5. Nine accessible parking spaces required, with at least two van accessible. RESPONSE: Nice accessible spaces have been provided, with two of these as van accessible. Refer to Parking Calculations on Sheet 5 of the plans. We thank you for taking the time to review the 2nd submission of the Major Site Plan Amendment. Please feel free to call me any time if you have any questions or would like additional information. Sincerely, enclosures Cc: Mr. John Regan Mr. Randy Steck Comment -Response Letter to Tod Kanellopoulos SDP2019-012 9 1 P a g e RECEIVED JUL 0 9 201Q COMMUNITY DEVELOPMENT