HomeMy WebLinkAboutSUB202000064 Review Comments Final Plat 2020-07-22County of Albemarle
Department of Community Development
Memorandum
To:
David Nichols, Roudabush and Gale
From:
Tori Kanellopoulos — Senior Planner
Division:
Planning Services
Date:
July 22, 2020
REV 1
Subject: SUB202000064 —Spring Hill Village —Final Subdivision Plat (rev. date 06-29-20)
The County of Albemarle Planning Division will grant or recommend approval of the Final 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.] If no action is taken within 6 months of receiving these review comments,
the application will be deemed withdrawn.
Planning (Tori Kanellopoulos):
Subdivision Ordinance Comments:
[14-302(A)(4)(5)] and [14-317] Easements:
a. Note that deeds/maintenance agreements have been received and are under
County Attorney Office review. Any comments received will be forwarded.
i. REV 1: A revised private street maintenance agreement was received. No
further comments except to keep plat name and date updated. See
attached comments from County Attorneys Office.
ii. REV 1: A revised private maintenance document for other required
private improvements has not been received. This could be the same
document as the private street maintenance agreement. See attached
comments from County Attorneys Office. Other required private
improvements include: open space; recreation space; landscaping; and
private utilities.
1. Provide a completed checklist for these private improvements,
showing the requirements of 14-317 are met. Checklist is
attached.
b. For the drainage and SWM easements on Sheets V7 through V10, label each
easement as public or private.
i. REV 1: All SWM easements must be public. See Engineering comments
for reference.
c. Comments on the final site plan (SDP201900068) relate to proposed landscaping
easements. Any required landscaping that is provided on a lot not
owned/controlled by the HOA requires an easement. However, when
landscaping is within the right of way, an easement is not required/needed. The
site plan and plat need to be revised so that only landscaping outside the ROW
has easements.
i. REV 1: Partially addressed. A landscaping easement is required on Lot
79 (and shown on the final site plan). One also appears to be needed on
Lot 29.
d. Sheet V11: 1 he 20landscaping butter easement should not be within building
sites. Revise easement outside of the proposed unit on Lot 29. This is also a site
plan comment.
i. REV 1: Addressed.
e. Ensure all easements are outside of building sites. Some drainage easements
appeared to be within building sites on the final site plan.
i. REV 1: Comment remains. The Private utility easements appear to be
within the building area for Lots 25-29. The easement is not clearly
labeled on the final site plan.
f. REV 1: Include on the plat sheets that public ROW's are "hereby dedicated to
public use". This is included for the new ROW dedications, but not for the new
public street ROW's.
.rat the public drainage easements are also dedicated to
public use.
i. REV 1: Addressed.
h. The Alley A behind Lots 16-28 (or at least from 20-28) needs to be labeled as
"30' Private Street Easement". A street is required for Lots 20-28, otherwise they
do not have frontage.
i. REV 1: Addressed.
i. The rest of the Alley for Lots 1-15 (or 1-19) should be labeled "Alley: 30' Private
Alley Easement".
i. REV 1: Addressed.
j. The public drainage easements require a deed of dedication to the County.
County Attorneys Office and Engineering review and approval is needed.
i. REV 1: Continue to coordinate with Engineering.
k. The private drainage easements and access easements require maintenance
documents, such as through a HOA with covenants and restrictions. County
Attorneys Office review and approval is needed.
i. REV 1: Refer to comment 1(a).
I. Coordinate with Engineering on the SWM easements and deeds. Reference [14-
431]. It appears two deeds for public drainage were provided, and one may have
been intended to be the SWM easement. These are two different deeds. County
Attorneys Office and Engineering review and approval is needed.
i. REV 1: Continue to coordinate with Engineering and see Engineering
comments. Ensure private vs. public easements are labeled properly.
m. It appears, based on the most recent Road Plan (SUB201900158) submittal, that
retaining walls have been moved off of individual lots. If so, easements are no
longer required.
i. REV 1: Coordinate with Engineering. Some retaining walls are on lots.
Ensure road plan and final plat (and final site plan) match.
n. Ensure the uL31HU for ottsite easements (both approved) 5ub2ul yuuuty and
SUB201900082 are shown and labeled on this plat.
2. [14-302(A)(8)] and [14-303(D)] Lots.
a. REV 1: Ensure lines denoting easements are consistent. In some places lines for
new easements change from bolded to not bolded.
b. REV 1: A side dimension for Lot 63 appears to be missing.
c. Note that the lot square footages on the lot area table on the site plan
(SDP201900068) do not match those on the plat. The ones on the plat appear to
be correct.
i. REV 1: Addressed.
d. A corner dimension for Lot 28 appears to be missing.
i. REV 1: Addressed.
e. Part of the dimension for Lot 15 appears to be cut off.
i. REV 1: Addressed.
f. A corner dimension for Lot 79 appears to be missing.
i. REV 1: Addressed.
g. [COD] Lots 75 and 76 exceed the maximum lot size of 5,000 SF, per the COD.
i. REV 1: Addressed.
3. [14-302(B)(5)] Zoning district. Include the Zoning District Overlays that apply to this site:
Entrance Corridor Overlay; Steep Slopes — Managed.
a. REV 1: Addressed.
4. [14-302(B)(8)] Setbacks.
a. Revise Note 16 on Sheet V1 to meet current setbacks per the COD updated with
the Special Exception #2 approved on 05-20-20. Rear setbacks are 10' minimum
and corner lots on two public streets side setbacks are 8' minimum.
i. REV 1: Addressed.
b. The rear setbacks for Lots 56-60 is labeled as 15', however the requirement is
10' per the COD.
i. REV 1: Addressed.
c. The garage setback for Lots 1-28 is 18', therefore the SBL should be labeled as
18' on the plat. Garages for these lots are correctly shown as set back 18' on the
final site plan.
i. REV 1: Addressed. SBL is now labeled 18'.
d. The SBL for corner lots abutting two public roads (Lots 15, 16, and 83) is 8'.
i. REV 1: Addressed.
e. [18-4.6.2] Determining lot front. Lot front is determined as follows: 'On interior
lots, the lot front shall be the portion abutting the street'. Lots 20-28 front on the
private street/alley, and do not also front on a public street. Therefore, the front
setback is measured from the private street, and the rear setback is what is
currently labeled 'front setback'. Since the minimum rear setback is 10', the rear
setback is not being met for these units. A special exception can be requested
to either: 1) change the minimum rear setback in Block C or 2) allow amenity -
fronting lots. This comment was also made on the site plan.
i. REV 1: Addressed. 10' rear setbacks have been provided for these lots.
5. [14-303(E)] Private streets. Label all private streets as "Name Dimension Private Street
Easement", instead of "Right of Way".
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6. [14-317] Private street maintenance agreement. Review and approval of the private
street maintenance agreement by Planning and County Attorneys Office is required prior
to final plat approval. This can be completed with Road Plan approval as well.
a. REV 1: County Attorneys Office only comment is to ensure that the final date
(latest revision date) and name of plat are tracked and appear on the final
version of this document. Staff also recommends that the other required
improvements are included within this document. See comment 1(a).
7. [14-303(F)] Phasing. A note on the plat should indicate that Lots 1-100 are in Phase 1
(per the COD) and Lot A is in Phase 2.
a. REV 1: Addressed.
8. [14-303(G)] Ownership of common space. Add a note to Sheet V1 that all
open/common/amenity space will be owned and maintained by the HOA.
a. REV 1: Addressed.
9. [14-303(T)] Special lots. Include the following requirement for the Open Space lots: if the
subdivision creates a special lot, the following note shall be placed on the plat: "Lot Xis
a special lot established solely for (insert purpose for the special lot as identified in the
definition of special lot in section 14-106)."
a. REV 1: Addressed.
10. [14-312] Existing buildings. Include the following requirement: The subdivider shall
submit with the final plat a survey showing the location of all existing buildings on the
land to be subdivided within fifty (50) feet of a proposed lot line or a proposed street.
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11. [14-414] and [18-4.1] Water supply and sewage system. Each development and each
lot shall be served by the public water supply and public sewer system. This
development is relying on offsite infrastructure. Prior to final subdivision plat approval the
sewer connection shall either be built or bonded.
a. REV 1: Comment remains.
ZMA201300017 Comments:
12. [ZMA201300017 Proffer #1 and Affordable Housing] Designate which lots are the
affordable units throughout the final subdivision plat. Also, include a summary chart on
the cover sheet for tracking purposes. 15 percent of the units must be affordable and
must match those designated on the final site plan.
a. REV 1: The note on Sheet V1 indicates the location of the affordable units may
change, however the specific units need to be indicated prior to final site plan/plat
approval, for proffer tracking purposes during building permits and CO's.
13. [COD and Lot Size]: Include the minimum and maximum lot sizes (per the COD) on
Sheet V1. The requirement is 1,000 SF minimum and 5,000 SF maximum for attached
units.
a. REV 1: Specify that this minimum lot requirement is specifically for single-family
attached (townhouses).
14. [COD and Open Space] Include a tabulation on Sheet V1 of required and provided
open space per the COD. Total requirement is 3.62 acres.
a. REV 1: Total appears to be 3.652, instead of 3.651.
Additional Application Comments:
15. Additional Applications:
a. [14-403], [14-235], [14-311] and [18-4.6.1] Road Plans: Road Plan approval will
be required prior to plat approval. Improvements must be built or bonded prior to
final plat approval.
i. REV 1: Comment remains.
b. [14-311] WPO approval is required prior to final plat approval.
i. REV 1: Comment remains. WPO appears to close to approval. Ensure
easement plat matches final version of WPO.
c. Ensure that the final versions of the final site plan, road plan, and final plat all
match. The DB/PG for new easements will need to be shown on the final site
plan prior to approval.
i. REV 1: Ensure road plan and subdivision plat ROW's match. Currently
there are differences.
ii. REV 1: Ensure easement dimensions and locations match with final site
plan. Some discrepancies remain, including but not limited to: the
landscaping easement on Lot A, which is not shown on the site plan; the
landscaping easement on Lot 79, which is not shown on the plat; the
dimensions of the private utility easement in front of Lots 21-22, which do
not match between plan and plat; there is a dimension missing for the
drainage easement behind Lot 100 — it does not extend for the whole
length of the utility, as shown on the site plan.
Engineering (Emily Cox):
1. See attached letter dated June 26, 2020.
VDOT (Adam Moore):
1. PENDING
ACSA (Richard Nelson):
1. No objection on the plat. Continue to coordinate directly with ACSA on any required
deeds.
Fire/Rescue (Shawn Maddox):
1. No objection.
Inspections (Michael Dellinger):
1. 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.
2. All other comments will be during site plan review. No further objection.
E911 (Brian Becker):
1. No objection.
Please contact Tori Kanellopoulos in the Planning Division at vkanellopoulosCa.albemarle.org or
434-296-5832 ext. 3270 for further information.
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County of Albemarle
Department of Community Development
Memorandum
To:
Tori Kanellopoulos
From:
Emily Cox
Date:
05 June 2020
Rev. 1:
26 June 2020
Subject:
Spring Hill Village — Final Subdivision Plat (SUB202000064)
The final subdivision plat for Spring Hill Village has been reviewed by Engineering. The following
comments will need to be addressed before approval:
1. SUB201900158 must be approved and either built or bonded before this plat can be approved.
Rev. 1: Comment not addressed.
2. Please designate public vs. private storm easements. Easement needs to be public if it collects any
water from public right-of-way or if is part of the SWM facility. Rev. 1: All easements have
been labeled as private. This is not correct. Please coordinate with the engineer. The SWM
facility easement must be public as well as any drainage easements collecting water from the
public right-of-way. The WPO Plan appears to show them correctly.
3. Please label SWM facility easement around all SWM facilities. The plat says there is a hatching,
but it is not evident. Rev. 1: Comment addressed hatching is evident.
4. Two deeds are necessary: SWM facility easement deed and public drainage easement deed. They
must be approved by the county attorney. Please provide them in word document form (with
tracking changes on), or if requested, the county can draft the deeds. The templates are provided
(attached to this comment letter). Please let us know how you would like to proceed. Rev. 1:
Comment not addressed. The county will be drafting these deeds and will send you the 2
copies to sign once they are ready. Please note they cannot be completed yet since the names
of easements are not correct (public ,private, etc).
5. Based on ZMA20200006(not currently approved), there appears to be a need for a
sidewalk/travelway easement along Route 20. As currently shown, the pedestrian path is not
completely in the right-of-way. Rev. 1: Comment not addressed. The current ZMA shows an
8ft asphalt pedestrian pathway that will need to be in an easement with a maintenance
agreement unless it is in the right-of-way.
6. If any retaining walls cross property lines, they must be in an easement and have a maintenance
agreement. Rev. 1: Retaining wall easements are shown.
7. Rev. 1: Please use the attached maintenance agreement template for the retaining walls that
are within easements.
Tori Kanellopoulos
Wed 6/10/2020 12:46 PM
To: Gregg P. O'Donnell <OdonnellGP@stanleymartin.com>
Cc: Jeremy W. Swink <SwinkJW@stanleymartln.com>; Emily Cox
subdivision maintenance instrument review checklistdoc
Hi Gregg,
I am including review comments from the County Attorneys Office below. Please note that CAO
is not on the same 60-day deadline requirement. That requirement is for Site Review
Committee (SRC) members, which includes Planning/Engineering/Fire Rescue/VDOT etc, but
not CAO. As Emily referenced in a previous email, often deeds/maintenance documents are not
submitted until later in the review process. While we can certainly review them earlier in the
process, easements often change due to review comments, so these documents cannot be
finalized until closer to approval.
CAO Comments:
As we await the revised SWM and drainage deeds of easement, I wanted to provide comments
on the other three documents pending my review:
1. Private improvement maintenance declaration - Please ensure that the final
version of this declaration both (a) tracks the final plat date and (b) names all
private streets and alleys. Otherwise, the proposed declaration looks fine to me.
2. Sight distance easement - Same as above.
3. Master declaration - Because the proposed private improvement maintenance
declaration already addresses the private streets and alleys, the only reason I'd
need to review these neighborhood covenants is if there were other required
common improvements not covered by the private improvement maintenance
declaration. Please have the owner complete the checklist to indicate the specific
provision(s) in the master declaration that address the § 14317 requirements as to
those "other" (non -street) private improvements. Private improvement
maintenance declarations need not be limited to private streets. The owner could
choose to add other required improvements to the private improvement
maintenance declaration, rather than address them in the neighborhood
covenants.
To summarize comment #3 - please complete the checklist attached to show where all required
improvements are meeting the 14-317 requirements. As CAO said, these can be covered either
by HOA documents or by a private street/other improvements maintenance document. You can
leave these improvements (e.g. open space, landscape buffer) in the HOA documents, and fill
out the checklist to show where in the HOA declaration the requirements of 14-317 are met. Or
you can update the private street maintenance agreement to include these other
improvements, and use the checklist to show where the requirements are met.
Best,
Tori