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HomeMy WebLinkAboutSUB202000064 Review Comments Final Plat 2020-08-17County of Albemarle Department of Community Development Memorandum To: David Nichols, Roudabush and Gale From: Tori Kanellopoulos — Senior Planner Division: Planning Services Date: August 17, 2020 REV 2 Subject: SUB202000064 —Spring Hill Village —Final Subdivision Plat (rev. date 07-27-20) 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 If no action is taken within 6 months of receiving these review comments, the application will be deemed withdrawn.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 REV 2: County Attorneys Office has provided comments and suggested language for the HOA declaration to meet 14-317. All other private maintenance documents have no objection, just to keep the dates updated through review. b. For trite w au iaju a, iu vtvi uao�i nei ILO u1 I V ,Ll 11UuyJ I V I u, iabel each easement as public or private. i. REV 1: All SWM easements must be public. See Engineering comments for reference. ii. REV 2: Addressed. 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. ii. REV 2: Addressed. d. Sheet V11: The 20' landscaping buffer 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 25-28. The easement is not clearly labeled on the final site plan. ii. REV 2: Addressed. Ensure the final site plan is updated accordingly. The applicant has indicated that the final plat will be approved before the final site plan. If additional easement conflicts are found during site plan review, an updated plat may be needed. 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. i. REV 2: Addressed. g. Include on Sheet V1 that 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. ii. REV 2: Will be addressed 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). ii. REV 2: Refer to comment 1(a). Will be addressed with HOA declaration 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. ii. REV 2: Both deeds are under Engineering review. 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. ii. REV 2: Has been addressed with Engineering. n. Ensure the DB/PG for offsite easements (both approved) SUB201900079 and SUB201900082 are shown and labeled on this plat. i. REV 1: Addressed. 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. i. REV 2: Addressed. b. REV 1: A side dimension for Lot 63 appears to be missing. i. REV 2: Addressed. 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". a. REV 1: Addressed. 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). b. REV 2: County Attorneys Office has no objection to the private street maintenance agreement. Ensure the final date is updated for the final version. 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. a. REV 1: Addressed. 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. b. REV 2: 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. b. REV 2: Addressed. 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). b. REV 2: Addressed. 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. b. REV 2: Calculation has been updated to 3.649. Addressed. 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. ii. REV 2: Comment remains. Ensure that any additional landscape easements are shown if needed by the revised road plan (with additional street trees based on ARB comments). b. [14-311] al plat approval. i. REV 1: Comment remains. WPO appears to close to approval. Ensure easement plat matches final version of WPO. ii. REV 2: WPO amendment approved 07/23/20. 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. 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. REV 2: Addressed for most current reviews. Consider advisory comment. Engineering (Emily Cox): 1. REV 2: See attached letter dated August 5, 2020. VDOT (Adam Moore): 1. REV 2: VDOT will need a scanned copy of the executed deed by Stanley Martin, before their Right of Way section at the Central Office will review and sign. Additional plat comments PENDING. ACSA (Richard Nelson): 1. REV 2: 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.