HomeMy WebLinkAboutSDP202000036 Correspondence 2020-09-03 (3)ROUDABUSII, GALE & ASSOC. , Inc.
A PROFESSIONAL CORPORATION ServingViiginia Since 1956
September 2, 2020
Mr. Cameron Langille, Senior Planner II
C/O: Mr. David James, County Engineering Department
County of Albemarle Community Development
401 McIntire Road, North Wing
Charlottesville VA 22902
RE: SDP2020-00036 Belvedere Block 5A Final Site Plan — comments from review #2
Dear Mr. Langille,
CDD E911 — Brian Becker
Virginia Department of Transportation — Max Greene (SDP-2020-00036 & SUB-
2019-00170). Comments received July 16, 2020.
No objection.
Rivanna Water and Sewer Authority — Victoria Fort
Review not completed / not comments issued.
Planning — Cameron Langille
1. Comment addressed.
[32.5.2 (b)] Please revise the "Proposed Use" note on Sheet 1. Under the R-4
Zoning District, the property can be developed as either a Standard Level Cluster
Development, or a Bonus Level Cluster Development. The lot sizes and permitted
densities are different for these two use types. Please reference Section 18-15.3 for
the Area and Bulk Regulations that apply to each type.
a. Please clarify which use type is being requested, and revise the
Proposed Use note so that it specifies either Standard Level Cluster
Development or Bonus Level Cluster Development. Based on the fact
that the density increase is proposed to be gained by maintenance of
an existing wooded area, this development qualifies as a Bonus Level
Cluster Development, per Section 18-15.4.1. Rev. 1: Comment not
addressed. Use note has not been revised.
Response: The plan will be developed as a standard cluster
development. This has been added to the Proposed Use on the
Cover Sheet.
b. Please add notes to Sheet 1 specifying the minimum lot size permitted,
and maximum structure height permitted. See the Area and Bulk
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Regulations table in Section 18-15.3 for these standards. Rev. 1:
Comment not fully addressed. Lot size note has not been added.
Response: The "minimum lot size" and "maximum building
height" regulations have been added to the Site Data on the
Cover Sheet.
c. [18-2.2.3] In order to be a cluster development, both Standard Level
and Bonus Level, a minimum of 25% of the total land area must be
common open space. Please provide a note on Sheet 1 stating the
required acreage/sq.ft. of open space, and provide a calculation stating
the proposed acreage/sq. ft. of open space. Rev. 1: Comment not fully
addressed. Required and proposed open space acreage note has not
been added. As a reminder, bonus level cluster developments must
provide a minimum of 25% common open space. Based on staff's
calculation of open space provided, there is a total of 2.13 acres
(92,950 sq. ft.) of common open space provided (this includes Open
Space A, Open Space B, Open Space C, and the tot lot). This does not
match the open space provided figures on Sheet 1 (2.07 acres) and
Sheet 20 (2.98 acres). Please verify the total acreage of common open
space provided, and revise the figures as necessary.
Response: The phase line has been adjusted (see existing
conditions sheet for overall view) so that the minimum of 25%
common open space can be provided for the entire development
with this phase of construction. The calculation for Open Space
(required and provided) have been added to the Cover Sheet.
Required open space for the entire parcel:
25% * 15 acres = 3.75 acres open space required.
Provided open space:
Open Space A + B + C + tot lot = 3.92 acres
Therefore, the open space requirement is satisfied for the
development of this parcel.
3. [32.5.2 (a)] Please label all setback lines shown on Sheets 4 and 5 on lots 1-14
and 34-43. Rev. 1: Comment not fully addressed. The rear setback line is not
labeled/called out for lots 1-14 and 34-43 on Sheets 4 and 5. Please revise.
Response: The rear setback lines have been labeled on the Layout Plan
and the Site Plan sheets.
4. [32.5.2 (a)] Please identify which lots are SFD and SFA on Sheets 4 and 5. Rev.
1: Comment not addressed.
Response: The lots have been labeled as SFD and SFA on Sheets 5 and 6.
5. Comment no longer applicable.
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6. [32.5.2 (n] Retaining walls are shown on lots 1-10 and lots 25-29. A note on
Sheet 3 states "Prop. Ret. wall by others." Details of the retaining wall must be
provided on the final site plan. Please explain the note, and provide a
construction detail of the retaining wall that specifies the materials and height of
the wall. Rev. 1: See Engineering Division comment #4. Plans for retaining walls
over 4' in height must be provided for review prior to final site plan approval.
Response: The plans and details for the wall will be submitted to the
County under separate cover with this submission. A typical cross section
has been added to the Construction details sheet.
7. Comment addressed.
8. [32.5.2 (n)] Please provide the construction detail number/sheet number in the
labels for all proposed improvements where construction details are provided in
the plans.
Response: A note has been added to the Utility Plan to reference sheet 22 —
24, for the standard utility/ infrastructure details and note has been
included on the relevant sheets and a specific reference for non -typical
details is shown on the appropriate sheets. (Sheets 7, 8 and 19)
9. [32.7.1.1] Please address the following related to notes on Sheet 1 and Sheet 4:
a. [32.7.1.1 (b)] Asterisk * on Sheet 1 and Note 5 on Sheet 4: street right-
of-way can't be dedicated through the site plan. ROW dedication must
occur as part of recordation of a subdivision application that is
reviewed and approved by the County in accordance with all applicable
sections of Chapter 14. Rev. 1: Comment not addressed. See
comment #9b below for revised language for the note that should be
on the plans.
Response: Acknowledged. The requested below note has been
added to the Cover Sheet and Sheet 5.
b. Please revise the note language so that it states "public street right-of-
ways shall be dedicated to Albemarle County for public use in
accordance with all applicable sections of the Albemarle County
Code." Rev. 1: Comment not addressed. Notes on Sheet 1 and Sheet
4 have not been revised.
Response: The requested note has been added to the Cover
Sheet and Sheet 5.
10. [18-4.7] Please address the following related to open space:
a. [18-4.7 (c)(3)] Please provide documentation and calculations that all
open space parcels meet the limitations on certain features
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requirements. Per Section 18-4.7 (c)(3), "not more than 80 percent of
the minimum required open space shall consist of the following: (i) land
located within the 100-year flood plain; (ii) land subject to occasional,
common or frequent flooding as defined in Table 16 Soil and Water
Features of the United States Department of Agriculture Soil
Conservation Service, Soil Survey of Albemarle County, Virginia,
August, 1985; (iii) critical or preserved slopes; and (iv) land devoted to
stormwater management facilities or flood control devices, except
where the facility or feature is incorporated into a permanent pond,
lake or other water feature deemed by the agent to constitute a
desirable open space amenity." Rev. 1: Comment not addressed, no
calculations identifying the acreage of these features within the
proposed open space areas has been provided.
Response: It has been calculated that there is 61% of the common
open space within the preserved slopes area. The quantity of
preserved slopes in the open space has been added to the Cover
Sheet.
b. [18-4.7 (d)] Asterisk ** on Sheet 1 and Note 4 on Sheet 4: the site plan
can't dedicate the open space to the HOA, the dedication needs to be
done as part of a subdivision application review and approval, in
accordance with Chapter 14. Please be aware that open space in
private ownership shall be subject to a legal instrument ensuring the
maintenance and preservation of the open space that is approved by
the agent and the county attorney. Rev. 1: Applicant did not provide a
response to this comment, and the note is still on Sheet 4.
Response: Acknowledged. The sheets for the Road Plan and the
Site Plan are the same so the notes show up on both places. A
deed will be submitted with the subdivision plat that goes into
detail about the open space and the homeowner's association. A
draft of the deed is included with this submission.
c. [18-4.7] How will HOA access be granted to Open Space C? Since
existing trees are being maintained in Open Space C to count toward
minimum landscaping requirements, the HOA will need access to the
tree preservation areas in order to maintain the existing trees. See
comments #1 and #8 below for additional information. Rev. 1:
Comment not addressed. Applicant did not provide a response to this
comment and it is still unclear how Open Space C will be accessed.
Response: The phase line has been adjusted so that Open Space
C can be accessed from the end of the Fowler Street right-of-way.
The final access point will be provided with the development of
the future phase.
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i. Since there is no minimum lot size in R-4 bonus level cluster
developments, staff suggests revising the rear and rear corner
lot lines of Lot 1 so that Open Space B and C connect. The
connection area should be at least 10-12' wide so that vehicles
can be driven to the open space C area. Otherwise, a private
HOA access easement will need to be created through
residential lots so that Open Space C can be accessed for
maintenance purposes. Rev. 1: Comment not addressed.
Applicant did not provide a response to this comment and it is
still unclear how Open Space C will be accessed.
Response: The phase line has been adjusted so that Open
Space C can be accessed from the end of the Fowler Street
right-of-way. The final access point will be provided with
the development of the future phase.
11. [18-4.16] Please address the following related to recreation requirements:
a. [18-4.16.1] A minimum of 200 square feet per unit of recreational area
shall be provided in common area or open space on the site.
Therefore, 8,600 sq. ft. of recreation area/open space is required.
Please add a required open space calculation to Sheet 1. State the
amount of open space/recreation area proposed. Rev. 1: Comment not
addressed. Calculations stating the minimum required open space and
recreation areas have not been provided on Sheet 1. It appears that
only 2, 895 sq. ft. of recreational areas are provided (the tot lot). This
does not meet the minimum 8,600 sq. ft. required.
Response: The calculations for the recreation space have been
added to the Site Data on the Cover Sheet. We are providing both
active and passive recreation facilities to meet the minimum area
required.
b. [18-4.16.2.1] An exhibit of the tot lot area must be provided that shows
locations of all required facilities. One tot lot containing the following
facilities is required:
i. One swing (four seats)
ii. One slide
iii. Two climbers
iv. One buckabout or whirl
v. Two benches. Rev. 1: Comment not fully addressed. Revise the
callout on Sheet 5 so that it states the correct sheet number
(Sheet 23) for the tot lot detail. Additionally, please show the
actual footprint of the facilities within the tot lot on Sheet 5.
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Response: The callout on Sheet 6 has been updated to
show the correct sheet number for the tot lot detail. Also,
the footprint of the tot lot facilities have been added to
Sheet 6.
c. [18-4.16.2.2] One-half court for basketball shall be provided for each
100 units, consisting of a 30-foot by 30-foot area of four -inch 21-A
base and 1'/z inches bituminous concrete surface, and a basketball
backboard and net installed at regulation height. The site plan does not
currently show a basketball court as required by the Zoning Ordinance.
Rev. 1: Comment not addressed, the site plan does not show the
required one-half basketball court.
Response: The proposed number of lots, 43, does not meet the
threshold to require a basketball court at this time. This
requirement shall be revisited in the future with the development
of the second phase of this project.
d. [18-4.16] Please provide notes on Sheet 1 and Sheet 4 stating who will
own and maintain the tot lot. Rev. 1: Comment not addressed, no note
is provided.
Response: A note stating who will own and maintain the tot lot
and other recreation facilities has been added to the Cover Sheet.
See double asterisk **.
e. Comment addressed.
f. Comment addressed.
g. [18-4.16.3.2] Add a note to Sheet 1 stating "Recreational equipment
and facilities shall be maintained in a safe condition and replaced as
necessary. Maintenance shall be the responsibility of the property
owner if rental units or a homeowners' association if sale units." Rev. 1:
Comment not addressed, note is not provided.
Response: The requested note has been added to Sheets 1 and 5.
h. [18-4.16.3.3] Add a note to Sheet 1 stating "Recreational facilities shall
be completed when 50 percent of the units have received certificates
of occupancy." Rev. 1: Comment not addressed, note is not provided.
Response: The requested note has been added to the Cover
Sheet.
12. [32.7.2.2] The road plans for Phase 5A SUB201900170, must be approved prior
to final site plan approval. Rev. 1: Comment stands, road plans still under review.
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Response: Acknowledged.
13. [32.7.4.1 (a)] A WPO plan must be submitted, reviewed, and approved prior to
final site plan approval. Rev. 1: Comment stands, WPO202000034 still under
review.
Response: Acknowledged.
14. [General Comment] An easement plat application must be submitted, reviewed,
approved, and recorded prior to final site plan approval. All proposed easements
shown on the final site plan need to be included on the easement plat. Rev. 1:
Comment stands, SUB202000123 easement plat under review.
a. Once the easement plat is approved and recorded, update the
drawings as necessary so that all easements on the site plan include a
label stating "existing" easement. Specify the easement type
(public/private) in the label, include the width, and state the recorded
instrument number. Rev. 1: Comment stands, SUB202000123
easement plat still under review. All easement labels will need to be
updated with recorded instrument number prior to final site plan
approval.
Response: Acknowledged.
b. If any new easements will have a separate deed of
easement/maintenance agreements recorded with the plat, the
easement labels should also state the deed of easement recorded
instrument number. Rev. 1: Comment stands, SUB202000123
easement plat still under review. All easement labels will need to be
updated with recorded instrument number prior to final site plan
approval.
Response: Acknowledged.
New Comments — Final Site Plan
[General Comment] Please provide information on timing/anticipated process for
filing a final subdivision plat application to create lots proposed in Phase 5A. Rev. 1:
Comment stands, comment response letter did not include a response to this
comment.
Response: Final Subdivision Plat will be submitted after Final Site plan is
approved.
a. [32.7.9.9 (d)] An instrument will need to be provided with the final plat
demonstrating required landscaping in open space and private lots will be
maintained in accordance with this Code section. The instrument shall be
subject to review and approval by the county attorney and shall be in a
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form and style so that it may be recorded in the office of the clerk of the
circuit court of the county. Rev. 1: Comment stands, comment response
letter did not include a response to this comment.
Response: The trees have been removed from the private lots. A
copy of the Belvedere Declaration of Covenants has been provided.
The Belvedere Phase SA property will be added to the Belvedere
HOA. Similar steps were taken for Phase 213. A copy of that
document is also provided with this submission.
2. [32.7.9.4 (b) and 32.7.9.4 (c)] On Sheets 18 and 19, please provide more
information on the types of existing vegetation present within the tree save area. For
example, show existing tree locations and state the species name and caliper for
trees larger than 6." Rev. 1: Comment not fully addressed. Sheets 18 and 19 only
label a "Tree Save Deciduous Trees" area. Information on the sizes and species of
existing vegetation has not been provided.
Response: A separate letter has been drafted to you that describes the tree
stand in more detail and shows pictures of the typical view from the area.
a. [32.7.9.4 (b)(1)] Show tree protection fencing around the tree save areas
on Sheets 7, 18, and 19. Add a callout that references the sheet and
exhibit number for the construction detail of the tree protection fence. Rev.
1: Comment not addressed. Tree protection fencing is not shown on the
grading and landscape plan sheets. No details for the tree protection
fencing is shown on the construction detail drawings.
Response: The tree protection detail has been added to sheet 21.
The line -type has been added to the grading plan and landscape
plan. A label has been added that calls out the location of the detail.
b. [32.7.9.8 (e)] State the sq. ft. measurement of the tree save area in the
label on Sheet 18 so that staff can verify the total area of the tree save
area mentioned in the canopy coverage calculation on Sheet 20. Rev. 1:
Comment not addressed, the sq. ft. area of the tree save area on Sheet
18 is not stated in the label/call-out.
Response: The square footage of the tree save area has been added
to Sheets 19 and 20.
3. Comment addressed, street trees are now within the landscaping strip within the
ROW.
a. Comment addressed.
b. Comment addressed.
c. Revise the street tree calculation on Sheet 19. 14 trees are needed on
each side of Fowler Street, so 28 total are required. 12 trees are required
on each side of Fowler Circle, so 24 total are required. Rev. 1: Comment
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not addressed, 28 total trees are needed on Fowler Street and only 27 are
provided. Revise the calculation on Sheet 20 and add another tree along
Fowler street on Sheet 18. Fowler Circle requires 22 trees and the
calculation only states 21.7, please revise.
Response: One additional tree has been added to Fowlers Street for
a total of 28. The calculations for Fowler Circle have been updated as
requested.
d. Not enough trees are currently provided based on what is shown on
Sheets 17-18. Please add additional trees within the planting strip within
the ROW as necessary to comply with the Ordinance. Rev. 1: One
additional tree is needed along Fowler Street. Please add this tree to
Sheet 18 and update the quantity of trees provided in the applicable
column in the table on Sheet 20.
Response: One additional tree has been added to Fowlers Street for
a total of 28. The plant schedule has been updated on Sheet 21.
4. [32.7.9.7 (a)(4)] Lots 15, 33, 34, and 43 are double frontage lots. Please provide
screening for these lots.
a. [32.7.9.7] If landscaping will be provided, show how the screening
measures on each lot comply with Section 32.7.9.7 (c) and 32.7.9.7 (d).
Rev. 1: Comment not addressed. Not screening measure are shown on
Sheet 18 for these lots. Please identify what screening measures will be
provided at the rear of these lots on the next submittal. Whether
landscaping or fencing is provided, the site plan must provide details of
the plant materials or fencing in accordance with Section 32.7.9.7 (c),
32.7.9.7 (d), and/or 32.7.9.7 (e).
Response: Lots 15 and 33 are corner lots and therefore do not
require the screening measures specified. Lots 34 and 43 have been
updated to remove the double frontage (a strip of open space has
been added).
b. [32.7.9.7 (e)] If fencing will be installed, please show fencing locations on
each lot where required for screening. Provide a construction detailing
demonstrating that the fence is opaque and 6' in height. Rev. 1: Comment
stands, if fencing will be provided, show fencing on Sheet 18 and provide
a detail of the fencing identify height and materials in accordance with
Section 32.7.9.7 (e).
Response: Lots 15 and 33 are corner lots and therefore do not
require the screening measures specified. Lots 34 and 43 have been
updated to remove the double frontage.
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5. [32.7.9.8 (c)] Please provide more information on how it was determined that the
"net site area" is 4.86 acres. The tree canopy requirement calculation on Sheet 20
should clearly identify the acreage of Phase 5A, and subtract the features listed
under Section 32.7.9.8 (c) that can be excluded from the calculation. Staff cannot
verify that the total canopy area required is correct as stated in the calculation on
Sheet 20 without this additional information. Additional landscaping may be required
in order to comply with the minimum 20% canopy required. Rev. 1: Comment not
fully addressed. There is a discrepancy between the acreage of open space
proposed in this phase between notes on Sheet 1 (2.07 acres) and Sheet 20 (2.98
acres). Please verify the actual net site area so that staff can verify that the tree
canopy provided meets the minimum 20% required.
Response: The area of open space has been revised and has been updated on
Sheets 1 and 20. The tree canopy calculations have been updated with the new
open space area.
6. Comment addressed.
7. Comment addressed.
8. [32.7.9.9] Please add a note to the Landscape plans stating "Tree preservation
areas and screening on private lots shall be maintained in a healthy condition by the
current owner or a property owners' association, and replaced when necessary.
Replacement material shall comply with the approved landscape plan." Rev. 1:
Comment not addressed, this note is not provided on Sheet 20.
Response: The tree preservation area is not located on any private lots.
Screening is not required on any private lot. Therefore, the note is not
applicable.
9. [32.7.9.9] Please add a note to Sheets 17-19 stating "street trees provided within the
public right-of-way shall be maintained in accordance with the requirements of the
Virginia Department of Transportation." Rev. 1: Comment not addressed. This note
is not provided on Sheet 20. Note 8 on Sheet 20 should be revised to include the
language quoted in this comment.
Response: The note has been added to all three landscaping sheets.
Additionally, the note has been added as #10 in the General Notes.
Albemarle County Service Authority — Jeremy Lynn (SDP-2020-00036 8r SUB-
2019-00170). Comments received July 6, 2020
Sheet 1
1. Final dedication of Belvedere Phase 2B required prior to final plan approval.
Response: Acknowledged.
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2. Eliminate the following sheets from the ACSA submittal: 12, 17, 21, and 21.
Response: Acknowledged.
Sheet 6 (revised to sheet 7)
1. Eliminate sanitary sewer pipe material references to avoid any discrepancies.
Response: The pipe "call outs" on sheet 6 has been removed.
2. Water meters for Lots 37-42 need to be placed in front of the sidewalks.
Response: The water meters have been moved in accordance with email
exchange with ACSA on 11 August 2020.
3. Clarify which lots are being served by the meters along Fowler Street (behind
Lots 34-43).
Response: Labels have been added for clarity.
4. No part of the footing, overhang or structure for Lot 31 can fall within the
proposed ACSA easement.
Response: Acknowledged, neither the overhang nor the footing is within the
easement.
Sheet 16 (revised to sheet 17)
1. Sanitary sewer between MH's G and H shall be ductile iron.
Response: Pipe H — G has been labeled as ductile iron.
2. Call out 60-inch diameter manhole with internal drop for MH A.
Response: Call out has been added.
Sheet 18 (revised to sheet 19)
1. Eliminate conflicts between street trees and ACSA utilities. Trees in front of Lots
21, 27, 30, and 31 are closer than 10-feet to the ACSA's sanitary sewer main.
Response: Landscaping has been revised.
County Engineering — David James (SDP-2020-00036) Comments dated August
10, 2020.
1. Submit a WPO plan for approval prior to FSP approval. WPO plan has not been
approved yet.
Response: Acknowledged, a WPO plan is under review. Revised WPO was
submitted on 26 August 2020.
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2. Remove Sheets 9, 10 & 12 from the set. Comment addressed.
3. Sheet 2: Show the 100' stream buffer. Comment withdrawn.
4. Submit design plans & comps for walls over 4' high.
Response: Acknowledged, Retaining Wall Design Plans submitted under
separate cover with this submission.
5. Sheet 5-7: Show safety railing for walls over 30" high. Comment addressed.
6. Sheet 7: Provide low -maintenance ground cover (not grass) on 2:1 graded
slopes. Comment addressed.
7. Note: Walls crossings property lines may need 3rd party agreements between
owners. Show an easement for both walls & show an access easement from the
road to get to the lower wall. A maintenance agreement for the walls will need to
be recorded with the subdivision plat. (Rev.1) Acknowledged. Please provide
HOA agreement docs for the maintenance with the plat prior to approval.
Response: Acknowledged. The deed that goes along with the final subdivision
plat will contain the language for the wall maintenance agreement. It will be
submitted under separate cover. A copy of the Belvedere Declaration of
Covenants and Restrictions is included with this submission. The Belvedere
Phase 5A property will be added to the Belvedere HOA. Similar steps were
taken for Phase 213. A copy of that document is also provided with this
submission.
8. Provide driveway aprons & detail. Correct sheet 5 showing landscaping through
driveway entrances. Comment addressed.
9. Please size the drainage easements to the required width following the drainage
easement width calculations: 10' + (pipe diameter or channel width) + 2' +
2(depth -5').
Response: The easement widths have been updated to reflect the results of
the easement width calculation and the corresponding depth of the pipes.
Please note, due to the network largely being in the right-of-way, these
changes are not visible. However, on the Landscaping plan, the entire extent
of the storm sewer easement has been shown to indicate that the tree trunks
are not proposed within the storm easement.
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10. Sheet 18: It appears that at least (9) trees need to be relocated outside of the
drainage easement.
Response: The drainage easement for the storm sewer has been enclosed to
indicate the full width of the easement. No trees are located within the
drainage easement for this submission.
11. Sheet 7: Show offsite easement for the grading at Fowler Street entrance.
Response: The grading easement has been added to the off -site area of
grading at the Fowler Street entrance.
We thank you for taking the time to review these plans and trust the above adequately
addresses your comments. However, please let me know if you have any questions or
require additional information.
Respectfully,
Riki Van-Niekerk
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