HomeMy WebLinkAboutSDP202000063 Correspondence 2020-10-05 (4)SHIMP ENGINEERING, P.C.
Design Focused Engineering
October 5, 2020
Andy Reitelbach
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #1 for SDP202000034 HTC Area C Townhomes - Planning
Dear Mr. Reitelbach,
Thank you for your review of the initial site plan for HTC Area C Townhomes. This letter contains
responses to County comments dated June 5, 2020.Our responses are as follows:
[32.5.2(a)] Zoning.
1. Include the applicable Zoning Overlay districts on the cover sheet: Airport Impact Area, Entrance
Corridor, and Steep Slopes —Managed.
Acknowledged, the applicable Zoning Overlay districts is now included on Sheet C1 Under
Zoning.
2. Include that this property is also subject to ZMA2001-00020. Although Blocks II and VII are
subject to ZM4,2017-00005, Block III is still subject to the original ZMA2001-00020.
Acknowledged, a note has been added to Sheet C1 under zoning.
3. Include the special exception that was approved with ZMA2001-00020 modifying the buffer
requirements for property adjacent to a Rural Areas zoned property, as this special exception is
applicable to Block VII.
Acknowledged, Block VII will be submitted separately at a later date.
4. Include the approved proffers for ZMA2001-00020 on sheet C2 as well, as Block III is subject to
that rezoning.
The approved proffers for ZMA200100020 have been included on sheet C3.
5. [32.5.2(a)] Provide the owner names, zoning district designations, present uses, and tax map and
parcel numbers for all parcels that are adjacent to the three subject parcels.
Complete information for adjacent parcels are now provided on sheet C4.
6. [32.5.2(c)] Provide phase lines if this project is proposed to be phased in any way.
Acknowledged, the project will not be phased, therefore no phase fine is shown.
7. [32.5.2(d)] Steep Slopes.
a. Show the locations of Managed Steep Slope areas on the plan.
Managed Slopes are now depicted on Sheet C4, C5, C6, C7, C8, C9, C10, C11, &
C12.
b. In addition, the retaining wall at the southeast comer of Block II must meet the standards
for steep slopes in 30.7.5. Any single retaining wall cannot be over 6-feet in height.
Revise the design of this retaining wall so that it is 6-feet in height or less.
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Acknowledged, the retaining wall has been revised so that it has a maximum height
of 6ft.
8. [32.5.1(c), ZMA2017-00005, ZMA2001-000201 Dimensions. Show setback lines on the plans
and ensure that proposed buildings comply with setbacks. Some areas do not appear to meet the
setback requirements.
Setbacks are now shown on the site plan. The setbacks shown are the maximum 20' Built -
to -Line from the back of sidewalk from ZMA2001-20 and ZMA2017-5. Please see Sheet C5,
C6.
9. [32.5.2(m)] Ingress and egress. Show the distance to the centerline of the nearest existing street
intersection from all of the proposed ingresses and egresses in each of the three blocks.
Distances to the nearest existing street intersections from all proposed entrances are now
shown. Please see Sheet C5, & C6.
10. [32.5.2(r)] Labels and symbology.
a. Identify the dashed gray lines that are shown at the fronts and rears of the proposed
dwelling units. They appear to likely be porches or overhangs or something similar.
The overhangs have been identified as porches and decks with rear -loaded garages.
11. [32.5.2(n)] Lighting. Provide an outdoor lighting plan that complies with 32.6.2(k) or note that no
outdoor luminaire will exceed 3,000 lumens.
There is no lighting proposed for this subdivision. Therefore, no Lighting Plan is provided.
12. [32.5.2(p)] Landscaping. Provide a landscaping plan that complies with section 32.7.9.
Acknowledged, Landscaping Plan is provided. Please see Sheet CI and C12.
13. [32.5.2(o)] Areas to be dedicated or reserved. Identify all areas to be dedicated or reserved for
public use.
The dedicated areas are now shown on Sheet C5. There is 8,142.7 SF area to be dedicated
for the public.
14. [32.5.20); 32.5.2(I)] Identify all existing sewer and drainage facilities, as well as all existing and
proposed utilities.
a. There are several spots on the site plan sheets where deed book and page numbers are
referenced; however, the dimensions of those utilities and other easements are not clearly
depicted. Clearly identify these easements.
Acknowledged, the easements lines have been revised to be clearer. Please see Sheet
C4, C5, & C6.
b. An approved easement plat will be needed for the proposed utilities and stormwater
facilities. Once recorded, the deed book and page number(s) for the new easements will
need to be noted on the plan before final approval can be granted.
Acknowledged, proposed easements are now shown, and an easement plat will be
provided for review in the future.
15. [32.5.2(k)] Proposed sewer and drainage facilities. Depict these facilities and their dimensions. If
necessary, an approved and recorded easement plat will be required prior to approval of a final
site plan and/or final subdivision plat.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Proposed storm and sanitary sewer locations are now shown, along with easements. We
realize that we need to record all easements prior to final Site Plan approval. A Subdivision
Plat will be submitted at a later date.
16. [32.5.2(b)] Information regarding the proposed use.
a. Indicate on the cover sheet that Block III is subject to the height regulations of
ZMA2001-00020.
Acknowledged, the ZMA is now mentioned under Building Height on Sheet Cl.
b. Identify on the cover sheet whether the proposed use is for single-family attached or
single-family detached dwellings.
Acknowledged, the proposed use for Block II & Block III is Single Family Attached.
This note is now showing on sheet Cl under Proposed Use.
c. Identify the maximum number of proposed dwelling units by type.
Acknowledged, the maximum number of units is shown on Sheet Cl under
Proposed Use.
d. Provide the gross residential density for this project
Acknowledged, Gross Residential Density is now on Sheet CI under Landuse
Schedule.
e. Revise the parking schedule to provide additional parking spaces. As single-family
attached units appear to be proposed, without common parking bays, an additional one
guest space is required for every four units. This requirement is in addition to the 2
spaces per units required.
Acknowledged, information on required guest parking has been added to the
parking schedule on Sheet Cl.
f Identify the locations of the guest parking spaces on the site plan sheets.
Acknowledged, the location of guest parking have been identified. Please see Sheet
C5, & C6.
g. Identify on the cover sheet the maximum amount of impervious cover proposed on the
site.
Acknowledged, please see Land Use Schedule on Sheet CL
h. With the landscape plan, identify the maximum amount of paved parking and other
vehicular circulation areas on the site.
Acknowledged, the pavement area for the site is now provided on the landscape
plan for both Block II & Block III on Sheet Cll & C12 as well as providing it on
Sheet Cl under Lane Use Schedule.
i. Provide the square footage of the proposed individual lots.
Acknowledged, square footage of the proposed lots is now provided. Please see Sheet
C5, C6, C7, & C8.
Lot 22 in Block II cannot have a property line going through the middle of its driveway.
Revise.
Acknowledged, the property lines have been revised and pulled back to accomidate
trees.
912 E. High St. Charlohesville, VA 22902 1434.227.5140 1 shimp-engineering.com
17. 132.5.2(i)] Streets, easements, and travelways.
a. A private street request, with justification, is required if the lots are proposed to be
subdivided.
Acknowledged, a request for private street authorization is provided with this
submission.
b. The private streets as shown do not meet the minimum requirements for private street
design.
i. Provide sidewalks on both sides of all private streets.
Acknowledged, sidewalks are provided where necessary. A request for
waiving the requirement of providing sidewalks on both sides of the street is
attached to this comment letter.
ii. Provide planting strips on both sides of all private streets.
Acknowledged, Planting strips are provided within right-of-way behind the
sidewalks. Please see Sheet C11 & C12 for the landscape plans for Block 11
& Block III.
c. Clearly identify on the plans which travelways are proposed to be private streets and
which are proposed as private alleyways, including their proposed widths. Some of the
travelways have no labels. This distinction could affect such requirements as double -
frontage lots, sidewalk provision, planting strip provision, and street des ;tandai
Acknowledged, all travelways are now labeled with type and width. Please see Sheet
C5, & C6.
d. Private streets and private alleyways would require easements to permit the right of
passage along them. Deed book and page numbers for those easements will be required
on the final site plan before approval can be granted.
Acknowledged, Private alleys on Block III have 30ft access easement, while the
Private Roads on Block II have a proposed right-of-way. We understand that all
proposed easements must be recorded and have deed book and page number prior
to the final site plan approval. A Subdivision Plat will be submitted at a later date.
e. Are interconnections with adjacent parcels proposed? There are areas on the south sides
of Blocks II and III that appear to be paved, but it is unclear whether they are proposed
for interconnections. Interconnections should be provided with adjacent parcels.
Block III does not have proposed interconnections. Block II does have one possible
interconnection area where the Private Road A has been built to the property line.
A label was added stating "Possible Future Interconnection." Please see Sheet C5.
f Identify who is responsible for owning and maintaining the existing private streets,
including Connor Drive and Laurel Park Lane. Demonstrate the right of access for this
proposed development over those existing private streets. The legal documents for those
private streets may need to be amended to permit the additional development requested.
Acknowledged. We will provide Connor Drive information with the next submittal.
Additionally, Block VII will be submitted at a later date.
g. Provide more detail on the existing conditions at the Lockwood Road frontage of Block
III, including the existing on -street parking spaces. It appears that public on -street
parking spaces will be lost with this proposal.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Acknowledged, there are currently 15 on -street parking spaces and with Block III's
entrance, 6 will be removed, leaving 9 on -street parking spaces. This is now labeled
on Sheet C4.
h. Identify how many public on -street parking spaces are proposed to be removed, and
provide a plan for the replacement of those lost on -street parking spaces adjacent to
Block III on Lockwood Road.
There are currently 15 on -street parking spaces and with Block III's entrance, 6 will
be removed, leaving 9 on -street parking spaces. These spaces to be removed are now
identified on the existing conditions sheet. The on -street parking spaces were built
with the Abington Place plans SDP200500019, but were not counted towards any
parking requirement. The removed spaces are not to be relocated with this plan.
i. Provide bike lanes along the appropriate streets as required by Table C of the Code of
Development.
Acknowledged, bike lanes are already existing on Road C (Berkmar Drive) per table
C on COD. As for Road D in Table C of the COD, this is not showing on this
submission because Block VH will be submitted at a later date. However, we are not
proposing any changes to the existing roads which are constructed as shown on
plans previously approved by county.
j. All proposed new streets will require names approved by E911.
Acknowledged, road names will be provided with another submission.
18. [32.5.2(n)] Existing and proposed improvements.
a. The sidewalks and planting strips along the public streets must be in the public right -of-
way -
Lot lines have been adjusted to dedicate sidewalk and planting strips to the public
right-of-way.
b. The sidewalks depicted going across individual lots would need to have easements over
them to allow the right of passage, prior to final site plan approval.
Acknowledged, the lot fines were amended. This comment is no longer applicable as
the sidewalks are now within the right-of-way.
c. How is trash collection proposed to be handled for this development?
Each individual townhome is responsible for their own trash can.
Cl. Provide accessible ramps and crosswalks at all street crossings.
Acknowledged, CG-12 are now provided at each crosswalk where we see applicable.
Please see Sheet C5 & C6.
e. Identify the materials proposed for the crosswalks. As mentioned in the Code of
Development, all crosswalks are required to be distinguished in a brick pattern style.
Acknowledged, all crosswalks have stamp concrete brick pattern. A label was added
to the crosswalks. Please see Sheet C5 & C6.
f. Provide sidewalks along the existing streets (Timberwood Blvd. and Access Roads B, C,
and D in the COD) at a width that is in conformance with the requirements of Table C of
the Code of Development.
All sidewalks have been revised to be in conformance with the COD.
912 E. High St. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
g. Provide sidewalks to the front of each proposed dwelling unit from the main
sidewalks/frontage.
Each dwelling unit now has a frontage on a sidewalk.
h. Remove the sidewalk from the hammerhead turn-arounds located at the northern end of
Block VII.
Acknowledged, Block VII Site Plan will be submitted at a later date.
i. Provide dimensions for all parking spaces, including driveways.
Acknowledged, all parking spaces, including driveways, are now labeled with their
dimensions. Please see Sheet C5, & C6.
j. Note the maximum footprint of the proposed buildings.
Acknowledged, the maximum building footprint is 1005 SF. A note was added to
sheet C1 under Proposed Use.
k. Proposed sidewalks must connect with existing sidewalks to prevent gaps. Show all
existing sidewalks and how they connect with the proposed sidewalks.
All existing sidewalks are shown. Proposed sidewalks will connect to the existing
sidewalks, where applicable.
1. Show all existing improvements on site, such as the landscaping that crosses onto Block
II from the parcel to the south.
The boundary of the landscaping is shown on Sheet C4, which will be removed.
19. [32.5.2(n); ZMA2017-00005] Recreational areas and facilities.
a. Identify the amenities, as well as their locations, proposed for the recreational areas
depicted in Blocks II and VIL The Code of Development requires pocket parks and tot
lots to be provided in Blocks II and VII.
Acknowledged, a tot has been provided on the south west corner. Benches are now
provided for the other recreational areas in Block H. Please see Sheet C5.
b. Identify who will have ownership and responsibility for maintenance of the common
areas, including the recreational areas. Are these areas proposed to be dedicated to the
County? Or will a homeowners association (HOA) be responsible for their ownership and
maintenance? Legal instruments creating the HOA and stating its responsibilities will be
required prior to approval of a final site plan and/or final subdivision plat.
Acknowledged, HOA will have the ownership and responsibility for maintenance of
the common areas including the recreational areas. We understand that we need to
provide the legal instruments creating HOA and stating its responsibility prior the
final site plan approval.
20. [32.5.2(s)] Residual. Label the residual parcel area and acreage for each residual parcel. It appears
at least Block III will have a residual parcel area.
Acknowledged, the residual parcel area for Block III have been labeled. Please see Sheet
C6.
21. [ZMA2017-00005] Affordable Units. Identify the units proposed to be affordable as required by
ZMA2017-00005 for those units proposed on Blocks II and VII.
Acknowledged, Lot 12-22 are affordable units. A label was added to Sheet C5.
912 E. High St. Charlottesville, VA 22902 1434.227.51401 shimp-engineering.com
22. [Advisory Comment] If the applicant is interested in subdividing these parcels into individual
lots for the proposed single-family attached dwellings, a preliminary subdivision plat is required
to be submitted for review, in addition to a final subdivision plat.
Acknowledged, a preliminary subdivision plat will be submitted at a later date.
23. [14-401] Double Frontage. There are several proposed lots that are depicted as having double -
frontage. Submit a Special Exception application for review and approval of proposed double
frontage lots, with justification for the inclusion of double -frontage lots. Consult 14- 401 and 14-
419 for standards. This comment only applies if a subdivision of the blocks into individual lots is
proposed.
Acknowledged, a request for exception of double frontage lots has been provided with this
submission.
24. [32.7.9.71 Landscaping. Double -frontage lots require landscaping to screen the rears of those lots.
If double -frontage lots are proposed, either landscaping will be required in accordance with the
Zoning Ordinance, or a modification request will need to be submitted for review. This comment
only applies if a subdivision of the blocks into individual lots is proposed.
Acknowledged, while a request for exception of double frontage lots has been provided, Sec.
32.7.9.7 does not apply for these units as the roads in Block 2 are proposed to be private.
Sec. 32.7.9.7 requires screening of double frontage lots from public roads.
25. [32.5.2(i); Chapter 14] Private Streets. Private streets are shown on the site plan. A request for
private streets is required to be submitted, with justification for the private streets. This comment
only applies if a subdivision of the blocks into individual lots is proposed.
Acknowledged, a request for private street authorization has been provided with this
submittal.
26. [Advisory Comment] Be advised that a zoning map amendment to any individual block in
Hollymead Town Center Area C requires the signatures of all property owners of that block. As
such, if the property owner of the proposed residue of Block III was interested in a zoning map
amendment for that parcel at a later time, the ZMA application would need to include the
signatures of all property owners, including the owners of each of the proposed single-family
attached residential units.
Acknowledged, we understand this requirement.
27. [General Comment] Mailboxes. USPS is now requiring new residential developments to provide
centralized delivery. Please work with the post master on an acceptable location and depict this
location on the plan.
Acknowledged, centralized mail area is provided. Please see Sheet C5, & C6.
28. [General Comment] Final site plan. A final site plan is required to be submitted for this project.
Acknowledged, this is a Final Site Plan Submission.
If you have any questions or concerns about these revisions, please feel free to contact me at
Stephanie akshimp-en ing eering com or by phone at 434-227-5140.
Regards,
Stephanie Paul
Shimp Engineering, P.C.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com