HomeMy WebLinkAboutSDP202000059 Review Comments Initial Site Plan 2020-10-08�,t Or Al�
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 229024596
Phone (434) 296-5832
October 8, 2020
Scott Collins, P.E.
Collins Engineering
200 Garrett Street, Suite K
Charlottesville, VA 22902
scott@collins-en ing eering com
Fax (434)972-4126
RE: SUB202000160 and SDP202000059 Brookhill Block 18 - Preliminary Subdivision Plat and
Initial Site Plan
Dear Mr. Collins:
The Site Review Committee has reviewed the development proposal referenced above. Initial comments
from the following divisions of the Department of Community Development and other agencies, as
applicable, are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (Engineer) (attached)
Albemarle County Information Services (E911) (attached)
Albemarle County Building Inspections (attached)
Albemarle County Architectural Review Board (attached)
Albemarle County Department of Fire Rescue
Albemarle County Service Authority (attached)
Rivanna Water and Sewer Authority
Virginia Department of Transportation (attached)
Comments reflect information available at the time the development proposal was reviewed, and should
not be considered final. However, the Site Review Committee has attempted to identify all issues that
will be required to be resolved prior to Final Site Plan approval. The applicant shall request the project be
deferred to allow required revisions if required.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
�u9`w
Cameron Langille
Senior Planner II
CC:
Alan Taylor
Riverbend Development
321 E. Main Street
Charlottesville, VA 22902
alan@riverbenddev.com
Albemarle County Planning Services (Planner) —Cameron Langille, blanig IIegalbemarle.org —Required changes prior
to initial site plan and preliminary plat approval:
1. [ZMA201500007] Please address the following related to the 30' landscaped perimeter buffer:
a. Sheet 9 shows grading behind lots 16-23 encroaching into the 30' perimeter buffer.
b. Sheets 11-12 shows grading behind lots 154-164 encroaching into the 30' perimeter buffer.
c. Per Section 2.4.2 (page 19) of the Code of Development (COD), the 30' perimeter buffer is described
as a "natural undistributed between the development and adjacent neighborhoods." Based on the
proposed grading, the buffers are going to be disturbed and re -planted. However, the grading is being
done to create new lots, and the text in the COD states that the only disturbances to existing vegetation
within the buffer is as follows:
i. "Installation and maintenance of freestanding signage, pedestrian paths, and trails shall be
allowable disturbances within the buffer areas. Disturbances to the Buffer for required site
distances for the roadway access points as shown on the Application plan and utility connections
shall also be allowed."
ii. "Removal and replacement of trees within the buffer shall be allowed if the Director of
Community Development determines that the existing tree or trees create a substantial risk to
people or property or the trees are diseased or dying."
d. The grading proposed within the buffers do not meet these criteria. Therefore, the plan must be revised
so that no gradingtremoval of existing vegetation is proposed within the 30' perimeter buffer.
Comments to be addressed prior to final site plan/plat approval:
2. [ZMA201500007] Per the Application Plan and Section 2.4.3 (page 22 of the Code od Development), a 30,000
sq. ft. civic space identified as Eastern Park -Civic Space #3 is required in Blocks 16, 17, and/or 18. The Civic
space may be provided in one location, or divided into multiple locations as long as each part measures a
minimum of 10,000 sq. ft.
a. The open space note on Sheet 1 states that 0.4 acres of civic space are proposed in Block 18, however
no civic space areas are labeled. Please provide more details on the location and size of the proposed
civic space in Block 18.
3. [ZMA201500007] Please address the following related to street design and cross -sections:
a. Add a note to Sheet 11 stating that "all streets within Block 18 are to be designed in accordance with
Figure 8: Neighborhood Street Cross Section from Section 2.8 of the ZMA201500007 Code of
Development."
4. [ZMA201500007] Please address the following related to greenway areas:
a. Block 18 is required to have a minimum of 4.4. acres of greenway to be dedicated to the County,
per proffer #2 of ZMA201800011. Greenway areas are defined as all land within WPO stream
buffers and wetlands. See Section 2.4.1 on page 18 of the COD.
b. Please label all greenway areas on the plan and plat.
a Greenway areas are required to contain primitive trails, as shown on the Application Plan of
ZMA201500007. Please show primitive trails within the greenway areas and provide a
construction detail of the primitive trails.
5. [Application Plan; COD; Proffers] When will the greenway easement within Block 18 be dedicated to
public use? Per proffer #2 of ZMA201800011, the greenway must be dedicated to the County.
2.4 Greenspace and Amenities
Brookhill will feature over 100 acres of Greenspace This Greenspace represents more than 35%
of the entire community's land area, and includes the Buffer areas, the Greenway and stream
buffers, parks and civic amenity areas, and general open space The Greenspace will not only
provide a linear trail system throughout the community, but shall also preserve environmentally
sensitive areas such as steep slopes, streams, and stream buffers All of the Greenspace areas
shall be located outside of private lots and right-of-way All Greenspace within Brookhil, with
the exception of the Greeenway, will be owned and maintained by the Homeowners Association.
Establishment of the buffers, trails, and amenities within the Greenspace will be the
responsibility of the developer
Upon written request by the County, but not prior to the issuance of the Gve hundredth (500111)
Pennit for a dwelling within the Project, the Owner shall dedicate to the County an casement for
public use over the Greenway area, as shown on the Application Plan. Prior to the C'ounty's
request to dedicate such casement, the Owner may dedicate portions of the Greenway by
casement concurrently with one or more subdivision plats for areab lying adjacent to the
Greenway: provided however, that (honer may reserve in such casements. rights of access for
grading, utilities and maintenance. Each subdivision plat shall depict the Greenway area to be
dedicated and shall bear a notation that the Greenway area is dedicated for public use. 11, at the
time the County requests dedication of the Greenway, any pan of the Greenway that has not been
dedicated by subdivision plat, shall be (within six (6) months of such request) at Owner's cost,
surveyed, platted and recorded with one or more deeds of easement dedication.
6. [14-419; 32.7.9.71 Lots 27-44 are double frontage lots. The plans show a 20' landscape buffer at the rear
of the lots, but this buffer appears to be within the property lines. Is the buffer intended to be subdivided
off as a separate piece of land that will be owned and maintained by the HOA? Or will this be a private
landscaping easement within each lot?
a. If private easement, an instrument evidencing maintenance of all landscaping within the 20' buffer
easement will need to be provided with the final plat.
b. If private easement, please revise the callouts so that it states that it is a "private 20' landscaping
easement" on the final site plan and final plat.
7. [32.5.2 (o) and ZMA201500007] Prior to final site plan approval, please be sure to update the Block Area
Summary table on Sheet 3 so that all figures are accurate based on approvals for other blocks in Brookhill. Some
of the figures may change since multiple site plans and plats are under review for other blocks. These may be
approved prior to final site plan approval for Block 18.
a. Please revise the Area Per Brookhill COD column so that it states that Block 18 was permitted to
be 38.8 acres per the COD (see page 6 of the COD).
8. [32.5.2 (a)] Please amend the watershed note on Sheet Ito state whether that is a water supply watershed.
9. [32.5.2 (a)] Prior to final site plan and plat approval, please revise the Existing Conditions and all other applicable
drawings where adjacent properties are visible. The correct property lines, TMP numbers, acreages, and recorded
instrument nuunbers should be stated. Multiple plats are currently under review which may change any of these
attributes prior to final site plan/plat approval.
10. [32.5.2 (c)] See Engineering comment #6. Please provide the Preserved Steep Slopes District exhibit as
mentioned in the label behind Lot 136.
11. [32.5.2 (a)] Please add a note to Sheet 1 titled "Block Classification" with'Neighborhood Density Residential"
as the block type for Block 18, as stipulated by the Brookhill Code of Development.
12. [32.5.2 (b)] Please state the maximum building footprint permitted (10,000 sq. ft.) on Sheet 1 in accordance with
Table 2.3.2.3 on page 18 of the COD.
13. [32.5.2 (b)] Please state the minimum and maximum lot sizes permitted in Block 18 in accordance with Section
2.3.2.3 on page 18 of the Code of Development.
a. Minimum lot size: no minimum.
b. Maximum lot size: 10,000 sq.ft. (up to 20,000 sq.ft. by Special Exception).
14. [32.5.2 (a)] The minimum parking requirement calculation note on Sheet 1 is incorrect. Parking must be
provided in accordance with Section 2.9 of the COD, and the garage and driveway exhibit shown on page 30 of
the Code of Development.
a. Each single-family lot must have a minimum of 2 off-street parking spaces. Since each lot will have two
separate dwelling units, a minimum of 220 parking spaces total are required in Block 8B. There are
currently on 36 on -street parking spaces provided, with a presumed 110 parking spaces (two each lot)
on private lots. Please add the additional parking spaces as required.
15. [32.5.2 (b)] Please amend the "Allowable Density" note on Sheet 1. The allowable density for Block 8B is 2-6
dwelling units/acre.
a. Please amend the proposed density note so that it states the proposed density (currently 4.51 du/acre).
16. [32.5.2 (a)] Per Table 2.3.2.3 of the Code of Development, please clearly show and label all minimum and
maximum setback lines locations across all applicable drawings. Label each setback line as a front, side, comer
side, or rear setback and state the dimensions in the label.
17. [32.5.2 (n)] Please label and call out the locations of the primary and secondary building entrances to the building
in accordance with the Neighborhood Density Residential block regulations Section 2.2.3 (page 11) of the Code
of Development.
18. [32.5.2 (a)] Block 18 must provide the minimum recreation area and facilities specified in Section 4.16 of
the Zoning Ordinance. Add a note stating the sq.ft. of the tot lot, state the equipment that will be installed
in the tot lot area, and provide construction details identifying the specific types of recreational equipment
proposed within the tot lot.
a. Specific equipment required within the tot lot can be found in Section 18-4.16.2.1 of the Zoning
Ordinance.
19. [32.5.2 (k)] Please show the location of all proposed sewer and drainage easements. On the final plat/site plan,
revised the labels so they state either "public' or "private" and the easement type and dimensions.
20. [32.5.2 (l)] On the final plat/site plan, please label all new utility easements as "public' or "private" and state
the easement type and dimensions.
21. [32.5.2 (n)] Please state the proposed surface materials for all parking lots, travel ways, walkways, etc. in a label
on the site plan drawings.
22. [32.5.2 (e)] Please provide more details about the existing landscape features that will preserved as described in
Section 18-32.7.9.4(c). State the general types of trees or shrubs that exist (e.g. deciduous trees, caliper range at
breast height, etc.) and label these features on the existing conditions drawing and the landscaping plan.
a. The Albemarle County Conservation Plan Checklist and Chapter 3.38 of the Virginia Erosion and
Sediment Control handbook is provided on Sheet 18, but it is not fully completed. This must be
completed and signed prior to final approval.
23. [32.7.91 Please provide the individual canopy coverage and total canopy coverage proposed for each shrub type
being provided in Block 18. These columns should be updated in the Plant Schedule on Sheet 18. The canopy
area for each species can be found on the Albemarle County Recommended Plants List and Albemarle County
Plants Canopy Calculations tables.
24. [32.7.9.5, and 14-410, and 14-422] Please revise the landscaping plan so that more than one (1) type of street
tree is provided.
25. [32.7.9.51 Please center all street trees within the planting islands to allow adequate growth area. Some trees are
not centered. For example, the tree between lots 40 and 41 is not centered. See Engineering comment #10 for
additional information.
26. [32.7.9.8 (a)] Please provide a calculation for the minimum tree canopy required and proposed in Block 18 based
on the use type. The density s less than 10 units per acre, and therefore a minimum of 20% tree canopy is required.
The calculation on Sheet 18 states that only 15% tree canopy is required. This must be revised.
a. Provide additional landscaping as necessary to achieve minimum canopy requirements.
27. [32.7.9.91 Please add a note to the Landscape plans stating, "All landscaping shall be installed by the first planting
season following the issuance of the first certificate of occupancy within the development."
28. [32.7.9.91 Please add a note to the Landscape plans stating "All landscaping and screening 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."
29. [32.6.2 (h)] Please provide a signature panel with a line for each member of the Site Review Committee. A copy
of the SRC signature panel template is attached.
30. [14-317] An instrument evidencing maintenance of all required improvements that will not be owned or
maintained by the County is required with the final. This includes private street and alley easements, sidewalk
easements (if applicable), buffer easements, landscaping easements (if applicable), etc.
31. [4.17] Please provide a full lighting plan with the final site plan in compliance with Section 4.17 of the
Zoning Ordinance.
32. [General Comment] Please show the limits of any State level Dam Break Inundation Zones within the
property.
Please contact Cameron Langille at the Department of Community Development at blanig Ile@albemarle.org or 296-
5832 ext. 3432 for further information.
Comments from Other Reviewers:
Albemarle County Engineering Services (Engineer) — Emily Cox, ecoxanalbemarle.org— Requested Changes, see
attached.
Albemarle County Information Services (E911) — Brian Becker, bbeckergalbemarle.org — No objection, see
attached,
Albemarle County Building Inspections — Michael Dellinger, mdellingergalbemarle.org — Requested changes, see
attached.
Albemarle County Department of Fire Rescue — Shawn Maddox, smaddox@albemarle.org — Initial site plan and
preliminary plat are still under review by Fire & Rescue staff. Comments or approvals will be forward to the
applicant upon receipt.
Albemarle County Service Authority — Richard Nelson, melson@serviceauthoriiy.org — Approved with conditions,
see attached.
Rivanna Water and Sewer Authority — Victoria Fort, vfort@rivanna.org, 434-977-2970, ext. 205 — Initial site plan
and preliminary plat are still under review by RWSA. Comments or approvals will be forward to the applicant
upon receipt.
Virginia Department of Transportation — Adam Moore, Adam.Moore@vdot.virginia.gov — Requested changes, see
attached.
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County of Albemarle
Department of Community Development
Memorandum
To: Cameron Langille
From: Emily Cox
Date 17 Sept 2020
Subject: Brookhill — Block 18— Preliminary Plat (SUB202000160)
The preliminary subdivision plat for Brookhill — Block 18 has been reviewed by Engineering. The
following comments will need to be addressed before approval:
1. WPO Plan must be approved before subdivision can be approved.
2. Road Plan must be approved before subdivision can be approved. This includes road plan
for Eustis Avenue.
3. SWM facility and drainage easements must be recorded with deeds. The SWM facility
easement must encompass entire area used for storage.
4. Sealed Engineering plans for Retaining wall in SWM facility must be provided before
WPO approval. It will also need a building permit.
5. Please provide preserved slopes exhibit mentioned in note near Lot 136. This exhibit
should be signed and sealed.
6. The 30 ft perimeter buffer is to be "undisturbed" per the code of development page 19.
7. The cover sheet mentioned phases. Please show the proposed phase lines.
8. Please note this was only reviewed for preliminary plat requirements even though more
items were shown.
� AI
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�IRGRTF
County of Albemarle
Department of Community Development
Memorandum
To: Cameron Langille
From: Emily Cox
Date 22Sept 2020
Subject: Brookhill Block 18- ISP (SDP202000059)
The initial site plan for Brookhill Block 18 has been reviewed by Engineering. The following comments
will need to be addressed before approval:
1. WPO Plan must be approved before final site plan can be approved.
2. Road Plan must be approved before final site plan can be approved. This includes road
plan for Eustis Avenue.
3. Please provide approved FDP and LOMR/CLOMR on cover sheet for work in the
floodplain.
4. Storm profiles and calculations will be necessary. Please show (or provide note stating)
where roof drains will tie in to storm drains.
5. Please show positive drainage away from the houses for at least 10 ft.
6. The cover sheet references "phasing". Please clarify how this plan would be phased and
how it would be feasible (with utilities, etc).
7. Please provide preserved slopes exhibit mentioned in note near Lot 136. This exhibit
should be signed and sealed.
8. The 30 ft perimeter buffer is to be "natural undisturbed" per the code of development
page 19, therefore no grading can occur.
9. Show the proposed driveway entrance locations in the curb.
10. Street trees must have adequate growing room per the type of tree proposed. Tree
location should be consistent for each street segment (in 6 ft planting strip or behind the
sidewalk in an easement).
11. Ensure all finished floor elevations are above the sunny day breach elevation.
12. Per page 30 of the Code of Development, driveway grades shall be 8% or flatter.
Review Comments for SUB202000160 Preliminary Plat
Project Name: Brookhill - Block 18 - Preliminary - Digital
Date Completed: Monday, September 07, 2020 1 Department/DivisiordAgency: Review Status:
Brian Becker I CDD E911 No Objection
Page: 1� County of Albemarle Printed On: 10/O6/2020
Review Comments for SDP202000059 Initial Site Plan
Project Name: Brookhill - Block 18 - Initial - Digital
Date Completed: Monday, September 07, 2020 Department/DivisiordAgency: Review Status:
Reviewer: Brian Becker CDD E911 No Objection
Page: 1� County of Albemarle Printed On: 10/O6/2020
Review Comments for SUB202000160 Preliminary Plat
Project Name: Brookhill - Block 18 - Preliminary - Digital
Date Completed: Wednesday, September 23, 2020 Department/DivisiordAgency: Review Status:
Reviewer: Michael Dellinger CDD Inspections See Recommendations
Pager County of Albemarle Printed On: 10/06/2020
Review Comments for SDP202000059 Initial Site Plan
Project Name: Brookhill - Block 18 - Initial - Digital
Date Completed: Wednesday, September 23, 2020 Department/DivisiordAgency: Review Status:
Reviewer: Michael Dellinger CDD Insoections Requested Changes
Add the following note to the general notes page:
Where the flood level rims of plumbing fixtures are below the elevation of the manhole cover of the next upstream manhole in
the public sewer, the fixtures shall be protected by a backwater valve installed in the building drain, branch of the building drain
or horizontal branch serving such fixtures. Plumbing fixtures having flood level rims above the elevation of the manhole cover of
the next upstream manhole in the public sewer shall not discharge through a backwater valve.
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.
Page: 1� County of Albemarle Printed On: 00/06/2 220
Cameron Langille
From: Richard Nelson <rnelson@serviceauthority.org>
Sent: Thursday, October 8, 2020 8:37 AM
To: Cameron Langille
Subject: RE: SDP202000059 and SUB202000160 Brookhill Block 18 - Initial Site Plan &
Preliminary Subdivision Plat
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on links or open
attachments unless you are sure the content is safe.
Cameron,
I recommend approval for SDP202000059 and SUB202000160 Brookhill Block 18 - Initial Site Plan & Preliminary
Subdivision Plat with the following conditions:
Submit 3 copies and a PDF of the utility for ACSA review, ATTN: Alex Morrison.
Utility plan approval will be required prior to final site plan and final plat approval.
RWSA sewer capacity certification will be required.
The Brookhill Master Plan shows a water main connection between this block and Montgomery Ridge. Ensure this is
shown on the utility plan.
Dedication of ACSA utilities for the Polo Grounds Road Water Main Improvement Phase 2 will be required before final
site plan approval.
Block 16/17 utility plan approval will be required prior to Block 18 utility plan approval. A note should be added that
Blocks 16 and 17 utilities are to be constructed, tested, and dedicated to ACSA prior to services being established for
Block 18.
Thanks,
Richard Nelson
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(434) 977-4511
From: Cameron Langille <blangille@albemarle.org>
Sent: Wednesday, October 7, 2020 4:46 PM
To: Richard Nelson <rnelson@serviceauthority.org>
Subject: SDP202000059 and SUB202000160 Brookhill Block 18 - Initial Site Plan & Preliminary Subdivision Plat
Hi Richard,
I'm just checking to see if you've had a chance to review this application yet. It's both a preliminary subdivision plat and
an initial site plan (townhouses and a few single-family detached lots). The applicant submitted the same set of
drawings for both the SDP and SUB.
I'm planning to send my comments over to the applicant in the next couple of days, and I haven't received anything
from ACSA yet. When you have a chance, just let me know when you expect to have your review finished. If it's going to
be a few days, no worries, I'll just send my comments and tell them that ACSA comments are forthcoming.
Thanks,
Cameron
Cameron Langille
(pronounced "LAN-JILL")
Senior Planner 11
Albemarle County
blangilleCc@albemarle.org
434-296-5832 x3432
401 McIntire Road, Charlottesville, VA 22902
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
September 10, 2020
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: Brookhill Block 18
SUB-2020-00141 — Preliminary Subdivision Plat
SDP-2020-00059 — Initial Site Plan
Review #1
Dear Mr. Langille:
(804) 786-2701
Fax: (804) 786,2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plans as submitted by Collins Engineering, dated
August 24, 2020, and offer the following comments:
1. Cooper Street angle onto Bear Cave Drive should have a minimum 30' radii on the
obtuse angle. See B(1)-22 Section E , Intersections
2. Large line of sight easements across proposed parcels are difficult to maintain. Several
appear to be 1/3 or more of the proposed lot.
3. Please add note to the plan: Landscaping plants and trees adjacent to the sight distance
triangle will need to be maintained in area between 2 and 7 feet above ground as a clear
zone to preserve sight lines and accommodate pedestrians.
4. Please show the CG-91) entrances per the detail on the plan view. The flared entrances
should be shown for accuracy and construction reference.
5. Provide intersection site distance profiles for all public road intersections in alignment
with actual lines of sight.
6. Drainage inlets should be located on either side of a cross -slope intersection to prevent
water crossing the intersection. Cooper Street and Wesleyan Way intersections onto Bear
Cave Drive are examples. Cooper Street at Otis Street is another.
7. Please include a note stating that VDOT will only maintain within drainage easements to
the extent necessary to protect the roadway from flooding or damage.
8. Please note: the sight distance for Cooper Street will need to be shown on the next
connecting section of Eustis Avenue.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
9. Pavement design for new subdivision streets shall be developed using the Pavement
Design Guide for Subdivision and Secondary Roads in Virginia and must be based on in
place material at the time of construction.
10. Approved road plans meeting SSAR, and in compliance with the VDOT Road Design
Manual are required prior to plat approval.
11. Note that the final site and subdivision plans must show conformance with the VDOT
Road Design Manual Appendices B(1) and F, as well as any other applicable standards,
regulations or other requirements.
Please provide a copy of the revised plan along with a comment response letter.
If further information is desired, please contact Max Greene at 434-422-9894.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency