HomeMy WebLinkAboutSDP202000028 Correspondence 2020-10-08 (2)SHIMP ENGINEERING, P.C.
Design Focused Engineering
October 8, 2020
Mariah Gleason
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #1 for SDP202000028 Proffit Rd Townhomes North — Planning
Dear Mariah,
Thank you for your review of the Final Site Plan for Proffit Rd Townhomes North. This letter contains
responses to County comments dated July 28, 2020.Our responses are as follows:
[32.5.2(a)] Tax Map Parcel. Provide the unabbreviated tax map and parcel number in at least one
place in the plan. Staff suggests providing this information on the Cover Sheet. Rev. 1: Comment
remains. The comment response letter indicates that the abbreviated TMP provided on the Cover
Sheet was replaced with the unabbreviated TMP, however, that change is not visible in the revised
plan.
The Tax Map and Parcel number is now shown on the top right corner line four (4) on the
cover sheet (Sheet Cl).
2. Revise the Side setback to align with Sec 4.19 for non -fill development. Rev. 1: Comment not fully
satisfied. Note on the plan that the side setback is "5 feet, unless the building shares a common wall".
Acknowledged, a note was added on Sheet C1 under Setbacks. The side setbacks now state "5'
minimum unless the building shares a common wall."
3. [32.5. l(c), ZMA2018-06] Setbacks. Sheet C3 indicates that Lots 1-7 have a rear setback along Proffit
Rd. Is this correct or will lots on this block have two front setbacks? Review and revise the setbacks
and labels accordingly. Rev. 1: Comment not fully addressed. Lots 1-7, located within Block A, Area
1 in the Rezoning Application, are required by Proffer #6a to face Proffit Road. Therefore, these units
should have two front setbacks, one along Proffit Road and one along Road C (Hall of Oaks Lane).
Revise the setback lines shown on Lots 1-3 to mimic Lots 4-7. See Comment 28 below also.
Acknowledged, the setbacks for lot 1-3 have been revised to match the required setbacks. 5'
minimum, and 25' maximum front set back. And since this block has double frontage, the
setbacks were drawn on both sides to show how we meet the requirements. Please see Sheet C3
for the revised changes.
4. [ZMA2018-06] Double frontage. If Lots 1-7 are intended to have their front building fagade face
Proffit Rd:
a. A waiver will be needed to relieve this development of the requirement for screening of
double frontage residential lots, in accordance with Sec 32.7.9.7(a)(4). Rev. 1: Comment
remains. Need waiver from the screening provision of the zoning ordinance in addition to
the double frontage provision of the subdivision ordinance. A waiver to the zoning
ordinance requirement is still needed to relieve the development of this requirement.
Acknowledged, the waiver is included with this resubmission. The possibility for this
waiver was considered during the zoning map amendment process.
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
b. Walkways connecting the front doors of Lot 1-7 to the sidewalk facilities along Proffit
Rd will likely be required. Rev. 1: Comment not fully satisfied. Staff acknowledges the
applicant's response, however this comment is made pursuant to the proffers of
ZMA2018-06. In accordance with Proffer #6a, walkways connecting residences in Lots
1-7 to the sidewalk along Proffit Road must be included in the final site design to
establish the fronts of these residences along Proffit Road. See Comment 28 below also.
The front building fagade can be established without these sidewalk facilities
directly connecting the residences to the sidewalk along Proffit Road. Proffer #6 is
titled "Parking Standards" to ensure that parking is relegated from Proffit Road.
5. Demonstrate that minimum facilities required for tot lots are being provided, per Sec. 4.16.2. Rev. 1.
Comment not yet satisfied. The swing label on Sheet C15 identifies a "4 seat swing" but only three
(3) seats are depicted. Is the fourth a standing swing?
Acknowledged, the swing is now showing all four seats. There was one seat that was drawn but
didn't show up in the print.
6. [Based on revised plan aarca 06.03.2020] Unprogrammed wooded recreation areas are not typically
considered "active" by the County. Revise all labels for the 1 OONf traihvav ,qnd 500nsf wnnd
recreation area to denote "passive" recreation amenities.
Acknowledged, both labels for the 1000sf trailway and the 5000sf wood recreation area have
been revised to "passive" instead of active. Please see Sheet C 15.
7. [Based on revised plan dated 06.03.2020] Show compliance with ADA regulations, particularly in
regards to the tot lot entrance.
Acknowledged, the tot lot entrance has been revised to comply with ADA regulations. A ramp
was added to the entrance. Please see Sheet C3, C4, C5, C6, C14 & C15
8. Is the Land Use Schedule providing the amount of impervious surface cover on the site? Rev. 1:
Comment not fully addressed. There appears to be a calculation error in the "Tot. Impervious" square
footage noted in the proposed land use schedule table. This may impact other calculations provided in
the proposed land use schedule table. Review and revise accordingly.
Acknowledged, the Land Use Schedule has been revised. Please see Sheet C1 under Land Use
Schedule.
9. [32.5.2(a)] Abutting parcel information. Provide the names of owners, zoning district, tax map and
parcel numbers and present uses for all abutting parcels that are adjacent to areas where development
is proposed. Rev. 1: Comment not fully satisfied. Identify the zoning district for each abutting parcel.
Acknowledged, the zoning for the adjacent properties has been added. Please see Sheet C2.
10. [ZMA2018-06] Proffer #2. Show the right-of-way improvements along Proffit Rd per the plan view
map shown on Sheet 3 and the cross-section shown on Sheet 1 of the approved application plan. Rev.
1: Comment not fully satisfied. If VDOT determines that a left turn lane is not warranted now, based
on the number of units being developed with the current plans, that will be acceptable to the County.
However, the plans will need to note that, pursuant to Proffer #2 of the approved ZMA, a left turn
lane may be warranted with any future buildout of the subject property.
Acknowledged, a note was added on Sheet C1 under General Notes #15. Please note that the
approved proffers have also been added to the Site Plan on Sheet C16.
11. [ZMA2018-06] Internal street network. The internal street network shown on the plan is not in
alignment with the application plan and proffers associated with ZMA2018-06. To adhere with the
approved application plan, Road B must terminate at its intersection with Road D. Rev. 1: Comment
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
remains. Staff acknowledges the applicant's response but cannot accept the current design unless/until
ZMA2019-10 is approved.
The layout is in anticipation with ZMA2019-10 which has been approved on September 19,
2020. The note on Sheet C3 has been updated to show ZMA2019-101a approval date.
12. [ZMA2018-06, 32.7.2.2(d-e)] Extension and coordination of streets. County Code requires all streets
within a development to extend and be constructed to the abutting property lines. To meet this
requirement:
a. Show construction of proposed Road D up to the property line of TMP 32A-2-1 B and
secure any off -site construction or grading easements that may be needed to allow the
construction of Road D up to the property line.
OR
b. Provide documentation to demonstrate that the abutting landowner will not grant the
easement, show construction of proposed Road D as close to the abutting property line as
possible, and grant the necessary easement area to allow the future extension/connection
of Road D to this parcel boundary in the future. Note: The easement plat will need to be
submitted, reviewed, approved, and recorded prior to final site plan approval.
Revision 1: The comment response letter from the applicant indicates that documentation from the
abutting landowner, consistent with Comment 6b, will be provided to staff. The aforementioned
documentation will be needed before this comment can be resolved. In addition, provide information
to demonstrate that the road is being built as close as possible to the abutting property line and that a
future connection can be built inside the right-of-way on the subject property. If not, easements
outside of the proposed right-of-way may be needed to ensure this segment of roadway can be built in
the future.
Acknowledged, attached with this re -submission is the letter from the abutting landowner. The
road is demonstrated as being built as close as possible to the subject property through the
grading. Because the grading has a 2:1 slope (which is the maximum allowed) and because we
cannot grade past the property line; therefore, the proposed road is as close as possible to the
abutting property.
13. [Based on revised plan dated 06.03.2020] The driveway widths for Lots 23-30 will need to be
increased to provide at least the minimum parking space envelope of 9 feet wide and 18 feet long, as
described in Sec. 4.12.16.
Acknowledged, the driveways widths for Lots 23-30 have been revised to be 18'x18'.
14. Since this is not an infill development, where existing utilities are already in place, street trees will be
required on both sides of the entire lengths of Road A and Road B. Revise the Landscaping Plan to
include street trees in front of Lots 50-45 and on the eastern -facing sides of Lots 37-38. Rev. 1: Thank
you for providing continuous street trees, however, some tree placements may create conflicts with
proposed storm sewer lines. Revise the landscaping plan to provide adequate separation between
these two plan elements. Planning staff will defer to Engineering on guidance related to the storm
sewer line separation.
Per a phone conversation with Justin Shimp, this comment was resolved so that the
trees remain in their location.
15. [Based on revised plan dated 06.03.2020] The Landscape Plan map indicates 12 Goldemaintrees are
proposed along Proffit Rd while the planting schedule table and landscaping notes indicate 11
Goldemaintrees are provided here. Revise and align the map, planting schedule, and landscaping
notes.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Acknowledged, the number of trees in the table has been revised to state 12 tress as we are
providing 12 trees along Proffit Road. Please see Sheet C6
16. [Based on revised plan dated 06.03.2020] Including the adjusted tree quantity for the street trees
along Proffit Rd, staff is only able to confirm a 1.52 acre (66,409sf) tree canopy being provided by
the revised plan, however the Landscaping Plan notes a 1.53 acre canopy is being provided. While the
canopy requirement is being met, there is likely a rounding difference between the calculations of the
applicant and staff. Please confirm or revise if necessary.
Acknowledged, the acreage is a rounding issue. The canopy requirements notes have been
updated to show three significant figures which leads to showing that the acreage is 1.525 and if
you round that up it will be the 1.53 that we had previously. However, with this submission
were are leaving it at 1.525 for the purpose of this comment.
*Note: The continued review of Comments 20-22 will be tracked with the road plans for this
development (SUB202000055).*
Acknowledged.
Additional comments based on revised plan (dated 06.03.2020):
17. [ZMA2018-06] Proffer #5. Pursuant to Proffer #5 of the ZMA, provide a note on Sheet C3 that:
"Except for units on Lots 1-7, single-family attached units shall have front -loading garages that are
setback a minimum of 3 feet from the front building fagade or front porch".
Acknowledged, the note was added to sheet C6 under Notes-96.
18. [ZMA2018-06] Proffer #6. Open Space A is inconsistent with Proffer #6 as it relates to the design of
Lots 1-7, being in Block A, Area 1 of the Rezoning Plan. In accordance with the proffer, Lots 1-3
must face Proffit Road. Thus, the intended fronts of these buildings cannot be separated from Proffit
Road by a common open space area. Instead, they should abut Proffit Road, similar to the way Lots 4-
7 are currently shown. Remove this Open Space Area.
Thank you for this comment; ZMA2019-10 is now applicable to this project. Proffer #6 is titled
"parking standards" and the intent of this proffer is to regulate parking standards in Block A
Area 1. This proffer ensures that relegated parking, a neighborhood model principle, is adhered
to within this development.
The design of this development is consistent with this proffer and the parking standards set
forth in this proffer are adhered to with the proposed design. The individual lot driveways do
not enter directly from Proffit Road. The front building facades do face Proffit Road, the small
amount of open space in Block A Area 1 between the building faSade and Proffit Road does not
inhibit the building from facing Proffit Road.
19. [32.5.2(i)] Easements. New easements shown on the site plan must be recorded and labeled w ith the
deed book and page number of the recording instrument prior to final plat approval.
Acknowledged, we realize that the new easements have to be recorded and labeled prior the
final site plan approval.
If you have any questions or concerns about these revisions, please feel free to contact me at
keane@shimp-en ing eering com or by phone at 434-227-5140.
Regards,
Keane Rucker, EFT
Shimp Engineering, P.C.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com