HomeMy WebLinkAboutSDP201800035 Review Comments Final Site Plan and Comps. 2018-10-23County of Albemarle
Department of Community Development
Memorandum
To: Scott Collins — Collins Engineering (scott@collins-en ingeeringcom)
Alan Taylor — Riverbend Development (alan@riverbenddev.com)
From: Tim Padalino, AICP — Senior Planner
Division: Planning Services
Date: October 23, 2018
Subject: V Review Comment Letter — SDP-2018-00035 (Avinity Estates — Final Site Plan)
The final site plan referred to above (dated September 12, 2018) has been reviewed by the Planning Services
Division of Albemarle County's Department of Community Development (CDD) and by members of the Site
Review Committee (SRC).
The Planner for CDD will approve the above -referenced final site plan after the outstanding issues identified in
this letter have been addressed and resolved to the satisfaction of each applicable SRC plan reviewer. The
following comments are those that have been identified at this time; additional comments may be added or
eliminated based on further review. [Each comment is preceded by the applicable reference to Chapter 18 of the
Albemarle County Code ("Zoning Ordinance" or "Z.O.").]
Please work directly with each SRC plan reviewer to address and resolve their comments. Tentative approvals
from each SRC plan reviewer should be forwarded to the Planner upon receipt.
Please contact me at your earliest convenience if you have questions or requests for assistance, or if you require
any clarification or additional information.
Sincerely,
Tim Pada ' o, AICP
Senior Planner
434)-296-5832 x 3088
tadalino
e,albemarle.org
Albemarle County Planning Services (Planner) — Tim Padalino, 1padalinokalbemarle.org — Requested Changes:
1. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Add application number (SDP201800035) to the title on Sheet 1.
Rev. Comm. #2 (8/22/2018): Addressed.
2. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Revise the "Zoning" information on Sheet 1 to include a
reference to the Special Exception (Variation) approved by the Board of Supervisors (BOS) on 3/7/2018.
Rev. Comm. #2 (8/22/2018): Addressed.
3. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Insert the approved Special Exception (Variation) Approval
Letter, BOS Resolution, and Conditions to Sheet 10; and revise the "Plan Sheet List" on Sheet 1 so that the
title of Sheet 10 is listed as "Proffers and Special Exception (Variation)" or something similar.
Rev. Comm. #2 (8/22/2018): Addressed.
4. [Z.O. Sections 32.6.2(a) and 32.5.2(r)]: Add a Legend showing all symbols and abbreviations used in
the final site plan.
Rev. Comm. #2 (8/22/2018): Addressed.
5. [Variation for ZMA-2013-16 and Z.O. Sections 19.9 and 4.191: The "Setbacks" information on Sheet 1
states that four (4) foot encroachments are permissible within the front yard setbacks; however, that is
incorrect, as Condition #2 established by the Board of Supervisors during their approval of the requested
Special Exception (Variation) on March 7, 2018 only allows for a one (1) foot maximum encroachment
within the modified front yard setback area. The Layout Plan sheets in this final site plan set appear to
demonstrate compliance with this Condition #2; however, the "Setbacks" note on Sheet 1 must be revised
to correctly reference the one (1) foot maximum encroachment within the modified front yard setback
area, per Condition #2 of the approved Special Exception (Variation).
Rev. Comm. #2 (8/22/2018): Addressed.
6. [Application Plan (ZMA-2013-16) and Z.O. Sections 32.6.2(a), 32.5.2(b), 19.6, and 4.71: Please create
and insert an open space exhibit and an open space table (or other written schedule) which clearly
document the proposed open space areas for Avinity Estates (and for Avinity I, as may be applicable) to
clarify/explain the following discrepancies (below). If necessary, please also revise the proposed open
space areas and update the calculations to address these discrepancies.
a. The applicable open space calculations on the ZMA application plan show a total open space area
of 3.78 acres for "Avinity II" (Avinity Estates). The "Open Space" note on Sheet 1 of the final
site plan shows a total open space area of 3.60 acres for Avinity Estates. The Layout Plan (Sheets
3 and 3A) appear to show a total open space area of 3.52 acres on the Avinity Estates project (not
counting the 0.12 acres of labeled open space shown on Avinity I, and not counting the 0.38 acres
of open space dedicated to Avinity I).
Rev. Comm. #2 (8/22/2018): Not Addressed / Revision Required. The Open Space
Calculations Table on Sheet 3 identifies 3.285 acres of proposed open space in Avinity Estates.
This is 0.495 acres less than what is specified on the approved Application Plan for
ZMA201300016. However, Avinity I has 2.395 acres of open space, which is 0.485 acres more
than what was specified on the approved Application Plan for ZMA201300016. Overall, there is a
0.01-acre deficiency between the open space requirements required by the approved Application
Plan for ZMA201300016 and the open space (in Avinity I) and proposed open space (in Avinity
Estates) shown in this final site plan SDP201800042.
Note: Please also see review comment #7, below, regarding eligible open space uses.
Rev. Comm. #3 (10/23/2018): Addressed.
b. The ZMA application plan shows a total open space percentage for Avinity I and II of 25.0% (or
5.69 acres using a total project area of 22.71 acres); but the final site plan shows a total open
space percentage for Avinity I and 11 of 28.0% (or 5.92 acres using a total project area of 21.13
acres).
Rev. Comm. #2 (8/22/2018): Not Addressed / Revision Required. The Open Space
Calculations Table on Sheet 3 identifies 5.68 acres (total) of proposed open space in Avinity I and
Avinity Estates, but the approved Application Plan for ZMA201300016 specifies 5.69 acres of
open space (total) to achieve the 25% (total) of the 22.71 acres (total) for Avinity I and Avinity
Estates. Please revise the plan to address the 0.01-acre open space deficiency.
Rev. Comm. #3 (10/23/2018): Addressed.
7. [Application Plan (ZMA-2013-16) and Z.O. Sections 32.6.2(a), 32.5.2(b), 19.6, and 4.71: Please
describe the proposed use, ownership, and management of the proposed 0.06-acre common open space
comprised of a five (5) foot wide corridor of land between Bergen Street and Montague Street.
Rev. Comm. #2 (8/22/2018): Not Addressed / Revision Required. Sheet 3A states that this proposed
0.058-acre "common open space" would be "for utilities to be owned and maintained by the HOA." Per
Z.O. Section 3, "common open space" is defined as "An open tract or parcel of land not devoted to
residential uses or structures but directly related and adjunct to a cluster development or planned
development, as herein provided, and owned and/or controlled by the residents of such development."
While it is technically acceptable to designate this 0.058-acre area as a "common open space for utilities
to be owned and maintained by the HOA," private utility corridors such as this are not eligible for
meeting "open space" requirements, per Z.O. Section 4.7(a) and (b).
Therefore, this 0.058-acre area (as proposed) cannot count towards the 25% (total) / 5.69 acres (total)
open space requirements for Avinity I and Avinity Estates (combined total) that were established by the
approved Application Plan for ZMA201300016. The minimum open space requirements (25% total for
Avinity I and Avinity Estates / 5.69-acres total) must be met using other proposed open space
designations that comply with Z.O. Section 4.7, and the Open Space Calculation Table on Sheet 3 must
be revised (as may be applicable, in accordance with revisions to the proposed open space).
Note: Please note that revisions to open space designations on this final site plan (SDP201800035) may
result in the need to make corresponding revisions to the final subdivision plat (SUB201800142).
Rev. Comm. #3 (10/23/2018): Addressed.
8. [Z.O. Section 32.6.2(k)]: The "Lighting" note on Sheet 1 states "The final site plan shall include an
overall outdoor lighting plan for the project." Please provide the outdoor lighting plan pursuant to Z.O.
32.6.2(k).
Rev. Comm. #2 (8/22/2018): Addressed. Staff acknowledge the "Lighting" note on Sheet 1, which
states: "No outdoor street lighting is proposed at this time. Units shall have porch lights and/or post
lights that will emit light that is less than 3,000 lumens."
9. [Z.O. Sections 32.6.20) and 32.7.9.8(a)-41: The Calculations for Tree Canopy on Sheet 7 include an
incorrect reference to tree canopy requirements. The Calculations incorrectly identify a tree canopy
requirement of a minimum of 10% coverage of the site; however, because the gross density for Avinity
Estates is 8.58 dwelling units per acre, the tree canopy requirement is 20% coverage of the site (minimum).
As such, please revise the calculations per Z.O. 32.7.9.8(a)-4, and please revise the proposed landscaping
plan and demonstrate compliance with this minimum tree canopy requirement.
Rev. Comm. #2 (8/22/2018): Not Addressed / Revision Required. Staff acknowledge the revision to
correctly identify the tree canopy requirement as 20% coverage of the site (minimum).
However, this minimum canopy coverage is achieved with reliance upon the protection and
preservation of existing trees, as shown on Sheets 7 and 8 and as quantified in the Plant Schedule on
Sheet 7. Therefore, pursuant to Z.O. Section 32.7.9, the plans must be revised to contain the following:
1. [Z.O. Section 32.7.9.4(b)-1]: All applicable information regarding "Areas and other features shown
on landscape plan," including but not limited to the limits of clearing and the location and type of
protective fencing, in all areas where existing trees are proposed for protection and preservation.
This information should be shown on the landscaping plan (Sheets 7 and 8) as well as the grading
plan (Sheets 5 and 5A).
Rev. Comm. #3 (10/23/2018): Not Addressed / Revision Required.
The "Proposed Planting Canopy Calculations" on Sheet 7 specify 105,879 SF of canopy, or 20.4%
of the overall site area. This meets the required minimum area, but the "Proposed Planting Canopy
Calculations" incorrectly identify this as 2.38 acres of canopy; this should be revised to the correctr
calculation (in acres) of "2.43 acres."
Additionally, this minimum canopy coverage is achieved with reliance upon the protection and
preservation of existing trees, as shown on Sheets 7 and 8 and as quantified in the Plant Schedule
on Sheet 7. This includes existing trees and vegetation located on other property (for example, in
the Pebble Drive ROW). Therefore, an easement plat and corresponding deed for off -site
landscaping is required, and must be submitted, reviewed, approved, and recorded prior to County
approval of final site plan SDP201800035.
2. [Z.O. Section 32.7.9.4(d)]: A note to provide the required "verification of compliance."
Rev. Comm. #3 (10/23/2018): Not Addressed / Revision Required.
The required note ("d. Verification of compliance. The landscape plan shall verify that it satisfies
the minimum landscaping and screening requirements of section 32.") does not appear to have been
added to the Landscaping Plan or Cover Sheet.
Regarding the limits of clearing and the protection and preservation of existing trees, it appears that
grading (as shown on Sheet 5A) is proposed within the "SWM Forest and Open Space Preservation"
area that contains existing trees which are to be protected and preserved to meet Tree Canopy
requirements. However, it is not clear if this proposed grading would disturb or impact the existing trees
that are to be protected and preserved. Including the information specified above and required by Z.O.
Section 32.7.9.4(b)-1 should help address this.
Note: Staff acknowledge the Conservation Plan Checklist on Sheet 9, which is required by Z.O. Section
32.7.9.4(b)-2. However, not all of the information contained on that checklist and marked as being
shown on the final site plan has actually been shown on the final site plan. See Conservation Plan
Checklist section 1 and review comment #9-1, above.
Rev. Comm. #3 (10/23/2018): Addressed.
10. [Application Plan (ZMA201300016) and Z.O. Sections 32.6.20) and 32.7.9.5(d)]: Revise Note 5 on
Sheet 1 to remove the incorrect reference to street tree spacing requirements ("50' O.C."), and insert the
correct reference (40') to street tree spacing requirements for the proposed medium street trees. Staff
acknowledge the Landscaping Plan sheets correctly use this 40' spacing for medium street trees.
Rev. Comm. #2 (8/22/2018): Addressed.
11. [Application Plan (ZMA201300016) and Z.O. Sections 32.6.2(a) and 32.5.2(i)]: An access easement
must be provided to grant public access on the proposed private streets and to grant access within and
through Avinity I all the way to Avon Street.
Staff acknowledge the addition of Note 5 to Sheet 3 attempting to address this issue by stating "The
access easements shall be platted in conjunction with the final subdivision plat." However, the access
easements providing Avinity Estates with ingress from and egress to Avon Street will need to be
recorded prior to County approval of final site plan — not in conjunction with the final subdivision plat.
As such, please modify Note 5 on Sheet 3 to reflect this required sequence of establishing access
easement(s) to a public right of way (Avon Street) prior to final site plan approval.
Rev. Comm. #2 (8/22/2018): Not Addressed / Revision Required. Staff acknowledge that Note 5 on
Sheet 3A has been revised to correctly state that "...The access easements shall be platted prior to
4
County approval of the final site plan." However, a callout on the same sheet contradicts that by stating
an access easement concurrent with the proposed private ROW shall be dedicated with the final
plat..." Therefore, please revise that callout on Sheet 3A to be consistent with the corrections made to
Note 5.
Rev. Comm. #3 (10/23/2018): Addressed (note and callout are consistent).
A separate application for an easement plat will need to be prepared and submitted to the County for
approval; and the approved access easement plat must be recorded, with the Deed Book and Page
Number specified on the final site plan, prior to approval of this final site plan (SDP201800035).
Rev. Comm. #3 (10/23/2018): Not Addressed / Revision Required.
A separate easement plat providing access as described above must be submitted, reviewed, and
approved prior to approval of final site plan SDP201800035.
12. [Application Plan (ZMA201300016) and Z.O. Sections 32.6.2(a) and 32.5.2(i)]: An access easement
must be provided for the emergency access roadway between the property and Scottsville Road.
Alternately, if this access easement currently exists, please add a note or label to reference the
instrument number and/or deed book and page numbers.
Rev. Comm. #2 (8/22/2018): Addressed. Staff acknowledge the reference to the Deed Book and Page
Number on Sheet 3A.
13. [Z.O. Section 32.7.4.2]: Stormwater management access and maintenance easements must be provided to
the county for facilities for stormwater management and drainage control. The access and maintenance
easement plat(s) (and corresponding deed) will need to be recorded in conjunction with WPO Plan
approval, prior to County approval of final site plan. (Note: see review comments from CDD-
Engineering, attached.)
Rev. Comm. #2 (8/22/2018): Not Addressed / Further Action Required. County reviews of the final
plat (SUB201800142) and proposed amendment(s) to the VSMP plan (WP0201500057) are ongoing.
Rev. Comm. #3 (10/23/2018): Not Addressed / Further Action Required.
County reviews of final plat (SUB201800142) and proposed amendment(s) to the VSMP plan
WP0201500057) are ongoing.
14. [Z.O. Section 32.7.5.3]: Public sewer and water easements must be provided to ACSA for public use,
and will need to be established in conjunction with the final plat. (Note: see review comments from
ACSA, attached.)
Rev. Comm. #2 (8/22/2018): Not Addressed / Further Action Required. County and ACSA reviews of
final plat (SUB201800142) are ongoing.
Rev. Comm. #3 (10/23/2018): Not Addressed / Further Action Required.
County and ACSA reviews of final plat (SUB201800142) are ongoing.
15. [Application Plan (ZMA201300016) and Variation for ZMA-2013-161: Easements for the proposed
five (5) foot "landscaping and maintenance easement" along the project boundaries and for the
proposed six (6) foot "planting strip" adjacent to the private streets right-of-way must be established in
conjunction with the final plat.
Rev. Comm. #2 (8/22/2018): Not Addressed / Further Action Required. County review of final plat
SUB201800142) is ongoing.
Rev. Comm. #3 (8/22/2018): Not Addressed / Further Action Required.
County review of final plat (SUB201800142) is ongoing; however, staff acknowledge that
SUB201800142 contains the required easements identified above.
16. [Z.O. Section 30.6.4(a)-21: A final site development plan submittal to the Architectural Review Board
ARB) is required; the ARB must issue a Certificate of Appropriateness prior to County approval of the
final site plan.
Note: Staff acknowledge the ARB review that has been scheduled for 91412018.
Rev. Comm. #3 (8/22/2018): Not Addressed / Further Action Required.
Certificate of Appropriateness has not been issued to date.
17. [Application Plan (ZMA-2013-16)1: The "Setbacks" information in the "General Notes" on Sheet 1
specify a rear yard setback that allows a maximum encroachment of four (4) feet within the rear yard
setback. However, several lots have architectural elements (appearing to be porches or decks) which
encroach substantially beyond the permissible four (4) feet. This includes Lots 1, 3, 5, 6, 8, 33, 34, 35,
36, 37, 38, 39, 40, 41, 43, 44, 45, 46, 49, 50, 52, 54, 57, 59, and 61. Please revise to comply with
encroachment and setback requirements.
Albemarle County Architectural Review Board (ARB) — Heather McMahon, hmcmahon analbemarle.org —
Requested Changes (10/12/2018) — see attached comment.
Albemarle County Engineering Services (Engineer) — Matt Wentland, mwentland@albemarle.org —
Requested Changes (10/19/2018) — see attached comments.
Albemarle County Building Inspections — Michael Dellinger, mdellinger@albemarle.org —
No Objection (5/25/2018).
Albemarle County Department of Fire Rescue — Shawn Maddox, smaddoxkalbemarle.org —
No Objection (8/11/2018).
Albemarle County Information Services (E911) — Elise Kiewra, ekiewrakalbemarle.org —
No Objection (5/25/2018).
Albemarle County Service Authority (ACSA) — Richard Nelson rnelsonkserviceauthority.org —
No Objection (10/23/2018).
Virginia Department of Transportation — Adam Moore, PE, Adam.Moore@vdot.vir ignia.gov —
No Objection (5/18/2018).
Please contact Tim Padalino at the Department of Community Development at (434)-296-5832 ext. 3088 or
t2adalinokalbemarle.orfor further information or assistance. 6
Review Comments for SDP201800035 IFinal Plat 1-1
Project Name: Avinity Estates - Final
Date Completed: Friday, October 12, 2018 DepartmentlDi+visionfAgency: Review Sys:
Reviewer: Heather McMahon CBBARB Requested Changes
I have reviewed the resubmissed site plan with revision dates pf 9112118 and have made one requested change:
1_ On Sheets 4A, 5A, and 8, there is a note on the eastern property line abutting the EC: Future sewer extension for
Springhill Village (by others) easement reserved with this plan-' Provide the extent of the sanitary sewer extension on Sheets
4A, 5A, and 8 inclusive of its easement_ Show how the existing treeline on the eastern property line abutting the EC will be
retained vis-a4s the proposed expanded sanitary sewer line and its easement area_
Page: County of Albemarle Printed On: 101222018
Review Comments for SDP201800035 IFinal Plat 1-1
Project Name: Avinity Estates - Final
Date Completed: Friday, October 19, 2018 DepartmentlDivisionfAgency: Review Sys:
Reviewer: Matthew Wentland EI CDD Engineering I Requested Changes
1_ The road plans will need to be approved prior to FP approval-
On the landscape sheets, the mulch groundcover in parentheses can be removed, as mulch may not be the best graundcover
to use above the SWM facility_
Page: County of Albemarle Printed On: '1012020'18