HomeMy WebLinkAboutSDP202100066 Correspondence 2021-07-27608 Preston Avenue
P 434.295.5624
Suite 200 IF434.295.1800
T I M M O N S GROUP
Charlottesville, VA 22903 www.timmons.com
July 22, 2021
Megan Nedostup
Development Process Manager
County of Albemarle
Community Development
401 McIntire Rd
Charlottesville, VA 22902
RE: SDP-2021-00006 —Southwood —Phase 1— Blocks 9, 10, & 11— ISP -Comment Response
Letter
Dear Ms. Nedostup:
We have reviewed your comments from March 4, 2021 and made the necessary revisions.
Please find our responses to the comments below in bold lettering.
1. See attached direction from the Post Master regarding group mailboxes. Please
coordinate location with the Post Master.
Concrete pads for cluster mailboxes have been added throughout the plans. Refer to Sheets
C4.0-C4.2. A note has also been added to these sheets for contractor to coordinate location of
mailboxes with the Post Master.
2. [32.5.2 (a)] Show the existing boundary lines of the existing parcels. A boundary line
adjustment will be needed prior to final site plan approval for the setbacks and
requirements to be met. In addition, the acreage of the project area is unclear, please
provide acreage of the area for development in addition to limits of disturbance so the
accurate density can be calculated.
The existing property lines now show up on Sheet C2.0. Sheet C4.7 has been added to the plan
set to illustrate the land area used for blocks 9-11 for density calculations. This exhibit was
provided informally via email to address the density questions during intake/notices and
seemed to address the need. We have also included a note that this plan sheet is for
information only to help illustrate the acreage used for density.
3. [32.5.2 (a)] Include the ZMA number on the plans with the zoning district note
(ZMA2018-003).
Zoning district note (ZMA2018-003) has been referred to on the Cover sheet under Site
Information.
ENGINEERING I DESIGN I TECHNOLOGY
4. [32.5.2 (a)] Please note that the "Lot & Easement Plan" and "Road Plan" sheets are not
and will not be approved with this site plan. These need to be separate submittals and
approvals. A subdivision plat will need to be submitted for the lots and easements, and
a road plan will need to be submitted and approved as well. Easements and road
information can still be shown for reference, but a separate submittal(s) and approval
will need to occur. This information should be incorporated into other sheets and these
specific sheets should be removed.
Acknowledged. A note has been added to these sheets indicating that they are included in the
Site Plans for informational purposes only. The Road Plan submittal is in the review process
with the County, and a Plat will be submitted to the County separately.
S. [32.5.2(b); Code of Development page 13] Provide the proposed height of the buildings
in feet as well as stories.
The proposed building height in feet and stories has been provided on Sheet C0.0.
6. [32.5.2 (b)] Provide an overall tracking chart for the units. See attached example from
Old Trail. This will allow tracking of units and uses to occur easily over the many plans.
A Development Chart has been added to Sheet C0.1 in order to track units.
7. [32.5.2(b); 32.5.2(q)] The trip generation should be cumulative, revise to include prior
blocks similar to what is requested above for units, to be provided for traffic. This will
allow quick confirmation that the total trip generation does not exceed 5,000 per the
Code of Development.
The total trip generation has been provided on Sheet C0.0.
8. [32.5.2(b); 4.12.6] Condense the parking information into x number required and x
number provided. 86 townhomes require 2.25 spaces/unit, this equates to 194 total
spaces required and only 183 are being provided. Additional parking spaces are
required, or a parking modification/reduction will need to be submitted and approved
by the zoning administrator. Having a condensed table will allow planning and code
compliance officers to quickly see how many are provided on the lots/garages and those
on the street. See example below:
• 86 townhomes: 194 spaces required, X spaces provided in garages/lots, X spaces
provided on street/alley. X ADA spaces.
In addition, show the garages on the site plan to show whether there are 2 car garages,
or 1 car and the dimensions of the garages to ensure that the required size for parking
spaces is being met.
Parking information table has been updated and condensed accordingly. Interior garages are
also outlined and dimensioned within the site plan as requested.
9. [32.5.2(b)] Show the maximum setback on the layout plans. It appears the Lot 11 is not
meeting the maximum 25' setback.
The 25' maximum setback line has been added to the layout plans. We have adjusted Lot 11
slightly to provide construction tolerance.
10. [32.5.2(b)] Include the percentage and acreage of open space. Also, show where the
open space is located. This is also another item that would be best served by a
cumulative chart for all of the rezoning area to ensure that the minimum requirements
is being met. The code of development indicates no open space in these blocks,
however there are areas that are not identified for development, how will these be
maintained? How will the ownership be addressed? This can be addressed with a plat;
however, the areas should be labeled.
This was a misinterpretation of the intent of open space in the Code of Development on my
part. What we were reporting was open green areas such as landscaping and grass, which is
commonly referred to as open space. In the Code of Development, and particularly on the
referenced chart, the term open space appears to mean conserved/reserved natural areas like
a stream buffer in block 1. As such, we have updated the chart on Sheet C4.8 to show no open
space provided as the requirement for these blocks is zero.
11. [Code of Development, page 16; 4.16] Show/indicate what facilities will be provided in
the amenity spaces and playground.
Proposed facility details are shown on the Landscaping Sheets.
12. [ZMA Code of Development] Affordable units should be labeled on the units in the plan
set in addition to the chart provided.
Affordable units have been labeled along with market rate units. See Sheet C4.6.
13. [ZMA; Code of Development, page 13, 15] Parking is not permitted in the trail buffer
area. Remove the proposed parking.
Proposed parking has been removed from the trail buffer.
14. [32.5.2(e)] The trees shown at the corner of Hickory and Old Lynchburg Road are not
part of Block 11, but are within Block 12, and should be removed from these plans and
calculation for tree canopy.
These plants have been removed from the plan and the tree canopy calculation.
15. [32.5.2(e); 32.7.9.4; 32.7.9.8] In order for the existing trees to count towards canopy,
more information needs to be provided. See the section in 32 regarding existing
landscape features and the requirements. In addition, trees and canopy located in the
right of way along Old Lynchburg Road cannot count towards the canopy calculation
requirement, only those trees within the property.
Trees that are in question of being not within the property boundary have been removed for
the canopy calculation.
16. [32.7.9.5] Street trees should be planted every 50 feet. The calculation for x number of
linear feet divided by 50 is not sufficient. It appears that there is a need for an additional
tree along Road 1 adjacent to the townhomes.
Street tree calculation and spacing has been updated.
17. [32.7.9] Please note that a cumulative tree canopy calculation will be needed, as the
trees shown for these blocks will not be double counted for block 12.
This has been added and is shown on sheet L2.0.
18. [Code of Development, page 16] The landscaping required for the Pedestrian
Connection Areas are not being provided. Provide the required trees and landscaping
for these areas. In addition, the required 10' width/access easement for these areas is
not being provided.
Pedestrian Access Easements have been adjusted to be 10' wide. The required plantings for
the pedestrian connection areas have been added on sheets 1-1.0, 1-1.1, 1-3.2. A chart showing
the requirement has been added to sheet L2.0.
19. [Code of Development, page 15] A minimum of four (4) pedestrian connections are
required and to be landscaped in accordance with the code of development. There
appears to be 3 plus a possible sidewalk connection along Road 1, however it is unclear.
Identify the pedestrian connections and make sure they are meeting the requirements
in the code.
Four (4) pedestrian connections are provided and have been numbered and called out for
clarity. See Sheets C4.0 — C4.2.
20. [Code of Development, page 15] Areas where there is grading within the Trail Buffer
Area need to be replanted per the code of development.
These areas have been replanted per the code of development.
21. [Code of Development; Application Plan; 32.5.2] Identify and label the trail buffer more
clearly on all sheets.
The trail buffer has been identified on Sheets C4.0-C4.2.
22. [32.5.2(i)] Provide the street names for all alleys, travelways, and roads.
Street names have been provided for all alleys, travel ways, and roads on all applicable plan
sheets.
23. [32.5.2(n)] Provide the dimensions for all existing and proposed improvements on the
layout plan. Including: walkways, fences, walls, parking lots, parking spaces (including
garage spaces), other paved areas, driveways, etc. In addition, provide the material
types for all walks parking lots, and driveways.
All existing and proposed improvements have been properly dimensioned on Sheets C4.0-
C4.2. Legends have been provided on Sheets C4.0-C4.2 to identify the material types for all
parking lots and driveways.
24. [32.5.2(n)] For the townhome units in Lots 71 and 72-16 units, how will trash be
provided/collected? Will there be a dumpster? If there will be a trash area, show where
that area is located and if a dumpster is needed/proposed, it will need to meet the
requirements of 4.12.19.
A dumpster has been added to Sheet C4.0 to serve the two apartment buildings.
25. [32.5.2(I)] There are overhead utilities shown within the grading areas, trail, and trail
buffer area. How will these utilities be treated? Will they be put underground? Will the
poles need to be relocated?
Dominion will be relocating these utilities underground under a separate project. This
linework has been incorporated into these plans for reference and information only. The
undergrounding work will be performed by Dominion under separate permits.
26. [32.5.2(u)] For NMDs the following is required in the site plan:
• A phasing plan
• Building elevations for all new or modified structures
An Overall Phasing Plan has been added (Sheet C2.2) to show the phasing of the Southwood
Project. Proposed building elevations have been provided on Sheets C1.6 — C1.7.
27. [32.7.2.3] Adequate pedestrian facilities between areas within the site and adjacent
areas are not being provided.
• There appears to be a space between the parking spaces in the lots and the sidewalk.
Adequate pedestrian facilities should be provided from the parking to adjacent
sidewalks.
• Sidewalk should be provided to connect sidewalks to other areas of the site and to the
future development of Block 12, see below areas where sidewalk should be
provided/extended. This will allow residents of Block 12 and in this area to access the
amenities provided within these blocks.
Additional sidewalks were added to the layout sheets for the residents to access the
amenities.
28. Please note that if outdoor lighting is proposed, full cut off fixtures are required over
3,000 lumens and for final site plan a photometric plan and cutsheets of the fixtures are
required.
Photometric plans have been provided. See Sheets E1.0-E2.0.
29. [Recommendation] Minimal amount of landscaping is being provided. Consider
providing shade trees in the open spaces and along the edges of the recreational areas
to provide shade in our hot summer months. Since this landscaping is not required, do
not recommend showing it on the site plan, but consider including it with the bid
package for the installation of landscaping.
Additional landscape plantings have been added in and around amenity areas.
CDD Engineering Comments — Matthew Wentland — 03-04-2021:
1. The VSMP plan will need to be approved prior to Final Site Plan approval. Review of the
VSMP plan may generate additional comments on the Final Site Plan.
Acknowledged.
2. The road plan will need to be approved prior to Final Site Plan approval. Review of the
road plan may generate additional comments on the Final Site Plan.
Acknowledged.
3. The underground storage facility A will need to be removed from beneath the parking
and travelway in front of Lots 71 and 72 and relocated outside of any travelways or
where its repair/replacement will affect a travelway. Engineering recommends it be
moved to behind lots like SWM B.
SWM facility A has been relocated.
4. The stormwater facility outlets do not appear to be into a defined channel.
The outlets have been adjusted to clearly send discharge into a defined channel.
S. Provide sight distance triangles and profiles for all interactions. [18.4.12.15d,
18.4.12.17d]
Given that these travelways are private alleys not major roads with low speeds (under 20
mph) and low traffic volumes it does not appear VDOT or AASHTO sight distances would
apply. Stops signs have been provided at the internal intersections to control movements.
Fire Rescue Comments — Howard Lagomarsino — 03-04-2021:
1. Please provide ISO needed fire flow and indicate in note on plan.
ISO needed fire flow calcs have been provided on Sheet C3.5.
2. Please provide ACSA available fire flow test indicate in a note on plan.
Fire flow data for Southwood Village 1(SDP202000048) has been provided on Sheet C3.5. The
fire flow data for the subject project will be provided once the water services proposed with
have been constructed and a flow test is available.
3. The minimum unobstructed (parking is considered an obstruction for calculation of the
unobstructed width) width for fire apparatus access roads is 20 ft., but notes on
submitted plan indicate potential for three story and maximum 45 ft height for some
structures. Any building exceeding 30 ft in height requires a fire apparatus access road
with an unobstructed (parking is considered an obstruction for calculation of the
unobstructed width) width of 26 feet. Please indicate on plan buildings exceeding 30 ft
and access roads to them with unobstructed width of 26 feet.
Building elevations have been provided on Sheets C3.6 — C3.7. Buildings do not exceed 30 feet
in height. Per IFC section D305.1 the height measurement of a building is from the grade plane
and the highest roof surface. Per the same section the highest roof surface of a pitched roof
shall be the eave. As demonstrated on the sections provided all buildings are less than 30 feet
in height.
4. Where parking would reduce the fire apparatus road width below the requirements, no
parking markings or signs are required.
The unobstructed width provided is never less than 20 feet.
5. Access roads for fire apparatus require a 25 ft turn radius.
We have performed an Autoturn study and will provide the exhibit directly to Fire Rescue to
demonstrate the truck can negotiate the road network. Radii have been increased where
necessary.
6. Please indicate location of fire hydrants on the plan. Please note, spacing of the
hydrants is dependent on the required fire flow. The lowest fire flow required mandates
hydrant spacing of 500 ft with the maximum distance from any point on street or road
frontage is 250 feet. (Also, keep in mind, any structure that will have an Fire department
connection to support a fire protection system is required to have a hydrant within 100
ft of the connection and arranged in such a way as to not block access for additional fire
apparatus when in use in conjunction with the FDC — example of unacceptable — FDC on
one side of the road and hydrant on the other side.
Proposed fire hydrant locations have been provided.
ACSA Comments — Richard Nelson — 03-03-2021:
1. RWSA sewer capacity certification will be required.
Acknowledged.
2. Construction and dedication of ACSA utilities for Southwood Village 1 will be required
prior to establishing water service to lots in Blocks 9, 10, and 11.
Acknowledged.
CDD Comments — Brian Becker - 02-04-2021:
1. Critical issues: Private Road, Alley 1, 2, & 3 will require road names for E911 addressing.
Street names have been provided for all alleys, travel ways, and roads on all applicable plan
sheets.
The access ways designated on the plan as "Private Road", "Alley 1", "Alley 2" and "Alley
3" will require road names for addressing assigning purposes. Per the Albemarle County
Road Naming and Property Numbering Ordinance, Sec. 7-200, Part B (Page 2 of the PDF)
" It is intended by this article that all roads within the county which serve or are
designed to serve three (3) or more dwelling units or business structures shall be
named...". Please provide this office at least three alternative road names for each road
to review, in case your first choices are not acceptable. The Albemarle County Master
Road Names Directory of existing road names (which cannot be duplicated) can be
accessed at the link in the Resources section below.
Street names have been provided for all alleys, travel ways, and roads on all applicable plan
sheets.
We have included PDF copies of the plans and calculations for your review. If you have any
questions or comments, please feel free to give me a call at 434.295.5624 or email at
bryan.cichocki(@timmons.com .
Sincerely,
eZ21_
ran ichocki, PE
Project Manager