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HomeMy WebLinkAboutSUB202100026 Review Comments Road Plan and Comps. 2021-08-06F'A V�RGIN�p' County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Fax 434-972-4126 Memorandum To: Emily Cox (ecox2@albemarle.org) From: Cameron Langille, Principal Planner Division: Planning Date: March 10, 2021 First Revision: August 6, 2021 Subject: SUB202100026 Brookhill — Blocks 16 & 17 - Road Plans The County of Albemarle Planning Division will grant or recommend approval of the road plans referenced above once the following comments have been addressed: [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] 1. [General Comment] Please be aware that staff is not reviewing notes and calculations related to certain Zoning Ordinance and COD requirements that do not pertain to improvements or land disturbances unrelated to the actual road construction. For example, the proposed lot count, allowable density calculations, and building height notes on Sheet 1 have not been checked for compliance with the Code of Development (COD) or other Zoning Ordinance regulations. Staff will review those types of notes/calculations with the actual subdivision and/or site plan applications for Blocks 16 & 17. Rev. 1: Comment acknowledged by applicant. 2. [General Comment] Per the approval letter for the preliminary plat for Blocks 16 & 17 (SUB202000141), Block 16 length did not comply with the COD requirement of a maximum of 700' in length (see page 11 of the COD for Neighborhood Density Residential block standards). Since approval of the preliminary, the dwelling unit type and road network have been altered by choice of the developer. According to the Block boundaries shown on the road plans, Block 16 now measures approximately 1,400' in length along Eustis Avenue from the intersection of Newstead Street to the intersection of Marcella Street. This is not permitted. Rev. 1: Staff acknowledges that a 30' wide open space parcel with a trail connection has been provided between Lots 70 and 71. However, the intent for block breaks in blocks that are classified as Neighborhood Density Residential by the COD is for vehicular connections to be provided. Pedestrian block breaks are permitted in the Town Center blocks by the COD. Therefore, in order for the proposed pedestrian block break to qualify in Blocks 16/17 a Special Exception will need to be approved by the Board of Supervisors. Please submit a Special Exception application for this proposal, and it will be processed by staff accordingly. a. The approved preliminary plat (SUB202000141) had a mid -block street identified as "Road D" that provided a separation between Blocks 16 and 17. Road D coincided with the location of connections shown on the Brookhill Conceptual Roadway Configuration (Figure 2, page 8) of the COD, and connected Laconia Lane to Eustis Avenue. A mid -block street connection must be added back to the road plans so that Blocks 16 and 17 measure no more than 700' in length as required by the COD. It appears possible to make this connection between lots 62 and 69, or lots 73 and 74. Rev. 1: Staff acknowledges that a 30' wide open space parcel with a trail connection has been provided between Lots 70 and 71. However, the intent for block breaks in blocks that are classified as Neighborhood Density Residential by the COD is for vehicular connections to be provided. Pedestrian block breaks are permitted in the Town Center blocks by the COD. Therefore, in order for the proposed pedestrian block break to Qualify in Blocks 16/17 a Special Exception will need to be approved by the Board of Supervisors. Please submit a Special Exception application for this proposal, and it will be processed by staff accordingly. 3. [General Comment] As noted in comment #1, staff is not reviewing the road plans for compliance with lot regulations in Blocks 16 & 17. As mentioned in comment #2, the unit type and street layout have been altered since time of preliminary plat approval. Please be aware that staff has concerns related to the lot layout for residential lots and open space along Laconia Lane at the block boundary between Blocks 16 & 17. Specifically, the open space parcel located behind lots along Laconia Lane no longer connects directly to the street as shown on the approved preliminary. Some sort of open space parcel and trail connection must be provided in this area prior to final site plan/plat approval. Staff suggests revisiting the lot layout so that an open space parcel connection is made to Laconia Lane. For example, appropriate areas for this connection could be provided between lots 36 and 37 or lots 41 and 63. Staff understands that this may result in the loss of a residential lot, but the block length requirements must be met in order to comply with the Neighborhood Model. Rev. 1: Comment addressed. Open space now connects to Laconia Lane through a trail within open space between Lots 41 and 42. 4. [General Comment] Please update Sheet 3 so that it states that SDP202000035 for Block IA was approved on January 5, 2021. Rev. 1: Comment addressed. a. Please show the limits of Block 1B on Sheet 3, and state the initial site plan number and approval date (SDP202000070, approved October 23, 2020). Rev. 1: Comment addressed. 5. [ZMA201500007] On -street parking spaces are required along one side of each street in Blocks 16 and 17. No on -street parking is currently shown on the road plans as required by Figure 8 — Neighborhood Street Cross Section from page 25 of COD. Please revise the road plans to show on -street parking spaces. Rev. 1: Comment addressed. Per Section 2.8.1 of the Code of Development, parking only needs to be provided on one side of the street. The COD does not state that Neighborhood Streets-VDOT Public Roads need to have bump -outs for on street parking. The COD does state "parking one side only to maintain minimum Fire/Rescue travelway." Planning defers to VDOT and the Fire Rescue Department to verify that the travelwav meets all minimum standards. Since neither agency/department has any objections to the on -street parking as shown, this comment is addressed. 6. [ZMA2015000071 Please add a note to Sheet 1 stating that Eustis Avenue will be designed to the "Figure 9: Connector Road — Public VDOT Roads" cross-section and standards specified in Section 2.8 of the ZMA201500007 Code of Development. Rev. 1: Comment addressed. 7. IZMA2015000071 Please add a note to Sheet 1 stating that Newstead Street, Laconia Lane, Marcella Street, and Marcella Court will be designed to the "Neighborhood Streets — Public VDOT Roads" cross- section and standards specified in Section 2.8 of the ZMA201500007 Code of Development. Rev. 1: Comment addressed. 8. [General Comment] Revise the cross section for Newstead Street, Laconia Lane, Marcella Street and Marcella Court on Sheet 14. These streets must be designed to the cross-section shown on page 25 of the COD titled "Figure 8: Neighborhood Streets Cross Section." Currently, the cross section does not show on -street parking along one side of the road as required by the COD. Rev. 1: Comment addressed. Per Section 2.8.1 of the Code of Development, parking only needs to be provided on one side of the street. The COD does not state that Neighborhood Streets-VDOT Public Roads need to have bump -outs for on street parking. The COD does state "parking one side only to maintain minimum Fire/Rescue travelway." Planning defers to VDOT and the Fire Rescue Department to verify that the travelwav meets all minimum standards. Since neither agency/department has any obiecfions to the on -street parkins as shown, this comment is addressed. 9. 14.121 Please label all on -street parking spaces with length and width dimensions. Rev. 1: Comment addressed. 10. [General Comment] Once E911 has approved a road name for each street, please update the Cover Sheet by stating the road names in the title bar. Rev. 1: Comment not fully addressed, please see E911 comments. a. Please update all other sheets with a label by adding the approved road name. Rev. 1: Comment not fully addressed, please see E911 comments. 11. [ZMA2018000111 On all applicable drawings, update the callouts for the 100' stream buffer and 100- year floodplain areas so that they state "Future Public Greenway to be dedicated to Albemarle County at time of final subdivision plat, per proffer #2 of ZMA20180001 L" Rev. 1: Comment addressed. 12. [ZMA2018000111 Per proffer #1C, please be aware that the Ashwood Boulevard connection must be bonded to road plan approval and substantially completed prior to issuance of the 5001 certificate of occupancy for a dwelling unit other than a multi -family dwelling, assisted living, nursing home, rest home, or convalescent facility, or the 8001 CO for any dwelling unit type in Brookhill. a. Staff accounting of approved multifamily dwelling units shows that a total of 527 multifamily and assisted living units have been approved between Blocks IA, 4B, 4A, and 8A. Rev. 1: See comment response to comment #12d below. b. 320 multifamily units are under review in Blocks I (210) and 8B (110). Rev. 1: See comment response to comment #12d below. c. 370 units other than multi -family are currently under review (32 units Block 9, 25 units Block 10, 28 units Block 11, 120 units in Blocks 16 & 17, and 165 units in Block 18). Rev. 1: See comment response to comment #12d below. d. A total of 1,217 units (all types) are either under review or approved. Rev. 1: As of August 4, 2021, a total of 627 multifamily dwelling units have reached final approval (Blocks IA, 4B, 4A, 8A, 8B). 210 multifamily units are under review (Block 1111). 354 units other than multifamily units are under review (32 units Blocks 9, 25 units Block 10, 28 units Block 11, 104 units Blocks 16 & 17, and 165 units in Block 18). Please be aware of this as plans for different blocks move forward within the overall project. Please be aware of the unit tally as applications move forward throughout the overall development, as the proffer will be triggered eventually. 13. 132.7.9.51 Notes on Sheet 30 state that street trees are planted 50' on center. However, tree spacing is irregular at certain points along all proposed streets. Please revise so that trees are provided at even 50' intervals. There appears to be several areas along the internal streets where trees can be relocated in order to meet spacing requirements. Rev. 1: Comment addressed. a. [32.7.9.5 (d)] There are only two (2) tree species proposed. Please provide at least four (4) different tree species along the proposed streets, and update Sheets 30 and 31 as necessary. Proposed tree species must be from the Albemarle County Recommended Plants List. Rev. 1: Comment addressed. b. 132.7.91 Update the Plant Schedule on Sheet 30 so that it states the canopy coverage of proposed trees. Canopy coverage can be determined by accessing the Plant Canopy Calculations list. Rev. 1: Comment addressed. Please contact Cameron Langille in the Planning Division by using blanig lle&albemarle.org or 434-296-5832 ext. 3432 for further information.