HomeMy WebLinkAboutSDP202100071 Correspondence 2021-08-20608 Preston Avenue
P 434.295.5624
Suite 200 F 434.295.1800
T I M M O N S GROUP
Charlottesville, VA 22903 www.timmons.com
August 20, 2021
Megan Nedostup, AICP
County of Albemarle
Community Development
401 McIntire Rd
Charlottesville, VA 22902
RE: Southwood Blocks 11-12 — Initial Site Plan Review — SDP20210-35 - Comment Response
Letter
Dear Ms. Nedostup:
We have reviewed your comments from June 7, 2021 & June 9, 2021 and made the necessary
revisions. Please find our responses to the comments below in bold lettering.
Letter dated June 9, 2021 — Megan Nedostup:
(In accordance with Chapter 18 Section 32.4.2.8 Early or Mass Grading may be permitted after
the following approvals are received):
1. Engineering approval of a VSMP plan meeting the requirements of Chapter 17 of the
Code of the County of Albemarle.
2. Approval of all easements for facilities for stormwater management and drainage
control.
3. Submittal of a tree conservation checklist with areas for tree preservation identified.
A signed tree conservation checklist has been provided on Sheet L2.0.
(The final site plan will not be considered to have been officially submitted until the following
items are received):
1. A final site plan that satisfies all of the requirements of section 32.6 of Chapter 18 of the
Code.
2. Applicable fee outlined in the application.
Acknowledged.
Letter dated June 6, 2021 — Megan Nedostup:
1. The site plan has an outstanding fee of $395.00 for mailing/notice. Fee must be paid
prior to approval of initial site plan.
Fees have been paid as required.
ENGINEERING I DESIGN I TECHNOLOGY
2. [32.5.2 (a)] QC the plans to make sure relevant information has been updated across all
submitted plans and included in all plans and charts.
The plans have been cross checked and in addition all recently discussed table modifications
on the Village 1 comments have also been incorporated herein for counts and formatting.
3. Why is the road to access into Block 12 private? A private street request will need to be
made and information should be provided in accordance with 14-234 with the
subdivision plat for the road. Please note, private roads are the exception and a
justification as to why it cannot be public must be made.
Per correspondence with VDOT, this road is now proposed to be public.
4. The private street design within Block 11/10 is shown differently on the approved initial
(SDP2021-006) than what is depicted on these plans. The plans submitted show parallel
parking, which was not shown on the initial for that area/block. All plans must match.
Are those parking spaces needed for this submittal? Which developer will be required to
build the street and associated parking? It is unclear which plan will be required to build
which improvements and could cause certificates of occupancy to be held up if the plans
are not clear on which improvements are to be built with each plan/developer.
The (5) parallel parking spaces along Swallowtail Ln and (4) spaces at the northwest corner of
the roadway are intended to be constructed with Block 10/11 and striped with the
construction of Block 11/12. These (9) parking spaces are included in the parking count for
Southwood Apartments B in Block 11/12.
S. [32.5.2 (a)] A boundary line adjustment will be needed prior to final site plan approval
for the requirements in the ordinance and COD 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 that accurate density can be calculated.
A boundary line adjustment is under review with the County. Limits of disturbance are shown
on Sheets C3.2 — C3.4. Total acreage of the development area is labeled on Sheets C4.0 — C4.1.
6. [COD page 20] Provide the top of wall and bottom of wall for all walls. In addition,
retaining walls are not permitted to be than 6', per the code of development unless
approved by the Director of Community Development.
Top and bottom of wall elevations are provided on Sheets C5.0 — C5.1 and all retaining walls
are proposed to be less than 6' in height. Additionally, retaining wall maximum heights have
been labeled on Sheets C4.0 — C4.1.
7. [32.5.2 (b); 32.5.2(q)] The trip generation should be cumulative, revise to include all
submitted blocks in Phase 1. This will allow quick confirmation that the total trip
generation does not exceed 5,000 per the Code of Development.
Cumulative trip generation has been added to Sheet C0.0.
8. [32.5.2(b); 4.12.6] Revise the parking chart to indicate how many spaces are required
and how many are provided. It is unclear what is required.
The parking chart has been revised on Sheet C0.1 to clearly indicate parking required and
parking provided.
9. [4.12.15] Parking spaces less than 18' in length must have a 2' overhang. Show the 2'
overhang to ensure that there are no conflicts with proposed grading, landscaping, etc .
A 2' overhang has been depicted and labeled on Sheets C4.0 — C4.1.
10. [32.5.2 (a)] Include the ZMA number on the plans with the zoning district note
(ZMA2018-003).
Zoning district note (ZMA 2018-003) has been referenced on Sheet C0.0 under Site
Information.
11. [32.5.2 (b)] Recommend moving the tracking information for both the units/density
(Table 4) and open space/amenities (Table 7) to sheet 2 so that all the tracking
information is on one sheet. In addition, there has been a major amendment submitted
for Village 1 (SDP2021-19), please make sure all information is captured on all plans and
is accurate within the tables.
Table 4 and Table 7 have been moved to Sheet C0.1 as requested. The changes to Village 1 per
Major Amendment SDP2021-19 are reflected throughout these updated plans.
12. [32.5.2 (n)] Provide the dimensions for all pavement, sidewalks, etc. Some are labeled,
but there are areas that are not dimensioned.
Dimensions have been included for all pavement, sidewalks, etc. on applicable plan sheets.
13. [32.5.2(n)] Label and provide dimensions for all walls.
Spot labels have been provided for all walls on Sheets C5.0 — C5.1. Additionally, maximum
heights have been provided on Sheets C4.0 — C4.1.
14. [32.5.2(n)] If lighting will be provided, it will need to be shown and a lighting and
photometric plan must be submitted with the final site plan in accordance with 4.17. All
lighting over 3000 lumens mut be cut off.
A photometric plan has been added to the plans. See Sheets E1.0 & E2.0.
15. [ZMA; Code of Development, page 13, 15] Show and label the 30' trail buffer area/line
on all sheets, it is hard to determine if there is a conflict with parking without it being
labeled.
Trail buffer has been labeled on Sheet C4.0.
16. [32.5.2(a)] Please note that the "Easement Plan" sheets are not and will not be
approved with this site plan. A subdivision plat will need to be submitted for the
easements. Easements can still be shown for reference, but a separate submittal and
approval will need to occur. This information should be incorporated into other sheets
and these sheets should be removed.
A note is included on Sheets C4.5 and C4.6 noting that the Easement Plans are included for
information only, and that separate easement plans will be submitted for approval.
17. [32.7.2.3] Pedestrian Access.
a. Provide ADA compliant ramps to connect sidewalks. There are sidewalks located
within the parking areas in Block 11 that would connect to adjacent blocks within
other blocks and ramps should be provided to allow safe access for pedestrians
and others with mobility impairments.
As discussed at the 8/11/21 site coordination meeting curb ramps have been provided
from Block 11 to adjacent blocks to increase connectivity. It was discussed that many
of these ramps are along walkways that are not ADA compliant, but the ramps have
been included for stroller and bike access and the sort.
b. The sidewalk that "jogs" within Block 12 would be difficult to traverse for people
with impairments and the corner will most likely end up being a dirt path. Could
the sidewalk be adjusted on the corner with the radius to create a straight
sidewalk along the proposed street?
The sidewalk "jog" has been eliminated from Block 12 as suggested.
c. Curb ramps and sidewalk connections should be provided to allow pedestrian
access to the existing Southwood to these blocks.
Curb ramps have been included at the intersection of Hickory and Horizon as generally
marked up. However, given that there are no existing walkways to connect to where
the curb returns tie to the existing road section of Hickory, curb ramps across existing
Hickory have not been provided at this time. When Hickory is extended with phase 2
these curb returns will be reconstructed, and the final curb ramps will be incorporated
at that time.
18. [32.5.2(u)] For NMDs the following is required in the site plan:
a. A phasing plan (this is important for comment #3 above).
A phasing plan has been provided on Sheet C2.2.
b. Building elevations for all new or modified structures.
Building elevations have been provided on Sheets C3.5 — C3.7.
19. [ZMA; COD page 15] It appears on the greenspace chart that the amount of greenspace
provided is way under what is required. QC all plans and accurately depict and make
adjustments as needed to the required greenspace.
All COD tables have been QC'ed for consistency across all Southwood plans.
20. [ZMA; COD page 16] Provide information regarding the amenity space as discussed
including seating, landscaping, etc that will be provided (see email dated 03/25/2021 to
Whitney McDermott). Not enough detail is provided to for approval compared to what
is required under the code of development. In addition, the 6,500 sq ft should not
include right of way.
The amenity space has been adjusted so as not to include right-of-way within the 6,500 SF.
Additional landscape details have been provided for the amenity space.
21. [32.5.7.9.7] Parking spaces of four spaces or more must be screened from streets and
residential zoned areas in accordance with this section. Screening needs to be provided
for the parking.
Parking lot landscape screening has been added for the parking spaces on block 11 to screen
from Old Lynchburg Rd. The grades between block 12 and Old Lynchburg provide screening
and the parking lot will not be visible from Old Lynchburg given the cuts in grade. There is also
an existing area of vegetation which is to remain between the block 12 parking lot and Old
Lynchburg Rd.
22. [32.5.7.9] Dumpster pads will need to be screened in accordance with this section.
A dumpster enclosure detail has been added to the plan set on sheet C3.2
23. [32.5.7.9] Street trees cannot be placed on top of pipes. In addition, proposed
easements may not permit trees within them. It is difficult to determine since only the
utilities and not the easements are shown on the landscape plans. Show the utilities and
easements so that it can be determined if the proposed landscaping is outside of the
easements and/or permitted within the easements.
The pipe and tree conflicts have been eliminated by moving the pipes. The landscape plans
have been updated to show the utilities in the background. Easements have been removed
along the extension of Horizon Road as the road is now proposed to be public.
CDD Engineering— Matthew Wentland 06-02-2021:
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. WPO202100022 is in the review process.
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. SUB202100079 is in the review process.
3. Show on the plans a 2' clear overhang area on 16' parking spaces. [18.4.12.16c6].
A 2' clear overhang area has been depicted on Sheets C4.0 — C4.1.
4. The maximum height of retaining walls per the Code of Development is 6'.
Acknowledged. Maximum heights for all retaining walls have been provided on Sheets C4.0 —
C4.1. No wall exceeds 6' in height.
5. Show the overland relief path for structures 120 and 126 in the event of clogging.
Overland relief paths have been shown on Sheet C5.1.
Fire Rescue — Howard Lagomarsino 06-04-2021:
1. Adjust the following turn radii to comply with fire apparatus access road requirements:
a. Southwood Apartments B access from roadway into parking lot apartments,
these turn radii need to be 25 ft.
All radii have been verified to be compatible with the turning of a NCHRP Report 659
2010 (US) Pumper Fire Truck (44 ft long). An exhibit with turning results can be
provided upon request.
b. The east entrance has a portion turning right that dead ends and turning left
crosses the front of the building, the turn radius for the left turn accessing across
the front of the building shows a 9 ft turn radius, this needs to be 25 ft.
All radii have been verified to be compatible with the turning of a NCHRP Report 659
2010 (US) Pumper Fire Truck (44 ft long). An exhibit with turning results can be
provided upon request.
c. The west entrance has a left turn to a dead end and a right turn that crosses the
front of the building. The turn radius for the right turn is showing a 5 ft turn
radius, this needs to be a 25 ft radius.
All radii have been verified to be compatible with the turning of a NCHRP Report 659
2010 (US) Pumper Fire Truck (44 ft long). An exhibit with turning results can be
provided upon request.
d. The turn radii from East Street into Southwood Apartment A, Buildings 1 and 2
need to be 25 feet.
All radii have been verified to be compatible with the turning of a NCHRP Report 659
2010 (US) Pumper Fire Truck (44 ft long). An exhibit with turning results can be
provided upon request.
e. The turn radii inside the parking area for Southwood Apartment A — buildings 1
and 2 need to be 25 feet where they currently show a 15 ft turn radius and
where the hydrant is locating (currently showing a section at 12 ft and a section
at 3 ft).
All radii have been verified to be compatible with the turning of a NCHRP Report 659
2010 (US) Pumper Fire Truck (44 ft long). An exhibit with turning results can be
provided upon request.
2. For Southwood Apartments A— Building 1 and 2 —the entrance and the entire lot serves
as the Fire apparatus access road, due to height of proposed buildings over 30 feet tall,
the entire route needs to have a travelway width of 26 ft.
It is agreed that the 26-foot width is necessary as the buildings are over 30 feet tall however
per appendix D of the international fire code section D105.2 this with is only required in the
immediate vicinity of the building. The additional width is required for the outriggers of the
truck to support the aerial firefighting equipment. The minimum 20 foot access width has
been provided up to the buildings with 26 feet provided adjacent to the buildings.
3. No parking signs are needed on the east side of East Street, and at hydrants.
No parking signs have been provided along East Street. Additionally, fire lane curb markings
have been provided at proposed fire hydrants. See Sheets C4.1— C4.2.
4. Parking spaces obstruct the FDC's, free standing connections at the hydrants for each
building would eliminate this without adjusting parking layout.
FDCs have been relocated near the hydrants for each building. See Sheets C4.0 — C4.1.
10. Provide a note of the required ISO fire calculation for the buildings.
ISO fire calculations have been provided on Sheet C1.4.
11. Indicate on the plan the latest ACSA flow test to ensure adequate fire flow per
calculation in comment #10.
Fire flow data is provided on Sheet C1.4.
12. There may be more than one hydrant for each set of buildings:
a. Provide the locations of required fire hydrants as determined by calculations in
#10 with spacing in accordance with the required fire flow calculation (minimum
of 500 feet and arranged so that no building is more than 250 feet from a
hydrant.).
The fire hydrants provided meet required spacing.
CDD Inspections — Betty Slough 06-02-2021:
1. Add the following note to the general notes page:
a. Retaining walls greater than 3 feet in height require a separate building permit.
Walls exceeding 4 feet in height require a stamped engineered design also. Walls
require inspections as outlined in the USBC.
This note is provided on Sheet C1.0.
2. Add the following note to the general notes page:
a. Accessible parking spaces, access isles, and accessible route shall be installed in
accordance with ICC ANSI A117.1-09 and 2015 Virginia Construction Code
This note is provided on Sheet C1.0.
E911— Elise Kiewra 05-28-2021:
Unacceptable Road Names:
East Street is not allowed as cardinal directions are not allowed. It will also need to be Horizon
Dr as it is a continuation of the proposed Horizon Dr. It is on pages 11, 21, 22, 23, 24
Per Part I, Section 4-e of the County Road Naming and Property Numbering Manual (page 10 of
PDF).
"Compass points such as North and East shall not be used in road names."
1. Eastbrook Dr and Eastern Avenue begin with a compass point.
East Street is no longer proposed, as this road will be a public continuation of Horizon Road.
New Horizon Dr is not allowed as "New" has been used more than 5 times. Also, other site
plans it is approved as Horizon Dr. pages 22, 23.
Per Part I, Section 4-1 of the County Road Naming and Property Numbering Manual (page 10 of
PDF).
"No proposed road name shall be approved which begins with a word that appears as the first
word in five or more official road names. Homophones and homographs are considered the
same word for the purposes of this restriction. The restriction also includes roads where the
first word is concatenated to subsequent words or contains different punctuation marks (e.g.,
Greensleeves Rd is considered to start with the "Green" or "Star's" is considered the same as
"Stars")."
2. MILL is the first word in over 5 road names in the County.
No roads are proposed with this project that begin with the word MILL.
RWSA — Dyon Vega 05-05-2021:
General Comments:
Was the water connection made for a previous plan already? I know we needed to close a valve
before you made a connection to the proposed waterline. I just want to make sure that was
already taken care of or planned for in the previous Southwood phase.
Yes, the water stub outs have been coordinated with previous Southwood phases to be provided with
valves to isolate future extensions with this plan. Water stub outs have been provided by SDP
202000048, SDP202100019, & SDP202100006.
RWSA will require a sewer flow acceptance prior to final site plan approval.
The request will need to be sent to us by ACSA and will include the following:
• Estimated average daily dry weather sewage flow (ADDWF).
• Point of connection into RWSA system (which manhole)
• Number of units/square footage
• Estimated in-service date
Acknowledged.
VDOT—Adam Moore 05-13-2021:
1. Comments have been addressed under separate cover.
Acknowledged.
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,
Bryan Cichocki, PE
Project Manager