HomeMy WebLinkAboutSDP202100037 Review Comments Initial Site Plan 2021-08-30s or et 401 McIntire Road, North Wing
Charlottesville, VA22902-4579
County of Albemarle
c r Telephone:434-296-5832
V COMMUNITY DEVELOPMENT DEPARTMENT WWW.ALBEMARLE.ORG
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July 1, 2021
Revised August 25, 2021
Justin Shimp
912 E High St.
Charlottesville, VA 22902
justin@shimp-en ing eering com
RE: SDP202100037 - SOUTH PANTOPS TOWNHOMES - INITIAL - DIGITAL
Dear Mr. Shimp:
The Site Review Committee has reviewed the development proposal referenced above. Initial comments
from the following divisions of the Department of Community Development and other agencies, as
applicable, are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (Engineer)
Albemarle County Architectural Review Board (ARB)
Albemarle County Information Services (E911)
Albemarle County Building Inspections
Albemarle County Department of Fire Rescue
Albemarle County Service Authority (ACSA)
Virginia Department of Transportation (VDOT)
Rivanna Water and Sewer Authority (RWSA)
Virginia Department of Health (VDH)
City of Charlottesville — Department of Utilities
Comments reflect information available at the time the development proposal was reviewed and should
not be considered final. However, the Site Review Committee has attempted to identify all issues that
will be required to be resolved prior to approval of the initial site plan.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
Kevin McCollum
Planner
Albemarle County Planning Services (Planner) —Kevin McCollum, kmccollum@albemarle.org —Required changes:
Review Comment Revisions 8/25/2021
Comments that have been addressed have been grayed out like this and comments that still need to be
addressed are left as is with any additional comment bolded and underlined like this.
Comments to be addressed prior to final site plan approval:
1. [32.5.2(a)] Please show setback lines on proposed lots. Revise proposed lot lines so that the end units
meet applicable side setbacks. This setback comment is addressed but Staff recommends Lots 12 and
37 are adjusted so that the proposed sidewalk does not cross lot lines. Please adjust the boundaries
and setbacks for these two lots so that the sidewalk is entirely outside of these individual lots.
a. Revise front setback information on Sheet C 1 to state "5 feet from the right-of-way or the exterior
edge of the sidewalk if the sidewalk is outside of the right-of-way." Revise side setback to state
"5 feet, unless the building shares a common wall." Comment addressed.
2. [32.5.2 (b) and 18-18.31 Please state the proposed use type and the applicable area & bulk regulations on
Sheet 1. For example, is this an R15 Standard Level Conventional Development? Is this a cluster
developer? Is this a standard or bonus level cluster development? Comment addressed.
3. [32.5.2(b) and 15.31 Please include lot sizes on each proposed lot. Comment addressed. The proposal
is R-15 standard cluster, so there is no minimum lot size. However, please show each individual lot
size on the Final Site Plan.
4. [32.5.2(b) and 4.12.61 Please provide one guest parking space per every four units. There does not
appears to be adequate width along the street to provide on -street parking. Where is guest parking
proposed?
a. Please see Fire Rescue comments for more information regarding on -street parking and where it
is/is not permitted.
b. If off-street parking will be provided to meet minimum parking requirements, this needs to be
shown on the initial site plan.
Comments addressed pending any additional Zoning or Fire -Rescue comment.
5. [32.5.2(d)] Please show all Steep Slopes — Managed and Steep Slopes — Preserved on Sheet C2. Please
clarify the legend that suggests some slopes are less than 25%. See Engineering Division comments for
further information. The initial site plan cannot be approved until Engineering comments #4 and #6 have
been addressed. Comment addressed. Prior to Final Site Plan approval an independent survev
report will need to be reviewed and approved certifving preserved steep slopes are less than 25%. If
it is determined that the Preserved Steep Slopes are not less than 25%, a Zoning May Amendment
(ZMA) must be approved by the Board of Supervisors. Alternatively, the site layout could be
revised to not disturb the Preserved Slopes, but this will likely require a new initial site plan
application.
6. [32.5.2(i)] Please identify whether the proposed streets will be public or private. Label the streets on
Sheets C3 and C4 and state the width of the right-of-way and label it as public or private. Comment
addressed.
7. [32.5.2(i)] Please see Fire Rescue comment #1. Additional information is needed on the initial site plan
in order for Fire Rescue to verify that all fire apparatus roads extend to within 150 feet of proposed
structures and other Fire Code requirements. Comment addressed pending any comment from Fire -
Rescue.
8. [32.6] Final site plan must comply with all applicable requirements of Section 32.6 prior to approval.
9. [32.5.2(a)] Please include the Flood Hazard Overlay, Steep Slopes — Managed, and Steep Slopes —
Preserved under the Zoning information on Sheet C1. Comment addressed.
10. [32.5.2(a)] Please correct the title to reflect the Initial Site Plan Number: SDP202100037. Comment addressed.
11. [32.5.2(a)] For any adjacent parcels visible on the drawings, please show the property lines and include a label
stating the owner name, TMP number, zoning districts, and present uses. Comment addressed.
12. [32.5.2(b) and 15.3] Please revise the Building Heights note on Sheet Cl to reflect the maximum
structure height as 35' not 65'. Comment made in error. The maximum permitted height in the R-15
zoning district is 65'.
13. 132.5.2 (f)] Please show and label the limits of the Water Protection Ordinance (WPO) buffer on the site
plan drawings. See Engineering Division comment #8b below for further information. Comment
addressed.
14. 132.5.2 (h)] Please show the limits of the Flood Hazard Overlay District (100-year floodplain) on all
applicable drawings. See Engineering Division comment #8a for further information. Comment
addressed.
15. [32.5.61 According to Albemarle County GIS the property is located in a State Dam Break Inundation
Zone. The initial site plan has been sent to the Virginia Department of Conservation & Recreation (DCR)
for review. Further comments from DCR may be forthcoming.
a. [32.5.2 (t)] On the final site plan, add a note to Sheet 1 stating that the parcel is within the Ragged
Mountain Dam State Dam Break Inundation Zone.
b. [32.5.2 (t)] Show and label the limits of the DBIZ on the site plan drawings.
Comments addressed.
16. [32.5.2 (k)(1), 32.6.2(g)] Any new easements required for water, sewer, drainage facilities, or any
proposed utilities will need to be reviewed, approved, and recorded prior to final site plan approval.
Please submit an easement plat application the County for review. The final site plan will need to be
updated so that all easements are shown and labeled identifying easement type, whether it's public or
private, a width dimension, and the recorded instrument with deed book and page number.
17. [32.6.2(d)] Please provide detailed plans for proposed water and sewer facilities, including all pipe
sizes, types and grades; proposed connections to existing or proposed central water supplies and central
sewage systems; location and dimensions of proposed easements and whether they are to be publicly or
privately maintained; profiles and cross sections of all water and sewer lines including clearance where
lines cross; all water main locations and sizes; valves and fire hydrant locations; all sewer
appurtenances by type and number; the station on the plan to conform to the station shown on the
profile and indicate the top and invert elevation of each structure.
18. [32.6.2(e)] Please provide detailed construction drainage and grading plans.
19. [32.6.2(f)] Please provide typical street sections.
20. [32.6.20)] Please provide a landscaping plan that complies with Section 32.7.9.
21. [32.5.2(e)] Please show existing landscape features as described in Section 32.7.9.4(c).
22. [32.5.2 (n)] Please provide dimensions for all proposed driveways. Ensure that each driveway meets minimum
width and length requirements to allow for required parking. See Engineering comment #7 for further
information.
23. [32.7.2.3] Please provide sidewalks along the full length of the property frontage along S. Pantops Drive.
Sidewalks along S. Pantops Drive should connect to abutting property lines.
c. [32.7.2.3 (b)] See VDOT comment 42. Provide a crosswalk across the private street driveway entrance
adjacent to S. Pantops Drive. Comment addressed aendina VDOT comment.
24. [32.7.8 and 4.17] If any outdoor lighting is proposed, please provide a lighting plan will need to be included
with the final site plan submission that complies with all applicable regulations specified in Section 4.17 of the
Zoning Ordinance. This includes:
a. Provide footcandle measurements within the property and along all property lines. Use a light loss factor
of 1.0 to determine footcandles on site.
b. [4.17.4 (a)] Provide manufacturer cut -sheets for all proposed outdoor luminaires.
c. [4.17.4 (a)] All proposed outdoor luminaries exceeding 3,000lumens must be full -cutoff fixtures. Please
provide documentation from the manufacturers that all fixtures will be full -cutoff.
d. Please state the pole height of all outdoor luminaires.
e. [4.17.4 (b)] Add a note stating, "The spillover of lighting from luminaires onto public roads and property
in residential or rural areas zoning districts shall not exceed one-half (%) foot candle."
f Please add a note to which states "Each outdoor luminaire equipped with a lamp that emits 3,000 or
more initial lumens shall be a frill cutoff luminaire and shall be arranged or shielded to reflect light away
from adjoining residential districts and adjacent roads. The spillover of lighting from luminaires onto
public roads and property in residential or rural areas zoning districts shall not exceed one-half
footcandle."
Please contact Kevin McCollum at the Department of Community Development at kmccollum@albemarle.org or 296-
5832 ext. 3141 for further information.
Comments From Other Reviewers:
Albemarle County Engineering Services (Engineer) — David James, diames2&albemarle.org — Requested changes,
see below.
1. Land disturbance is over an acre and operator will need to obtain grading permit price to land
disturbance. Applies
2. The VSMP plan will need to be approved and bonded before final plat approval. Applies
3. Submit drainage design & computations. Applies
4. Provide independent survey report certifying preserved steep slopes are less than 25% based upon
more accurate or better technical data. { 30.7.4 b. h. ) Applies
5. Provide screening shurbs. { 30.4.3.3 A. 2. ] Addressed.
6. Sheet 2: ldefAify pfese...ed and managed slopes. Please show steep slopes hatching so that it's more
legible. Addressed.
7. Sheet 3:
a. The street exceeds 10% (max) grade. [ACDSM, p. 19] Applies
b. Lots 15-25 driveways are under 18-ft length. Addressed.
c. Show entrance radius and type. Addressed.
d. Show signage. Applies
e. Show gutter. Applies
8. Sheet 4:
a. Identify the 100-year floodplain. N/A
b. Identify the stream buffer. N/A
9. The stormwater facility cannot be within the road ROW (whether public or private). Applies
10. Show SWM facility easement, drainage easements for those outside ROW. Applies
11. Provide safety railing for walls over 30-in in height. Applies
12. Provide details sheet:
a. Pavement sections, VDOT structure/types, etc. Applies
13. Provide profiles of roads, pipes & structures. Applies
14. Show unobstructed intersection sight distances. Addressed.
15. Slopes steeper than 3:1 have low maintenance (not grass) ground cover specified on the plan. Applies
16. Note: Submit retaining wall design for walls over 4-ft high. Applies
17. Note: Separate building permit for walls. Applies
Albemarle County Architectural Review Board (ARB) — Khristopher Taggart, ktagggq@albemarle.org — No
Objection (5/5/2021).
Albemarle County Building Inspections — Betty Slough, bslou hg @albemarle.org — Requested changes, see below.
Note to developer: Due to required distances from lot lines and structures as required by the NFPA,
underground propane tanks may be prohibited. Plan accordingly.
Albemarle County Information Services (E911) — Elise Kiewra, ekiewra&albemarle.org — Requested changes, see
attached (5/12/2021).
Albemarle County Department of Fire Rescue —Howard Lagomarsino, hlaQomarsino@albemarle.org—No objection
(8/16/2021).
Albemarle County Service Authority — Richard Nelson, melson@serviceauthority.org — See recommendations below
(6/8/2021).
1. I recommend SDP202100037 South Pantops Townhomes -Initial Site Plan For approval with the
following conditions:
a. Submit a PDF and 3 hard copies of the utility plan to ACSA for review.
b. Include proposed sewer connections.
c. Provide retaining wall detail near the existing sewer main.
Virginia Department of Transportation — Adam Moore, Adam.Moorekvdot.vir ig nia.gov and Doug McAvoy Jr.,
douglas.mcavoy@vdot.vir ig nia.gov—Requested changes, see attached (5/13/2021).
Rivanna Water and Sewer Authority —Victoria Fort and Dyon Vega, vfort@rivanna.org and dvega@rinavvan.org —
RWSA review not yet complete, comments or recommendations will be forwarded to the applicant upon receipt.
Virginia Department of Health— Alan Mazurowski, alan.mazurowski@vdh.vir ig nia.gov —No Objection, see attached
(6/7/2021).
City of Charlottesville Department of Utilities — Christian Chirico, chiricoc@charlottesville.gov — Comments below
(5/12/2021).
1. If natural gas service is required for this development, show the approximate location of the gas
mains and services within the development.
Albemarle County Zoning Services — Francis MacCall, fmaccall@albemarle.org — See attached recommendations
(8/27/2021).
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing r ~
Charlottesville, Virginia 22902
PLAN REVIEW COMMENTS - E911
APPLICATION#: SDP202100037
TMP: 07800-00-00-02000
DATE: 5/12/21
FROM: Elise Kiewra
ekiewra (a)albemarle.org
Geographic Data Services (GDS)
www.albemarle.orq/qds
(434) 296-5832 ext. 3030
This site will require two (2) new private road names. See visual below, "A" and "B" would each
need a road name. Per Sec. 7-200-B of the County's Road Naming and Property Numbering
Ordinance (Page 2 of PDF).
"It is intended by this article that all roads within the County which serve or are designed
to serve three or more addressable structures will be named; and that all addressable
structures within the County will be assigned property numbers.
We recommend providing three (3) candidate names for each road to our office for
review, in case your first choices are not acceptable.
A PDF version of the Ordinance and Manual can be found here:
https:Hgisweb.albemarle.org/gisdata/Road Naming and Propeny_Numbering Ordinance and Manu
M. ndf
Please consult the County's Road Name Index to check your road names prior to submittal. The
Index can be found here: hns:Hlfweb.albemarle.org/Forms/RoadNarnelndex
Parcel and mapping information can be found here:
httos:HQisweb.albemarle.ore/2Dv 51Niewer.asox
If you should have any questions, please do not hesitate to contact our office
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street (804) 7862701
Commissioner Richmond, Virginia 23219 Fax: (804) 786.2940
May 13, 2021
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Kevin McCollum
Re: South Pantops Townhomes — Initial Site Plan
SDP-2021-00037
Review # 1
Dear Mr. McCollum:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as prepared by Shimp Engineering, dated 26
April 2021, and offers the following comments:
1. Show geometric information (radii, widths, etc.) for the entrance and ensure they
conform to the appropriate sections of the Road Design Manual.
2. There is no cross -walk across the entrance connecting the sidewalks installed along Route
1140.
3. Provide warrant analysis for turn -lanes and signals.
4. Show sight distance triangles and profiles and ensure they conform with Table 2-5 of
Appendix F of the Road Design Manual.
5. Please show limits of mill and overlay in full lane widths required to complete this work
on plans, ensuring compliance with Standard Drawing WP-2. Also, please add the WP-2
detail to the plans.
6. This property has a temporary construction entrance installed that the Department was
unable to find a permit for. The Department will not review any more plans for this
property until there is a proper permit for this entrance.
7. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices 13(1) and F, as well as any other applicable standards, regulations or other
requirements.
Please provide a digital copy in PDF format of the revised plan along with a comment response
letter. If further information is desired, please contact Doug McAvoy Jr. at (540) 718-6113.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
May 13, 2021
Attn: Kevin McCollum
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
Blue Ridge Health District
VIRGINIA DPARtMEN1 OF HEALTH
9'
CO! =
Kevin McCollum, Planner
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: South Pantops Townhomes
Initial Site Plan
SDP202100037
Mr. McCollum:
ChabR.svM./Awemade
Hearth Depadment
1 138 Rose 41 Dive
Chanollesvile, VA 22903
Ofte 434-972-6200 1 fax 434-972-4310
June 7, 2021
As requested, I've reviewed the Initial Site Plan, dated April 26, 2021 for the proposed
development, referenced above. Since all proposed construction will be connected to
ACSA water and sewer systems, and there does not appear to be any existing septic
systems or private wells that will be affected, I have no objections.
If there are any questions or concerns, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Blue Ridge Health District
alan.mazurowskikvdh.vir ig nia. og_v
oe ace 401 McIntire Road, North Wing
$` Count of Albemarle Charlottesville,VA22902-4579
Y Telephone:434-296-5832
m COMMUNITY DEVELOPMENT DEPARTMENT WWW.ALBEMARLE.ORG
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August 27, 2021
Kelsey Schlein
Shimp Engineering, P.C.
912 East High Street
Charlottesville VA 22902
RE: SDP202100037 South Pantops Townhomes Parking Study / Request for Parking
Reduction per Section 4.12.12
Dear Ms. Schlein:
I have reviewed the parking study provided. I agree with your analysis. Per Section 4.12.12(b) of
Chapter 18 of the Albemarle County Code, the reduction of two guest parking spaces from ten to
eight is authorized to allow the development of the noted site plan.
If you have any questions, please contact me.
Sincerely,
Francis H. MacCall
Chief of Zoning, Deputy Zoning Administrator
Attachment: Copy of Parking Study
SHIMP ENGINEERING, P.C.
Design Focused Engineering
July 16, 2021
Kevin McCollum, County Planner
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: SDP202100037 South Pantops Townhomes
Parking Study I Request for Parking Reduction per Sec.4.12.12
Dear Mr. McCollum,
On behalf of the Applicant for SDP2021-37, an initial site plan known as "South Pantops Townhomes,"
we hereby request a parking reduction in accordance with Sec.4.12.12. This parking study is provided in
support of this reduction request and demonstrates how Transportation Demand Management (TDM)
tools reduce the number of parking spaces required to serve the proposed 40-unit townhome development.
Per the Albemarle County Zoning Ordinance, " TDM tools include, but are not limited to, mass transit, car
pooling, and park and ride lots." Per Section 4.12.6, multifamily units, including townhouses, shall
provide for a minimum of two (2) parking spaces per unit, for each unit with two or more bedrooms and
"if parking is provided on individual lots... rather than in lots or bays that are shared by all units in the
development, then one guest space per four units shall be provided." Following discussions with County
Staff regarding comment 4 from the comment letter dated June 9, 2021, we were informed the County
expects guest parking spaces to be provided in areas other than on individual townhome lots, such as on -
street or in shared bays. Comment 4 states, "please provide one guest parking space per every four units.
There does not appear to be adequate width along the street to provide on -street parking. Where is guest
parking proposed?' Although our interpretation differs from Staffs in that the Zoning Ordinance does not
specify the location of guest parking and we believe required spaces may be provided on individual lots,
we respectfully request review of this parking reduction request in accordance with Sec.4.12.12 which
specifically requests a reduction from two (2) required parking spaces within the development.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
With this 40-unit townhome proposal, Section 4.12.6 would necessitate that each unit is served by two (2)
parking spaces with an additional ten (10) guest parking spaces, for a total of 90 required parking spaces
within the development. The proposed development design provides for the two -space per unit
requirement on individual townhome lots as each unit will have a two -car garage and an 18'x18'
driveway leading to the garage, for a total of four (4) spaces per unit on each individual lot. Eight (8)
guest spaces are provided within a common parking bay, adjacent to Lot 12. As aforementioned each lot
will have four (4) spaces and so although two (2) required guest spaces are not provided in the shared
parking bay to meet the ten (10) guest space requirement, there will be parking to accommodate 168
vehicles within the development ((40 units x 4 spaces) + 8 guest spaces in shared bay)).
ACS DATA - TDM:
Data available from the American Community Survey (ACS) 5-Year Estimates provide support for a
reduction to parking minimums required by 4.12.6 by utilizing Transportation Demand Management
tools, as ACS data demonstrates that people utilize modes of transportation other than an individually
occupied personal vehicle.' For workers aged 16 years and over in households in Census Tract 105 in
Albemarle County, which includes the Pantops area and this development site, the following commuting
patterns were reported:
• Carpool: 2.6% of individuals reported carpooling
• Public Transportation:.9% of individuals reported taking public transportation
• Walked:.6% of individuals reported walking to work
• Taxicab, motorcycle, bicycle, or other means: 4.5% of individuals reported taking taxicab,
motorcycle, bicycle, or other means to work
• TOTAL: 8.6% of individuals reported commuting to work by means of transportation other than
an individually occupied vehicle
' Table: B08141 "Means of Transportation to Work by Vehicles Available" 2019 ACS 5-Year Estimates
httos:Hdata.census. eov/cedsci/table?t=Transuortation&g=0500000US51003 1400000US51003010500&tid=ACSD
T5Y2019.1308141
This data demonstrates that individuals living within Census Tract 105 in Albemarle County are utilizing
alternative modes of transportation and it is likely that individuals who live in the South Pantops
Townhomes community will adopt similar commuting trends as their neighbors elsewhere in Census
Tract 105. This Census Tract is increasingly urbanizing to develop in a manner that is consistent with
recommendations called for in the Pantops Master Plan which will promote increased walkability,
density, connectivity, and access to alternative transportation modes and networks. The 2% reduction in
required parking spaces is reasonable given that there is data to support that in this census tract 8.6% of
workers are utilizing TDM tools for their commutes.
PUBLIC FACILITIES AND TRANSPORTATION (MASS TRANSIT):
In addition to on -site development, South Pantops Townhomes proposes a public sidewalk along the
property frontage of South Pantops Drive, contributing to the overall Pantops pedestrian network. South
Pantops Drive features a complete sidewalk network on the opposite side of the street from the project,
from Riverbend Drive to State Farm Boulevard, allowing for adequate pedestrian circulation throughout
the area. Moreover, the existing sidewalk network provides connections to three Route 10 Charlottesville
Area Transit bus stops within a ten-minute walking shed of the South Pantops Townhomes site.
TRIP GENERATION:
ITE Trip Generation estimates demonstrate that there are 293 daily trips affiliated with this 40 unit
townhome community; this translates to 7.3 vehicle trips per day (VTPD) per unit.
TRIP GENERATION MANUAL
10"' EDITION
AM
PM
DAILY
Use
ITE
QTY
IN
OUT
TOTAL
IN
OUT
TOTAL
TOTAL
Description
Multi -Family
220
40
4
14
18
14
8
22
293
Housing (Low -
Rise
ITE Trip Generation estimates from the loth Edition Trip Generation Manual indicate that there would be
448 daily trips affiliated with a 40-unit single family detached community, or 11.2 trips per unit. Despite
this higher trip generation for single family detached units when compared to townhome units, which is
likely attributable to more vehicles entering and exiting the community, the Albemarle County parking
requirements for single family detached units and townhome units with 2 or more bedrooms are the same
at 2 spaces per unit. Given that the townhome unit type generates considerably less trips than single-
family detached units, we find that a reduction in two (2) required guest spaces is founded and that there
is no trip generation data to support that townhomes will generate more trips and relatedly, require more
parking than single family detached units.
In consideration of the 160 total on -lot parking spaces, the eight off -site guest spaces, ACS data
demonstrating residents utilize alternative forms of transportation, and ITE trip generation estimates, the
intent of providing one guest space for every ten units is achieved within South Pantops Townhomes.
Guests of residents would be adequately served by parking provided on residential lots and within the
shared parking bay.
Thank you for your time and consideration of this request. Please feel free to contact me with any
questions or comments.
Best regards,
Kelsey Schlein
Shimp Engineering, P.C.