HomeMy WebLinkAboutSDP202100071 Correspondence 2021-12-21f 608 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
December 21, 2021
Rebecca Ragsdale
County of Albemarle
Community Development
401 McIntire Rd
Charlottesville, VA 22902
RE: Southwood Blocks 11-12 — Final Site Plan Review — SDP20210-71 - Comment Response
Letter
Dear Ms. Ragsdale:
We have reviewed your comments from November 4`^, 2021 and made the necessary revisions.
Please find our responses to the comments below in bold lettering.
Outstanding Initial Site Plan Comments:
1. [Sec. 32.7.9.4 (b)(2)] Submittal of a tree conservation checklist with areas for tree
preservation identified.
*A signed checklist was added to Sheet L.20. However, the required items per the
checklist for tree preservation have not been adequately provided on the site plan,
including those listed below. Staff can provide examples if that would be helpful. The
following items shall be shown on the plan:
a. Trees to be saved;
b. Limits of clearing (outside dripline of trees to be saved);
c. Location and type of protective fencing;
d. Grade changes requiring tree wells or walls;
e. Proposed trenching or tunneling beyond the limits of clearing.
Tree protection fencing locations and details have been shown on sheets C3.1-
C3.4 and tree protection has been added to the grading and drainage plans for
clarity. There are no trees within the construction limits to be saved for Blocks
11-12.
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.
ENGINEERING I DESIGN I TECHNOLOGY
*1 am not sure why the plan set includes both Table 4 on Sheet CO.01 and the
Development Summary Table on Sheet C0.2. Also, there are no banking provisions in
Southwood. Please combine and simplify the information into one table and eliminate
any redundant tables. Block 11 should be broken down in all tables, such as 11A or 11B
for example, so the acreage, etc. associated with this site plan can be broken down and
tracked from the acreage associated with SDP202100066 for Blocks 9-the remainder of
11.
As confirmed via email coordination, all of the charts have been moved to sheets C0.1
& C0.2 and removed from the rest of the set. Table 4 (Density Regulations by Block
Summary) has now been combined with the development chart (see attachment for
all updated charts). The open space chart has been modified for clarity.
3. 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.
*Response letter indicates that swallowtail will be public. Some plan sheets label East
Street as private. Update all plan sheets to clearly indicate that proposed streets are to
be public and make sure ROW is labeled for each.
Per correspondence with VDOT, this road is now proposed to be public. Plan sheets
have been updated accordingly to reflect this change.
4. The 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.
*Comment not fully addressed. We will need to discuss how to resolve this issue
further. The road provides the only access to Block 11 units and parking. Road plan
approval and bonding will likely need to be in place before the site plan can be approved
for this block.
As confirmed via email, it is understood that the blocks 9-11 road plan approval and
bonding will be required prior to approval of this site plan. Blocks 9-11 builds the
roadway, and this 11-12 plan stripes the spaces to count the parking for the use on
this plan. A separate parcel is proposed to be created (with 9-11 plans) for Swallowtail
Lane to allow for shared maintenance between the two users (future HOA of towns &
PHA as block 11 owner). The new parcel for Swallowtail lane is also completely
covered by access easements for all users with the 9-11 plans.
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.
*Please provide me the SUB application number as I am not certain which BLA in our
system will address this comment. This is not addressed on the Village 1 plat.
A boundary line adjustment is under review with the County for Village 1 which
dedicates the right of way for Hickory and Horizon SUB202100036. In addition, a BLA
will be submitted associated with this plan to create the parcel of Block 11 as well as
consolidate the two parcels on Block 12 and dedicate the proposed right of way.
Limits of disturbance are shown on Sheets C3.2 — C3.4. Total acreage of the
development area is labeled on Sheets C4.4 and has been updated on the cover.
6. [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.
*[COD page 17] Update Table 3. Phase 2 information is not accurate according to the
proposed number of residential units and is not reflecting non-residential square
footage in the trip generation table.
As confirmed, Table 3 has been removed from the plan set and all the phases are
shown in the cumulative trip table.
7. [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.
*Comment not fully addressed. The table for this plan is not consistent with the format
for other blocks. Update the table to include the parking requirement of 1.5 space per
unit for apartments/multifamily. Note the origin of this calculation is the code of
development and the modification is only for Blocks 9-12.
The parking chart has been revised on Sheet C0.1 to match the format for the other
blocks and include the parking requirement of 1.5 spaces per unit for Blocks 9-12.
8. [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.
*This comment is not fully addressed. There are internal parking areas shown measuring
16' in both parking lots.
For spaces measuring 16', a 2' overhang has been provided and labeled on Sheets C4.0
— C4.1.
9. [32.5.2 (n)] Provide the dimensions for all pavement, sidewalks, etc. Some are labeled,
but there are areas that are not dimensioned.
*Comment not fully addressed. Road ROW width is not labeled in all cases.
Road ROW labels for Horizon Road (previously East Street) have been added to
applicable plan sheets.
10. [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 must be cut off.
*Lighting and photometric plans are included on Sheets El-E4. All lighting sheets need
to clearly label public road ROW. I understood Swallowtail to be public. The ROW is not
shown so I can confirm lighting is no more than 0.5-foot candles. I will need to confirm
that the fixtures proposed meet the definition of full cutoff in our ordinance.
Swallowtail Ln is included in the Southwood 9-11 submittal and is private, hence the
ROW is not shown for this roadway. Lighting sheets have been updated to label public
ROW for Horizon Road.
11. [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.
*This comment has not been fully addressed.
a. The 30' trail buffer must be measured from the edge of the ROW. There are
several plan sheets that show trail buffer in the ROW.
b. The required trail needs to be shown and labeled, with dimensions on the plan
sheets and indicate if there will be public access easements dedicated. The 10'
public access easement for the trail through the buffer in addition to
connections into Blocks in shown on Sheet C4.6. The notes are referencing the
initial site plan number for Blocks 9-11. Easements are dedicated via final plats.
This note needs to be revised.
c. A trail standard needs to be added to the plan sheet that meets the minimum
standards of the COD.
d. There appears to be grading in the trail buffer area. A replanting plan for those
areas according to the standard below must be provided.
The trail buffer callouts have been updated on the landscaping plans. Additional
callouts for tree protection have been added to the grading and drainage plans.
Additional plantings have been added where grading disturbs the trail buffer on Block
11 (see sheet L1.1).
The trail is being constructed with the Southwood 9-11 plans, which is why the trail
standard is not listed on these plans, and the trail is grayed back. The trail is a Class B
Type II trail.
The note on Sheet 4.6 has been updated to remove the reference to the initial site
plan for Blocks 9-11.
12. [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 adjust as
needed to the required greenspace.
*The chart is correct for Blocks 11 and 12. However, I have questions about the other
blocks in the chart that do not appear consistent with the Code of Development.
As confirmed, the open space chart has been modified on 11-12 to better
communicate the requirements and provisions for each block of development. This
format will also be used for Village 2 moving forward.
13. [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.
*This comment has been addressed. Planning has no further comment. However, I don't
have comments from all reviewers on the slip sheets that were provided after the final
site plan set was initially distributed.
Acknowledged, and it is understood there are no further comments on this area as no
further comments were provided.
14. [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.
*Comment not fully addressed. The site plan proposes clearing and grading along
property lines shared with TMP 76-51 and Old Lynchburg Road where the plan proposes
existing vegetation and topography to screen parking. It does not appear that any
vegetation will remain. A berm may be a permitted type of screening, but I will need to
confirm that and what standard height is acceptable. Types of screening permitted.
Screening shall consist of a planting strip, existing vegetation, a slightly opaque wall or
fence, or a combination thereof, to the reasonable satisfaction of the agent.
As confirmed via email, the large majority of the parking lot on block 12 is adequately
screened by the difference in grade where the parking lot is on average 3-4 feet lower
than the grades at the property line. This difference in grade is set back from the
property line an average of 20 feet, and it serves as a berm and visual barrier. We
have also included supplemental planting along this area within the property limits
where the grade is less than 3 feet. In addition, we have updated the plans to more
clearly callout tree protection for this area along the property limits.
15. [32.5.7.9] Dumpster pads will need to be screened in accordance with this section.
*Dumpster detail was provided. Confirm minimum requirements of Section 4.12.19(b)
are met: The pad shall extend beyond the front of each dumpster so that the front
wheels of a truck servicing the dumpster will rest on the concrete, but in no case shall
the length of a concrete pad be less than eight feet beyond the front of the dumpster.
The concrete pad has been extended eight feet beyond the front of dumpster in Block
11, shown on sheet 4.0.
Final Site Plan Comments:
1. Site information on cover sheet must be updated to reflect the acreage associated with
the site subject to this site plan and TMPs. Other Southwood parcels not associated with
this site plan are included. TMP 76-51A is not listed. Acreage for the site is shown on
Sheet C4.4 as 4.68 acres total and should be indicated on the cover sheet.
Acreage and TMPs have been updated on the cover sheet.
2. [ZMA; COD pages13] All building and parking setback lines, including minimum and
maximum, must be clearly shown on plan sheets. Setbacks from Old Lynchburg Road are
not clearly shown for example. Clearly distinguish on plan sheets between the
Neighborhood Service Area setbacks for the remainder of 11-12.
The minimum and maximum setbacks for the apartment buildings have been added to
the plans, see sheet C4.0 and C4.1. As confirmed via email, the Neighborhood Service
Area side setbacks are zero and as such no setbacks between the apartment buildings
and the Right -of -Way line with Old Lynchburg Rd are necessary. We have included a
dimension between the edge of the building in Block 2 (now labeled Apartment
Building 2) and the property line along Old Lynchburg Rd on Sheet C4.1.
3. [ZMA; COD pages 6 and 12] The code of development does not indicate a minimum
square footage for non-residential uses for these blocks. Has there been consideration
of any non-residential uses? I believe it was mentioned in one of our coordination
meetings the possibility of a daycare? Please clarify so we can provide site plan
comments, as necessary.
There is no commercial component proposed at this time. If this changes with possible
plans for a daycare, etc., we will go through the revision process with the plans to
update this accordingly.
4. [ZMA; COD pages 6 and 13] Proposed building heights are indicated on the cover sheet.
The illustrative building elevations shown on Sheets C1.5 and C1.6 are not to -scale.
Please update sheets to -scale and provide maximum height required (4 stories or 50',
15' stepbacks at 3 stories or 45' and)/proposed heights. Please show on plan sheets
information to confirm the COD requirement that fronts shall orient towards Hickory
will be met. Please indicate building numbers on the elevations on the elevation sheets
for Block 12. They are labeled as Buildings 1 and 2 on plan sheets.
Scale, proposed building heights, and orientation have been added to the building
elevation sheets to address these comments. Buildings have been renamed Building 1,
Building 2, and Building 3 for clarity between plan and building elevation sheets.
S. The buildings are labeled as 4% and 9% LIHTC? Other sheets indicate the project will be
100% affordable.
As discussed, all units are affordable units, but only these percentages of the units
specifically qualify for the LIHTC program.
6. Easements will need to be platted via a subdivision plat application which is separate
review and approval.
Acknowledged.
CDD Enaineerine— Matthew Wentland 10-11-2021:
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. Show and label all drainage and stormwater easements on the plans.
Drainage easements have been added to sheets C4.6 and C4.7.
Fire Rescue — Howard Laeomarsino 10-11-2021:
1. Based on the ISO calculation for the apartment buildings, there is a need for 2250 GPM
for one section and 2500 GPM for another section. The hydrant data suggests the tested
hydrants are all off of one line, which then suggests the required fire flow is not met.
The water supply must provide the required ISO fire flow calculation per County Code
32.7.6
Hydrant flow modelling has been updated as shown on Shts. C1.4 & C1.5. Based on
the modelling updates, there is 4,099 gpm available at H-4, which exceeds the fire
flow requirements. Further, each building is served by 2 hydrants, with one of those
hydrants being hydrant H-4 or H3 (2,918 gpm). The additional hydrants added for
coverage also serve the FDC's of the buildings which will only increase the combined
available flow should multiple hydrants be needed.
2. The turn radii were calculated for a pumper with 44 ft length. Ladder truck access is
required, and the ladder truck has an approximately 22-in wheelbase and overall length
of 47 feet. Please ensure calculation addresses the ladder truck access issue.
Turning radii have been verified to accommodate a 48 ft, 21-in wheelbase ladder
truck, the closest match we have in our software. A turning exhibit is attached to this
CRL.
CDD Inspections — Betty Slough 10-11-2021:
1. Replace note 34 of the General Notes with the following:
a. All water, sewer and fire lines require NEW inspection and testing procedures.
The ACSA performs any testing and inspections of the public sewer and water
main(s).
Note 34 of the General Notes section has been replaced with the above note.
2. Add the following note to the general notes page:
a. The Albemarle County Building Inspections Department (ACBID) does a visual
inspection and witnesses the testing of the building drain, water service pipe and
the sprinkler lead-in connection.
The above note has been added to the General Notes section.
3. Add the following note to the general notes page:
a. The developer/contractor is responsible to retain a Special Inspector as outlined
in the updated Albemarle County Policy for Site Utilities to perform the visual
inspection and testing of all utilities not covered by the ACSA or ACBID. This
includes building sewers, water and fire line branches between the main and the
meter(s)/building(s).
The above note has been added to the General Notes section.
4. Add the following note to the general notes page:
a. The Special Inspector's report must be submitted and approved by the
Albemarle County Engineering Department prior to a Certificate of Occupancy
being issued.
The above note has been added to the General Notes section.
E911— Elise Kiewra 10-12-2021:
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. The roadway has been renamed Horizon Rd.
New Horizon Dr and New Leaf Dr is not allowed as "New" has been used more than 5 times.
Pages 18,32,33.
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. NEW is the first word in over 5 road names in the County.
All roads starting with "New" have been renamed per the Southwood 9-11 submittal.
ASCA —Richard Nelson 10-15-2021:
1. Update ACSA General Water & Sewer Conditions.
The ACSA general notes have been updated to those dated September 14, 2021.
2. Some details are outdated. Please check all water/sewer details and update as needed.
Details are located on the ACSA website.
All water and sewer details have been checked and updated to those dated April 19,
2018 on the ACSA website.
3. Does it make sense to have the FHA and FDC on this side of the entrance? Will the FHA
be installed under this plan or 9-11? I'd like a tee and not a TS&V.
9-11 plan (SDP202100066) has been updated to place the FHA and FDC to the
southeast of that entrance. TS&V has been changed to a tee.
4. Call out private sanitary sewer lateral.
Sanitary labels have been added to plan Sheet C4.0 & C4.1.
S. Confirm as -built location of sewer to ensure all parts of structure (footers and overhang)
will remain outside of the easement.
Yes, sewer is confirmed to be in the correct location.
6. Update waterline based on 9-11 plans resubmittal.
The 9-11 limits have been updated to match those updated plans.
7. Does the fire department need an FHA up here as the FHA will be considered a
dedicated FHA to FDC?
The waterline layout in Southwood 9-11 has since changed. No appurtenances have
been added here.
8. Update to reflect approved connection location from Village 1 field revision. Show
irrigation tap.
Domestic Line'G' has been updated accordingly. See Sheet C4.0.
9. Call out 6" private sewer.
Sanitary labels have been added to plan Sheet C4.0 & C4.1.
10. Remove reducer.
The 8" x 6" reducer has been removed from Horizon Road near Hickory Street.
11. Adjust to 8" DIP.
The run of waterline along Horizon Road has been changed from 6" to 8" DIP.
12. Change from a 90-degree bend to a 8" x 8" tee and two 8" GV (with a stub out for
future)
Stub out has been added and connection adjusted at the entrance to Block 12.
13. Add a fire hydrant, tee from an 8" to a 6" with 6" reducer.
A fire hydrant assembly has been added near the entrance to Block 12.
14. Show water and sewer easement.
Water and sewer easements have been added to the layout and utility plans.
15. Adjust fire line, FDC line, and meter as shown on the marked -up plans.
The water service lines to Building 1 and 2 have been adjusted per the marked -up
plans.
16. Concrete ring required. Max adjustment is 12".
Callout has been updated for a concrete ring. The adjustment is less than 12" (
17. What is the Inv in? Internal drop? (Bldg. 12.2—SSWR EX.1)
Invert elevation is now included in the structure callout.
18. What is the Inv. In? (Bldg. 11 —SSWR EX.3)
Invert elevation is now included in the structure callout.
19. Remove tree from easement.
Tree has been moved out of easement.
20. Remove tree from easement.
Tree has been moved out of easement.
VDOT—Adam Moore 10-01-2021:
1. Alternate turn around for the end of Horizon Road will need to meet the minimum
dimensions as shown in the RDM Appendix B(1)-24. Please show the measurements for
construction and inspection.
Alternate turn around has been updated to meet the minimum standards for a T-Type
Turn around. Measurements have been added to sheet C4.1.
2. The commercial entrance radii from Horizon Road into parking lot for Block 12 does not
appear to meet the minimum required by RDM Appendix F-104. Please see table 4-3
Design Vehicle and Turning Radius by Land Use. 25' Radii should be shown for plan
acceptance.
Commercial entrance radii have been updated to 25' per table 4-3.
3. Storm drainage system could not be verified. Please include the drainage calculations
and details for review.
Acknowledged, calculations have been provided for review.
4. Stop sign and Stop Bar appear to be 20' or more than full car length from the location of
eye for sight distance. Please explain the discrepancy.
Stop sign and bar have been relocated to the location of the eye for site
distance/closer to the intersection.
S. Manholes in commercial entrance into Block 12 should be removed/relocated out of the
pavement area.
Manholes in the commercial entrance into Block 12 have been relocated out of the
pavement area.
6. Manholes in the edge of travelway and parking should be removed/relocated out of the
pavement.
Manholes in the edge of travelway and parking have been relocated out of the parking
spaces. One storm manhole is still intentionally within the pavement of Horizon Rd to
direct the alignment of the sewer outside of the tree plantings adjacent to the parallel
parking.
7. Landscaping plants and trees adjacent to the sight distance triangle will need to be
maintained in area between 2 and 7 feet above ground as a clear zone to preserve sight
lines and accommodate pedestrians. The HOA will be responsible for maintenance of
sight lines.
Acknowledged.
B. Please remove trees within 30' of intersections per B(1) 44 RDM.
All trees have been moved 30' from any intersection.
9. Type III Barricades and signage should be shown at road stubs.
Type III Barricades, end of roadway markers and no parking signs have been added at
to the turnaround stub.
10. Please review the tree choices proposed within the R/W. Plane Trees (Platanus
Occidentalis) is not an acceptable tree between the sidewalk and the street. Trees
between the sidewalk and curb should be small to medium sized to avoid the root lift
and damage to hardscape.
The Platanus occidentalis trees along within the R/W have been replaced with Ulmus
parvifolia 'Allee'.
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
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