HomeMy WebLinkAboutSDP202100070 Correspondence 2022-03-09608 Preston Avenue p 434.295.5624
Suite 200 IF434.295.1800
T I M M O N S GROUP
Charlottesville, VA 22903 wwwAimmons.com
March 8, 2022
Andrew Reitelbach
Senior Planner
Albemarle County Community Development
401 McIntire Rd
Charlottesville, VA 22902
RE: Old Trail Block 7C — Final Site Plan— SDP202100070 - Comment Response Letter
Dear Mr. Reitelbach:
We have reviewed all of your comments from November 12, 2021 and made the necessary
revisions. Please find our responses to the comments below in bold lettering.
1. [32.5.2(a)] Include the application number for this project on the cover sheet of the
plan.
Application number has been included.
Rev. 1: Clarify the application number for this plan (SDP2021-00070) and that for the
initial site plan, which is SDP2021-00036. The current title says "Initial SDP202100070."
Final Site Plan number has been added to the cover sheet.
2. [32.5.2(a)] Include the zoning designation for this property on the cover sheet that it is
NMD, Neighborhood Model District, and in accordance with ZMA2015-00001.
Zoning designation has been added.
Rev. 1: Comment addressed.
3. [32.5.2(a)] Include on the cover sheet the zoning overlay districts that these parcels are
subject to — Managed Steep Slopes.
Zoning overlay districts has been included.
Rev. 1: Comment addressed.
4. [32.5.2(a)] Has a special exception been approved for this property to allow a reduction
in the width of the WPO stream buffer around the pond? If so, provide the special
exception umber for reference, along with any conditions included with its approval. If
there is no special exception approved, either 1) the lots will need to be moved out of
the stream buffer, or 2) a special exception application will need to be approved by the
Board of Supervisors to allow such encroachment.
ENGINEERING I DESIGN I TECHNOLOGY
Rev. 1: This information needs to be included on the cover sheet of the final site plan,
under the zoning note —to include the date of approval by the BOS and the conditions
of approval by the BOS.
Information has been included under the zoning note on the cover sheet.
S. [32.5.2(a)] Subdivision and/or BLA plats will be required for any of the structures that
are proposed to be located on individual parcels. These plats will require review and
approval by CDD staff prior to their recordation at the courthouse. The plats must be in
accordance with Chapter 14 of the County's Ordinances.
Rev. 1: Comment remains.
Subdivision plat has been submitted for review.
6. [32.5.2(a)] Provide more information on the open space parcel that is proposed to be
adjusted along the west side of the property. Include this entire parcel on the site plan
so that staff can ensure all regulations for this parcel will still be met with the proposed
boundary line adjustment.
Rev. 1: This comment has not been addressed. The lot is being adjusted by significantly
more square footage than 300 sq. ft. It appears that entire residential lots are being
included in this area — Lot 45 and Lot 46. Staff recognizes that more information and
clarity may be provided once the proposed subdivision plat has been submitted for
review.
Since parcel D1 is also being included in this development, it needs to be identified as
such on the cover sheet, with all the appropriate information.
Subdivision plat has been submitted for review. D1 information has been added to the
coversheet.
7. [32.5.2(a)] Provide information on all abutting parcels, such as tax map and parcel
numbers and current owners.
Abutting parcel information has been included on Cover sheet.
Rev. 1: Comment addressed.
B. [32.5.2(b)] Provide on the cover sheet the gross residential density for both this phase
of the development and for Block 7 overall.
Rev.1: Comment not addressed.
Total gross density for Block 7 has been added to the cover sheet.
9. [32.5.2(b)] Provide on the cover sheet the percentage of the site proposed to be open
space.
Proposed open space percentage has been provided on Cover sheet.
Rev. 1: Comment addressed.
10. [32.5.2(b); 4.12.6] Parking. There is not sufficient parking provided for this development.
As attached units with parking proposed on individual lots, there must be 1 guest space
provided per 4 units. With 30 units proposed, a minimum of 8 guest spaces must be
provided on the site. Update the parking schedule on the cover sheet to reflect these
required spaces and identify the locations of these guest spaces on the layout plan. In
addition, several of the garages and driveways do not appear to meet the minimum
dimensional requirements to count as required parking spaces
Rev. 1: This comment has not been addressed. Guest parking spaces must be common
areas, not on individual lots. Provide at least 8 parking spaces in common areas to allow
for guest parking.
Provide dimensions for the garages and driveways. Staff cannot determine whether they
meet the required minimize size to count for parking spaces.
(8) On -street parking spaces have been striped for guest spaces. Dimensions have
been added to the parking spaces.
11. [32.5.2(b)] Provide the maximum amount of impervious cover on the site.
Maximum impervious cover has been provided on the Cover sheet.
Rev. 1: Comment addressed.
12. [32.5.2(b)] Provide the maximum amount of paved parking and other vehicular
circulation areas.
Rev. 1: This information needs to be on the cover sheet.
The maximum amount of paved circulation has been noted by the maximum
impervious cover on the cover sheet.
13. [32.5.2(d)] There are managed steep slopes on this property. Depict and label the
managed steep slopes on all applicable sheets of the site plan for staff to determine the
relationship of the proposed improvements to the locations of the managed slopes.
Rev. 1: Comment addressed.
14. [32.5.2(b)] More clearly identify the type(s) of residential development proposed for this
site, such as single-family attached, single-family detached, townhouse, etc.
Clarification has been included on the Cover sheet.
Rev. 1: Comment addressed.
15. [32.5.2(i)] Streets, easements, and travelways.
a. A separate submission of road plans will be required.
Acknowledged.
Rev. 1: Comment remains.
Road plans have been approved.
b. Identify all proposed access easements. Access easements will require an
approved plat.
An easement sheet has been added for clarification.
Rev. 1: Easement plat is required.
Subdivision plat has been submitted for review.
c. The existing Lindy Bain Loop trail appears to be located on proposed residential
lots. Either the trail will need to be moved or the proposed lot lines need to be
shifted. Revise the plan accordingly.
Rev. 1: Comment addressed.
d. Sidewalk and planting strip must be provided along the entire lengths of both
Orion Lane and Oldham Drive, as these are public streets. These features are not
currently shown along Lot 47 for Orion Lane, or along the greenspace and Lot 56
for Oldham Drive.
Sidewalk and planting strip has been provided along both Orion Lane and
Oldham Drive.
Rev. 1: A planting strip must be provided along Orion Lane at Lot 47.
Planting strip has been included through Orion along lot 47.
e. The sidewalk along the fronts of Lots 47-56 must be 5 feet in width.
Sidewalk width has been updated to 5 feet.
Rev. 1: Comment addressed.
f. Is the sidewalk along Lot 40 that connects to the trail proposed to be in the right-
of-way or in the lot? Appropriate easements will be required.
An easement sheet has been added for clarification.
Rev. 1: It is still unclear where the northern property line of Lot 40 is located,
whether at the edge of the private street or at the edge of the sidewalk.
Subdivision plat has been submitted for review.
g. As the sidewalk and planting strip along Old Trail Drive is depicted outside of the
right-of-way, it must have an access easement placed over it.
Rev. 1: Comment still applies. Easements have to be platted. Depicting them on a
site plan only is not sufficient. This easement will also require approval by VDOT.
Subdivision plat has been submitted for review.
16. [32.5.2(n)] Existing and proposed improvements.
a. Identify the square footage of the individual residential lots. As proposed
attached units, each lot must be a minimum of 1,000 square feet.
All individual residential lot square footage has been added for clarification.
Rev. 1: Comment addressed.
b. Provide accessible ramps with the sidewalks. These must be provided at the
street intersections.
Rev. 1: Comment addressed.
c. Confirm the width and length of each driveway and each garage. To count as
required parking spaces, there must be at least 9 feet of width provided for each
space. In addition, there must be at least 18 feet in length provided for each
space, either in the garage or for the driveway (outside of the right-of-way line).
Several driveways (e.g., Lots 40-43) and garages do not appear to meet the
minimum requirements and cannot count for required parking spaces.
Rev. 1: The widths of the garages and driveways do not appear to be labelled on
the layout plan.
An 18' driveway line has been included to avoid plan clutter. Lots 40, 41, and
42 are the only ones that cannot meet the 18' driveway. The smallest garage
width is 21'. Typical garage dimensions for each unit type have been added to
the plan and all counted spaces match the parking calculations shown on the
cover sheet.
d. Identify the front setbacks for Lots 47-56. As amenity -oriented lots, their front
setbacks must be measured from the open space.
Front setback for Lots 47-56 has been identified.
Rev. 1: The front setbacks of lots 47-56 have not been identified. The front
setback for these lots is measured from the open space.
The setbacks in this block are 0'. The houses are within maximum 25' of the
open space parcel line behind the sidewalk. Open space requirement is a
minimum of 30' per our COD so units would be outside of the maximum
allowable setback if required to be measured from the open space parcel along
Orion Lane.
e. The front -loading garages in Lots 40-46 must be shifted farther back from the
right-of-way. As front -loading garages, they must be located three feet behind
the principal or primary line of the front fa4ade of the houses (see page 9 of the
COD).
Rev. 1: Identify these dimensions on the plan.
3' dimension has been added to show the garage setback from the facade of
the house.
17. [32.5.2(o)] Identify all areas proposed to be dedicated to public use, and identify the
entity (VDOT, the County, etc.) to which those areas will be dedicated. The dedication
will require a plat or plats.
Rev. 1: Comment still applies. Plat required.
Subdivision plat has been submitted for review.
18. [32.5.2(j); 32.5.2(k)] Label all existing and proposed water, sewer, and storm drainage
easements by type and include a size/width measurement. For existing easements, state
the deed book and page of the recorded instrument. For proposed, easements, an
easement plat will need to be submitted, reviewed, approved, and recorded at the
courthouse prior to approval of the final site plan being granted.
Rev. 1: Comment still applies. Plat required for all new easements.
Subdivision plat has been submitted for review.
19. [32.5.2(I)] Label all existing and proposed utility easements by type and include a
size/width measurement. For existing easements, state the deed book and page of the
recorded instrument. For proposed easements, an easement plat will need to be
submitted, reviewed, approved, and recorded at the courthouse prior to approval of the
final site plan being granted.
Rev. 1: Comment still applies. Plat required for all new easements.
Subdivision plat has been submitted for review.
20. [32.5.2(n); 4.17; 32.7.8] A lighting plan that complies with sections 32.7.8 and 4.17 of
the Zoning Ordinance must be submitted with the final site plan, for any outdoor
lighting that is proposed on the site.
Rev. 1: Response Acknowledged.
21. [32.5.2(p); 32.7.9] A landscape plan that complies with section 32.7.9 of the Zoning
Ordinance must be submitted with the final site plan.
Rev. 1: With site plan review now occurring along this section of Old Trail Drive, street
trees will need to be provided in the strip along Old Trail Drive.
It is always preferred that street trees are located in the public right-of-way. If, however,
some trees are situated outside of the public right-of-way, they will need to be located
within an easement (with appropriate maintenance agreements) prior to approval of
the site plan/subdivision plat.
Provide calculations on how the trees included in the site plan reach a canopy of 12,212
sq. ft.
Trees have been added along Old Trail Drive. The canopy provided is now 15,322 sf
and is taken from the amount of canopy on the plant schedule that each species
provides and then multiplied by the number of trees of that species provided. The
added total is 15,322 sf on the revised plans.
22. [ZMA2015-00001] Identify the number of units proposed to be affordable, in
accordance with the ZMA. In addition, include the affordable unit language from the
proffers in the site plan.
Rev. 1: The approved proffer statement needs to be included as a sheet(s) in the site
plan.
Proffer statement has been added to the end of the sheet set as P1.0.
23. [32.5.2(r)] There are several units labelled "ADU" on the layout plan. Provide this
acronym in the legend to identify what it stands for. It is unclear whether it is proposed
to indicate "affordable" or "accessory" dwelling units.
ADU "Accessory dwelling units" has been noted in C4.0 Layout sheet.
Rev. 1: Clarify this label. It does not appear that any accessory dwelling units are
included with these parcels. They appear to be the designated affordable housing units.
If this is the case, the legend needs to be revised to identify these dwellings as the
affordable ones.
Legend has been revised to say affordable.
24. [General Comment] Provide an updated chart for Old Trail to include this phase,
identifying the number of residential units provided in each block, as well as the number
of affordable units, for staff to ensure the proffered requirements are continuing to be
met.
Rev. 1: Revise the chart. The proposed Affordable Dwelling Units do not appear to be
"for rent" apartments.
The updated chart has been included with the submittal.
Also, provide an updated chart for the green/open spaces in Old Trail to include the
proposed new areas in this block.
Rev. 1: It does not appear this chart was included with this submittal.
The updated chart has been included with the submittal and includes the green areas
throughout Old Trail in various blocks.
25. [General Comment] The HOA documents and other maintenance agreements for Old
Trail will need to be revised to include this phase of development and any
improvements that will be commonly owned by the HOA.
Rev. 1: Comment still applies.
Supplemental declaration will be updated with this development.
New Comments— Old Trail Block 7C Final Site Plan (SDP2021-00070):
1. [General Comment] The signature lines for the Health Department and the ARB need to
be removed from the signature panel on the cover sheet.
Line items have been removed.
2. [ACSA] Planning staff will defer to the Service Authority; however, it is likely that
structures cannot be located within ACSA easements. At a minimum, a portion of Lot
43's structure is located within the proposed ACSA easement.
Revised plans match the road plans which have been approved by ASCA.
Albemarle County Engineering Services — Engineer - Emily Cox (SDP202100036):
1. VSMP Plan WPO202100024 must be approved before final site plan can be approved.
WPO plan has been approved.
2. Road Plan SUB202100084 must be approved before final site plan can be approved.
Road plan has been approved.
3. Please show all easements on the landscaping sheet.
Subdivision plat has been submitted for review.
4. Updating public storm easement based on comments on WPO & Road Plan. Easement
will need to be recorded before final site plan can be approved.
Subdivision plat has been submitted for review.
5. Please add note regarding roof drain outlets. Ensure there are splash blocks to prevent
concentrated flow.
Splash block detail has been added to the notes and details.
Albemarle County Information Services — E911— Elise Kiewra:
1. Per site plan dated 09/13/2021, Page 10 says Orion Ln Ext, please update this to Orion
Ln. as that is the existing road name.
Road name has been updated.
Albemarle County Building Inspections — Betty Slough:
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.
Note #35 has been added.
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 the 2015 Virginia Construction Code.
Note #38 has been added.
3. Add the following note to the general notes page:
a. Where the flood level rims of plumbing fixtures are below the elevation of the
manhole cover of the next upstream manhole in the public sewer, the fixtures
shall be protected by a backwater valve installed in the building drain, branch of
the building drain or horizontal branch serving such fixtures. Plumbing fixtures
having flood level rims above the elevation of the manhole cover of the next
upstream manhole in the public sewer shall not discharge through a backwater
valve.
Note #39 has been added.
4. Add the following to the general notes page:
a. All roof drains shall discharge in a manner not to cause a public nuisance and not
over sidewalks.
Note #36 has been added.
5. Add the following note to the general notes page:
a. Buildings or structures build before January 1, 1985 must have an asbestos
survey performed in order to apply for a demolition permit.
Asbestos removal permits are required if positive for such from Albemarle
County and VDOLL Contact VDOLI for their additional requirements and permits
for demolition projects at 540.562.3580 x131.
Note #37 has been added.
6. Add the following to the general notes page:
a. Building and electrical permits are required for the tower, any structure greater
than 150 sq ft housing equipment, and the electrical service.
Note #40 has been added.
7. Replace note 34 of the General notes with:
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 has been revised.
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 developer/contractor is responsible to retain on 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 Special Inspector's report must be submitted and approved by the
Albemarle County Engineering Department prior to a Certificate of Occupancy
being issued.
acknowledged.
Albemarle County Fire -Rescue — (ACFR) — Howard Laeomarsino:
1. Your response letter indicates Fennel Rd was widened to 26 ft travelway with no parking
signs on both sides of the street. Sheet C4.0, labeled layout plan, on plans dated
09/13/2021, indicates Fennel Rd at 20 ft width for the travelway and only shows no
parking signs on one side. Due to the projected height of the buildings on this route,
there is a requirement to provide for aerial apparatus access with a 26 ft wide
travelway. Please correct the plans to indicate the changes you provided for in your
correspondence dated 09/13/2021 for Fennel Roads width and the no parking signs on
both sides of the street.
Revised plans match the road plans which have been approved by Fire & Rescue.
2. It is indicated in the correspondence letter that Orion Lane is 30 feet wide travelway
face to face. The plans submitted dated 09/13/2021 show 26 ft. as indicated on Sheet
C4.0. Please clarify and/or correct (Note: if the width, face to face is 30 ft, no parking
signs on one side as indicated in the correspondence dated 09/13/2021 is acceptable).
Revised plans match the road plans which have been approved by Fire & Rescue.
3. Correspondence dated 09/13/2021 indicates the addition of hydrant at the end of
Fennel Road. I do not see it anywhere on the plans dated 09/13/2021 that were
submitted. Sheet C5.0 shows moving an existing hydrant on Fennel Rd, near the
intersection of Oldham Drive, closer to the Road, but this one hydrant is insufficient to
provide a hydrant every 500 feet with the requirement for the arrangement to ensure a
hydrant within 250 feet of all structures (Consideration of placing a hydrant near the
corner of Orion Lane and Fennel Road meets the requirement for the spacing on Fennel
Road and positively impacts hydrant spacing for Orion Lane also)
Revised plans match the road plans which have been approved by Fire & Rescue.
Albemarle County Service Authority —ACSA— Richard Nelson:
1. Review pending; comments will be forwarded to applicant upon receipt by planning
staff.
Revised plans match the road plans which have been approved by ASCA.
Virginia Department of Transportation — VDOT — Adam Moore:
1. All traffic on private streets must stop before entering a public street. This includes
traffic on Fennel Rd crossing Orion Ln Ext through the intersection at the north end of
the subdivision. Please add "Stop" signs to show this.
2. Revised plans match the road plans which have been approved by VDOT.
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 434.327.5382 or email at
Jeremy.fox@timmons.com.
Sincerely,
Jeremy Fox, PE
Project Engineer III