HomeMy WebLinkAboutSDP202000063 Correspondence 2022-03-22 (4)SHIMP ENGINEERING, P.C.
Design Focused Engineering
March 10, 2022
Andy Reitelbach
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #1 for SDP202000063 HTC Area C Townhomes - Planning
Dear Mr. Reitelbach,
Thank you for your review of the initial site plan for RTC Area C Townhomes. This letter contains
responses to County comments dated June 5, 2020. Our responses are as follows:
General Information:
1. Include the application number for the final site plan on the cover sheet, SDP2020-00063.
Added to Cover Sheet.
Landscaping Plan:
2. Most of the street trees along the internal streets are not in the planting strips. They need to be
provided within the planting strips as part of the right-of-way.
Due to the tight spacing, this is not possible. I have done my best to optimize this site given
the numerous constraints. Trees which cannot be placed inside the ROW are within
landscape easements.
3. Provide the height at 10 years of maturity for the vegetation. That determines whether the
landscaping counts for the required canopy amount.
10-yr height provided.
4. Provide units for the table identified as "pavement."
Pavement units provided.
5. Revise the number of required street trees. The requirement is inclusive, so for example 750
linear feet of frontage requires 16 trees, not 15. (The first tree is planted at 0 feet, then 50 feet,
then 100 feet, and so on.) This comment applies to both Block II and Block Ill.
Street tree required number revised.
6. Street trees also need to be provided along Private Road C.
Street trees added for private road C.
7. Many trees are planted in very narrow spaces between driveways, which does not provide
sufficient space for the trees to grow in a healthy manner. Revise these locations or narrow the
driveways. There is a tree on top of the front stoop of Lot 24. Revise the location of this tree.
There is also a tree on top of the crosswalk and ramp adjacent to Lot 29. Revise the location of
this tree.
Driveways have been narrowed. I understand that we would ideally provide more space for
the trees, but between required roadway width, easements, and utilities, we are maxed out
on space for everything.
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
(32.5.2(b)l:
8. There are more parking spaces proposed on the site than are allowed by the Zoning Ordinance.
The Zoning Ordinance permits a 20% increase over what is required. 177 spots are permitted;
however, 215 are provided. The number of spaces should be reduced.
Parking has been revised after coordination with the home builders. Parking calculation
has been updated. Block 2 now has 17 % additional parking, Block 3 has 13 % additional.
Comments from SDP2020-00034 — HTC Area C Townhomes — Initial Site Plan Action
Letter:
f32.5.2(p)l Landscaping:
9. Provide a landscaping plan that complies with section 32.7.9.
See comments above in the "New Comments" section for comments pertaining to the
Landscape Plan.
Noted, these are provided.
132.5.2(o): Areas to be dedicated or reserved.
10. Identify all areas to be dedicated or reserved for public use.
More clearly identify whether the area of Block 2 that is located within the Connor Drive
right-of-way is proposed to be dedicated to public use. I was unsure if that area shown in
the inset on the top right of sheet 5 is included. Also, it appears that some right-of-way is
being dedicated to public use in Block III; however, that area is not identified or labelled.
It is not dedicated to public use, since Connor Drive is a Private ROW, that area will be
added to the existing private ROW/access easement.
11. An approved easement plat will be needed for the proposed utilities and stormwater facilities.
Once recorded, the deed book and page number(s) for the new easements will need to be noted on
the plan before final approval can be granted.
This comment has not been addressed. An easement plat must be reviewed and approved
prior to approval of the final site plan.
Easement plats are under review.
f32.5.2(k)l Proposed sewer and drainage facilities.
12. Depict these facilities and their dimensions. If necessary, an approved and recorded easement plat
will be required prior to approval of a final site plan and/or final subdivision plat.
This comment has not been addressed. An easement plat must be reviewed and approved
prior to approval of the final site plan.
Easement plats are under review.
132.5.2(b)l Information regarding the proposed use.
13. Revise the parking schedule to provide additional parking spaces. As single-family attached units
appear to be proposed, without common parking bays, an additional one guest space is required
for every four units. This requirement is in addition to the 2 spaces per units required.
The guest spaces cannot be included on individual private lots. They must be in common
parking areas open to all residents of the development. Revise both Blocks II and III to
include the required guest parking spaces in common areas. Be aware that the existing on -
street parking (such as in front of Block III) cannot be counted for the guest spaces either.
Noted. Shared spaces are now only located in common areas within each block.
912 E. High St.. Charlottesville, VA 22902 1434.227.51401 shlmp-engineenrig.rom
14. Identify the locations of the guest parking spaces on the site plan sheets.
Not fully addressed. See comment 13e above.
Guest space parking labelled in site plans.
15. Provide the square footage of the proposed individual lots.
Block II, Lot 1 is not labelled.
This has been fixed.
16. Lot 22 in Block Il cannot have a property line going through the middle of its driveway. Revise.
Comment not addressed. There are still several lots with property lines going
through the driveways (e.g., Lots 27 and 28, among others).
***It is also important to note that driveways used to meet the parking
requirements must meet the dimensions of parking spaces at 9 feet by 18 feet.
Many of the proposed driveways do not appear to meet this standard. Revise the
property lines and provide dimensions of the driveways and garages so that staff
can ensure all garages and driveways meet the regulations for parking spaces.
Property Gnefdriveway issues have been corrected. All driveways are now at least 9x18 feet
behind the property linetwithin the lot. Garage dimensions specified by the homebuilder,
and are a building code item outside of the purview of zoning regulations.
f32.5.2(i)1 Streets, easements, and travelways:
17. A private street request, with justification, is required if the lots are proposed to be subdivided.
What about Private Road C in Block II? Is that not also being requested as a private street,
since it provides access to the development, including the second access point required by
ACFR? Revise the private street request.
Private road C renamed to private road B2 — it is part of road B, with the same E911 name,
this is now updated in the request and throughout.
18. The private streets as shown do not meet the minimum requirements for private street design.
• Provide sidewalks on both sides of all private streets.
• Provide planting strips on both sides of all private streets.
A special exception application form and fee are required to be submitted for the requests
to waive sidewalks and planting strips in certain areas and to waive curb and gutter.
Please be aware that these items also require approval by the Planning Commission and
cannot be granted administratively by staff.
Curb and gutter now provided in all streets.
Private Road C should be included in all applicable waiver requests too. Road C (now b2)
does not need waivers, as all street requirements are provided. Sidewalks and planting
strips should be included on both sides of Private Road C or be included in the waiver
requests. Provided. Sidewalk and planting strip should be provided on the west side of the
Private Road A entrance. Provided. Crosswalks should be provided from the recreation
areas in the northeast and southwest to the sidewalks on the other side of the streets.
Provided, except for the northeast rec. Area which is greenspace. Additional sidewalk
would be counterproductive to provision of greenspace. Sidewalk along timberwood dr. Is
adequate access, besides the internal streets which will be utilized by residents as
pedestrians. Revise the sidewalk exhibit to also include those areas proposed not to have
planting strips. OK Planting strips also need to be provided along the existing public streets.
Provided. Pedestrian access should be provided from Connor Drive to the southwestern
recreational area. Provided.
912 E. High St.. Charlottesville, VA 22902 1434.227.51401 shlmp-engineenrig.rom
19. Private streets and private alleyways would require easements to permit the right of passage along
them. Deed book and page numbers for those easements will be required on the final site plan
before approval can be granted. Comment not addressed. Plat required.
Noted, this is covered with the subdivision plat.
20. Are interconnections with adjacent parcels proposed? There are areas on the south sides of Blocks
II and III that appear to be paved, but it is unclear whether they are proposed for interconnections.
Interconnections should be provided with adjacent parcels.
The road and sidewalks do not appear to go all the way to the property line. They need to
be constructed all the way to the property line. Otherwise, a construction easement may be
required to allow for that future interconnection.
Road A now goes all the way to the property line. A 6' construction easement has been
added to the property tine for future improvements.
21. Identify who is responsible for owning and maintain the existing private streets, including Connor
Drive and Laurel Park Lane. Demonstrate the right of access for this proposed development over
those existing private streets. The legal documents for those private streets may need to be
amended to permit the additional development requested.
Comment not addressed.
Added as a Cover sheet note "Private Road Maintenance". Connor Dr. Legal documents
will not need to be amended, however the new area added to Connor Dr. is subject to the
Connor Dr. maintenance agreements.
22. All proposed new streets will require names approved by E911.
Comment not addressed.
We coordinated with E911 for the road names and received their blessing.
f32.5.2(n)l Existing and proposed improvements.
23. Provide accessible ramps and crosswalks at all street crossings.
Additional crosswalks should be provided across the private streets in front of the
southwest and northeast recreational areas.
Mid -block crossings are generally to be avoided (VDOT direction), a crossing is provided
for the playground, but not the greenspaces.
24. Provide sidewalks along the existing streets (Timberwood Blvd. and Access Roads B, C, and D in
the COD) at a width that is in conformance with the requirements of Table C of the Code of
Development.
The sidewalk along Connor Drive must be at least 5 feet in width.
The sidewalk along Connor Drive is 5' in width.
25. Provide sidewalks to the front of each proposed dwelling unit from the main sidewalks/frontage.
A sidewalk must be provided from the front fagade of each unit to the sidewalk along the
street frontage.
Lead walks connecting to sidewalk are now provided for all units. Note that for Lots with
frontload garage (Lots 34-56), the lead walk connects the front stoop to the driveway, which
provides the paved connection to the street sidewalks.
912 E. High St.. Charlottesville, VA 22902 1434.227.51401 shlmp-engineenrig.rom
26. Provide dimensions for all parking spaces, including driveways. Comment not fully addressed.
There are still some driveways that do not have dimensions and are not uniformly shaped.
Driveways cannot be within street right-of-way. For parking spaces in driveways to count,
they must be fully outside of street right-of-way, whether that is public or private. The
driveways in the southeast corner are particularly problematic in their design.
Additional dimensions added. Not every single driveway is dimensioned, the number and
density of lines which this would create would be counterproductive to providing a clear
plan.
27. Note the maximum footprint of the proposed buildings.
Clarify whether the maximum building square footage of 1,005 square feet listed on the
cover sheet is per unit or per structure.
This is the max. unit footprint, clarified on C1.
132.5.2(n); ZMA2017-000051 Recreational areas and facilities.
28. Identify the amenities, as well as their locations, proposed for the recreational areas depicted in
Blocks II and VII. The Code of Development requires pocket parks and tot lots to be provided in
Blocks II and VII.
Identify the areas as pocket parks or tot lots. Is the tot lot area proposed to be fenced? What
is the feature between the whirl and the slide feature? A sidewalk should be provided from
the tot lot toward Connor Drive. Are any substitution of amenities requested?
There is one tot lot and 4 greenspace lots. Now labelled and clarified. The tot lot is fenced,
this is now shown and labelled. Features are now better labelled. A sidewalk is provided
from the tot lot toward Connor Dr. No amenity substitutions are requested.
29. Identify who will have ownership and responsibility for maintenance of the common areas,
including the recreational areas. Are these areas proposed to be dedicated to the County? Or will
a homeowners association (HOA) be responsible for their ownership and maintenance? legal
instruments creating the HOA and stating its responsibilities will be required prior to approval of
a final site plan and/or final subdivision plat.
Comment not addressed.
This is now noted in the "Recreational Areas" note on the cover sheet.
132.5.2(i), Chapter 141 Private Streets.
30. Private streets are shown on the site plan. A request for private streets is required to be submitted,
with justification for the private streets. This comment only applies if a subdivision of the blocks
into individual lots is proposed.
Comment not fully addressed. See comments in #14 above for more information.
Noted, request has been re -submitted.
If you have any questions or concerns about these revisions, please feel free to contact me at
keane@shimp-en 'ngi eering com or by phone at 434-299-9842.
Regards,
Keane Rucker
Shimp Engineering, P.C.
912 E. High St.. Charlottesville, VA 22902 1434.227.51401 shlmp-engineenrig.rom