HomeMy WebLinkAboutSUB202200076 Review Comments Final Plat 2022-07-29Cameron Langille
Principal Planner, Planning
County of Albemarle blangille@albemarle.org
Community Development Department - Department Telephone: (434) 296-5832 ext. 3432
Memorandum
To: Kris Winters, kwinters(a)roudabush.com; Joe Simpson, simpson(a)riverbenddev.com
Date: July 29, 2022
Re: SUB202200076 Galaxie Farm Phase 2 Final Subdivision Plat - Review Comments
The County of Albemarle Planning Division will grant or recommend approval of the plat referenced above once
the following comments have been addressed: [Each comment is preceded by the applicable reference, which is
to the Subdivision/Zoning Ordinances unless otherwise specified.]
Comments from Site Review Committee (SRC) Conditional Approval Letter (dated September 3, 2021) for
Galaxie Farm Preliminary Plat (SUB202100125) and Initial Site Plan (SDP202100059) applications:
1. 32.5.2 (c); 14-303 (F) and ZMA201800012] Please provide block/phase lines on the plan that correspond with the
block network shown in the Galaxie Farm ZMA. The total number of units proposed in each block must not
exceed the maximum units specified by the block table on Sheet 7 of the ZMA201800012 Application Plan. Unless
the applicant can demonstrate the number of units proposed in each block is consistent with the maximum
permitted by the Application Plan, a Special Exception must be approved by the Board of Supervisors (BOS) to
allow more units in specific blocks. Based on what staff can surmise from the current drawings, the following
blocks propose more units than what is approved per the Application Plan:
a. Block 1: 12 dwelling units allowed, but 14 are proposed. First submittal: Comment addressed.
SE202200021 approved by Board of Supervisors on June 15, 2022.
b. Block 4: 11 dwelling units allowed, but 13 are proposed. First submittal: Comment addressed.
SE202200021 approved by Board of Supervisors on June 15, 2022.
c. Block 5: 11 dwelling units allowed, but 13 are proposed. First submittal: Comment addressed.
SE202200021 approved by Board of Supervisors on June 15, 2022.
2. [ZMA201800012] The proposed layout of streets and lots within Blocks 2, 3, and 8 differ from the approved
Application Plan of ZMA201800012. Specific items to be addressed are as follows:
a. Road E (identified as Vera Rubin Place on the plat/plans) is not located in the same area west of the Block
7 Open Space as shown on the Application Plan. The Application Plan showed the Road E private street in
that location so that amenity -oriented lots could be provided in Block 2 that would front on the private
street and face the Block 7 amenity area. In order to provide Road E (Vera Rubin Place) as shown on the
preliminary plat/initial site plan, the road either needs to be a public road meeting all applicable
VDOT/County public road standards, or a private street authorization request must be approved by the
Planning Commission. If the applicant chooses to pursue the road as a private street, please submit a
written request for authorization of the private street under Section 14-233, and include all supplemental
information required to evaluate the request as specified in Section 14-234. The applicable fee for this
request is $823.68 and the request may be filed with the road plan application. First submittal: Comment
addressed. SE202200021 approved by Board of Supervisors on June 15, 2022.
b. The private street authorization for Road E was granted through the ZMA so that the private street would
only connect to Road C (Mary Jackson Court) and not connect to Road A.1 (Galaxie Farm Lane). However,
the preliminary plat and initial site plan show Vera Rubin Drive (Road E) now connecting to both Galaxie
Farm Lane (Road A.1) and Mary Jackson Court (Road C). Moving the private road as proposed will need
approval of a Special Exception application by the Board of Supervisors prior to approval of the road plans,
final site plan and final plat. First submittal: Comment addressed. Curbing has been added to the north
end of Vera Rubin Drive.
c. Block 8 open space area is located east (or in front of) the residential units in Block 3, but the Application
Plan shows Block 8 located to the west of Block 3. Moving the location of Block 8 as proposed will
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require approval of a Special Exception application by the Board of Supervisors prior to approval of the
road plans, final site plan and final plat. First submittal: Comment addressed. SE202200021 approved by
Board of Supervisors on June 15, 2022.
d. Please be aware that is the Board of Supervisors does not approve the Special Exception and or private
street authorization request, the final site plan and final plat will need to comply with the requirements of
the ZMA201800012 Application Plan. First submittal: Comment addressed. SE202200021 approved by
Board of Supervisors on June 15, 2022.
3. [General Comment] As of September 3, 2021, Engineering Division review is not yet complete. Road plans, final
site plan, and final plat must demonstrate compliance with all applicable Engineering Division comments.
Engineering staff have informed Planning Division staff that comments will be provided directly to the applicant in
the next 1-3 business days. First submittal: Comment not applicable.
4. [32.7.9.7; 14-419] Lots 1-4 are double frontage lots. Please label the 20' landscape screening buffer at the rear of
these lots on all applicable drawings. First submittal: Comment applies only to SUB202300183.
a. [14-303 (G)] Is the buffer intended to be subdivided off as a separate piece of land that will be owned and
maintained by the HOA? Or will this be a private landscaping easement within each lot? First submittal:
Comment applies only to SUB202100183.
b. [14-302 (A)(4)] and 14-317] If private easement, an instrument evidencing maintenance of all landscaping
within the 20' buffer easement will need to be provided with the final plat. First submittal: Comment
applies only to SUB202300183.
c. [14-302 (A)(4)] If private easement, please revise the callouts so that it states that it is a "private 20'
landscaping easement" on the final site plan and final plat. First submittal: Comment applies only to
SUB202300183.
5. [32.5.2 (a); 14-302(B)(8)] Please clearly show and label all required setbacks on lots on Sheets 3-5. This includes
garage setbacks as described in the footnotes on Sheet 7 of the ZMA Application Plan. First submittal: Comment
addressed.
a. It appears that incorrect front setbacks are drawn on lots 15-27 and 54-59. First submittal: Comment
addressed.
6. [32.5.2 (o); 14-303(D) and ZMA201800012] Please provide a block acreage table that states the acreage of each
block and the number of units proposed consistent with the table on Sheet 7 of the Application Plan. First
submittal: Comment stands. block acreage and unit counts are not provided. Staff sueeests orovidine a table on
Sheet V3 with this information (block acreage, unit type, and unit count for each unit type). Please also draw the
block lines on the layout sheets and add a label with the block number.
a. Ensure that all parcel boundaries, owner names, TMP numbers, acreages, and recorded instrument
numbers are added to the drawings for all parcels visible on the final site plan/final plat. First submittal:
Comment stands pending further reviews. See comment #27 below for further information.
7. [32.5.2 (b)] Please clarify where parking will be provided for each unit. Identify whether units will have garages
located on the individual lots. First submittal: Comment addressed, parking is being reviewed as part of site plan
and road plans.
a. Per Section 18-4.12.15, all parking spaces shall be established on the same lot with the primary use to
which it is appurtenant, except as authorized by section 18-4.12.8. Unless the Zoning Administrator allows
parking to be provided in a different location in accordance with Section 18-4.12.8, lots 22-27 will need to
be revised so that the minimum required parking is provided on each lot. First submittal: Comment
addressed, parking is being reviewed as part of site plan and road plans.
8. [32.5.2 (a); 14-302 (13)(7)] Please amend the watershed note on Sheet 1 to state whether that is a water supply
watershed. First submittal: Comment addressed.
9. [32.5.2 (f)] Show and label the limits of the WPO stream buffer across all applicable drawings. First submittal:
Comment addressed.
a. [14-302(B)(30)] Final plat must contain a note stating "The stream buffer(s) shown hereon shall be
managed in accordance with the Albemarle County Water Protection Ordinance. First submittal:
Comment addressed.
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10. [32.5.2 (k); 14-303 (E); 14-303 (L)] Please show the location of all proposed sewer and drainage easements. On the
final plat/site plan, revised the labels so they state either "public" or "private" and the easement type and
dimensions. First submittal: Comment may be addressed pending completion of Engineering Division and ACSA
review.
11. [32.5.2 (1); 14-303 (E); 14-303 (L)] On the final plat/site plan, please label all new utility easements as "public" or
"private" and state the easement type and dimensions. First submittal: Comment may be addressed pending
completion of Engineering Division and ACSA review.
12. [32.5.2 (e)] On the final site plan, please provide details about the existing landscape features that will preserved (if
any) as described in Section 18-32.7.9.4(c). State the general types of trees or shrubs that exist (e.g. deciduous
trees, caliper range at breast height, etc.) and label these features on the existing conditions drawing and the
landscaping plan. First submittal: Comment being reviewed with road plan and site plans.
13. [32.5.2 (n)] Please state the proposed surface materials for all parking lots, travel ways, walkways, etc. in a label on
the site plan drawings. First submittal: Comment being reviewed with road plan and site plans.
14. [32.5.2 (n)] Please identify all proposed recreational areas and amenities. Per Sheet 6 of the Application Plan,
Blocks 7 & 8 can both feature trails, playgrounds, etc. The site plan only identifies those areas as open space and
no amenities are shown. The final site plan must demonstrate compliance with all applicable regulations from
Section 18-4.16 related to recreation prior to approval. First submittal: Comment may be addressed pending
applicant response. Please verify the intended timing for approval of site plan (i.e. prior to final plat approval or
after final plat approval).
a. [ZMA201800012] The site plan does not show a clubhouse within the Block 8 open space parcel (Open
Space B). Clubhouses are one of the permitted uses specified on Sheet 6 of the Application Plan. Please
explain whether a clubhouse is proposed or has been considered. If a clubhouse will be provided,
associated parking must be provided in Block 3, per notes under the table on Sheet 6 of the Application
Plan. These does not appear to be much space available for any off-street parking. First submittal:
Comment may be addressed pending applicant response. Please verify the intended timing for approval
of site plan (i.e. prior to final plat approval or after final plat approval).
15. [32.5.2 (n)] The Vera Rubin Place connection to the emergency access road on the adjacent parcel (TMP 091A1-
00-00-OOOEO) will need to have bollards installed to prevent use of that emergency access by private vehicles.
First submittal: Comment being reviewed through road plan and site plan applications.
16. [14-302 (A)(4) and 14-302 (A)(5)] Prior to final site plan approval, an easement plat application must be submitted,
reviewed, approved, and recorded for all proposed public and private easements. First submittal: Comment stands.
If the applicant intends to get the plat approved prior to approval of the final site plan. then this comment is no
longer applicable. However, if the applicant intends to get the final site plan approved prior to the final plat, a
supplemental easement plat application must be submitted, reviewed, approved, and recorded prior to the final
plat. Please provide information on the applicants intent for timing of the plat/site plan approvals.
17. [32.6; 14-311] Prior to final site plan and final plat approval, a Water Protection Ordinance (WPO) plan and Road
Plan Application must be approved. See Engineering Division comments for further information. First submittal:
Comment stands. WPO not vet approved.
18. [14-317] An instrument evidencing maintenance of all required improvements that will not be owned or
maintained by the County is required with the final plat. This includes private street and alley easements, sidewalk
easements (if applicable), buffer easements, landscaping easements (if applicable), etc. First submittal: Please add
the following note to the plat: "Unless specifically denoted as public. the streets and other reauired
improvements in this subdivision are private in nature and will not be maintained by either the Virginia
Department of Transportation or any other public agency. The maintenance thereof is the mutual obligation of
the affected lot owners. Failure to maintain the improvements in substantially the same condition as originally
approved by the County may constitute a violation of County ordinance(s)."
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19. [4.17] Please provide a full lighting plan with the final site plan in compliance with Section 4.17 of the Zoning
Ordinance with the final site plan. First submittal: Comment only applies to final site plan.
20. [14-434] Prior to final plat approval for any block, streets serving and within each block must be built or bonded.
First submittal: Comment stands.
a. [14-311 and 14-316] Approval of a road plan application is required prior to final site plan and plat
approval. This is required to demonstrate compliance with County and VDOT road design requirements.
Additional comments regarding street design and requirements may be forthcoming pending completion
of Engineering review. First submittal: Comment stands. Once road plans are approved, this comment will
be addressed.
21. [32.6] The final site plan must comply with all applicable requirements of Section 32.6 and 32.7 prior to approval.
First submittal: Comment only applies to final site plan.
22. [32.7.9] Please provide a landscaping plan that complies with all requirements of Section 32.7.9 on the final site
plan. This includes the following:
a. [32.7.9A (c)] Existing landscape features as described in this Code section. First submittal: Comment only
applies to final site plan.
b. [32.7.9.5] Street trees 50 feet on center along roads A.2, B, C, D.1, and D.2. First submittal: Comment only
applies to final site plan/road plan.
c. [32.7.9.6] Minimum 5% of overall parking area landscaping, including one tree per every 10 parking spaces
proposed. Please provide a calculation on the landscaping plan identifying the percentage and sq. ft. of
required and proposed parking area landscaping. First submittal: Comment only applies to final site plan.
d. [32.7.9.7] Screening for double frontage lots. First submittal: Comment only applies to final site plan/road
plan.
e. [32.7.9.8] Minimum total landscaping canopy for the site area. Site area is calculated as described in
Section 32.7.9.8 (c). Please provide a calculation on the landscaping plan identifying the percentage and sq.
ft. of required and proposed canopy area. First submittal: Comment only applies to final site plan.
f. All proposed landscaping must be species identified on the Albemarle County Approved Plants List. First
submittal: Comment only applies to final site plan.
g. Canopy areas for specific tree and shrub species can be obtained from the Plant Canopy Calculations
table. First submittal: Comment only applies to final site plan.
23. [32.7.9.9] Please add a note to the Landscape plans stating, "All landscaping shall be installed by the first planting
season following the issuance of the first certificate of occupancy within the development." First submittal:
Comment only applies to final site plan.
24. [32.7.9.9] Please add a note to the Landscape plans stating "All landscaping and screening shall be maintained in a
healthy condition by the current owner or a property owners' association and replaced when necessary.
Replacement material shall comply with the approved landscape plan." First submittal: Comment only applies to
final site plan.
25. [ZMA201800012] Final site plan and plat must demonstrate compliance with tracking requirements for providing
affordable housing units as provided on Sheet 10 of the Application Plan. Additional comments related to
affordable housing units proposed may be forthcoming at time of final plat/site plan review. First submittal:
Comment stands, please identify which lots/units in Phase 2 will be affordable units as required by the ZMA.
New Comments Final Plat:
26. [14-302 (A)(5); 14-431] All new public drainage and stormwater easements will require separate deeds to be
recorded with the plat. Deeds will be prepared by Engineering Division staff once all other comments for plat
revisions have been addressed.
27. [14-302 (A)(5),14-414] Pending completion of ACSA review, water and sewer easements may need revisions.
ACSA comments will be sent to applicant once ACSA staff have completed their review.
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28. [14-302 (A)(11)] Prior to approval of this plat, please update Sheet V2 so that it states the TMP numbers and
recorded instrument numbers of all lots within Phase 1 that are under review with SUB202100183.
a. For any public right-of-ways created with SUB202100183, please update the road labels to state the
recorded instrument number that dedicated the ROW.
29. [14-302 (13)(1)] Please add a date of last revision.
30. [14-303 (C)] Curve lines C1 through C27 are shown on Sheets V6-V9. Curve lines C31, C32, C33, and C36 are
shown on Sheet V7. Please address the following:
a. Identify where curve lines C28 through C30, and C34 and C35 are located. Label them on the plat.
b. Add the missing curve line data to the tables on Sheet V9.
31. [14-303 (G)] Please identify who will own the proposed private street (Vera Rubin Place) shown on the plat.
32. [14-303 (N)] Please add a note to the plat stating: "Unless specifically denoted as public, the streets and other
required improvements in this subdivision are private in nature and will not be maintained by either the Virginia
Department of Transportation or any other public agency. The maintenance thereof is the mutual obligation of the
affected lot owners. Failure to maintain the improvements in substantially the same condition as originally
approved by the County may constitute a violation of County ordinance(s)."
33. [14-413; 14-426; 14-4281 The plat identifies a 0.098 acre are as new public right-of-way "Galaxie Farm Lane (A)"
being dedicated to public use. VDOT comments indicate that the existing private street (Galaxie Farm Lane) in that
area may not meet standards for acceptance into the public road system. Please address the following:
a. Clarify why that land is proposed to be dedicated to public use.
b. [14-413 (A)] Provide information on if the developer plans to improve the portion of Galaxie Farm
Lane within that area through the road plans.
34. [General comment] Additional comments may be forthcoming pending completion of review of this plat by all
members of the Site Review Committee. As of 7/29/2022, several members of the SRC have not yet completed
their reviews, please see below.
Please contact Cameron Langille in the Planning Division by using blaneille@albemarle.ore or 434-296-5832 ext.3432 for
further information.
Comments from Other Reviewers:
Albemarle County Engineering Division - John Anderson, 4anderson2@albemarle.ore - Review not yet complete,
comments or approvals will be forwarded to the applicant upon receipt.
Albemarle County Architectural Review Board (ARB) - Khris Taggart, ktaggart@albemarle.ore - Review not yet complete,
comments or approvals will be forwarded to the applicant upon receipt.
Albemarle County E911 - Andy Slack, aslack@albemarle.org - No objection.
Albemarle County Inspections - Betty Slough, bsloueh@albemarle.org - Review not yet complete, comments or approvals
will be forwarded to the applicant upon receipt.
Albemarle County Fire Rescue - Howard Lagomarsino, hlaeomarsino@albemarle.ore - No objection.
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Albemarle County Service Authority - Richard Nelson, rnelson@serviceauthority.org - Review not yet complete,
comments or approvals will be forwarded to the applicant upon receipt.
Virginia Department of Transportation (VDOT) - Doug McAvoy, douelas.mcavoyC@vdot.vireinia.eov - Requested changes,
see attached.
Rivanna Water & Sewer Authority (RWSA) - Dyon Vega, devreview@rivanna.ore - Review not yet complete, comments or
approvals will be forwarded to the applicant upon receipt.
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street (804) 7862701
Commissioner Richmond, Virginia 23219 Fax: (804) 7862940
July 20, 2022
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: Galaxie Farm Phase 2 — Final Plat
SUB-2022-00076
Review # 1
Dear Mr. Langille:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as prepared by Roudabush, Gale, & Assoc.,
dated 6 April 2022, and offers the following comments:
1. Sheet 5 of the Road Plan (SUB-2021-00179) shows a sight distance easement that is not
reflected on this Plat. While VDOT will not maintain within this easement, it is essential
for the HOA to legally access Lot 59 (through which the easement passes) to maintain the
sight distance left from the northern section of Vera Rubin Place.
2. Add a note: "VDOT will only maintain within the drainage easements to the extent
necessary to protect the road."
3. Add a note: "VDOT will not maintain sight lines for private entrances or roads."
4. Add a note: "Landscaping plants and trees within the right-of-way 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."
5. Add a note: "If private streets are desired to become public in the future, they must be
improved to VDOT's prevailing requirements at no cost to the Department before
acceptance."
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
July 20, 2020
Attn: Cameron Langille
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,
Doug McAvoy Jr., P.E.
Area Land Use Engineer
Charlottesville Residency