HomeMy WebLinkAboutSDP202200043 Review Comments Final Site Plan and Comps. 2022-11-11c or nt 401 McIntire Road, North Wing
Charlottesville,VA22902-4579
County of Albemarle Telephone: 434-296-5832
COMMUNITY DEVELOPMENT DEPARTMENT WWW.ALBEMARLE.ORG
Memorandum
To: Philip Horwitch; American Helios Constructors, LLC (phorwitchgamericanhelios.com)
From: Andy Reitelbach, Senior Planner II, Planning Division
Date: November 11, 2022
Subject: SDP2022-00043 — Rivanna Solar — Final Site Plan; 2"d Submittal
The Planner for the Planning Services Division of the Albemarle County Department of Community
Development will recommend approval of the plan referred to above when the following items have been
satisfactorily addressed. (The following comments are those that have been identified at this time.
Additional comments or conditions may be added or eliminated based on further review.)
New Comments — First Review of Rivanna Solar — Final Site Plan (SDP2022-00043):
1. [32.5.2(a)] The application number for this project is SDP2022-00043. Revise the cover sheet to
include this number. Comment addressed.
[32.5.2(a)] Identify the areas of critical slopes on the property. All such areas must be identified on
every sheet. Construction cannot occur on critical slopes. Clarify these locations. I see labels on
the overall plan sheet. However, it is difficult to tell these areas apart from other features.
Ensure the critical slopes are identified on all plan sheets.
2. [32.5.2(a)] The legend references sheet C-300 for several items, such as the gates and fencing.
However, no sheet by that number is included in the site plan set. Include all such sheets in the site
plan set. What is the fence made of and its design? Comment addressed.
Comments from SDP2022-00013 — Rivanna Solar — Initial Site Plan Action Letter:
The original comments from the review and action letter for SDP2022-00013 are in gray font. Follow-up
comments from the review of the final site plan, SDP2022-00043, are in black font. Please address these follow-
up comments as well.
2. [SP2019-00010] The final site plan must demonstrate conformance with all of the conditions
approved by the Board of Supervisors with the special use permit request SP2019-00010. See the
attached Action Letter and Resolution. Comment still applies. The following items do not
appear to demonstrate conformance at this time.
a. The staging and temporary parking area is not located in the same area as shown on the
approved special use permit concept plan. For clarification, this comment discusses the
"equipment yard" identified on the SDP's concept plan. This yard is not depicted on the
stie plan.
b. There is a road crossing the stream buffer that does appear on the concept plan. However,
it looks like that road may already exist. Please clarify. Comment addressed.
c. The area of solar panel development between parcels 93-46B and 93-46A extends closer
to Buck Island Road than is shown on the concept plan. Revise the site plan to match the
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envelope area shown on the concept plan. Provide the email from Bill Fritz and Francis
MacCall for review and so it can be added to the file for this application.
d. Provide the setback measurements from the property lines to the perimeter fencing.
Comment addressed.
e. Identify the locations of the inverters so that staff can determine whether they meet the
requirements of condition 43 of the SUP. The row of inverters closest to parcel 9346 do
not appear to be the required 100 feet from the property line.
f. The utility access entrance is not permitted, as it is not shown on the concept plan.
Comment addressed.
g. What are these areas on the site plan (see figure below)? There do not appear to be labels
for them. Comment not addressed.
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3. [General Comment] The final site plan must demonstrate conformance with all requirements of
Section 18-32.6 of the Zoning Ordinance. The checklist for the initial site plan requirements is
helpful as a good place to start. That checklist can be found at the following link:
hft)s: //www. albemarle. or2/home/showoublisheddocument/ 1014/637540811404730000.
Comment still applies.
4. [32.5.2(a)] Provide the boundary dimensions of the site. Comment addressed.
5. [32.5.2(a)] On the cover sheet of the plan, provide the zoning district, and all zoning overlay
districts, that apply to the subject property. Comment addressed.
6. [32.5.2(a)] Provide a copy of the approved special use permit, including all conditions of the SUP,
on the site plan. Comment not addressed. A copy of the SUP must be included in the site plan
set, preferably as one of the first few sheets of the set.
7. [32.5.2(a)] On the cover sheet of the plan, provide the assigned site plan number. Comment
addressed.
8. [32.5.2(a)] On the cover sheet of the plan, provide a signature panel for the signatures of all
relevant County and partner agency officials, for when the site plan is ready to be approved. Not
fully addressed. More lines are needed, along with labeling the signature lines with the
appropriate departments/agencies. Add one additional line for the Planning Division.
9. [32.5.2(a)] On the cover sheet of the plan, provide the setback lines for the appropriate zoning
district. Comment partially addressed. There is a setback schedule in the top right corner of
Sheet C-200 that differs from the RA setbacks. Where is this schedule coming from? In
addition, setbacks for the inverters is not depicted. Where is the "SUP 100' + 50"' setback
note coming from? What is this setback for?
10. [32.5.2(b)] On the cover sheet of the plan, provide the proposed use and the maximum acreage of
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the site occupied by each use. What is the area proposed to be enclosed by the fencing as part
of the "solar development envelope"? Comment addressed.
11. [32.5.2(b)] On the cover sheet of the plan, provide the percentage and acreage of open space. How
is this open space being calculated? It appears that the area of solar panels is significantly
more than 10 acres, or 11% of the site area. Comment addressed.
12. [32.5.2(b)] On the cover sheet of the plan, provide a schedule of parking on the site, including the
amount of parking required by the ordinance, and the amount of parking actually provided on the
site. If no parking is proposed with this project, provide a letter addressed to the Zoning
Administrator with a request for no parking and the justification for this request, including
identifying where any maintenance vehicles or other employee cars would be parked on the
site when work is being done on the facility. Not addressed. Request for no parking still
required to be submitted for review.
13. [32.5.2(b)] On the cover sheet of the plan, provide the maximum amount of impervious cover on
the site. Ensure this impervious cover calculation is consistent with the most recent guidance
provided by VA DEQ in their memos that were previously provided to the applicant. It
appears that this calculation may not be consistent with all the information provided in that
memo. Comment addressed.
14. [32.5.2(b)] On the landscape plan, provide the maximum amount of paved parking and other
vehicular circulation areas. Comment not addressed. A landscaping plan that complies with
Section 18-32.7.9 of the Zoning Ordinance must be provided. It does not appear that a
landscaping plan was provided. The plan should not be a separate document, but a sheet or
sheets within the overall site plan set. The maximum amount of paved parking and other
vehicular circulation areas does not appear to have been noted on the landscaping plan.
15. [32.5.2(c)] If the development is proposed to be phase, provide phase lines. Comment not
addressed. Either provide phase lines, if the project is to be phased, or provide a response in
the comment response letter for the next submittal that no phasing is proposed, if in fact
there is no phasing proposed. Comment addressed.
16. [32.5.2(e)] Provide the existing landscape features on the site, as described in section 32.7.9.4(c).
A landscaping plan has not been provided. Identify the listed landscape features (in
32.7.9.4(c)) on the landscape plan.
17. [32.5.2(f)] Indicate whether the site is located within the watershed of a public water supply
reservoir. Include this information as a note on the cover sheet as well. Comment not
addressed.
18. [32.5.2(i)] On the site plan, provide any existing or proposed access easement, rights -of -way, and
travelways. Comment still applies.
19. [32.5.2(i)] On the site plan, provide the street names, and state route numbers, for all surrounding
streets. Provide the state route number for Buck Island Road. Provide the name for Route
53 (Thomas Jefferson Parkway). No route number has been provided for Buck Island Road.
20. [32.5.2(i)] On the site plan, provide the right-of-way lines and widths for all adjacent streets or
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other rights -of -way. The widths of Thomas Jefferson Parkway and Buck Island Road do not
appear to be identified. Comment not addressed.
21. [32.5.2(i)] On the site plan, provide the centerline radii and pavement widths for any proposed
travelways. Comment still applies.
22. [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. Comment still applies. Stormwater management easements will likely be
required by the Engineering division.
23. [32.5.2 (1)] 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. Provide the deed
book and page number for the Dominion Power transmission line easement. Comment not
addressed.
24. [32.5.2(n)] Provide the locations and dimensions of all existing and proposed improvements on
the site, including the following:
a. Trash containers. Are any trash containers proposed? Are these going to be permanent or
just during construction?
b. Parking lots and other paved areas. See comment below and comment #12.
c. Loading, service, and construction areas. The staging area location does not appear to be in
conformance with the approved concept plan from the SUP (identified as equipment yard
on the SUP concept plan).
d. Outdoor lighting. A lighting plan has not been provided. See comment #25 below for more
information.
e. Landscaped areas and open space. A landscaping plan has not been provided. The numbers
of each type of plant needs to be included on the landscape plan sheets, similar to how
they are labelled on the conceptual landscaping plan approved with the SUP.
The fine of mixed shrubs planted among the existing trees right along Thomas Jefferson
Parkway that are depicted on the concept plan are not provided on the site plan's
landscaping plan. These shrubs must be included as well.
The required landscaping buffer adjacent to the east side of parcel 93-46B is not fully
shown on the landscaping plan. The conceptual plan requires it to extend farther south
than what is depicted on the landscaping plan. The same situation occurs near the
Thomas Jefferson Parkway entrance. On either side, the required landscaping must
extend farther south, as shown on the conceptual plan.
Regarding the email dated October 24" from Bryson Meier — although the full extent of
landscaping depicted on the landscaping plan along Buck Island Road is not required,
street trees and screening that comply with sections 32.7.9.5 and 32.7.9.7 of the zoning
ordinance are still required and must be depicted on the landscaping plan and included
in the landscaping schedule
Review Comments
Page 5 of 6
(https://library.municode.com/va/albemarle county/codes/code of ordinances?nodeld=
CH18ZO ARTIVPR S32SIPL S32.7NHSTIM S32.7.9.5LAALSTI.
25. [32.5.2(n)] Provide a lighting plan that complies with Section 18-4.17 and 18-32.7.8 of the Zoning
Ordinance, as well as any relevant conditions of the approved special use permit. Comment not
addressed. A lighting plan has not been provided. Regarding email from Phil Horwitch on
October 19" — lighting is not required on the site. If no outdoor lighting is proposed, remove
the lighting plan sheet that was included in the plan set. Provide a note on the cover sheet of
the plan clearly stating that no outdoor lighting is proposed with this development.
26. [32.5.2(o)] Identify all areas, if any, proposed to be dedicated to public use, and identify the entity
(VDOT, the County, etc.) to which those areas will be dedicated. Areas of dedication will require
a plat and/or deed. It is likely that stormwater management and drainage easements will be
required by the Engineering division. Once those easements are identified, they will need to
be depicted on the site plan. Comment still applies.
27. [32.5.2(p)] Provide a landscaping plan that complies with Section 18-32.7.9 of the Zoning
Ordinance, including the tree conservation checklist if proposed, as well as any relevant conditions
of the approved special use permit. Comment not addressed. A landscaping plan has not been
provided. The completed tree conservation checklist has not been included with the
landscape plan.
28. [32.5.2(q)] Provide the estimated traffic generation figures for this facility Comment not
addressed.
29. [32.5.2(r)] Provide a legend showing all symbols and abbreviations used on the plan Comment
still applies throughout review process.
30. [32.5.2(t)] Depict the limits of any dam break inundation zones on the property. Comment not
addressed. There appears to be dam break inundation zones near the southern/southeastern
portion of the property. Comment addressed.
31. [Advisory Comment] Additional comments may be provided during the review of the neat
submittal depending on any revisions made and depending on any comments from other
departments or agencies.
Please contact Andy Reitelbach in the Department of Community Development at
areitelbach@albemarle.org or 434-296-5832 ext. 3261 for further information.
Comments from Other Reviewing Departments, Divisions, and Agencies
Albemarle County Engineering Services (Engineer)
Matt Wentland, mwentland@albemarle.org — Requested changes; see the comments below:
1. The VSMP plan will need to be approved.
Comments 2 and 3 may change after a determination is made regarding how the easement will be shown.
Review Comments
Page 6 of 6
2. Show and label all required stormwater easements on the plans, including access easements to proposed
facilities. Easements will be dedicated to public use and should include all the measures used for DEQ
compliance.
3. A plat and deed of dedication for the stormwater facility easements will need to be recorded prior to
approval of the VSMP and site plans.
Albemarle County Building Inspections
Betty Slough, bsloug_hgalbemarle.org — Review pending; comments will be forwarded to applicant upon
receipt by Planning staff.
Virginia Department of Transportation (VDOT)
John C. Wilson, john.c.wilson@vdot.vir ig nia.gov — Requested changes; see the attached comment memo.
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
October 27, 2022
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Andy Reitelbach
Re: SUB-2022-00043 — Rivanna Solar - FSP
Review # 2
Dear Mr. Reitelbach:
(804) 786-2701
Fax: (804) 786,2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section has reviewed the Rivanna Solar —Site Plan, dated September 19, 2022 as submitted by
Adapture Renewables, and find the following:
1. Entrance designs do not appear to meet design standards for approval. Please show the
edge of existing pavement, proposed entrance construction and drainage pipes for each
entrance. Minimum drainage pipe diameter is 15". Drainage calculations are required for
review and should include hydraulic information such as but not limited to the spread,
depth of spread, carry-over, sump conditions, hydraulic grade lines, etc. These should be
part of the MS4 review and may not have been submitted to this agency.
2. VDOT drainage manual requires culverts to have a Max Hw/D of 1.5 and headwater
elevation should be no higher than 18" below edge of road.
3. Please provide profile views for each proposed entrance, with lines of sight shown in
actual line of sight a minimum 14.5' from edge of pavement. Please see VDOT RDM F
and B(1) for sight distance triangle requirements. Low volume commercial entrances
require sight distance based on stopping sight distance and not intersection sight distance.
4. Please provide entrance geometry details for low volume commercial entrance design.
5. Please provide entrance geometry details for temporary construction entrance design.
6. Planting plan should be included and no trees will be shown within 30' of the entrance as
measured from the end of radii, nor within the sight triangle.
7. Final plan will be signed and sealed by a Professional Engineer prior to approval.
8. Due to the required changes additional comments or conditions may be forthcoming.
9. Please provide a comment response letter with each submission after the initial.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
10. Please add the following note to the plan: "A Temporary Traffic Control Plan (TTC) is
required to obtain a permit to work within VDOT Right of Way. The TTC shall be
prepared by an Advanced Work Zone Certified person, certification card and verification
number is required on the TTC submittal. See
h"://www.virainiadot.orwbusiness/resources/traffic engineeringJmemos2/TE-
345 Work ZoneTtafficControl Training Procedures.pdf for additional information."
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434)
422-9399 for information pertaining to this process.
If you have further questions, please contact Max Greene at 434-422-9894.
Sincerely,
John C. Wilson, P.E.
Assistant Resident Engineer
Area Land Use
VDOT - Charlottesville Residency