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HomeMy WebLinkAboutSDP201800081 Correspondence 2018-10-18 (2)SHIMP PROJECT LAND PLANNING ENGINEERINGa C� October 23, 2018 Paty Saternye, Senior Planner County of Albemarle Planning Division RE: SDP2018.6 Royal Fern Townhomes — Initial Site Plan Ms. Saternye, Thank you for your review of the Final Site Plan for Royal Fern Townhomes. We have reviewed and revised the plan per your most recent comments dated April 2011, 2018. Below is a detailed response to each of your comments. 1. Pay the required notices fee of $215 -Acknowledged 2. A site plan meeting all the requirements of section 32.6 of Chapter 18 of the Code. -Acknowledged 3. [14-401, 14-419, 14-203.1 & 32.7.9.71 Double frontage lots for single family detached and attached residential uses are prohibited. Revise the plan to no longer have double frontage lots along 5rh street or request a special exception. The final site plan will not be able to be approved until either there are no longer double frontage lots or a special exception has been granted to allow the double frontage lots. Two possible layout changes to avoid the double frontage lots are to: • Change the section of the private road directly behind the double frontage lots to an "alley". • Provide a minimum of 20' of common area/open space between 51h street and the lots. This common area/open space must be screened as provided in sections 14-419 and 32.7.9.7. -Private road behind the double frontage lots has been changed to "alley", which should eliminated the double frontage issue for the units along 5rh street. 4. [32.7.2.3(a)] Provide in the site plan a sidewalk parallel to 5'" street for the full length of the parcel. Work with VDOT, engineering and planning to determine the section that will be required for the intersection with the road. The existing asphalt trail is not of sufficient width and is not properly maintained. -Sidewalk provided the full length of 5fh street. 5. [32.5.1(c) & 32.5.2(a)] Address the following: • Provide the ZMA number in the zoning area of the data on the coversheet. -There is no ZMA number. SDP number provided on Cover Sheet. • Show the adjoining portion of that parcel with the stormwater pond that will serve this development in the project area -The adjoining parcel improvements associated with TMP 76.46A are shown on the Site Plan Overview sheet. Include information (TMP, Owner, Developer, Zoning, etc.) for the adjoining parcel in the data on the coversheet since part of that parcel is being utilized to meet stormwater requirements - As to not confuse the information on the coversheet, the information for the adjacent site has been provided on the Site Plan sheet. r . C. • Show the adjoining portion of that parcel with the stormwater pond that wiii serve this development in the project area. - The adjoining site plan and stormwater elements have been included on the Utility Sheet. • Provide the bearing and distances for the existing boundaries. -Provided • Ensure that the scale for the Existing Conditions and Demolition Plan is correct and that all measurements can be scaled. 50 scale does not appear to be correct. The distances provided for the private road easement do not appear to be at 50 scale. -The Demolition Plan is 30 scale as specified on sheet. • Revise the setback lines in the site plan to be correct. Address the following: o Provide garage minimum setback on the coversheet. -Minimum 18' garage setback has been provided on the coversheet. o Show the Front Minimum garage setback for the units which front the internal "private street". The units along the private street do not currently appear to meet the Front Minimum Garage Setback. IMPORTANT: Note that the front setback is measured either from the edge of the private street easement (not the property line in the middle of the private street) or any sidewalk if it is outside of the private road easement. -Minimum garage setbacks have been provided on all units. In order to meet the front setback requirements along the units on the western side of the development a boundary line adjustment has been proposed (see C4). o Revise the location of the units which front on the internal "private street' so that their garages meet the minimum Front Setback for the garages. -All minimum setbacks have been met. An additional sheet has been added to show all setback lines clearly, see sheet C5. o Front setback should be shown for the sides of the two buildings that adjoin the proposed private street(s). -Provided front setbacks for two buildings. o Ensure that the front setback, on the two buildings along Wahoo Way that have their sides facing the proposed private street, is measured from whichever is the closer of the ROW of the private street and the back of the sidewalk along the private street. -Provided front setbacks. Building locations can be altered if existing spacing is not deemed adequate. o Provide the Non-Infill Minimum Building Separation requirements on the coversheet. Since the adjoining lot is R-2 the separation requirements for buildings that exceed 35' in height applies. -Building separation requirements added to the coversheet. o Show the Front Minimum and Front Maximum setbacks along 5t' street. Ensure that the buildings meet these requirements. (NOTE: The units along 5t' street are currently shown as double frontage lots, which are not allowed. See above in the comments on how to address the double frontage issues.) -Private road behind the double frontage lots has been changed to "alley", which should eliminated the double frontage issue for the units along 5r^ street. o Revise the setbacks for the building with three units located along Wahoo Way, and adjacent to the R-2 lot, so that the property line adjoining the R-2 parcel is shown as a side setback and not a rear setback. (NOTE: the proposed property lines for the end unit of the three unit building do not appear to be complete. The property line down the middle of the alley dead ends at the gutter and does not connect to any other property line. The lot is not complete and it is uncertain if all of the property adjacent to that unit, on that end, is meant to be part of that lot or if some of it is meant to be open space.) -Side setback for three units along Wahoo Way has been added. The private alley behind the three units allows access to townhomes and is not intended to connect with adjacent parcel (SWM area is immediately adjacent). o Show the rear setback lines for all the units that have their garages along the alleys. -All rear setback lines have been added and noted on sheet 0. o It appears that the units that have garages facing the rear of the lot, along the private alleys, are not meeting the 20' minimum rear setback requirements. Revise the lot layout so that the units meet the requirement. IMPORTANT: Note that the front setback is measured from the edge private alley easement and not the property and not the property line in the middle of the private alley. -Minimum 20' setback met. Please review sheet C5. • Show present use for the abutting parcel in the parcel information on the existing conditions sheet -Currently the use is vacant, but the proposed use for the adjacent parcel (TMP 76.46A) is Single Family Dwellings as provided on sheet C4. 6. [32.5.2(b) & 17.3] Revise the "Proposed Use' portion of the coversheet data to specify that the site plan is a "Cluster Development", or a "Cluster Development" with "Bonus Levels" or increase the lot sized in order to meet the minimum lot size of the R-10 "Conventional Development". The lot sizes shown do not meet the minimum lot size for "Conventional Development". -'Cluster Development' has been added to the "Proposed Use" portion of the coversheet. [32.5.2(b) &32.5.2(n)] The number of required guest spaces are shown to be met within the lot. However, "Visitor Parking Along Wahoo Way' is listed in the parking calculations. If this continues to be specified on the site plan address the following: • Depict the parking in the site plan. -On-street parking added to Wahoo Way. • Dimension the parking in the site plan. -All parking is dimensioned. • Ensure that the proposed road section meets all road, parking & pedestrian access requirements. There does not appear to be enough width in either the existing or the proposed private street section to include parking even on one side. -Acknowledged • Engineering, Fire & Rescue and planning will have to approve the designs and sections. -Acknowledged • Include a calculation, or both unit and guest parking, in the "Parking" portion of the coversheet data. -Additional parking calculations provided on cover sheet specifying parking per units as well as guest parking. 8. [32.5.2(b) & 32.5.2(n)] Proved the required recreational facilities/tot lot and address the following: • Show and include the details of the recreational equipment. -Area of standard playground equipment has been provided with basic circulation. We are hoping to provide a natural playing area with different playing equipment than specified in the ordinance. We would like to continue the conversation to adequately meet County needs, while also providing a more unique play experience for the community. Recreational equipment details will be provided separately. • Show and provide details for the required fencing. -Provided on Details sheet. • Show pedestrian connections to the tot lot that includes handicapped ramps and warning strips. -Pedestrian connections provided to open space area. • Ensure that the interior or the fenced area meets the minimum of 200 square feet per residential unit (30 units x 200 square feet = 6,000 square feet required). -Open space area will be provided in the interior fenced in area as noted on Site Plan sheet. 9. [32.5.2(e ), 32.5.2(p) & 32,7.91 Provide a full landscape plan that provides all required landscaping, calculations and meets the buffer & landscaping requirements for 32.7.9, the entrance corridor guidelines and to avoid any double frontage lots. Ensure all calculations and graphics correctly represent the existing and proposed plantings and planting areas. -Full Landscape Plan provided. 10. [32.5.2(e ), 32.5,2(p) & 32.7.9.5] Provide street trees on both sides of all private and public streets at the required spacing for the entrance corridor or request, and be granted, a waiver (32.3.5(b)) for that requirement from 32.7 for the portions of the private street that you do not propose to include street trees. See GREEN highlight in attached markup. Staff may be able to support a waiver for the portions of the markup not highlighted in GREEN if the adanional street trees are provided along all of the GREEN highlighted areas. -Medium trees have been provided along private roads and allay behind townhomes. 11. [32.5.2(b), 32.5.2(e ), 32.5.2(p) & 32.7.9) Provide the value of the maximum amount of paved parking and other vehicular circulation areas on the coversheet and on the Landscape Plan and utilize in in the landscaping calculations. -49,009 SF is the total impervious area, and is specified on the Cover Sheet. 12. [32.5.2(i) & (n)j Address the following: • Dimensions the width, and centerline radii, and corner radii of all roads and alleys and ensure that the roads meet or exceed minimum road requirements. -Provided • Revise the width of "Road A Private', or the alley converted from "Road A Private'.. to be 20' in width, -Private Road A is now 30', the private alleys are 20', and the one-way private alley is 14' wide. • Provide all road and alley names on the site plan. -Road names will be provided with Final Site Plan submission. • Show and dimension on the site plan all of the existing and proposed private street, alley and access easements. Address the following: -Provided o Ensure that the proposed private street easement width encompasses all required street improvements (curb & gutter, planting strip, street trees, and sidewalk) and is at least 30' in width, which is the minimum for a private street easement. -Provided access easements for private roads and private alley. o Show the existing private street easement for Wahoo Way as well as the easement for its proposed extension. -Provided o Show the proposed private alley easement. -Provided o Show the access easements for sidewalks that are proposed on adjoining properties. -Interior sidewalks to be maintained by development Show where the road easement ends and the alley easements begin. -Provided on Easement and Setback sheet. Accurately represent existing right-of-way lines and the existing path/sidewalk network. In the site plan the existing asphalt trail appears to be within the pavement of the road along 5rh street. Also, the connection between the existing trail/sidewalks and proposed sidewalk does not appear to be accurate. Ensure they are accurately shown and connect appropriately. -Additional survey work has been done to show existing asphalt path and right-of-way more accurately. 13. [32.5.20)j Revise the plan to show the existing storm, sanitary sewer and drain pipes and easements. Show the existing storm pipes and ditches within the site. • It appears there is an existing waterline from across Wahoo Way that is shown to connect to the proposed waterline. -Water connection to existing lateral is provided. Waterline connection is on the northern end of the site crossing Lot T23. • There appears to be stormwater from off site, coming under 51h street into the site that is not currently shown on the Existing Conditions sheet. -Acknowledged. This has been addressed, please see the Utility sheet. The existing stormwater coming under 50 street is now connected to our storm drains along Wahoo Way. 14. [32.5.2(k)] Revise the plan to show the proposed sanitary sewer, water and drainage facilities and easements. Include the direction of flow on all pipes channels and watercourses with arrows. Address the following: • Show the connection of the proposed waterline to the existing waterline. -Connection is now shown on Utility sheet. Waterline is connecting to existing lateral. • Show the connection of the proposed sanitary sewer lines to the existing sewer lines. Please note that the sewer C. C. lines in the submission and the one for the single family detached subaivision do to appear to show the same proposed lines connections. -Sanitary is now connected to existing sanitary line. Ensure all waterlines use the correct linetype. -All waterlines use the correct linetype. If there are inconsistent linetypes please specify directly to avoid any confusion or misunderstanding. 15. [32.5.2(i)] Provide the location of any existing or proposed utilities and utility easements including telephone, cable, electric and gas. Indicate the deed book and page reference for all existing utility easements located on the property. -Acknowledged — provided on Existing Conditions sheet. 16. [32.5.2(m)] Show the distance to the centerline of the nearest existing street intersection from the proposed ingress to and egress from the property. -Provided centerlines of all roads. 17. [32.5.2(n)] Provide the following: Additional walkways and crosswalks (see attached markup showing possible pedestrian connection layout for development.) o Provide a sidewalk , street trees and planting strip along 51h street for the full length of the property. See GREEN highlight in attached markup. Work with VDOT, engineering and planning to design the appropriate street section. -Sidewalk provided along the length of the townhomes then ties into the existing pathway. Planting strip has also been provided along the length of the new sidewalk. We will work with VDOT and Planning to design an appropriate street section along the corridor. o Provide a pedestrian connection from the sidewalk at the first entrance from Wahoo Way to the internal walkways. See ORANGE highlight in attached markup. -Sidewalk connections are provided from streets to interior of site. o Provide a sidewalk along all sides of the tot lot that area private streets, on the far side of the planting strip from the road, that include handicapped ramps and warning strips. Moving the guest parking, in the center open, to the private alley that is parallel to Wahoo Way would allow these requirements to be met along the private street. -All sidewalks have not been provided at this time. We will be pursuing a sidewalk waiver for some portions of the development. No sidewalk was provided behind Lots T26-T31 because it is a one-way private alley. Sidewalk continues through the tot lot providing access across recreational space. o It is suggested that there be a sidewalk along at least two sides of the tot lot in order to connect, by way of crosswalks, the tot lot to the rest of the site. See the ORANGE Highlights and BLUE crosswalks showing these additional pedestrian linkages. - A sidewalk connection has been provided through the tot lot, and a connection has been added to the northern end of the lot. Both sides of the tot lot have a fence gate. o Provide four additional crosswalks connecting the tot lot and the internal walkways to each other and the external pedestrian network. See the RED and BLUE crosswalks showing these pedestrian linkages. -Crosswalk connections have been provided to the tot lot, and across the development. o Pedestrian access on the tot lot's fenced in area including a handicapped ramp and warning strip. -All sidewalk connections include handicap ramp and warning strip. o A sidewalk warning strip at the beginning of the sidewalk coming off the private alley near the four parking spaces on the west side of the property. -Provided. o Ensure that the sidewalk coming off the private alley near the four guest parking spaces on the west side of the property extends far enough to connect to the crosswalk to the tot lot. -Parking has been relocated from recreational space area, to western side of site. o Provide a crosswalks across both entrance onto Wahoo Way from the development. See RED Crosswalk in attached markup. -Provided crosswalks across Wahoo Way. o Provide a crosswalks across both entrance onto Wahoo Way and connecting the proposed pedestrian r network to the existing and proposed sidewalks on the far sine of the Wahoo Way. See RED Crosswalk in the attached markup, -Provided o Provide planting strips along all sides of the private streets or request, and be granted, a waiver (32.3.5(b)) for that requirement from 32.7 for the portions of the private streets that you do not propose to include planting strips. See GREEN highlight in attached markup. Staff may be able to support a waiver for the portions of the markup not highlighted in GREEN if all planting strips are provided within the site that are GREEN if all planting strips are provided within the site that are GREEN highlighted. -Continuous planting strips have not been provided along all private streets, a waiver will be pursued. Trees have been provided between driveways behind townhomes. o Provide sidewalks along all sides of the private streets or request, and be granted, a waiver for that requirement from 32.7 for the portions of the private streets that you do not propose to include sidewalks. See GREEN highlight in attached markup. Staff may be able to support a waiver for the portions of the markup not highlighted in GREEN if all additional pedestrian connections are provided within the site in order to provide a full pedestrian network. -Sidewalk provided through recreational space adjacent to roads. If provided sidewalk does not meet requirements a waiver will be pursued. o Provide curb and gutter along all sides of the private streets or request, and be granted, a waiver for that requirement from 32.7 for the portions of the private streets that you do not propose to include curb and gutter. See GREEN highlight in attached markup. Staff may be able to support a waiver for the portions of the markup not highlighted in GREEN if it is supported by engineering. -Provided curb and gutter along all sides of streets, except where driveways are located. 3' concrete ribbon provided along streets/alleys where driveways enter rear of townhomes. • Fencing -Provided • Walls (if any) -No walls necessary. • Open space areas (ensure parking areas are not part of open space calculations) -Parking is not included in open space calculations. 18. [32.5.2(p) & 32.7.9.4(b)] Preserve all existing trees that are to remain. There are existing street trees along Wahoo Way. -Existing trees along Wahoo Way will not be able to be preserved due to road and sidewalk constructionn. New street trees will be provided. Due to extent of grading across the site existing trees will not be preserved. 19. [32.7.2.2, 14-412(b)] Ensure that each private street and travel way within the development is designed and constructed to the standards of Virginia Department of Transportation. -Acknowledged 20. [COMMET] Address the following: • Provide reference benchmarks for the survey -NAVD88 provided on coversheet. • Indicate the available sight distance for the new entrance onto Wahoo Way. -Site distances provided. • Indicate the deed book and page references for all existing utility easements located on the property. -Provided on existing conditions sheet. • Provide a copy of all off -site easements, or letters of intent to grant them from off -site property owners. -Will be provided separately. 21. [COMMENT] Show any off site easements that will be required, including those for the construction of the road, sidewalk and landscaping shown within the proposed extension of Wahoo Way and any associated stormwater management area. -We have started the process to procure sidewalk construction easement across Wahoo Way. There are no changes to stormwater management easements along Wahoo Way. 22. [COMMENT] Show the Dam Break Inundation Zone line on the site plan. The site plan was submitted to Virginia Department of Conservation and Recreation (DCR) for review of its impact on the Dam Break Inundation Zone (DBIZ) -Provided 23. [COMMENT] See the attached comments from the other SRC reviewers. 24. Show any off site easements that will be required for sidewalk and stormwater ponds on the adjoining property. -Acknowledged. Additional easements will be acquired for stormwater and access. Comments concerning Special Exception request for a rear setback reduction for seven units adjacent to SWP 1. The request is for a reduction in the rear setback for the seven lots (lots 21-27). The three unit building along Wahoo Way (lots 28-30) also seems to show the building that does not meet the rear setback requirement although it is not specified in the special exception request. However, it appears that instead this is a side yard that is shown as a rear yard in error. Revise the setbacks for this one building (lots 28-30) appropriately. -Setbacks have been revised. Setback alongside of the three stand along units is now labeled as side setback. 2. Revise the property lines for the end unit of the building mentioned above. The property lines for the end unit, closet to the R-2 adjoining parcel do not appear to be complete. There is a property line down the middle of the alley that dead ends at the gutter and does not connect to any other property line. -Property line has been revised. 3. For clarity of the exhibit it is suggested that the following setback errors are also addressed prior to resubmission of the special exception request: • Show the rear setback lines for all the units that have their garages along the private alleys. -Dimensions are provided on the rear of the townhomes to clearly illustrate setbacks. As to not confuse the Site Plan with additional linework setback lines were not provided. If the setbacks are still unclearly met I will be happy to provide an additional sheet for clarity. It appears that the units that have garages facing the rear of the lot, along the private alleys, are not meeting the 20' minimum rear setback requirement. Revise the lot layout so that the units meet the requirement. IMPORTANT: Note the front setback is measured from the edge private alley easement and not the property line in the middle of the private alley -Appropriate space has been provided for rear setback. Dimensions have been provided for all townhome blocks. • Show the Front Minimum garage setback for the units which front the internal "private streets'. The units along the private streets do not currently appear to meet the Front Minimum Garage Setback. IMPORTANT: Note that the front setback is measured either from the edge of the private street easement (not the property line in the middle of the private street) or any sidewalk if it is outside of the private road easement. - Minimum Front Setbacks from garages have been adjusted. • Revise the location of the units which front on the internal "private street" so that their garages meet the minimum Front Setback from the garages. -Minimum Front Setbacks from garages have been adjusted. 4. Revise all labels as needed for the setback changes specified above. -Acknowledged 5. Provide a justification for the special exception request. -Instead of a special exception for LOTS 21-28, we will be pursuing a boundary line adjustment. If you have any questions or concerns about these revisions please feel free to email me at Peter(@shimp-engineering.com or you may contact Justin Shimp at Justinna chimp-engineerino.com or (434) 227-5140. Best Regards, Peter Russell Shimp Engineering, P.C.