HomeMy WebLinkAboutSDP200800041 Review Comments Preliminary Site Plan 2009-04-24•
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia .22902 -4596
Phone (434) .296 -5832 Fax (434) 972 -4126
April 24, 2009
Richard Spurzem
Neighborhood Properties
P.O Drawer R
Charlottesville, VA 22903
RE: SDP 2008 -00041 North Pointe [Northwest Residential Area] Preliminary Site Plan
Dear Sir:
Thank you for your March 9g', 2009 submittal of the above mentioned preliminary site plan, which is
hereby approved subject to the conditions outlined below. I have.received comments from various
reviewers relative to this proposal and this letter offers several comments which are technical in nature,
and identify several major areas of importance that will need to be worked out during the final site plan
stage. The major issues are: proffered road improvements, layout and design of stormwater
management facilities especially Stormwater Management Facility #10 shown on the Application Plan
and encroachment into conservation and flood plain areas during construction. These issues are
discussed in the Comments section of this letter.
Conditions of Preliminary-Site Plan Approval
Approval
The final site plan must comply with all requirements of the Albemarle County Zoning Ordinance and
other applicable regulations and must comply with the proffers accepted and the Application Plan
approved for Zoning Map Amendment 2000 -009 and the conditions imposed for Special Use Permit
2002 -072. In addition:
,Current Development: Preliminary site plan requirements that need to be addressed on the final site plan
are as follows:
a• [32:71.8] Sidewalks: Provision shall be made for sidewalks and pedestrian walkways
which will enable pedestrians to walk safely and conveniently between buildings on the
site and from the site to adjacent property. The sidewalks along Northwest Passage end
before they get to U.S. Route 29. Sidewalks must extend to U.S. Route 29. Additionally,
please provide a network of sidewalks that will enable pedestrians to walk safely and
conveniently between buildings on the site and from the site to the proposed trails and
adjacent properties. Provision shall be made where appropriate for pedestrian walkways in
relation to private and public areas of recreation and open space such as schools, parks,
gardens and areas of similar nature.
;• [32.5.6.i] Existing and proposed streets, access easements, alley easements and rights -of-
way, and travelways, together with street names, state route numbers, right -of -way lines
and widths, centerline radii, and pavement widths. Please show the existing private
access easement to the Korean Church.
=• [32.5.6.r] Setbacks shown on the preliminary site plan by the trail are incorrect. Please
make sure the 10 foot rear setback and the 6 foot setbacks are shown correctly.
Additionally, some buildings shown on the preliminary site plan are in the 8 foot front
setback. Please revise.
is Please provide written certification from a licensed surveyor or engineer confirming
that the conservation line shown on the application plan for Zoning Map
Amendment 2000 -009 -and the conservation line shown on this site plan are in the
exact same location.
Variation Requests: See the letter from V. Wayne Cilimberg, Director of Planning, dated April 22, 2009.
- Comments
Layout and design: The layout and design of this site is of major concern. The Director of Community
Development has expressed concern, and has proposed phasing. His comment is as follows:
• I did not note any indication of phasing the project (18- 32.5.6.c.). That said, I remember
specifically discussing this at time of rezoning and noting I did not see how this property could be
developed without phasing. While I cannot speak to how a future phasing plan might require a
revised preliminary site plan, if there is interest in phasing the project to address the erosion and
sediment control requirements, the applicant should discuss concepts with engineering staff as
early as possible. Once again, I caution this is a very difficult site.
Stormwater Management: County Engineering Staff and the Director of Community Development have
concerns with the stormwater management facilities shown on the preliminary site plan. The design and
layout of Stormwater Management Facility #10 on the Application Plan needs to be revised on the final
site plan. The Director of Community Development had the following comments.
With respect to the Stormwater Management Facility # 10 on the Application Plan, which is
shown in the southeast corner of the proposed development (preliminary site plan), I note the
following:
a. This facility must demonstrate that it can be adequately maintained in the future.
This includes assuring a dump truck can reach this facility and haul spoils away as
well as assuring equipment can reach the spoils. As shown, it appears a truck
does not have reasonable access to this area and the facility may be so steep and
deep that other equipment cannot remove the spoils from the bottom of the
facility.
b. Under the proffers, the property has a high threshold for stormwater management.
Prior to starting any design on this facility, the applicant is strongly encouraged to
discuss design concepts with County staff. It is anticipated this requirement will
prove difficult to satisfy and it is in everyone's interest to avoid an iterative plan
review process.
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c. Similar to b, the property also has a proffer for a high threshold of erosion and
sediment control protection that will likely prove difficult to satisfy. Staff would
prefer to avoid iterative plan reviews. while solutions are. developed..
d. Related to c, staff anticipates that the adjoining school site /park will be requested
in the time frame of this development and the proffers require this site to be
graded before given to the County. As such, this stormwater facility is likely to
prove necessary for use with erosion and sediment control associated with that
proffered grading. While there is no requirement this facility provide the
necessary sediment control for that grading, I did not see how it can be otherwise
addressed. I also note that if the grading is not done as specified by the approved
proffers, the property of this site plan could be subject to a zoning violation as a
result of that failure. Once again, it appears in everyone's best interest to work
this out before submitting a final site plan.
Other required stormwater facilities need to be designed as follows:
• With respect to the other stormwater management or erosion and sediment control
facilities required for this plan, the applicant is strongly encouraged to discuss design
concepts with engineering staff prior to starting on plans. It is anticipated it will prove
difficult to comply with the proffer requirements and ordinance requirements. County
staff does not have the discretion to allow encroachments into the floodplain or
conservation areas for these facilities or for any grading. County staff recommends that
the applicant discuss concepts with engineering staff before the final site plan is
submitted.
Proffers: Proffers that need to be addressed relate to engineering comments on proffered road
improvements, stormwater and erosion and sediment control and are taken to be a binding commitment as
to what you will be constructing. Proffers that need to be satisfied are as follows:
1. Section 4.1 Flood Plain: compliance: [Action required with this preliminary site plan
and future site plan submittal]. This proffer is subject to Albemarle County Engineering
Review. Design guidelines in the engineering comments will help with grading and limits
of disturbance that may currently encroach into the floodplain. See engineering comments
above for guidance.
2. Section 4.2 Storm Water Management Plan Compliance. [Action required with this
preliminary site plan and future site plan submittal]. This proffer is subject to
Albemarle County Engineering Review. See engineering comment above for guidance.
Design of stormwater facilities on the site must meet County Engineering standards.
3. Section 5.3.1 Internal street construction standards compliance: [Action required
with this preliminary site plan and future site plan submittal]. All proffered
transportation improvements must be shown on the final site plan. See engineering
comments for guidance.
4. Section 5.3.1.c Phase III Road Improvements compliance. [Action required with this
preliminary site plan] .Approval of a subdivision plat or site plan for any development of
either the Virginia Land Trust Company (32 -22K) or the Jackson Trust Property (32 -22H)
or any portion thereof triggers this proffer. See engineering comment for guidance. This
proffer is triggered by the fact that this development is a site plan within the properties of
the Virginia Land Trust Company (32 -22K) and the Jackson Trust Property (32 -22H).
5. Section,5.31.C.1. Northernmost Entrance (opposite Lewis and Clark Drive) on U.S. Route
29 compliance, Northwest Passage and North Pointe Boulevard: [Highly important action
required with final site plan submittal] With respect to Northwest Passage and North Pointe
Boulevard, it is noted that the proffers require Northwest Passage to be completed between U.S.
Route 29 and North Pointe Boulevard, and for North Pointe Boulevard to be completed between
Northwest Passage and Northside Drive in association with this phase of development. While the
preliminary site plan has not shown this improvement, those roads must be approved and bonded
for construction prior to approval of a final site plan for this property. That will include erosion
and sediment control plans as well as stormwater management plans for that construction.
See section i -v of Proffer 5.3. LC for all of the required Phase III road improvements.
Detailed plans and computations will be required in conjunction with the final site plan.
See engineering comments for guidance.
Special Use Permit Conditions (SP- 2002 -072 North Pointe Residential Uses) that must be met
with engineering guidance relate to. encroachment into conservation areas and are as follows:
1. Conservation areas. The conservation areas shown on the Application Plan shall remain
undisturbed and shall be protected from development impacts to the satisfaction of the
County's program authority for the Water Protection Ordinance (Chapter 17 of the
Albemarle County Code) (the "Program Authority "); except that the pedestrian paths shown
on the Application Plan may be placed in a conservation area where shown on the
Application Plan. Storm drainage outfalls and other pedestrian paths may only be placed in
conservation areas if the Program Authority finds that no other location is reasonably
available and that the disturbance is necessary for such a proposed use. Notwithstanding the
terms of this Condition 3 to the contrary, the Program Authority may approve a utility main
within a conservation area, even if it is not shown on the Application Plan, and the Program
Authority may approve other disturbances and/or measures as may be appropriate in the
Program Authority's discretion to further protect a conservation area. Comment. It does not
appear possible to build this site as shown on the preliminary site plan without encroaching
on conservation and floodplain areas (for erosion and sediment control measures). County
staff recommends that the applicant discuss concepts with Engineering staff before the final
site plan is submitted.
2. Conservation areas with Utilities. The conservation areas with utilities shown on the
Application Plan shall remain undisturbed and shall be protected from development impacts
to the satisfaction of the Program Authority; except that: (4A). The streets and pedestrian
paths shown on the Application Plan may be placed in a conservation area with utilities
where shown on the Application Plan. Other pedestrian paths, other streets, and sanitary
sewers, storm drainage outfalls, and/or stream mitigation measures may only be placed in a
conservation area with utilities if the Program Authority fmds that no other location is
reasonably available and the disturbance is necessary for such a proposed use. In any event,
the construction, maintenance and use of the improvements shall have the minimum
environmental impact on the conservation area with utilities necessary for the improvements
to be established and maintained, and the long -term impacts shall be adequately mitigated.
Nothing in this condition shall be construed to obviate the requirements established for
stream buffers under Chapter 17 of the Albemarle County Code or shall constitute a waiver
of such requirements. Comment. It does not appear possible to build this site as shown on
the preliminary site plan without encroaching on conservation and floodplain areas (for
erosion and sediment control measure).
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Compliance with Entrance Corridor Overlay District regulations: This site falls within the
Route 29 Entrance Corridor. Consequently, ARB review and approval are required prior to final
site plan approval. ARB applications, checklists, guidelines and schedules are available on line at
www.albemarle.org.
Comments received from other departments and agencies are as follows:
Albemarle County Service Authority: Comments from Gary Whelan (Engineer, Albemarle
County Service Authority).
See attached comment letter from Gary Whelan dated April 9" 2009.
Rivanna Water and Sewer Authority: Comments from Justin Weiler dated 4/2/2009 (Engineer,
Rivanna Water and Sewer Authority).
RWSA has the following comments:
1. RWSA review of the final site plan will be required. As part of this review, test pits will
be required to verify the horizontal and vertical locations of the 12" RWSA waterline.
Special design notes will need to be added to the plans as deemed necessary by RWSA.
2. The RWSA waterline that is currently located in Rt. 29 may need to be relocated due to
the widening of Rt. 29. Please provide RWSA with a copy of the Rt. 29 expansion plans
so that we can evaluate the impacts to our waterline and coordinate the possible relocation
of our waterline with VDOT.
3. If the anticipated average daily wastewater flows from this development exceeds 40,000
gallons per day then, per DEQ, a flow acceptance review is required. ACSA should
submit a flow acceptance request to RWSA to initiate the review.
4. Please note that the water system that will serve the proposed development currently
operates at a hydraulic grade line of approximately 805' above sea level, but in the future
the system will operate at an HGL of 652' above sea level. Please use an HGL of 652' for
sizing all waterlines in the development, and provide hydraulic calculations for review.
Virginia Department of Transportation: Comments from Joel Denunzio dated 4/3/2009:
The Charlottesville Residency Staff reviewed the above referenced Preliminary Site Plan dated 3-
09-09 and the following comments need to be addressed prior to VDOT recommending approval
of the final site plan:
1. VDOT is working to assign the proper classification for the public streets in North Pointe.
Based on county staff's discussion with VDOT, there is no interest is changing in either the
general layout of streets or the street widths, but VDOT needs to confirm the design speed for the
roads. That design speed will in turn establish minimum curve radii for roads as well as curve
values for crests and sags on the road's vertical alignment. County staff is providing VDOT a
copy of the approved application plan and traffic study done for the rezoning of North Pointe,
which will be used for the "concept plan" required by VDOT's subdivision street regulations.
VDOT indicates this information should be adequate for them to establish the road design speeds.
Staff notes this is not a requirement for approving the preliminary site plan but the applicant will
need VDOT to establish this road classification before submitting any public road plans.
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2. The data included in the road plans need to meet the requirements of the above mentioned
subdivision street regulations. No review of road plans can occur prior to VDOT approving the
functional classification of the roads within the development.. .
3. Intersection layouts, typical sections, utility placements, geometric standards and any other
design items shown in the preliminary plan may need adjustment upon review of the construction
plan. All design needs to be in accordance with the VDOT Road Design Manual and Drainage
Manual.
4. Plans for improvements to Route 29 should be submitted prior to any site plan approvals to
avoid conflicts. Items such as intersection layout, auxiliary lanes, and utility placements on the
Route 29 corridor will need to be addressed with the plans.
Please contact me atyouur earliest convenience at 434 - 296 -5832 ext 3385 if you have any
questions or require additional information.
Sincerely,
Gerald Gatobu
Principal Planner
Current Development
Cc: Larry Davis
Greg Kamptner
Mark Graham
Amelia McCulley
Bill Fritz
Wayne Cilimberg
Elaine Echols
PA"
ffi 1113 .
MWO
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
April 22, 2009
Richard Spurzem
Neighborhood Investments- NP,LCC
PO Drawer R
Charlottesville, VA 22903
Re: Variation request dated March 9, 2009 accompanying SDP - 2008 -00041 North Pointe
Preliminary Site Plan dated March 10, 2009 for North Pointe Northwest Residential Area
Dear Mr. Spurzem:
Thank you for your submittal of the variation request, pages 1 — 3 attached. You have
requested three variations with the submitted preliminary site plan:
To change the general location, number, design, layout and orientation of buildings and
parking areas such that residential units are oriented parallel to Northwest Passage.
To replace a section of Northwest Passage which had sidewalks and street trees on
only one side of the street with sidewalks and street'trees on both sides of the street.
To have buildings and parking between Northwest Passage and Stormwater
Management (SWM) Facility #10.
The first variation, to change the general location, number, design and orientation of buildings
parallel to Northwest Passage, is approved as shown on the preliminary site plan. This
approval is conditioned on planting strips being provided with street trees between the back of
the curb and the sidewalk as indicated in the second variation approved below. This street
section must be provided on both sides of Northwest Passage across your property where
residential units abut the street.
A corresponding variation, to have sidewalks and street trees on both sides of the street, is also
approved.
The analysis which I used for these two variations, which are approved as part of the
preliminary site plan review, follows:
Section 8.5.5.3 of the Zoning Ordinance allows the Director of Planning to grant minor variations
to the arrangement of buildings and uses shown on the plan, provided that the major elements
shown on the plan and their relationships remain the same as long as:
1) The variations are consistent with the goals and objectives of the comprehensive
plan. The proposed variations for building orientation and a different street section support
the Neighborhood Model for a pedestrian orientation and buildings and spaces of human
scale. The proposed variations are not in conflict with the Neighborhood Model.
2) The variations do not increase the approved development density or intensity of
development. The variations would allow for more building coverage on the property;
however, the variation would not increase the approved density or intensity of the
development.
3) The variations do not adversely affect the timing and phasing of development of any
other development in the zoning district. The variation will not adversely affect the timing
and phasing of development or any other development in the zoning district.
4) The variations do not require a special use permit. The variations do not require a
special use permit.
5) The variations are in general accord with the purpose and intent of the approved
rezoning application. This variation is in conformity with the approved rezoning which, in
part, was intended to support the principles of the Neighborhood Model.
The third variation requested, to have buildings and parking between Northwest Passage and
SWM Facility # 10, will have to be considered in conjunction with the review of the final site
plan. Based on comments by the Director of Community Development, there is a strong
likelihood that appropriate design for erosion control, stormwater management and safety is not
possible with the design shown on the preliminary site plan. While I note that you have shown
slope reconstruction yielding 3:1 slopes on the site plan, according to the Director of Community
Development, it is extremely unlikely that SWM Facility # 10 can function as shown on the
preliminary site plan. (See comments from Director of Community Development.) I recommend
that you discuss concepts with Engineering staff before the final site plan is submitted. In
addition, as I said in my letter of January 30, 2009, the site plan needs to demonstrate
appropriate design for the appearance from the Entrance Corridor (U.S. 29). Visual depictions
would be suitable for this purpose.
Because the Director of Community Development can approve the preliminary site plan
contingent upon the appropriate demonstrations of stormwater management, consideration of
your requested variation related to SWM Facility #10 can be deferred to the final site plan.
Please feel free to contact me if you have questions or need more information.
Sincerely, -
V. Wayne ilimberg
Director o Planning
Cc: Larry Davis
Mark Graham
Elaine Echols
Amelia McCulley
Gerald Gatobu
2
Albemarle County
Service Authority
seMng6c«wmng
TO: Gerald Gatobu
FROM: Gary Whelan, Civil Engineer
DATE: April 9, 2009
RE: Site Plan Technical Review for: North Pointe Northwest Residential Area
SDP200800041
TM 32 -22K & 22H
The below checked items apply to this site.
X 1. This site plan is within the Authority's jurisdictional area for:
X
A. Water and sewer
B. Water only
C. Water only to existing structure
D. Limited service
X
2.
A 12 inch water line is located approximately 50' distant.
X
3.
Fire flow from, nearest public hydrant, located 300' distant from this site plan,
is 3,000 Gpm + at 20 psi residual.
X
4.
An 8 inch sewer line is located approximately 300' distant.
5.
An Industrial Waste Ordinance survey form must be completed.
X
6.
No improvements or obstructions shall be placed within existing or future
easements.
7.
and plans are currently under review.
8.
and plans have been received and approved.
9.
No plans are required.
X
10.
Final water and sewer plans are required for our review and approval
prior to granting tentative approval.
11.
Final site plan may /may not be signed.
X
12.
RWSA approval for water and /or sewer connections.
13.
City of Charlottesville approval for sewer.
Comments: Show connection to North Pointe Regional Pump Station. Projected
flow of 50,220 gpd will require RWSA capacity certification.
The site plan does not show or incorrectly shows:
meter locations water line size
waterline locations sewer line size
sewer line locations expected wastewater flows
easements expected water demands
168 Spotnap Road - Charlottesville • VA 22911 - Tel (434) 977 -4511 - Fax (434) 979 -0698
www.serviceauthoriy.org