HomeMy WebLinkAboutSUB201400063 Review Comments Preliminary Plat 2014-05-22COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
May 22, 2014
Steven L. Driver
2374 Stuarts Draft Highway
Stuarts Draft, VA 24477
RE: SUB2014 -63 Fontana Phase 4C - Preliminary Subdivision Plat
Mr. Driver:
The Site Review Committee has reviewed the development proposal referenced above. Preliminary
comments for the Department of Community Development and other SRC review agencies, as applicable,
are attached. Most of the comments provided in the attached letter can become conditions of the
preliminary subdivision plat approval, which shall be addressed prior to approval of the final subdivision
plat; however, there are five comments which must be addressed prior to approval of the
preliminary subdivision plat, thus revisions are required. The plat must be revised in accordance with
Chapter 14, the Subdivision Ordinance and the proffers from the rezoning ZMA2008 -18 and ZMA2011 -1
(Specific sections are cited below):
Sec. 14 -220 Revisions to preliminary plat to address required changes.
Each preliminary plat for which changes are required shall be revised as follows:
A. Requirements identified; letter to the subdivider. If the site review committee or the
architectural review board require or recommend revisions to the preliminary plat, the agent shall
promptly issue a letter to the subdivider stating the required changes that must be made and the
recommended changes that may, in the subdivider's discretion, be made. The letter shall be sent
by first class mail, be personally delivered or, if consented to by the subdivider in writing, by fax
or email.
B. Plat revised to address required changes. The subdivider shall revise the plat to address all of
the required changes before approval of the preliminary plat by the agent. The subdivider is not
required to revise the plat to address any recommendations of the site review committee or the
architectural review board.
The agent is requiring that the following changes to the preliminary subdivision plat be made
before preliminary subdivision plat approval is given:
1) [ZMA2008 -18, Proffer 21 The Final Grading plan shall be approved by the County Engineer prior to
the approval of the first preliminary plat. Per comment #17 of Michelle Roberge's May 20, 2014
comment letter (attached), the final grading plan requires revisions. If you have questions about the
requirements and information to be submitted, please Contact Michelle Roberge or Glenn Brooks, the
-
--County-Engineer—.In-order to- approve -the preliminary plat,- -the - final grading plan- shall -be- approved by-
the County Engineer.
2) [14 -410" &(1),14- 422(E) & (F)l Curb and gutters, sidewalks, and landscape strips are required
for Belluno Lane. Unless a variation or exception is approved by the Planning Commission for
these requirements, the road shall be revised to- meet requirements of the ordinance prior to
final plat approval. As currently proposed a curb and gutter exception, sidewalk exception, and
landscape strip exception is required for Belluno Lane. Please provide the exception request, required
review justifications, and $540 fee with the preliminary plat submittal. OR revise the roadway to meet the
appropriate standards. The final plat shall not be approved until the road meets the County Ordinance
requirements or the variation/ exception is approved by the Planning Commission. If you have
documentation from the Planning Commission which approved these waivers, please submit it for staff
review and consideration.
3) [ZMA2004 -18, ZMA2011 -1, Proffer 10, 14- 302(A)141 The location, acreage, and current owner of
all the land intended to be dedicated for public use, or to be reserved in a deed for the common use of lot
owners in the subdivision shall be shown on the preliminary plat. The rezoning application plan for
ZMA2004 -018 shows pedestrian trails in Phase 4C Section 2 connecting from existing trails in Fontana
and to surrounding neighborhoods. Specifically from VIA FLORENCE ROAD along the left side of
BELLUNO LANE, connecting to HIGHLAND RIDGE and another portion of the trail from the cul -de-
sac between Lots 3 and 4 to ASHCROFT. Revisions to proffer #10 from ZMA2011 -1 do not negate the
requirement for these trails to be provided. In order to comply with the above requirement, the trails need
to be depicted on the preliminary plat and the final plat. Also, assure they are each within a l Oft wide
easement. Also, on the plat provide ownership information for the proposed easements.
4) [ZMA2004 -18, ZMA2011 -1, Proffer 10,14- 302(A)14] The location, acreage, and current owner of
all the land intended to be dedicated for public use, or to be reserved in a deed for the common use of lot
owners in the subdivision shall be shown on the preliminary plat. How are Brunello Court residents in
Phase 4C Section 3 able to gain access from their sidewalks to the trails throughout Fontana without
entering the public road? Also, how are Lots 12 — 18 in Phase 4C Section 1 to gain access from their lots
to the trails throughout Fontana without entering the public road? A possible solution is to continue the
existing trails from the rear of Lot 109 in Phase 4B along the rear lot line of Lots 18 —14, along the side
lot line of Lot 13 to the rear of Lot 12, down to the existing path on Lots 106 - 104 in Phase 4B. Please
discuss your proposed solution with Engineering and Planning and revise appropriately.
5) [ZMA2004- 18,14 -409] The Cascadia Connector (pedestrian and emergency access) located in Phase
4C Section 3 shall connect to Fontana Drive and be built to the property line. Revise the preliminary plat
to depict this connector road, to include road width.
These revisions must be submitted by June 6, 2014. Failure to submit the required information by this
date will result in disapproval of the plat. If the subdivider submits a revised plat under section 14 -220
that fails to address all of the required changes noted above, the plat shall be disapproved. If the
subdivider submits a revised plat which addresses the required changes, staff will grant preliminary
subdivision plat approval with conditions for the final subdivision plat, and a separate letter will be given
at that time.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely
Christopher P. Perez
Senior Planner
__ _ P-lanning_Services -- __
County of Albemarle
Department of Community Development
Memorandum
To: Steven Driver
From: Christopher P. Perez- Senior Planner
Division: Planning Services
Date: May 22, 2014
Subject: SUB201400063 Fontana — Phase 4C Preliminary Subdivision Plat
The Planner for the Planning Services Division of the Albemarle County Department Community
Development will recommend approval of the plat referred 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.)
[Each comment is preceded by the applicable reference to the Albemarle County Code.]
[14- 203(n,14 -218] The public notification fee of $200 was not paid prior to the SRC
meeting. Comments have been held till the SRC meeting. Please pay the fee prior to any
further review of the plat.
2. [ZMA2004 -18, Proffer 2,14- 302(A4) and (A5),14- 305,14 -311] It was determined
by the Zoning Administrator that the final grading plan noted in proffer 2 is permitted to
be a part of the preliminary plat in order to work towards compliance with proffer 2. It
shall be up to the Review Engineer (Michelle Roberge) to determine if the final grading
plan submitted meets the criteria to satisfy proffer 2. Per comment #17 in her attached
comments the final grading plan requires revisions, a revision to the document shall occur
which meets the criteria of the proffer prior to approval of the preliminary plat as dictated
by proffer 2.
Please note, a grading permit cannot be issued for the project until a WPO plan and an
E &S plan are approved for the development. The final grading plan associated with the
preliminary does not satisfy the WPO and E &S plan submittal requirements, it will be up
to the Review Engineer to determine what shall satisfy the WPO and E &S plan
submittals. Please contact Engineering for this item.
3. [14 -410"&(1), 14-422(E) & (F)] Standards for all streets and alleys. In the
development areas, streets shall be constructed 'With curb or curb and gutter, sidewalks
and planting strips. Sidewalks and planting strips shall designed and constructed in
compliance with Section 14 -422. Curb and gutters, sidewalks, and landscape strips
are required for Belluno Lane. Unless a variation or exception is approved by the
— — Planning Commission- for- these - requirements, the- road- shall -be- revised -to- meet the -
requirements of the ordinance prior to final plat approval. As currently proposed a
curb and gutter exception, sidewalk exception, and landscape strip exception is
required for Belluno Lane. Please provide the exception request, required review
justifications and $ 540 fee with the preliminary plat submittal. OR revise the
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roadway to meet the appropriate standards. The final plat shall not be approved until the
road meets the County Ordinance requirements or the variation/ exception is approved by
the Planning Commission.
Staff notes that the waiver request was made at the rezoning stage of the project;
however, the Planning Commission recommended disapproval of the proposal on March
17, 2007, after which the Board of Supervisors met on August 8, 2007 to discuss the
project and the applicant agreed to defer a decision, the Board then continued the
meeting at the March 19, 2008 meeting where they approved the rezoning. As stated in
the approval letter dated April 2, 2008: "Please also be advised that the PC did not
approve any of the requested subdivision waivers and if you still desire the waivers, you
will need to make that request again with your subdivision plat application. " It appears
that the waivers discussed above were not apart of the rezoning approval. If you have
documentation from the Planning Commission which approved these waivers, please
submit it for staff review and consideration.
4. [ZMA2004 -18, ZMA2011 -1, Proffer 10,14- 302(A)14] The location, acreage, and
current owner of all the land intended to be dedicated for public use, or to be reserved in
a deed for the common use of lot owners in the subdivision shall be shown on the
preliminary plat. The rezoning's application plan for ZMA2004 -018 shows pedestrian
trails in Phase 4C Section 2 connecting from existing trails in Fontana and to surrounding
neighborhoods. Specifically from VIA FLORENCE ROAD along the left side of
BELLUNO LANE, connecting to HIGHLAND RIDGE and another portion of the trail
from the cul -de -sac between Lots 3 and 4 to ASHCROFT. Revisions to proffer #10 from
ZMA2011 -1 do not negate the requirement for these trails to be provided. In order to
comply with this requirement, the trails need to be depicted on the preliminary plat and
the final plat. Also, assure they are each within a l Oft wide easement. Also, on the plat
provide ownership information for the proposed easements.
[ZMA2004 -18, ZMA2011 -1, Proffer 10,14- 302(A)14] The location, acreage, and
current owner of all the land intended to be dedicated for public use, or to be reserved in
a deed for the common use of lot owners in the subdivision shall be shown on the
preliminary plat. How are Brunello Court residents in Phase 4C Section 3 able to gain
access from their sidewalks to the trails throughout Fontana without entering the public
road? Also, how are Lots 12 — 18 in Phase 4C Section 1 to gain access from their lots to
the trails throughout Fontana without entering the public road?
A possible solution is to continue the existing trails from the rear of Lot 109 in Phase 4B
along the rear lot line of Lots 18 — 14, along the side lot line of Lot 13 to the rear of Lot
12, down to the existing path on Lots 106 - 104 in Phase 413. Please discuss your
proposed solution with Engineering and Planning and revise appropriately.
[14- 302(A)5] Public Easements. Existing easements shall be labeled with the deed book
and page number and the name of the public owner of record. The plat depicts existing
path easements and provides deed book and page reference information but neglects to
provide the name of the public owner of record. Revise to provide ownership information
for the existing easements.
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7. [14- 302(A)14] Is the open space depicted on the plat to be dedicated /owned fee simple by
the HOA? If so, provide this information on the plat. If not, whom is it to be dedicated
to?
[ZMA2004 -18] The residue of Phase 4C Section 3, depicted on the preliminary plat as
"A - 0.75 acres " shall be added to Lot 118 on the final plat for Phase 4C, OR on another
plat to be recorded in the Clerk's Office prior to approval of the final subdivision plat, at
which point Deed Book Page Reference Number of said plat shall be provided on the
final plat for Phase 4C. Revise appropriately.
9. [ZMA2004 -18,14 -409] The Cascadia Connector (pedestrian and emergency access)
located in Phase 4C Section 3 shall connect to Fontana Drive and be built to the property
line. Revise the preliminary plat to depict this connector road, to include road width.
Design of this road shall be a part of the road plan for Phase 4C. Also, on the final plat
there shall be a note for this road which states: "Reserved for dedication on demand by
the County for a public road connection between Fontana and Cascadia. This access
way shall not be used for construction traffic. "
10. [30.7.5] Preserved Slopes. Please discontinue the use of the term "Critical slopes"
throughout the plan, as the slopes onsite are now defined as "Preserved slopes" and
"Managed slopes" as defined by the March 5, 2014 BOS changes to the critical slopes
portion of the ordinance (Section 30.7.4 and 30.7.5 adopted on 3- 5 -14). On the plat,
revise sheet C2.0.0 to correctly label these slopes distinguishing those which are
Preserved and those which are Managed, utilizing the current ordinance. Also, on sheet
C1.0.0 remove the verbiage: "Critical Slope Waiver Approved ".
While it has been determined that the disturbance of the Preserved Slopes onsite are
permitted, the critical slopes waiver previously approved is not the trigger for this, as that
waiver was associated with SUB2008 -287, a plat which was ultimately denied, thus
rendering the waiver no longer valid. Rather the legislative action of the rezoning is
driving the applicant's ability to disturb the preserved slopes onsite pursuant to Section
30.7.4(b)(1)(g). Please note that the proposed disturbance shall meet the design standards
of Section 30.7.5, Engineering will determine if the proposal satisfies these requirements.
Their approval of this item shall be required prior to final plat approval.
Disturbance to the Managed slopes onsite are permitted by right provided that design
standards listed in 30.7.5 are satisfied to mitigate the impacts caused by the disturbance
of the slopes. Engineering staff shall determine if the proposed improvements meet these
design standards. Their approval of this item shall be required prior to final plat approval.
11. [14- 302(B)(1),14- 302(13)5] On sheet Cl, under project data, Gross Residential Density is
incorrectly listed as .50 units /acre. Gross Residential density is a product of the total
number of dwelling units in a development divided by the gross residential area. The true
density is for the proposal is 1.98 units /acre. Please revise.
- 1-2.—[14-302A(3)] Existing-- or Platted- Streets. -On the_plat- provide_ 'Public'_'- or "P_rivate_
designation for the existing and proposed roads in the development.
13. [14- 302(B)5] Zoning Classification. The cover sheet, under Project Data, under Existing
Zoning, a note regarding the rezoning ZMA2011 -1 shall be added to the existing
information.
14. [14- 302(B)6] Tax Map Parcel Number. On the cover sheet, under Project Data, there is a
typographical error of the Tax Map Parcel for the property. It currently reads "Tax Map
78 Parcel A "; however, it should read "Tax Map 78E Parcel A ". Revise appropriately.
15. [14- 302(B)(1)] General Information. On the cover sheet, under Project Data: Property
Size, the acreage of the property is listed as 17.5 acres; however, County Property
Records indicate the parcel is 11.7 acres (16.37 as of Jan 1). Please address the
inconsistency.
16. [14- 302(A)(9)] Building site on proposed lots. The preliminary plat shall contain the
following note: "Each lot contains a building site that complies with section 4.2.1 of the
Albemarle County Zoning Ordinance. " Revise is applicable.
17. [14- 302(B)(1)] General Information. When the plat is revised, please provide the date of
the last revision on the plat.
18. [ZMA2004 -18] A note shall be added to the final plat per proffer 49: "The colors for the
fagade treatments and the colors and materials for the roofs shall be subject to prior
approval by the Director of Planning. "
19. [ZMA2004 -18] A note shall be added to the final plat per proffer #5 and the new trails
within phase 4C: "The Owner shall not request that the County issue the ninth (9'h)
building permit until the paths have been completed to the satisfaction of the County
Engineer. "
20. [ZMA2004 -18, Proffer 41 Landscaping. The applicant has chosen to fulfill proffer 4
through the installation of new plantings. Thus the required new trees shall be bonded
prior to signature / final approval of the final plat.
21. [14 -435] Road plans shall be provided and approved prior to final subdivision plat
approval. Also, roads must be built or bonded prior to the signing of the final plat.
22. [14 -317] Instrument evidencing maintenance of certain improvements. Prior to
Final Plat approval, an instrument evidencing maintenance of the Open Space,
and Trail Easements will need to be submitted for County review and approval.
The County Attorney will be required to review/ approve the maintenance
documents prior to final plat approval. Submit the draft documents to Planning
staff for cursory review and then we'll forward them to the County Attorney for
review/ approval.
Engineering — Michelle Roberge
Comments attached
VDOT — Troy Austin
Comments attached
E911- Andrew Slack
No objection
ACSA — Alex Morrison
No objections
4
Building Inspections - Jay Schlothauer
No objection
Fire and Rescue — Robbie Gilmer
Comments pending, to be forwarded once received.
Please contact Christopher P. Perez at the Department of Community Development 296 -5832 ext.
3443 for further information.
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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
Project: Fontana — Phase 4C
Plan preparer: Terra Engineering and Land Solutions, P.C.
Owner or rep.: Fontana Land Trust
Plan received date: 15 Apr 2014
Date of comments: 20 May 2014
Reviewer: Michelle Roberge
Engineering has completed the review of application SUB2014 -63.
A. Preliminary Subdivision Plat (SUB201400063)
1) Please submit a separate road plan with an application. Please address on road plans the abrupt
grade changes near the entrance of Belluno Lane and Brunello Ct. Show a sag curves. The road
plans included on this preliminary subdivision plat will be thoroughly reviewed with the road
plan application.
2) Please state on plan if roads are public or private. Also, label existing roads as public or private.
3) The pedestrian paths for Phase 4C are not shown. Please clarify the trail location. The trails
should show interconnection with other Fontana phases.
4) Proffer 5 states that pedestrian paths shall be Class A, Type 1 from, the Albemarle County Design
Standards Manual. Please show section detail.
H. Trail Standards:
Classification
Min. surface
requirements
\lin.
i width
Design
alignment
Other design
considerations
Class A — type
2" asphalt
5' surface
0% maximum
Drainage design as
1 low-
over4"
longitudinal
given below
maintenance
aggregate
grade, 2%
pedestrian
base
maximum cross -
path
grade
5) Trails should be in common areas, and maintained through neighborhood covenants or private
agreements. When not in common areas, all trails are required to have easements which must be a
minimum of 10' wide.
6) Brunello Court is proposed as 24' wide f/c to f/c. Are you proposing parking on one side or no
parking_at all? Please clarify_
7) It is not clear why Belluno Lane is designed as a rural road with a ditch. The curb and gutter
waiver request for Bellurio Lane does not appear to have been approved by the Planning
Commision or the BOS. Also, the road section on sheet C6.0.0 does not appear to meet VDOT
road standards. Please revise to meet VDOT road standards from Appendix B(1) -14.
8) Previous comments mentioned that a waterline connection from the existing Ashcroft Subdivision
may be necessary to achieve adequate fire flows. Please clarify if this is still the case.
9) Driveways cannot be sloped greater than 10 %. Please label all the driveway grades to clarify if
proffer 2(G) is satisfied.
10) Please note that the SWM and Drainage calcs will be thoroughly reviewed with a WPO
application. An approval of this preliminary plat does not allow you to grade the site. An
approved WPO application (E &S and SWM plans), along with posting of bonds will be required
prior to obtaining a grading permit.
11) Please show the approved pedestrian/emergency connector from the Cascadia Subdivision to
Fontana 4C. This should match the approved ZMA2004 -18.
12) Label the standard VDOT driveway aprons and show the detail.
13) The critical slopes section in the ordinance has changed. A critical slopes waiver was already
approved, but plans should meet Section 30.7.5 Design Standards. This is in conjunction with
comment #17.
14) Please show SWM easements and access easements on plan.
15) Some trees on the landscaping plan are in conflict with the stormsewer pipes. Please address.
16) It appears that the existing rip rap should be removed on final grading plan. Please clarify.
17) Please address the Final Grading Plan comments to satisfy Proffer 2 :
a. There appears to be a significant amount of 2:1 slopes behind lots as backyards. Proffer
2(D) calls for 3:1 slopes. Any slopes steeper than 3:1 up to 2:1 should be the last resort
since ground cover will be harder to establish.
b. It will be difficult to grade and maintain the swales behind lots 19 -27 and lots 14 -18.
These swales' are too close to decks. This also assumes that homeowners will not regrade
their own backyards. There are also areas that do not meet the "inlet for every 3 lot'
policy. I recommend showing retaining walls to provide backyards for lots and showing
easements for swales along the retaining wall.
c. Please note the final grading plan shall be approved by the County Engineer prior to the
approval of the first preliminary subdivision plat.
d. On Brunello Court, there is a low point near station 14 +50. Please label the elevation on
Sheet C4.0.1. It appears this area will need to address relief for lots 23,24, and 31 if
inlets are clogged.
e. Clarify stormsewer behind lots 30 -34. There is only one inlet between lots 29 -30. Capture
as much of the impervious area into the stormsewer. It appears that a substantial berm
may be needed to divert drainage from steep slopes to the SWM facility.
f. There is a proposed swale and berm behind lots 1 -5. It appears grading will be beyond
the property line. Please address and obtain permission from adjacent property owners.
g. Clarify where runoff for single family dwellings will be diverted for lot 5 -11. Will it be
towards front of homes or released in backyards?
Sincerely,
=If
Michelle Roberge
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper, vrginja 22701
Charles A. Kilpatrick, P.E.
. Commissioner
May 20, 2014
Mr. Christopher Perez
Senior Planner
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
- Re: SUB- 2014 -00063 Fontana Phase 4C Preliminary Plat
Dear Mr. Perez:
We have reviewed the preliminary plat for Fontana, Phase 4C dated 11/21/08 with revisions dated 4/6/10,
6/17/10, 1/20/11, 6/25/12, 11/14/12, 1 /16/13 and 4/7/14 as submitted by Terra Engineering and Land
Solutions PC and offer the following comments:
1. Storm sewer calculations and open channel calculations need to be provided for review.
2. Profiles for the storm sewer need to be submitted for review.
3. Pavement design calculations need to be provided for review.
4. VDOT expects that there will be on- street parking on each of these roads. The typical section
should be revised to accommodate this condition.
5. The intersection sight lines need to be shown at each of the street connections in accordance with
the Road Design Manual.
6. There appears to be 2 parallel storm sewers along the frontage of lots 19 through 22. What is the
purpose of the second storm sewer?
7. It appears that the storm sewer along Brunello Court will be in conflict with the proposed street
trees. This situation needs to be corrected.
8. Standard CD -1's are required at each location along the roadway that the section goes from a cut
to a fill section. Per the profile for Brunello Court, there are several locations that this occurs and
the CD -1's should be shown on the profile.
9. The outlet for the detention pond is to a proposed storm sewer manhole located in the roadside
ditch along Via Florence Road. This manhole should be located outside of the ditch. Additional
detail is needed on this outlet as it relates to the roadside ditch and the right -of -way.
Most of these items typically will be addressed with the road plan submittal. If you need additional
information concerning this project, please feel free to contact me.
Sincerely,
AAA
Troy Austin, P.E.
Area Land Use Engineer
Culpeper District WE KEEP VIRGINIA MOVING