HomeMy WebLinkAboutSDP201400039 Review Comments Final Site Plan and Comps. 2014-06-18COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper, Virginia 22701
Charles A. Kilpatrick, P.E.
Commissioner
June 18, 2014
Ms. Ellie Carter Ray
Senior Planner
County of Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP - 2014 -00039 Timberwood Square
Dear Ms. Ray:
We have reviewed the final site development plan for Timberwood Square dated 5113114 as
submitted by Dominion Engineering and offer the following comments:
1. VDOT has no objection to the proposed site plan as submitted.
2. A Land Use Permit will need to be obtained from this office for all work that is to occur
with the right -of -way of Worth Crossing including, but not excluded to, the proposed
new waterline "A" connection.
If you need additional information concerning this project, please do not hesitate to contact me at
(434) 589 -5871.
Sincerely,
" I
Troy Austin, P.E.
Area Land Use Engineer
Culpeper District
WE KEEP VIRGINIA MOVING
Phone 434 - 296 -5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
To: Michael Myers (mmyers(aDdominioneng.com)
From: Ellie Ray, CLA, Senior Planner
Division: Planning
Date: June 16, 2014
Subject: SDP 201400039 Timberwood Square - Final
Fax 434 - 972 -4126
The County of Albemarle Planning Division will recommend approval of the plan referenced above once the
following comments 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, which is to the Subdivision /Zoning Ordinances unless
otherwise specified.]
1. [Comment] This application was reviewed against Site Development Plan requirements only. It appears
that lot lines are shown on the plan, but no subdivision application was submitted. Any subdivision related
comments are provided for reference only unless necessary for site plan approval.
2. [Comment] Since no subdivision application was submitted, it should be noted on the plan that the revised
areas given for each parcel won't be approved until a subdivision application is submitted for review.
3. [Comment] The boundary line adjustment necessary to provide the minimum 20' parking setback between
commercial and residential areas will be required prior to site plan approval. It may be helpful to also
include the other proposed boundary line changes between the parcels with this application to make it clear
which areas are `residential' and which areas are `commercial' (see comments below for clarification).
4. [Comment] If a future subdivision is planned as shown by the lot lines on the plan, it is recommended that
a private street application be submitted for review now to verify that the proposed private access
easements can be approved as private streets when the subdivision is submitted.
5. [32.5.2(a)] Provide a listing of all Special Permits and waivers granted for this property along with the
associated conditions of approval. This should include SP1994 -16 which allowed professional offices,
SP2008 -52 which allowed stand -alone parking, and the critical slope and undisturbed buffer waivers granted
during the preliminary site plan review.
6. [32.5.2(a)] Add parking setback information to the Site Data (10' from a public street and 20' from
residential).
7. [32.5.2(a)] Add the undisturbed buffer requirement to the Site Data (20' from residential).
8. [32.5.2(a)] Correct the front building setback for townhomes to 25' in the Site Data.
9. [32.5.2(a)] Add the zoning district to the adjacent property information.
10. [32.5.2(b)] The plan shows that 32 townhomes are proposed, not 35 as listed in the Site Data; revise notes
accordingly.
11. [32.5.2(b)] Revised Parcel 46 -134 -7 is the only parcel that should be included in `residential' calculations
and information (TMP 46 -134 -713 contains parking that supports the commercial uses on parcels 7A & 7C).
The proposed density calculation should be revised to reflect the correct unit count (32) and the correct
`residential' area (3.64 acres).
12. [32.5.2(b) & 4.16] Provide recreational area as required in Section 4.16 and list the amount provided in the
Site Data. (see 4.16 for requirements regarding area, slope, groundcover, access and facilities)
13. [32.5.2(b)] Provide the combined square footage of all commercial space on the four subject parcels to
verify that the limit in SP94 -16 is not exceeded.
14. [32.5.2(b)] Revise the parking requirement to reflect the accurate number of townhomes proposed.
Additionally, two parking spaces noted as supporting the townhomes are located on the commercial parcel;
if this scenario remains after revision an easement will be required on those spaces.
15. [32.5.2(d)] In the development areas, the critical slopes ordinance has been revised to create an overlay
map of 'managed' and 'preserved' steep slopes. Please remove all reference to `critical slopes' and provide
the locations of all managed and preserved slopes as shown on the overlay map.
16. [32.5.2(1)] Provide the location of any other existing or proposed utilities and utility easements including
telephone, cable, electric and gas.
17. [32.5.2(n)] Provide the maximum footprint for all proposed buildings.
18. [32.5.2(n)] Dimension the entire dumpster pad, not just the apron.
19. [32.5.2(n)] Provide the location and dimensions of the required recreational areas.
20. [32.5.2(0)] Clarify ownership of the 'Common Area'. This area contains parking that supports the two
commercial buildings as well as 2 residential spaces; an easement (and deed) will be required to ensure
access by these uses. (see comment #33 below for more information)
21. [32.6.2(f)] Provide the radius of all curb returns.
22. [32.6.2(g)] Clearly label which utilities /easements are existing and which are proposed. Additionally, all
proposed water and sewer facilities intended to be dedicated to public use shall be identified by a statement
that the facilities are to be dedicated to the Albemarle County Service Authority.
23. [32.6.2(h)] Add a line for Fire /Rescue to the signature panel.
24. [32.6.20)] Any proposed landscaping used to meet requirements of the landscape plan ordinance that will
be located in private residential lots will require an easement and maintenance agreement when the lots are
subdivided.
25. [32.6.20) & 32.7.9.4(b)] Existing trees may be preserved in lieu of planting new plant materials in order to
satisfy the landscaping and screening requirements of section 32.7.9, subject to the agent's approval. If you
intend to use existing trees to satisfy any of the landscape plan requirements, please include the following:
1. Areas and other features shown on landscape plan. The landscape plan shall show the trees to be
preserved, the limits of clearing, the location and type of protective fencing, grade changes requiring
tree wells or walls, and trenching or tunneling proposed beyond the limits of clearing.
2. Conservation checklist. The applicant shall sign a conservation checklist approved by the agent to
ensure that the specified trees will be protected during construction. Except as otherwise expressly
approved by the agent in a particular case, the checklist shall conform to the specifications in the
Virginia Erosion and Sediment Control Handbook, pages III -393 through III -413, and as hereafter
amended.
26. [32.6.20) & 32.7.9.5(e)] Provide shrubs along Worth Crossing (to minimize view of parked cars) where the
proposed parking lot extends in that direction (near dumpster) as shown on the preliminary plan.
27. [32.6.20) & 32.7.9.6(a)] Provide a calculation and documentation demonstrating that an interior area equal
to 5% of the paved parking and vehicular circulation is provided and landscaped with trees or shrubs; this
should be provided for both the residential and commercial areas (including existing paved areas).
28. [32.6.20) & 32.7.9.7] As noted in the conditions of approval below, screening meeting the requirements of
this section has not been provided; revise the proposed landscape within the 20' buffer area accordingly.
29. [32.6.20) & 32.7.9.8] The areas noted as residential and commercial are incorrect; revise the tree canopy
calculations using the areas indicated in comment #11 above (3.64 acres residential & 2.23 acres
commercial).
30. [32.6.20) & 32.7.9.8] Many of the plant counts provided in the Landscaping Schedules are incorrect. There
are 16 Quercus palustris shown on the plan (not 18), 17 Cornus kousa in the residential area (not 18), 53
Cryptomeria japonica in the residential area (not 52), and 13 Ilex glabra in the commercial area (not 15);
verify all plant counts and revise the schedules and associated canopy calculations.
31. [32.6.20) & 32.7.9.8] Cornus kousa provides 123sf of canopy (not 133sf) according to the County Plant
Canopy Calculations; revise the canopy calculations.
32. [32.6.20) & 32.7.9.8] As indicated above, clearly show all existing trees to be saved and used toward the
tree canopy requirement (including the canopy provided by each tree or group of trees). The canopy bonus
for preserving existing trees is 1.25, not 1.5; revise the tree canopy calculations.
33. [4.12.8(e)] Instrument assuring continuation of off -site parking. If stand -alone parking or off -site shared
parking is to be provided, the applicant shall submit with the application for a site plan, site plan waiver or, if
a site plan is not required, with an application for a zoning compliance clearance, an instrument that restricts
the use of that part of the land on which parking is provided to that use, and assures that a minimum
number of parking spaces as required by this section shall be established and maintained for the life of the
use. The instrument shall be in a form that is suitable for recording, shall be subject to review and approval
as to form and substance by the county attorney, and shall be recorded in the office of the clerk of the circuit
court of the county before the site plan or site plan waiver is approved. As the parking requirements for the
use or structure change, subsequent instruments may be submitted, reviewed, approved and recorded that
rescind or modify the prior instrument.
34. [32.6.2(k)] Clarify if any outdoor lighting is proposed. If it is, provide a photometric plan including a
luminaire schedule and fixture cut - sheets; if not, remove the lighting note on Sheet 2.
35. [32.6.2(i)] Provide specifications for the required recreational facilities (see comments above).
36. [Comment] Please indicate the deed book and page reference for all existing utility easements located on
the property.
37. [Comment] If any off -site easements are required, they must be submitted for review and recorded prior to
Site Plan approval.
38. [Comment] This site plan cannot be approved until ACSA, VDOT, and Fire /Rescue complete their reviews
and grant their approval. Inspections has reviewed the plan and has no objections. Engineering and E911
comments have been provided.
Conditions of Preliminary Approval (from approval letter dated 11/4/11):
39. Meet all the requirements in Chapter 18 Section 32 for final site plans, including lighting plans.
Final: See comments above.
40. [32.5.6(a)] Correct the front setback for townhomes as listed on the Cover Sheet to 25', and show the 50'
building setback from TMP 46 -134 -7 on the Site Plan.
Final: Revise the setback information provided in Site Data as indicated above, and show the 50'
building setback line.
41. [32.5.6(b)] Provide the maximum number of employees.
Final: This information has not been provided; there is a note that says `Maximum Number of', but it
isn't completed.
42. [32.5.6(b)] Clarify the difference between the numbers provided for `paved parking and vehicular circulation'
and 'pavement' (as indicated in the impervious area summary).
Final: Comment addressed.
43. [32.5.6(b)] Revise the parking schedule to indicate 65 spaces are required as approved with the parking
requirement reduction request. Please also present your parking space count on the site plan to
demonstrate the separation of commercial and residential parking (as shown on the cover sheet).
Final: Comment addressed.
44. [4.12.16(c)6] Please clearly label the gutter that runs along the front of the parking spaces in the lower
portion of each townhome lot, or dimension the spaces at 18'.
Final: Comment addressed.
45. [32.5.6(n)] Dimension the dumpster pad.
Final: See comment above; dimension entire pad, not just apron.
46. [32.5.6(n)] Modify the 2' wide island strip between the handicapped space and the travelway (at the turn
into the townhome parking) to meet the 3' minimum width requirement for parking islands.
Final: Dimension this island on the plan.
47. [32.5.6(p)] Revise the landscape plan to conform to section 32.7.9 and conditions of SP 1994 -16, along
with the calculations and notes demonstrating that the requirements are being satisfied.
a) [32.5.6(e) and 32.7.9.4(c)] Verify all existing landscape features as described in section 32.7.9.4(c),
and be very specific about which trees are to be saved and used toward meeting the landscape plan
requirements. A conservation plan checklist will be required.
Final: Clearly show which existing trees are being removed and what is being saved. See
comments above regarding tree protection and how to account for using existing vegetation to
meet the landscape plan requirements.
b) [32.7.9.5(a)] Sizes of all proposed plantings must be listed in the plant schedule to demonstrate
adherence to minimum standards.
Final: Comment addressed.
c) [32.7.9.5(b)] All pervious areas must be labeled with proposed soil erosion protection.
Final: This information has not been provided.
d) [32.7.9.7(b)] Please correct the parking space number (as provided for determining the number of
parking lot trees required) for the upper townhouse lot to reflect the 58 spaces provided toward the
residential requirement and for the commercial area to reflect the 65 spaces provided. The number of
required trees should remain the same for the townhouse area and increase to 7 for the commercial
area. This requirement has been met; this revision simply documents it properly.
Final: List the number of parking lot trees required and the number provided.
e) [32.7.9.8(a)] Provide more detailed information about the proposed dumpster enclosure to demonstrate
adherence to the screening standards.
Final: Comment addressed.
f) [32.7.9.8(a) & SP 94 -16 Condition# 1] The screening provided between the commercial and residential
areas should be modified; please place the proposed fence on the same side of the Japanese cedars
throughout for a consistent appearance. Please also add some smaller screening shrubs under the
existing and proposed London Planetrees to soften the proposed fence.
Final: This condition has not been addressed; adequate screening between the commercial and
residential areas must be provided.
g) [32.7.9.9] Revise the Tree Canopy calculations as follows:
i. The area of canopy for a Crataegus phaenopyrum is listed in the County Plant Canopy
Calculations as 145 SF, not 125 SF as provided; please revise.
ii. There appear to be three Fraxinus pennsylvanica, not four as listed in the plant schedule;
please revise.
iii. I calculate the sum of the existing canopy at 11,699 SF, not 12,699 as presented; please verify.
iv. The trees labeled as existing Sycamores are actually London Planetrees; modify all tree canopy
calculations accordingly.
V. Remove the 98 SF assumption of tree cover; all tree canopy provided must be documented.
Final: The landscape plan has changed significantly; these comments have been
replaced with tree canopy comments provided above.
h) [SP 94 -16 Condition# 2] For recordkeeping purposes: Condition #2 has been met through the
proposed planting along Timberwood Blvd.
Final: The proposed planting along Timberwood Blvd has changed from what was approved on
the Preliminary Plan and no longer satisfies SP Condition #2; revise the proposed landscape to
meet this condition.
i) [SP 94 -16 Condition# 3] For recordkeeping purposes: Condition #3 has been met as determined by
Zoning via email dated 10/20/11.
Final: SP Condition #3 is met through preserving the existing vegetation along the entry road;
provide a note on the plan indicating that this vegetation is not to be disturbed.
j) [SP 94 -16 Condition# 4] Condition #4 has been met through the existing walkway and the proposed
modifications.
Final: This condition has been satisfied, but some portions of the trail appear to be disturbed by
proposed grading; please clarify. Additionally, any portion of the trail contained within private
lots will require an easement when the parcel is subdivided.
48. A critical slopes waiver has been granted for small areas of impacts to critical slopes as indicated on the
Preliminary Site Plan. This approval is conditional on obtaining an approved Erosion and Sediment Control
Plan.
Final: The Site Plan will not be approved until the WPO application is approved.
49. An undisturbed buffer waiver has been granted in order to provide the required screening between the
commercial and townhome portions of this site. This approval is conditional on revision of the proposed
screening as indicated above (f).
Final: See comment (f) above.
Staff has provided references to provisions of Chapter 18 of the Code of the County of Albemarle. The Code is
kept up to date by the County Attorney's office. The Code may found on the County Attorney's website which
may be found under "Departments and Services" at Albemarle.org.
In accord with the provisions of Section 32.4.3.5 of Chapter 18 of the Code if the developer fails to submit a
revised final site plan to address all of the requirements within six (6) months after the date of this letter the
application shall be deemed to have been voluntarily withdrawn by the developer.
Please contact Ellie Ray at the Division of Current Development by using eray(a)albemarle.org or 434 - 296 -5832
ext. 3432 for further information.
i"
,. `IRGINZP
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: Timberwood Square WP0201400046, SDP201400039
Plan preparer: Dominion Engineering [mmyers @dominioneng.com]
Owner or rep.: HIGHLIFE LLC C/O DOWNER REALTY
Plan received date: 13 May 2014
Date of comments: 10 June 2014
Reviewer: Max Greene
The Development Plans (WP0201400046, SDP201400039) submitted 13 May 2014 have
received Engineering Review and do not appear to meet Albemarle County minimum checklist
items for approval. The following itemized list is to assist in meeting the Albemarle County
requirements for approval:
Site Development Plan:
a. Content: The site plan must not contain the erosion control plan, stormwater
management plan, road /street plans, or mitigation plan. These must be separate
documents, to be reviewed and bonded separately, and not part of zoning documents
or zoning enforcement, or zoning letters of revision, or permanent land records, etc.
They will be removed and submitted as separate documents with corresponding
cover pages and required information.
b. Date and source of the topographic information: [18- 32.6.2] All topography should be at
least visually field verified by the designer within the last year and stated on the plan sheet.
C. Proposed slopes 3:1 slopes will have Low Maintenance Ground Cover (not Grass)
specified on plan. [Design Standards Manual, Section 8]
d. Please show the deed book and page numbers for the existing easements on the property.
e. Please show all radii for curbs.
f. Please show widths of parking islands. Minimum island width is 3' for safety.
g. Cul -de- sac /turn- around areas do not appear to meet the minimum requirements and will be
designed in accordance with the Department of Fire and Rescue.
2. Erosion and Sediment Control Plan:
a. Proposed lots #25 - #32 will be restricted from receiving building permits until the
site is stabilized and WPO inspector can release the basin for building construction.
b. A variance is required for the alternative basin design.
i. A turbidity curtain will be required in the existing pond.
ii. Additional protective measures may be required for variance approval.
iii. This is the link to the application form for the variance request:
http:// www.albemarle.org/upload/images /forms center /departments /Com
munity_Development/forms/Engineering—and _WPO_Forms/WPO_-
Application Erosion & Sediment Control Plan.pdf
C. Diversion should be moved back to the silt fence location to capture more of the
site work. The inlet protections over the existing storm water pipe should be blocked
in a manner that does not allow water to enter pipe (leave pipe riser sections on while
excavating area). The final Swale shaping can occur with the removal of the
Engineering Review Comments
Page 2 of 2
sediment basin.
d. Plan appears to show significant amount of soil being removed over the existing
4.5' stormwater system pipe. How much cover does the existing pipe have to lose?
Should the existing pipe be damaged during construction, then a delay in the project
could occur while a new plan is reviewed for approval.
3. Stormwater Protection Plan:
a. Plan proposes to utilize the private pond Arber Lake in the Forest Lakes
Subdivision. Approval by the Forest Lakes Home Owners Association is required.
Please submit legal record of ability to utilize pond.
b. Not all impervious areas to the existing pond appear to be included in the
calculations. Please provide actual imperious areas to the existing pond in the
calculations (Estes Park, day care, and Shopping center).
Once these comments have been addressed, please submit 3 copies of the revised plans, calculations, and
narratives to Current Development Engineering along with the required review fee and transmittal form.
Current Development Engineering is available from 2:30 -4 PM on Thursdays to discuss these review
comments. Please contact Max Greene at 434 - 296 -5832 ext. 3283 or email mgreene @albemarle.org to
schedule an appointment.
[17- 204.f] An application for an erosion and sediment control plan that requires modifications, terms, or conditions to be
included in order for it to be approved shall be deemed to be withdrawn if the owner fails to submit a revised plan addressing the
omitted modifications, terms or conditions within six (6) months after the owner is informed of the omitted information as
provided under paragraph (B).
File: CDDE1 _sdp,esc,swm_MRG_Timberwood Square.doc