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Home My WebLink AboutSUB201400111 Review Comments Preliminary Plat 2014-08-19 (3)LjRGiNL� COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 August 28, 2014 Scott Collins Collins Engineering 200 Garrett St., Suite K Charlottesville, VA 22902 RE: SUB - 201400111 Wintergreen Farms — Preliminary Subdivision Plat Mr. Collins: Prior to approval of the Preliminary subdivision plat, revisions are required. The plat must be revised in accordance with Chapter 14 of the Albemarle County Code (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 plat be made before preliminary plat approval is given: [2.4.1] Application of bonus factors. Amend lot sizes and density calculations to reflect the following bonus density requirements: a. Show boundary of Rural Area on the plat and any lots partially or wholly within this district must meet the minimum requirements of R -1 standard level density (0.97 units /acre) as outlined in Section 13.3 of the Zoning Ordinance. b. The bonus density for internal roads cannot be applied because the internal road system is required by the ordinance. c. Tree preservation areas within the stream buffer cannot be applied toward the density bonus since preservation of the stream buffer is already required by the ordinance. Show tree preservation bonus calculations and do not include any tree preservation areas within the stream buffer. [14.401] Double frontage lots. Amend layout to eliminate the double frontage lots. These requirements can be varied or excepted by the agent as provided in section 14- 203.1. The following are double frontage lots: a. Lots 13 -14, 51 -52 and 55 -61. b. Tax Parcels 90E -20, 90E -30 and 90E -40 within the Mosby Mountain subdivision (Pfiester Drive can be relocated so that there is a minimum of 20' of open space between the road and the rear property line to prevent these lots from being double frontage) c. Lots 44 -46 appear to be double frontage (open space between the lots and the rear street needs to be at least 20' wide to not be considered double frontage). VDOT comment: The proposed street layout does not satisfy the Multiple Connections in Multiple Directions standard as defined in the Secondary Street Acceptance Requirements. An attempt to provide a connection onto Redfields Road appears to be necessary to meet this requirement. If permission for a new connection onto Redfields Road cannot be obtained, a second connection at the intersection of Sunset Avenue and Country Green Road or a connection from one of the internal cul -de -sacs to proposed Pfister Drive would be necessary to satisfy Secondary Street Acceptance Requirements (SSAR). [14 -233] When private streets in development areas may be authorized. If connections are not made in accordance with VDOT requirements and roads are not accepted into state secondary road system by VDOT then the private streets must be authorized by the Planning Commission. 4. [14 -203] Fees. There is an outstanding balance of $214.90 for notice requirements. This must be paid prior to preliminary approval. The agent is recommending that the following changes to the plat be made before preliminary plat approval is given: [14 -409] Coordination and Extension. See comment #3 above from VDOT regarding street connections. If extensions to property lines or adjacent streets cannot be made as suggested, this requirement may be varied or excepted by the agent as provided in section 14- 203.1. If an exception is granted by the agent for street extension, then a 50 foot right -of -way reserved for future dedication upon demand from the county would need to be established. The requirement for right -of -way may be varied or excepted by the commission as provided in section 14- 203.1. Any variations or exceptions that are needed should be initiated as soon as possible. These revisions must be submitted within 6 months from the date of this letter or the application will be deemed withdrawn. Once these revisions are made, staff will grant initial site plan approval with conditions for the final site plan, and a separate letter will be given at that time. If you have any questions please feel free to contact me at extension 3272 or rfalkenstein @albemarle.org. Sincerely, Yu U we�� Rachel Falkenstein Senior Planner