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HomeMy WebLinkAboutSUB201400126 Review Comments Preliminary Plat 2014-09-02_ p County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434 - 296 -5832 Memorandum To: Scott Collins (scott @collins - engineering.com) From: Ellie Ray, CLA, Senior Planner Division: Planning Date: September 2, 2014 Subject: SUB 201400126 Belvedere Phase IIB - Preliminary Fax 434 - 972 -4126 The County of Albemarle Planning Division will approve the plat 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.] [Code of Development(COD)] The proposed Block 8 layout differs significantly from the application plan including the road and lot layout, changes to the approved Green Space and Amenities, the addition of Fowler Street and Bartlett Avenue, lot widths below the approved 30', reconfiguration of the proffered 100' ROW dedication area, and the addition of improvements and a SWM facility within the reserved ROW dedication area; a variation (or amended rezoning — see below) request must be submitted and approved for these changes. Any revisions to applicable tables, descriptions, etc in the Code of Development must be included in the variation request. It should be noted that Zoning determined that the changes proposed on the previous submittal (in 2011, very similar to the current proposal) were significant enough that they were not eligible for a variation and that an amendment to the rezoning would be required. Other approaches to revising Block 8 might be eligible for a variation; a meeting will likely be required with Planning and Zoning to determine if a variation or rezoning amendment is required and if either scenario is likely to be supported. 2. [COD] This proposal exceeds the maximum approvable number of lots in Block 7; this plat brings the total number of lots to 36, but the COD only allows 34. A variation request must be submitted and approved for this change. 3. [14- 302(A)3] Existing or platted streets. Clearly label streets as either existing or proposed. Provide the widths of all existing streets. 4. [14- 302(A)4 &5] Private & public easements. Provide the location and dimensions of all existing and proposed private and public easements. Existing easements should be labeled with the appropriate DB and PG reference. Proposed easements should be labeled with the intended holder. 5. [14- 302(A)4 & COD] Private easements. When a side setback of less than 4'11" is used, a 6' maintenance easement shall be recorded on all properties adjacent to the side setback of less than 4'11 ". 6. [14- 302(A)12] Topography. GIS indicates the presence of small areas of `managed steep slopes' on the property, revise Note 3 on sheet 2 to reflect this information and show the areas on the plat. 7. [14- 302(A)14 & COD] Land to be dedicated in fee or reserved /green space and amenities (Table 4). The information provided as `Approved with Rezoning' is outdated and does not reflect approved variations that changed Table 4; update this section. Additionally, the portion labeled as `Proposed with Phase II' should be split between Phase IIA and IIB. Include all areas provided in each phase. The sum of the two phases should match or be more than what was approved in Table 4 as updated through all variations. Additionally, the total Open Space number provided in the Notes section does not match the sum of the numbers listed above it. 8. [14- 302(A)14 & COD] Land to be dedicated in fee or reserved /green space and amenities (Table 4). During the previous submittal, zoning determined that conservation area is not variable. The conservation area shown on the Application Plan in Block 9 next to the road connection to the adjacent property is required. 9. [14- 302(B)1] General information. Provide a north point on Sheet 2. 10. [14- 302(8)5] Zoning classification. The Zoning note incorrectly lists the applicable ZMA as ZMA07 -04; it should be ZMA2004 -07. The variation dates should also be updated to reflect those mostly recently approved. 11. [14- 302(8)5] Zoning classification. A portion of this property is Zoned R -4; clearly label all R -4 areas and include R -4 in the Zoning note. 12. [14- 302(8)7] Reservoir watershed. Revise the note regarding the watershed to indicate this property is within the South Fork Rivanna (below reservoir) watershed. 13. [14- 302(8)8 and COD] Yards. Label the side setbacks on lots in Block 9 as these are different than what is required in other blocks. 14. [14 -306] Private streets information. Label all streets and alleys as either public or private. If authorization for one or more private streets is requested and has not been previously approved as provided by section 14 -234, the subdivider shall submit with each preliminary plat the information required to support authorization under the applicable requirements of sections 14 -232, 14 -233 and 14- 234(A). 15. [Comment] The `future townhouse lots' shown on this application cannot be reviewed or approved until a Site Plan is submitted; remove the lot lines, lot numbers, and reference to number of future lots and instead label as `future townhouses'. 16. [Comment] The `future lots' outside of the NMD area shown on this application cannot be reviewed or approved as part of this application; remove the lot lines, lot numbers, and reference to number of future lots and instead label as 'future development'. Remove all references in the notes to `future lots'. 17. [COD] As noted above, it appears that the proposed open space /green space differs significantly from the application plan, including the elimination of `Park H' and `Linear Park K'; all green space and amenities approved in the Code of Development must be provided, or a variation must be obtained. 18. [COD] Some of the information provided in Tables 1 & 2 is incorrect and /or needs further clarification. First, information provided under `Actual to Date' appears to include DB and PG information for lots in Phase IIA (7 lots in Block 5 and 15 lots in Block 9) that have not yet been recorded, while the lots in Block 7 from Phase IIA are labeled 'Belvedere Phase IIA'. Differentiate actual recorded lots from approved but not recorded lots in each block. Additionally, label the section of this Table that references the current proposal as "Belvedere Phase IIB Proposed'. 19. [COD] Clarify the carriage house numbers provided for Block 7. The Tables show that there are 20 -29 `actual to date' and 0 -12 `proposed'. This plat only includes 7 lots in Block 7, so it seems 12 carriage houses would be an impossibility. Additionally, the `total platted /proposed' number is provided as 0 -12 and the `total remaining' as 20 -20; these numbers are incorrect. It appears the proper numbers should be 0 -7 for `proposed' and 20 -32 for `total platted /proposed' (as the maximum approvable number is 32), and 0 -12 for `total remaining'. Verify and revise these numbers to present accurate information. 20. [COD] Clarify the carriage house numbers provided for Block 8. The Tables show that there are '20 -26' proposed. Again, this plat only includes 22 lots in Block 8, so it seems 26 carriage houses would not be possible. Revise these numbers to present accurate information. The corresponding total carriage house numbers provided in the notes section should also be revised. 21. [Comment] Please use the road and alley designations indicated in the Code of Development in addition to street names for ease of review. 22. [COD] It appears that the Section used for Belvedere Blvd does not match that provided in the COD for portions of Belvedere Blvd that have a median. The section provided on this proposal does not allow for on- street parking, while all sections including a median listed in the COD do. Additionally, SP2007 -54 was approved with conditions for on- street parking to support the SOCA facility proposed with that application. One of the conditions was to provide street widths to accommodate on- street parking as approved by Engineering. Work with Engineering, Fire /rescue, and VDOT to establish approvable road widths. Any differences from the COD must be approved through a variation. 23. [COD] The sections for Streets H & I (Isetta and Dukes) may need to be revised to accommodate on- street parking with a width that's approvable to all agencies. SP2007 -54 was approved with conditions for on- street parking to support the SOCA facility proposed with that application on portions of these streets. One of the conditions was to provide street widths to accommodate on- street parking as approved by Engineering. Work with Engineering, Fire /rescue, and VDOT to establish approvable road widths. Any differences from the COD must be approved through a variation. 24. [COD] The alleys in Block 8 were designated as one -way with 12' minimum paved width in the COD. This application proposes 2 -way alleys with 14' widths; include the proposed changes to these alleys in the variation request for Block 8. 25. [COD] Fowler Street and Bartlett Avenue were not included in the approved application plan or code of development; a variation will be required to add these roads. As above, work with Engineering, Fire /rescue and VDOT to establish approvable road design. 26. [COD] A note stating trees are required to be 2.5" caliper should be added to the cover sheet. 27. [Proffer 3.1] 25% open space proffer. The `Platted' columns in Table 4 indicate that many areas of open space from Blocks previously developed have not been provided; make sure Table 4 is completely up to date and account for any areas not provided. 28. [Proffer 5.1] Overlot grading plan proffer. The overlot grading plan proffer must be satisfied for this phase prior to Final Plat approval. Pending comments from various review committee members will be forwarded to the applicant once received. Please contact Ellie Ray in the Planning Division by using eray(a- )albemarle.org or 434 - 296 -5832 ext. 3432 for further information.