HomeMy WebLinkAboutSDP200800041 Legacy Document 2009-05-04 (2)ALg�,��
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
02 April 2008
I. The site plan is not in conformity with the approved application plan of ZMA- 2000 -9 for the
following reasons. This deficiency may be addressed by revising the site plan, seeking a variation
from the approved application plan in accord with section 18- 8.5.5.3, or amending the application
plan through a rezoning of the property. I do not see that any changes have been made to the previous
site plan SDP 2007 -87. Comments on this site plan are the same as on SDP 2007 -87 and are provided
below: (Comments from Elaine Echols)
1. The eastern conservation area begins at the top of the slope where critical slopes begin. Buildings
and parking areas are shown in the conservation area. Buildings and parking cannot be shown or
placed in a conservation area. This item cannot be varied.
2. The conservation line near the northern floodplain crossing is shown incorrectly causing the
appearance of disturbance. If the western conservation line were correctly shown, there would
not be disturbance in that area shown on the plan. This item should be corrected.
3. In this same area, an access easement to the Korean Church parcel is shown as providing public
access to the greenway. This item could be varied; however, it would be dependent on how the
access easement language is written between the Church and the owner.
4. More building area is shown west of Northwest Passage than was shown on the application plan.
Where a single row of buildings was shown west of Northwest Passage, there are now three rows
of buildings. Where driveways were shown on the application plan, there are buildings shown on
the site plan. This greater intensity results in less area for stormwater management. Less area for
stormwater management is causing steep slopes and retaining walls over 10 feet in height close to
residential buildings. This item could be varied; however, it is very unlikely that the Planning
Director would grant a variation because of the negative effects of the steep slopes, tall retaining
walls, and location of the retaining walls.
5. Buildings and parking are shown on the site plan in an area adjacent to SWM Facility #10 where
the application plan shows no development. Four buildings in this area also cause stormwater
facilities to have steep slopes and retaining walls. This item could be varied; however, it is very
unlikely that the Planning Director would grant a variation because of the negative effects of the
steep slopes and location of the retaining walls close to the residential units.
6. Unit orientation is different than shown on the application plan in several places. On the western
side of Northwest Passage units were not shown along the street resulting in approval of a street
section in the rezoning that did not include a sidewalk. This item could be varied which might be
successful because it creates a better street face. If it is varied, the street section would need to
include sidewalks and street trees on both sides of Northwest Passage where street trees are
between the back of the curb and the sidewalk.
II. Engineering Comments from Jonathan Sharp. Comments refer to the plan dated March 10,
2008. Those items that need to be addressed are:
Engineering recommends denial to the preliminary site plan. Before Engineering can recommend
approval to the preliminary site plan, the following comments must be addressed. Several comments have
been intentionally omitted as the Engineering comments are referenced in other staff comments /proffer or
condition comments.
1. The preliminary plan is not in conformance with the application plan. In order to achieve the
layout proposed, a rezoning is required. [Per ZMA and SP, 18- 8.5.5.2a,c]
2. Work in the floodplain is only permitted in areas approved per the application plan and special
use permit concept plans. Please remove all work in the floodplain (other than grading for
Northwest Passage or exempt utilities). Storm pipes are shown north of proposed SWM facility
#11 in the floodplain. This disturbance is not exempt. Please remove the structures outside of the
floodplain. [per ZMA and SP, 18- 8.5.5.2a,c, 18- 30.3.3.2]
3. The eastern conservation line is incorrectly shown. The eastern conservation area begins at the
top of the slope where critical slopes begin. A large portion of critical slopes are being disturbed
by proposed work/grading/retaining walls/buildings /travelways /etc. Please remove all work
outside of the eastern conservation area. It appears the proposed layout may harm trees in
conservation areas directly adjacent to proposed retaining walls. Engineering recommends against
the use of retaining walls directly adjacent to conservation areas. The proposed grading layout
shows a significant increase in earthwork compared to the application plan. It appears that the
grading in the application plan was designed with the existing topography in mind, while the
proposed grading plan shows an extravagant amount of earthwork, including large cut and fill
areas and the use of tall retaining walls. See diagrams below. [per ZMA and SP, 18- 8.5.5.2a,c]
Conservation Existing Top*
Area
Area (wooded)
Cut Proposed Topo
Area of
Fill
Conservvthm
Area (waodad)
Application Plan Example Cross - Section (not to scale)
Conservation
Area (wooded)
Existing Topo
Area of
Cut
Proposed Topo
Conservation
Area (wooded)
Proposed Plan Example Cross - Section (not to scale)
4. The proposed Wet Ponds (SWM facilities #10 -12) are inadequate. None of the proposed facilities
have an adequate base flow for a wet pond (minimum 10 acre drainage area). Please propose
adequate SWM facilities. The facilities must capture 80% of total suspended solids, as described
in Article 64 of the Practice of Watershed Protection (2000 ed.) published by the Center for
Watershed Protection. Infiltration practices such as a biorention basin are recommended (biofilter
that provides adequate detention requirements. All Water Quality facilites require forebays for
each point of concentrated discharge into the facility. Also, as proposed, the stormwater facilities
are shown short- circuiting. The proposed wall inside SWM facility #11 is a concern. [per ZMA
and SP, 17- 312 -C, 315 B,C, 18- 32.5.6k, 17 -303, VSMH 3.06]
5. The preliminary site plan fails to adequately show the proffered improvements for the proposed
residential phase per the application plan and proffers in accordance with preliminary site plan
requirements. The following road improvements should be shown on the preliminary plan and
must be constructed during the construction of this residential development: (Proffer 5.3.1c1) [18-
8.5.5.2a,c]
i. U.S. Route 29 Southbound — construction of left turn lane with taper.
ii. Northwest Passage from U.S. Route 29 to North Pointe Boulevard.
iii. U.S. Route 29 Northbound — construction of a right hand turn lane, geometries of which
will be subject to VDOT approval.
iv. If not already constructed, North Pointe Boulevard between Northside Drive East and
Northwest Passage.
Only the proposed layout of the required improvements has been shown. Please show all required
information per 18- 32.5.6, including: proposed grading (d), proposed street cross - sections in
accordance with the application plan (i), proposed layout of drainage pipes, channels, stormwater
management facilities, drainage easements, etc. (k).
6. [intentionally omitted]
7. [intentionally omitted]
8. [intentionally omitted]
9. The proposed road cross - sections for Northwest Passage are inadequate as they do not match the
application plan. Please see cross - sections NWP1 -3 on the application plan.
III. Proffers have not been addressed (Comments from Gerald Gatobu). Those items that have not
been addressed are:
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.
See Engineering comment number 2 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 number 4 for guidance.
3. Section 5.1 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 preliminary plan. See Engineering comment number 5 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 numbers for guidance.
5. Section 5.3.1.C.1. Northernmost Entrance (opposite Lewis and Clark Drive) on U.S. Route
29 compliance: [Highly important action required with this preliminary site plan and at
final site plan submittal] this proffer applies to this preliminary site plan. Please provide
conceptual road plans addressing all Road improvements for the Northernmost Entrance on 29
(opposite Lewis & Clark Drive). See section i -v of the proffers for specific improvements. i) U.S.
route 29 Southbound will require construction of a left turn lane with taper (ii) Northwest Passage
from U.S. Route 29 to North Pointe Boulevard will have to be constructed/addressed with this
preliminary and final site plan (iii) U.S. Route 29 Northbound - construction of a right hand turn
lane, the geometrics of which will be subject to VDOT approval, and (iv) If not already
constructed North Pointe Boulevard between North side Drive East and Northwest Passage and
(v) Traffic signal construction subject to signal timing plan and approval by VDOT. Road
improvements proffered for phase III (5.3.1.C.) must be shown on the preliminary site plan.
Detailed plans and computations will be required at final site plan. See Engineering comment
number 5 for guidance.
6. Section 5.3.3 Compliance: [Action required with this preliminary site plan and future site
plan submittal] VDOT approval of U.S. 29 intersection signal timing plan must be noted on the
plan as a condition of final approval.
IV. Special Use Permit Conditions for (SP- 2002 -072 North Pointe Residential Uses) have not been
addressed (Comments from Gerald Gatobu). Those items that have not been addressed are:
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. Action required with
this preliminary site plan: The disturbance of the conservation area must be removed from the
plan. See Engineering comment number 3.
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 finds 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. Action required with this preliminary site plan. The disturbance of
the conservation areas except for utilities must be removed from the plan. See Jonathan's
Engineering comment number 3.
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