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County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434 - 296 -5832
Fax 434 - 972 -4126
Memorandum
To: Scott Collins (scott @ collins - engineering.com)
From: Ellie Ray, CLA, Senior Planner
Division: Planning
Date: July 2, 2015
Subject: SDP201500027 & SUB201500097 Villas at Belvedere — Initial Site Plan & Preliminary Plat
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 letter contains comments on both the Initial Site Development Plan and Preliminary Plat
applications, as many comments apply to both. All applicable code references may not be cited for each
comment; please ask for clarification on which comments apply to which application if necessary.
2. [32.5.1(b)] The Final Site plan shall be submitted at 20 or 30 scale; many of the lines are difficult to
decipher at 40 scale.
3. [32.5.1(b)] Provide a matchline on sheet 2.
4. [32.5.2(a)] Provide all boundary dimensions; some are missing. Clearly show the boundary lines, many are
difficult to see with different lines and line types overlapping.
5. [32.5.2(a)] Clarify the differences in the boundary information from what is shown in GIS. GIS and County
Real Estate records appear to show that the `area reserved for future meadowcreek parkway' on TMP 62F-
E1 was actually dedicated (see DB 3543 PB 225); provide documentation that this area was not dedicated
or remove it from the plat. If abandonment of dedicated right -of -way is desired, the County will review your
proposal (once requested) and advise on how much area, if any, can be abandoned.
6. [32.5.2(a)] Show all areas reserved for future meadowcreek parkway; the portion on TMP 61 -154B is
missing, and there appears to be an additional area shown on TMP 62F -E1 on the plat recorded in DB 3543
PG 225.
7. [32.5.2(a) and 14 -404] A variation /special exception of section 14 -404 will be necessary to develop this
project as proposed (see section 14- 404(B) & (D) and section 14- 203.1). Submit an application for a special
exception and list it, if approved, on the Cover Sheet.
8. [32.5.2(a), 14- 302(B)8 & 4.19] Provide the correct setbacks and yards in both written and graphic form.
See section 4.19 for new setback and yard regulations. Verify your proposed layout meets new setback and
yard requirements.
9. [32.5.2(a) & 4.6.4] Provide the correct rear and side yards; the rear and side yards are measured from the
edge of the alley easement.
10. [32.5.2(a)] Provide the owners, zoning district, TMP and present uses of all abutting parcels. At least one,
TMP 62G -01-A, is missing.
11. [32.5.2(b)] Clarify the acreage occupied by lots; the square footage information listed for each lot, in sum,
does not equal the total acreage provided in the "land areas" breakdown.
12. [32.5.2(b), 2.2.3, and 4.7] In order to qualify as a cluster development, a minimum of 25% open space that
meets the requirements listed in section 4.7 must be provided. Areas in paved parking, private alley and
emergency access do not meet this definition. Additionally, the dedicated right -of -way must be removed
from this area. Demonstrate that 25% open space is provided.
13. [32.5.2(b) and 15.4.1] In order to qualify for the "Environmental Standards" bonus factor you must
demonstrate that the wooded area being preserved meets the definition of `wooded area' as provided in
section 3. A conservation plan and checklist must also be provided. List the area preserved on the Cover
Sheet.
14. [32.5.2(b)] Provide information regarding where parking is provided on individual lots. If driveways will
provide the required parking, dimension all driveways to show two parking spaces are provided.
15. [32.5.2(f) & 14- 302(B)7] Revise the watershed note to indicate this parcel is not in a water supply
protection area.
16. [32.5.2(i) & 14- 302(A)6] Label and dimension the shared driveway serving lots 3 and 4. An access
easement will be required across lots 2 and 3.
17. [32.5.2(1)] Access aisles for 9' wide parking must be 24' in width. The alley is shown at 20' wide; either
widen the alley to 24' or widen the parking spaces to 10'.
18. [32.5.2(i) & 14- 302(A)6] Please clarify the extents of the relocated emergency access easement, it is
difficult to tell exactly where it's located and how far it extends into the proposed development. This
emergency access was a Planning Commission imposed requirement of the Dunlora 3A Rivercrest
subdivision. The Planning Commission will be notified of this relocation on their consent agenda.
19. [32.5.2(i) & 14- 302(A)6] Clarify the extents of the alley easement; the label says 22' but it appears to
include the guest parking area.
20. [32.5.2(1)] Provide the state route numbers for all existing streets.
21. [32.5.2(1)] All off -site easements are required to be in place prior to Final Site Plan approval.
22. [32.5.2(i)] Clarify if an easement is needed on TMP 62F -313; it is noted that the existing driveway will tie in
to the widened emergency access, but no easement is shown.
23. [32.5.2(i)] Show the existing pedestrian path easement along Shepherd's Ridge Drive with the appropriate
Deed Book and Page Number.
24. [32.5.2(1) and comment] The existing pedestrian network in Belvedere is a 10' wide asphalt multi -use path;
for consistency, the County requests that you provide a 10' path in lieu of the proposed 5' concrete
sidewalk. This will also require additional right -of -way dedication.
25. [32.5.2(k)] Verify that all existing easements for water, sewer and drainage facilities have been shown on
the plan, including the associated Deed Book and Page Number.
26. [32.5.2(k)] Verify that all necessary easements for proposed water, sewer and drainage facilities have been
shown on the plan.
27. [32.5.2(1)] Provide the location of any other existing or proposed utilities and utility easements including
telephone, cable, electric and gas.
28. [32.5.2(n)] Provide the maximum footprint for all proposed buildings.
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29. [32.5.2(n)] Dimension all driveways, paths, access -ways, and the existing sidewalk.
30. [32.5.2(n) & 4.12.16(e)] Bumper blocks are required where any parking lot abuts a sidewalk of less than 6';
provide bumper blocks or increase the width of the sidewalk next to the parking to 6'.
31. [32.5.2(n)] Clarify the paving type proposed in the courtyard.
32. [32.5.2(n) & 32.7.2.3(b)] Please provide sidewalk connections from the proposed townhouses to the
sidewalks along Rio Road and Belvedere Blvd.
33. [32.5.2(p) & 32.7.9.4(a)] Many plants shown on the plan are not included in the Plant Legend; if any plants
are used to meet requirements of the ordinance, they must be included in a plant schedule.
34. [32.5.2(p) & 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 s n 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.
35. [32.5.2(p), 32.7.9.4(d)] Provide notes verifying that the minimum landscaping and screening requirements
have been satisfied.
36. [32.5.2(p), 32.7.9.5] Street trees are required along all existing streets; provide trees on the Rio Road
frontage.
37. [32.5.2(p), 32.7.9.5] When a parking lot is located such that parked cars will be visible from a public street,
low shrubs should be planted to minimize the view of the parked cars. The parking lot will be visible from
Rio Road; the landscaping shown within the proposed dry swale may be sufficient but it isn't specified on
the plans. Demonstrate that this requirement has been satisfied.
38. [32.5.2(p) & 32.7.9.6] A minimum of 5% of the paved parking and vehicle circulation area shall be
landscaped with trees and shrubs. Demonstrate that this requirement has been satisfied.
39. [32.5.2(p) & 32.7.9.7] Parking areas of 4 or more spaces shall be screened from adjacent residential areas.
The landscaping proposed within the dry swale may provide sufficient screening for TMP 61 -164 but it isn't
specified on the plans. Demonstrate that this requirement has been satisfied.
40. [32.5.2(p) & 32.7.9.8] It appears the majority of the tree canopy requirement is being met with existing
trees; see above for direction on how to verify and document preservation of existing trees. Provide a note
demonstrating that the 20% tree canopy requirement has been satisfied.
41. [32.5.2(r)] Provide a complete legend of symbols and abbreviations; among other things, some hatch
patterns are not included.
42. [14- 302(A)3] Existing and platted streets. Provide the width of the ROW for Rio Road.
43. [14- 302(A)4 &5] Private and public easements. As noted above, all easements should be clearly labeled
including DB and PG information.
44. [14- 302(A)4] Private easements. Some of the proposed plantings appear to be on Lot 1; any required
landscaping located on what will eventually be individually held private property must be in an easement
and have a maintenance agreement.
45. [14- 302(A)8] Proposed lots. Proposed lot lines are difficult to see; please clarify.
46. [14- 302(A)9] Building sites. Provide required building site note. Clarify the dashed lines (with fill) near the
townhouse footprints.
47. [14- 302(A)14] Land to be dedicated in fee or reserved. Note the intended owner of the open space.
48. [14- 302(A)15] Identification of all owners and certain interest holders. Provide the name and address of all
easement holders, including the emergency access easement.
49. [14- 302(6)4] Places of burial. A portion of the cemetery is shown on TMP 62F -E1; please revise the note
on the cover sheet and indicate if an easement is in place. If no easement exists, one needs to be provided.
50. [14 -317] Instrument evidencing maintenance. If the subdivision will contain one (1) or more improvements
that are not to be maintained by the county or any authority or other public agency, the subdivider shall
submit with the final plat an instrument assuring the perpetual maintenance of the improvement. This
should include maintenance responsibilities for the required landscaping throughout the project. The
instrument shall be submitted for review and approval, and must be recorded with the plat.
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.
Please contact Ellie Ray in the Planning Division by using eray(@albemarle.orp or 434 - 296 -5832 ext. 3432 for
further information.
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