HomeMy WebLinkAboutSUB201500159 Review Comments Road Plan and Comps. 2015-12-30Phone 434-296-5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
To: John Anderson
From: Rachel Falkenstein, Senior Planner
Division: Planning
Date: December 30, 2015
Subject: SUB201500159 Wintergreen Farm — Road Plans
Fax 434-972-4126
I have reviewed the road plans referenced above and have the following comments. 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] Bonus factors will be more closely reviewed at final plat; however, it appears there
may be difficulty reaching minimum wooded preservation area to achieve desired density. Staff
strongly recommends bonus factors issues be sorted out prior to road plan approval, as final layout
may be impacted. See comments below regarding bonus factors.
2. [2.4.1] Where permitted, bonus factors shall be applied in toto only. Area of stream buffer should
not be subtracted from acreage when calculating percentage of wooded area preservation.
3. [13.4.1] To achieve the 10% bonus density for preserving 20% or more in wooded areas, a
conservation plan as specified in section 32.7.9 is required (to include limits of clearing, tree
protective fencing, and a signed conservation checklist). More clearly label all areas of tree
preservation on the landscape plan and include acreages.
4. [2.4.1] Bonus factors shall not be permitted for any improvement or design feature required by
the ordinance. Tree preservation area shall not include areas of the site within the WPO, rural area
floodplain or preserved slopes.
S. [18-13.4.1] All tree preservation areas must meet the definition of a wooded area from Section 3.1
of the zoning ordinance. With final plat, or with road plans, provide an exhibit showing that the
wooded areas contain the minimum number of trees required by the ordinance.
6. [14-215] Scale the landscape plan so it is more readable (1"=60' or larger).
7. [2.4.1] Street trees will need to be bonded with road plans or with final plat to allow for street tree
density bonus.
8. [30.7 & 4.2] This site contains managed and preserved steep slopes (development area) and
critical slopes (rural area). More clearly differentiate between preserved slopes, managed slopes
and critical slopes. Consult County GIS to make sure all slopes are labeled correctly.
9. [14-302 (A)] Label the width of the Sunset Avenue right-of-way on road plans and consider
dedicating 52' of right-of-way (exclusive of turn lanes) along Sunset Avenue to allow for future
improvements by the County/VDOT (24' pavement, 2.5'curbs, 6' planting strips on both sides, 10'
multi -use path on the west side, plus 1' beyond the path for maintenance).
Please be aware that the County is seeking state funding to improve the alignment of Sunset
Avenue to include bike lanes and sidewalks, with one sidewalk constructed as a multi -use path (10'
width), consistent with recommendations of the Comprehensive Plan. This project is a high priority
project on the County's Transportation Priority List adopted by the Board of Supervisors. It is
recommended that the right of way for frontage be sufficient for these improvements. Provision of
right of way for these improvements will help to minimize impacts the built site when the roads
are ultimately constructed. No plans for the improvements have been completed to date;
therefore, "centerline" and right way information for the improvements are not available.
However, to the extent feasible, the site should be designed to accommodate the proposed road
improvements in order to avoid future impacts to the development from the future road
improvements
10. [13.3] Minimum lot size for R-1 lots within the Rural Area is 30,000 sq. ft. with 100' of frontage.
Several lots do not appear to meet these standards. Lot sizes will be more closely reviewed at final
plat, but may impact final layout.
11. [4.2.2(8)(3)] Each building site in a residential development shall have adequate area for all
dwelling unit(s) together with an area equivalent to the sum of the applicable required yard areas
for the applicable zoning district and, if parking is provided in bays, the parking area. Sheet one
states that each lot will have a minimum of 6,038 sq. ft. building site, yet plans show several lots
with smaller building sites. Revise note or amend lots. With final plat, provide an exhibit of how
the smallest lots will adequately meet building site standards. Note that the approved preliminary
plat prior to June 2015 allows this site to utilize old setbacks; however, the applicant has the
option to use new neighborhood model setbacks to allow for more building space on lots.
12. [14-410] Each street shall be configured, to the extent practicable, to conform to the natural
topography, to minimize the disturbance of steep slopes and natural drainage areas, and to
provide vehicular and pedestrian interconnections within the subdivision. Can connections be
made between any of the proposed streets within the subdivision?
Please contact Rachel Falkenstein in the Planning Division by using rfalkenstein@albemarle.org or 434-296-
5832 ext. 3272 for further information.