HomeMy WebLinkAboutSDP201500050 Review Comments Initial Site Plan 2015-12-30ALg��
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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: November 16, 2015
Rev1: December 30, 2015
Subject: SDP201500050 Hollymead Town Center Block D1, D2 and C2 Apartments — Initial Site Plan
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. [32.5.2(a)] Revise all sheet titles to say Initial Site Plan instead of Preliminary.
Revi : Comment addressed.
2. [32.5.2(a)] Add Airport Impact Area (AIA), Entrance Corridor (EC), Steep Slopes (SS) and ZMA201000006
to the Zoning note.
Revl : Comment addressed.
3. [32.5.2(a)] Provide a note stating that this plan is subject to the Application Plan and Code of Development
approved with ZMA200700001.
Revi : Comment addressed.
4. [32.5.2(a)] Provide a note referencing the thirteen waivers granted with ZMA200700001.
Revi : Comment addressed.
5. [32.5.2(a) & COD] Clarify where the noted setback requirements come from as these requirements do not
appear to be listed in the approved Code of Development (COD). The COD lists a build -to line requirement
along both Meeting Street and Town Center Drive of 1 -6'. The proposed layout does not meet the setback
requirements provided or the build -to line requirement in the COD; revise accordingly.
Revl : Comment not fully addressed. A variation to modify the setback to a maximum of 10' is under
review. However, Building 4 in Block D2 does not meet this requirement and will need to move to
within 10' of the right -of -way if the variation is approved. The variation must be approved by the
Board of Supervisors prior to conditional approval of the Initial Site Plan.
6. [32.5.2(a) & COD] Provide information regarding how the Spatial Enclosure requirement in Table F of the
COD is being satisfied.
Revl : Comment not fully addressed. A variation request was submitted, but has been deemed by
Zoning to be unnecessary. See comments on the variation request for additional information.
Building heights must be provided to verify the Spatial Enclosure requirement listed under the
Architectural Standards on page 22 of the COD is satisfied.
7. [32.5.2(b) & COD] The minimum and maximum units allowed listed on the Cover Sheet appear to
reference an unapproved version of the COD. The approved version lists 0 as both the minimum and
maximum number of multi - family units allowed in Blocks D1, D2 and C2 (see Table D); consult with Zoning
to determine if multi - family units are allowed in the subject blocks.
Revi : Comment not fully addressed. Zoning determined that multi - family units would be
permissible if a variation to the Code of Development is approved. Block D1 has been removed from
the application. A variation request is under review for Blocks C2 and D2; see comments on the
variation request for additional information. The variation must be approved by the Board of
Supervisors prior to conditional approval of the Initial Site Plan.
8. [32.5.2(b) & COD] If multi - family units are allowed, clarify the number proposed; the number of one -
bedroom units listed for both Building 1 and Building 3 is not consistent with the layout shown.
Rev1: Comment not fully addressed. The number of units listed on the Cover Sheet is still
inconsistent with what is shown on the layout; clarify the number of each type of unit and make sure
the layout and cover sheet are consistent.
9. [32.5.2(b) & COD] Table D in the COD lists "Non- Residential Floor Area to be Provided" for all of the
subject blocks; C2 is to provide 5,000 sf of both retail and office, D1 is to provide 100,000 sf of hotel space,
and D2 is to provide 20,000 sf of retail and 100,000 sf of office. The approved Application Plan also
references non - residential uses in each of these blocks, though there are some discrepancies between the
areas listed on the Application Plan and the COD. This plan does not provide any non - residential floor area
and is therefore not in conformity with the approved COD or Application Plan. The rezoning will likely need
to be amended to move forward with this plan as proposed. A variation may also be possible, but it would
depend on the number and nature of the proposed changes. A meeting should be scheduled to determine
the necessary path forward.
Rev1: Comment not fully addressed. Block D1 has been removed from the application. Zoning has
determined that Blocks C2 and D2 may be residential only if a variation to the COD is approved,
provided that the non - residential square listed for these blocks is accommodated elsewhere in HTC
A -2. A variation request is under review for Blocks C2 and D2; see comments on the variation
request for additional information. The variation must be approved by the Board of Supervisors
prior to conditional approval of the Initial Site Plan.
10. [32.5.2(b) & COD] Central Park is noted as 41,600sf on the Cover Sheet, but the dimensions of the park
indicate a size closer to 39,000 sf. Table E of the COD requires a 41,600sf linear park; revise accordingly.
Rev1: Comment not fully addressed. A variation is currently under review to relocate a portion of
the linear park requirement for Block C to Block D. The variation must be approved by the Board of
Supervisors prior to conditional approval of the Initial Site Plan.
11. [32.5.2(b) & COD] Table D in the COD lists a one acre open space requirement in Block C2, but the plan
shows only the 39,000 sf park which is shy of the requirement; provide open space in conformity with the
COD.
Revi : Comment not fully addressed. A variation is currently under review to relocate a portion of
the linear park requirement for Block C to Block D. The variation must be approved by the Board of
Supervisors prior to conditional approval of the Initial Site Plan.
12. [32.5.2(b) & COD] Page sixteen of the COD says the linear park will include a children's recreational area
in accordance with 4.16.2.1. Provide a recreational area that satisfies this section of the ordinance.
Revi : Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
13. [32.5.2(b)] The Cover Sheet states the portion of linear park located in Block D is 13,200 sf but the Site
Plan sheet lists a 12,600 sf area. These numbers should be consistent; revise accordingly.
Rev1: Comment addressed.
14. [32.5.2(b)] Clarify the total open space provided. The Cover Sheets lists parks of 41,600sf and 13,200sf,
but then a total of 2.24 acres of open space. The two parks together only provide a total of 1.25 acres.
Rev1: Comment addressed.
15. [32.5.2(b) & COD] Provide the actual maximum height of the proposed structures, not simply the number of
stories.
Revi : Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
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16. [32.5.2(b)] Clarify the parking noted adjacent to the proposed buildings; is this under the second, third and
fourth stories? Please also label the width of these spaces.
Rev1: Comment addressed.
17. [32.5.2(b)] The parking row labeled as 39 spaces is only 37 spaces; revise this label as well as the total
parking provided for Block D to 374.
Rev1: Comment addressed. However, the number of units proposed is inconsistent throughout the
plan set, revise the parking requirement to be consistent with the actual number of units proposed.
18. [32.5.2(b) & COD] The approved COD and Application Plan indicate that parking in these blocks is to be
provided in garages and decks. This plan does not provide any garage or deck parking (only surface), and
is therefore not in conformity with the approved COD or Application Plan. The rezoning will likely need to be
amended to move forward with this plan as proposed. A variation may also be possible, but it would depend
on the number and nature of the proposed changes. A meeting should be scheduled to determine the
necessary path forward.
Rev1: Comment addressed. Zoning has determined that surface parking only is acceptable.
19. [32.5.2(c)] If phasing is proposed, provide phase lines and the proposed timing of development.
Rev1: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
20. [32.5.2(f)] Revise the watershed note to indicate this parcel is not in a water supply protection area.
Rev1: Comment addressed.
21. [32.5.2(i)] Clarify if all improvements shown for Meeting Street are approved and constructed.
Rev1: Comment not fully addressed. All improvements shown for Meeting Street, including street
trees, must be built or bonded prior to Final Plan approval.
22. [32.5.2(1)] Clarify if all improvements shown for Town Center Blvd are approved and constructed.
Rev1: Block D1 has been removed from the application; therefore, this comment is no longer valid.
23. [32.5.2(1)] Provide the state route numbers for all existing streets.
Rev1: Comment addressed.
24. [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.
Rev1: Comment addressed.
25. [32.5.2(k)] Verify that all necessary easements for proposed water, sewer and drainage facilities have been
shown on the plan.
Rev1: Comment addressed.
26. [32.5.2(1)] Provide the location of any other existing or proposed utilities and utility easements including
telephone, cable, electric and gas.
Revi : Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
27. [32.5.2(n)] Provide the maximum footprint for all proposed buildings.
Rev1: Comment not fully addressed. The SF numbers provided on the buildings on the site plan
sheet are larger in sum than the `Buildings' area listed under Land Areas on the Cover Sheet;
provide the maximum footprint for all proposed buildings and make sure the information is
consistent throughout the plan set.
28. [32.5.2(n)] Dimension and provide the maximum height of all proposed retaining walls.
Rev1: Comment addressed. However, Engineering may have additional comments regarding
proposed retaining walls.
29. [32.5.2(n)] Provide a detail for the dumpster enclosure.
Rev1: Comment not fully addressed. The comment response indicates dumpsters will be internally
screened by buildings. It is unclear what this means, and at least one area labeled `trash' is shown
to the side of a building. An adequate plan for trach collection and pick -up must be provided and
any visible trash collection areas must be screened.
30. [32.5.2(n)] Dimension the dumpster pad.
Rev1: Comment not fully addressed. No dumpster pad is currently shown on the plan; see above.
31. [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'.
Rev1: Comment addressed.
32. [32.5.2(n) & 32.7.2.3(b)] It is recommended that the buildings have entrances that face the streets.
Additionally, sidewalk connections from the entrances to the sidewalks along the streets should be provided.
Revi : Comment addressed.
33. [32.5.2(p) & 32.7.9.4(d)] Provide notes on the landscape plan documenting how all of the landscape
requirements are being satisfied.
Rev1: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
34. [32.5.2(p), 32.7.9.5 and COD] Street trees are required along all existing streets; clarify if the `existing'
street trees shown on Meeting Street were approved with a previous plan and if they are already in place.
Rev1: Comment not fully addressed. All improvements shown for Meeting Street, including street
trees, must be built or bonded prior to Final Plan approval
35. [32.5.2(p), 32.7.9.5 and COD] Street trees are required along all existing streets; clarify if street trees are
provided along Town Center Blvd.
Revi : Block D1 has been removed from the application; therefore, this comment is no longer valid.
36. [32.5.2(p) & COD] When a parking lot of four or more spaces is located such that parked cars will be visible
from a public street or an adjacent residential use, a 3' hedge or fence shall be provided. The parking lots
will be visible from Meeting Street in places and from the remaining Block C areas; provide the required
screening.
Rev1: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
37. [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. The 5% refers to landscaped ground area, not tree canopy; provide
information to demonstrate that this requirement has been satisfied.
Rev1: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
38. [32.5.2(p) & 32.7.9.8] Provide landscaping that meets the 10% tree canopy requirement and a note
demonstrating that the requirement has been satisfied.
Rev1: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
39. [32.5.2(r)] Provide a complete legend of symbols and abbreviations.
Revi : Comment not fully addressed. Include hatch patterns in the legend.
40. [Proffer #1] Affordable Housing. A minimum of 20% of the residential units must be affordable, and 40% of
those must be `for sale' units. This plan only proposes 16.8% affordable units and none of them are for
sale; the proffer must be amended prior to site plan approval.
Revi : Comment addressed. 20% of all residential units proposed are now noted as affordable.
Zoning has determined that since this plan proposes apartments, 40% do not have to be `for sale'
units, but later phases of HTC A -2 must include enough `for sale' units to provide 40% of the overall
affordable units as `for sale' units.
41. [Proffer #3] Public Transit Stop Construction. Two public transit stops are required to be constructed within
Area A -2. The locations of the transit stops shall be approved by the Director of Planning prior to approval
of the first subdivision plat or site plan. The locations shall be identified on the application plan. Consult
with the Director of Planning regarding the locations of the transit stops.
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Revi : Comment not addressed. This proffer requires that the public transit stop locations be
approved by the Director of Planning prior to approval of the first subdivision plat or site plan.
Since this is the first site plan, the locations must be approved prior to Final Site Plan approval.
Consult with the Director of Planning regarding the locations of the transit stops.
42. [Proffer #5] Greenway. The owner shall complete the improvements shown on the Application Plan and
shall dedicate the Powell Creek Greenway to the County at the time of the first site plan or subdivision plat
approval.
Rev1: Comment not yet addressed. Comment response indicates this proffer will be satisfied. The
Final Site Plan cannot be approved until the improvements and dedication are complete.
43. [Proffer #9] Critical slopes, Erosion and Sediment Control and Stormwater Management. Engineering will
verify that this proffer is met with the WPO application.
Revi: Comment not addressed. Comment response indicates Final Plan will reflect this requirement.
44. [32.5.2(b) & 4.12.16(c)6] The revised layout shows several areas of reduced length parking (16').
Reduced length parking is only permissible with an unobstructed overhang equal to the reduction in length.
One area of required unobstructed overhang extends over a proposed retaining wall and one area extends
outside of the subject parcel into the right -of -way; neither of these overhang areas are considered
unobstructed. Show the required unobstructed overhang areas for all reduced length parking, verify that it is
within the subject parcel and that no improvements are within the overhang area.
45. [Comment] The revised layout shows road construction, grading, utility connections, etc. on adjacent
parcels not owned by the applicant. Documentation of easements for all off -site improvements and
disturbance will be required prior to Final Site Plan approval.
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 eray0albemarle.org or 434 - 296 -5832 ext. 3432 for
further information.
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