HomeMy WebLinkAboutSDP201600003 Review Comments Final Site Plan and Comps. 2016-12-05Reviews Comments:
Date Completed:07/11/2016
Reviewer:Alexander Morrison ACSA
Review Status:Approved
Reviews Comments:
Division:
Date Completed:09/19/2016
Reviewer:Robbie Gilmer Fire Rescue
Review Status:No Objection
Reviews Comments:
Division:
Date Completed:07/28/2016
Reviewer:Max Greene CDD Engineering
Review Status:No Objection
Reviews Comments:no objection.
Division:
Date Completed:07/14/2016
Reviewer:Patricia Saternye CDD ARB
Review Status:Requested Changes
Reviews Comments:7/14/2016 - See ARB201600022 Sunset Overlook for ARB review comments for SDP201600003
Sunset Overlook.
Division:
Date Completed:09/26/2016
Reviewer:Patricia Saternye CDD ARB
Review Status:No Objection
Reviews Comments:
Division:
Date Completed:12/05/2016
Reviewer:Christopher Perez Economic Development
Review Status:Approved
Reviews Comments:The bonding of the sewer connection through Wintergreen Farm is required prior to final site plan
approval. As of 11-1-16 this has yet to happen.
CPP
bonding went through - projects ready for approval. CPP
Division:
Page:5 of 5 County of Albemarle Printed On:December 06, 2016
have the owner contact our office and speak with Rebecca Morris about the amount owed on this
account? Rebecca’s number is 434-296-5833 ext. 3101
Thank you,
Robert Gilmer, CFEI
Capt/Assist Fire Marshal
Albemarle County Fire Rescue
460 Stagecoach Road
Charlottesville, Va. 22902
Office 434-296-5833
Cell 434-531-6606
Date Completed:06/22/2016
Reviewer:Max Greene CDD Engineering
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:05/31/2016
Reviewer:Patricia Saternye CDD ARB
Review Status:Requested Changes
Reviews Comments:See the attached comment letter (for ARB201600022) for ARB comments on SDP201600003.
Division:
Date Completed:08/31/2016
Reviewer:Christopher Perez Economic Development
Review Status:See Recommendations
Reviews Comments:
Division:
Date Completed:08/31/2016
Reviewer:Victoria Fort RWSA
Review Status:Approved
Reviews Comments:
From: Victoria Fort [mailto:vfort@rivanna.org]
Sent: Tuesday, August 30, 2016 3:53 PM
To: Christopher Perez <cperez@albemarle.org>
Cc: Alex Morrison <amorrison@serviceauthority.org>
Subject: RE: SDP2016-00003 Sunset Overlook - Final Site Plan
Chris,
RWSA approved the construction plans on 6/7/2016 (see attached email).
Thanks,
Victoria
Victoria Fort, P.E.
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville, VA 22902
(P): (434) 977-2970 ext. 205
(F): (434) 295-1146
Division:
Date Completed:07/11/2016
Reviewer:Adam Moore VDOT
Review Status:No Objection
Reviews Comments:
Division:
Page:4 of 5 County of Albemarle Printed On:December 06, 2016
Review Status:Requested Changes
Reviews Comments:
Date Completed:05/20/2016
Reviewer:Andrew Slack CDD E911
Review Status:Approved
Reviews Comments:Approved.
Division:
Date Completed:06/13/2016
Reviewer:Joel DeNunzio VDOT
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:05/18/2016
Reviewer:Jay Schlothauer CDD Inspections
Review Status:No Objection
Reviews Comments:Based on plans revised May 16, 2016.
No comments or conditions.
Division:
Date Completed:06/09/2016
Reviewer:Alexander Morrison ACSA
Review Status:See Recommendations
Reviews Comments:
From: Alexander Morrison [mailto:amorrison@serviceauthority.org]
Sent: Thursday, June 09, 2016 9:01 AM
To: Christopher Perez <cperez@albemarle.org>
Subject: SDP201600003: Sunset Overlook - Final Site Plan
Chris,
I am currently conducting a construction plan review on the above referenced plan. I am reviewing a
resubmittal and will advise if it is approvable. Once construction approval is granted I will recommend
approval of the final site plan. Thank you.
Alexander J. Morrison, P.E.
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(O) 434-977-4511 Ext. 116
(C) 434-981-5577
(F) 434-979-0698
Division:
Date Completed:05/31/2016
Reviewer:Robbie Gilmer Fire Rescue
Review Status:Pending
Reviews Comments:From: Robbie Gilmer
Sent: Sunday, May 29, 2016 11:05 AM
To: Scott Collins <scott@collins-engineering.com>
Cc: Christopher Perez <cperez@albemarle.org>
Subject: SDP-2016-00003 Sunset Overlook Final Site Plan
Scott,
I can’t release my comments on the final site plan until the account is paid in full. Could you please
have the owner contact our office and speak with Rebecca Morris about the amount owed on this
account? Rebecca’s number is 434-296-5833 ext. 3101
Thank you,
Robert Gilmer, CFEI
Capt/Assist Fire Marshal
Albemarle County Fire Rescue
460 Stagecoach Road
Charlottesville, Va. 22902
Office 434-296-5833
Cell 434-531-6606
Division:
Page:3 of 5 County of Albemarle Printed On:December 06, 2016
3. Cul-de-sac radii shall be a minimum of 48'.
4. Fire Flow test required before final approval.
Date Completed:04/20/2016
Reviewer:Christopher Perez Economic Development
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:04/12/2016
Reviewer:Patricia Saternye CDD ARB
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:03/31/2016
Reviewer:Alexander Morrison ACSA
Review Status:Requested Changes
Reviews Comments:no comments provided on this round of review
Division:
Date Completed:04/29/2016
Reviewer:Joel DeNunzio VDOT
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:04/05/2016
Reviewer:Andrew Slack CDD E911
Review Status:Approved
Reviews Comments:Approved.
Division:
Date Completed:04/06/2016
Reviewer:Jay Schlothauer CDD Inspections
Review Status:No Objection
Reviews Comments:Based on plans revised March 25, 2016.
Division:
Date Completed:04/15/2016
Reviewer:Max Greene CDD Engineering
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:04/16/2016
Reviewer:Robbie Gilmer Fire Rescue Admin
Review Status:Requested Changes
Reviews Comments:Based on plans dated 3/25/16.
1. No parking signs shall have a maximum spacing of 150'. Exception: unless the curbs are painted
traffic grade yellow in between the signs.
Division:
Date Completed:04/19/2016
Reviewer:Victoria Fort RWSA
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:05/27/2016
Reviewer:Christopher Perez Economic Development
Review Status:Requested Changes
Division:
Page:2 of 5 County of Albemarle Printed On:December 06, 2016
Short Review Comments Report for:
SDP201600003
SubApplication Type:
Sunset Overlook - Final
Final Site Development Plan
Date Completed:01/27/2016
Reviewer:Margaret Maliszewski CDD ARB
Review Status:Requested Changes
Reviews Comments:Please submit for review an ARB Final Site Plan application.
Division:
Date Completed:02/08/2016
Reviewer:Alexander Morrison ACSA
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:02/22/2016
Reviewer:Troy Austin VDOT
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:01/28/2016
Reviewer:Andrew Slack CDD E911
Review Status:Approved
Reviews Comments:Approved.
Division:
Date Completed:01/29/2016
Reviewer:Jay Schlothauer CDD Inspections
Review Status:No Objection
Reviews Comments:Based on plans dated January 19, 2016.
No comments or conditions.
Division:
Date Completed:02/19/2016
Reviewer:Max Greene CDD Engineering
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:02/22/2016
Reviewer:Christopher Perez Economic Development
Review Status:Requested Changes
Reviews Comments:
Division:
Date Completed:02/14/2016
Reviewer:Robbie Gilmer Fire Rescue
Review Status:Requested Changes
Reviews Comments:Based on plans dated 1/19/16.
1. Work with ACSA on new hydrant location at Sunset Ave. Extended and Private Alley. The hydrant
spacing will be greater than 500' but this is a better location for ACSA and Fire Rescue.
2. Sun Valley Drive shall be marked no parking on one side per Albemarle County Code.
3. Cul-de-sac radii shall be a minimum of 48'.
4. Fire Flow test required before final approval.
Division:
Page:1 of 5 County of Albemarle Printed On:December 06, 2016
Phone 434-296-5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
Fax 434-972-4126
To:
Scott Collins
From:
Christopher P. Perez, Senior Planner
Division:
Planning
Date:
August 31, 2016
Subject:
SDP201600003 Sunset Overlook - Final 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.]
Conditions of Initial Plan Approval (from approval letter dated Dec 22, 2015:
[Comment] This application was reviewed against Site Development Plan requirements only. Lot lines are shown on
the plan, but no subdivision application was submitted. Any subdivision related comments are provided for reference
only unless necessary for site plan approval. Rev 4: Comment still valid. A final subdivision plat was recently
submitted; however, this project does not have a valid preliminary subdivision plat associated with it. Thus the
final plat either needs to go through SRC or the final plat must come in after the final site plan approval. Per
discussions with Scott Collins this development does not want to take the final sub plat through SRC and is
choosing to wait for the final site plan to be approved then submit the final plat, which does not require SRC
review.
132.5.2(i), 14-233(A)3] When private streets in development areas may be authorized. This plan proposes a private
street (Sun Valley Drive) that serves 18 single family detached residential lots. While streets (public or private) are not
reviewed or approved with site plan applications, it should be noted that a private street request must be submitted
when/if a subdivision application is submitted. The Agent is not able to authorize this private street; rather, it requires
Planning Commission (PC) authorization. Submit the required private street request pursuant to Section 14-233(A)3
along with the required justification. A maintenance agreement for the private street must be submitted for review and
approval by the County Attorney's Office with the subdivision application. Rev 4: The private street request was
approved at the June 7" PC meeting.
3. 132.5.2(d), 30.7.4(b)(h)] Slopes less than 25% based on new topographic information. Any use or structure allowed by
right or by special use permit in the underlying district, provided that the owner submits new topographic information
that is based on more accurate or better technical data demonstrating, to the satisfaction of the county engineer, that
the slopes are less than twenty-five (25) percent. The site plan relies on new topographic information. County Engineer
sign -off on this topographic information is required prior to final site plan approval. Rev 2: Comment addressed.
4. [30.7] Steep Slopes Overlay District. The labeling of Preserved and Managed slopes shall be consistent and accurate
throughout the plan. The only Managed slopes onsite are those fronting Old Lynchburg Road; all other slopes onsite
are Preserved slopes and shall be labeled as such. Regardless of whether the County Engineer is satisfied with the new
topographic information or not, the labeling of the slopes does not change. Revise the plan accordingly.
Rev 3: The plans have been revised to change the overlay district; however, the overlay district is not permitted to be
changed from what was approved by the BOS. Revise the plans to match the approved overlay district. Provide the two
types of shading as previously depicted on the last version of the plan, label the darker shading as `Preserved slopes "
and the lighter shading as `Preserved slopes — slopes have been determined less than 25% based on new topographic
information to the satisfaction of the County Engineer, as permitted under Section 30.7.4(b)h. " Rev 4. Comment
addressed.
5. 132.5.2(a), 15.4.11 Bonus factors for Environmental Standards. Bonus factors shall not be permitted for any
improvement or design feature already required by the ordinance. Preserved slopes within the development areas of the
County shall not be disturbed; therefore, Tree Preservation of existing vegetation on these slopes is already a required
feature and cannot be counted toward bonus density. Without the use of bonus factors the true density for this
development is Standard Level Cluster - 4du/acre.
The development may be able to qualify for a 5% bonus density increase if Tree Preservation area of at least 10% of
the site is outside of Preserved slopes. Final: Comment addressed. Ten (10) percent of the site is being preserved
outside of preserved slopes.
If this requirement can be met, on the final site plan provide the calculations for verification. Also, prior to final site
plan and plat approval provide an exhibit which shows that all tree preservation areas meet the definition of a wooded
area from Section 3.1 of the Zoning Ordinance. Rev 4. Comment addressed. The tree preservation areas shall be
preserved in a tree preservation easement on the final plat.
[14-403, 32.5.2(1), 32.7.1.1)] Lot frontage. Each lot within a subdivision shall have frontage on an existing or
proposed street. Lots 17 — 43 are not provided frontage on either an existing or proposed street. The sidewalk and
landscape strip improvements along Sunset Avenue Extended must be dedicated to public use. This will allow Lots 17
— 43 to utilize Sunset Avenue Extended as their required street frontage. When dedicating the frontage it is
recommended that the developer assure adequate area for a bike lane within the right-of-way. Rev 4: Prior to final site
Wan approval the right-of-wav dedication plat (SUB2016-108) shall be approved and recorded in the Clerk's
Office. The Deed Book Page Reference information shall be provided on the final site plan. The County has no
outstanding comments on the plat, please submit it for approval.
7. [32.5.2(i)] The Comprehensive Plan provides guidance that Sunset Avenue Extended should have bike lanes. To meet
this guidance, a 10' -wide multi -use path is recommended in place of the proposed sidewalk along Sunset Avenue
Extended (See the Design Standards Manual for exact specifications.) Final: The applicant is working with the land
owners of Wintergreen Farm, the adiacent development, to provide these improvements and dedicate them to
public use on their property.
[32.5.2(a), 32.5.2(o)] Areas to be dedicated. On the plan clearly depict and label any areas intended to be dedicated to
public use (such as street right-of-way). Also, provide a note stating that the land is to be dedicated for public use. Prior
to final site plan approval any dedications shall take place on a plat to be reviewed by the County, approved, and then
recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site plan.
Rev 4: Prior to final site plan approval the right-of-way dedication plat (SUB2016-108) shall be approved and
recorded in the Clerk's Office. The Deed Book Page Reference information shall be provided on the final site
plan. The County has no outstanding comments on the plat, please submit it for approval.
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. It is a high priority project on the County's Transportation Priority List adopted by the
Board of Supervisors. It is recommended that the dedication of right-of-way for frontage be sufficient to facilitate these
improvements. Provision of right-of-way for these improvements will help to minimize impacts to the built site when
the roads are ultimately constructed. No plans for the improvements have been completed to date; therefore,
"centerline" and right-of-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. Final: The applicant is working with the land owners of
Wintergreen Farm, the adiacent development, to provide these improvements and dedicate them to public use
on their property.
10. 132.5.2(n), 32.7.2.3] Sidewalks. The sidewalks provided along Sunset Avenue Extended shall be extended to the
adjacent property lines. Currently they terminate 5 feet from the property lines. Also, provide the required sidewalk and
landscaping strip along Sunset Avenue Extended for the 20 feet of frontage for Open Space C. Rev 3: Comment
addressed.
2
11. [32.7.1] Dedication of land for walkways. The frontage of Lot 16 along Country Green Road shall be dedicated for
public use to accommodate a future sidewalk connection to Country Green Cottages. Depict and label this area on the
final site plan and final subdivision plat. Final: Comment addressed through the following note: "Area reserved for
future 25'rizht-of-way dedication". The note shall also be provided on the final subdivision plat.
12. [Comment] Sheet 1 provides a note which reads: "No offsite disturbance is proposed with this plan. Sunset Avenue
Extended shall be upgraded with the Wintergreen Farm Project. " It is recommended that the owners of TMP 76-49B
(Wintergreen Farm LLC) dedicate the portion of land on Sunset Avenue Extended which fronts Lot 16 for public use.
This dedication will allow for a future connection of sidewalks on Sunset Avenue Extended with those on Country
Green Road. This may be accomplished on the final subdivision plat for Wintergreen Farm. Final: Recommendation
not addressed on the final site plan but remains valid for final subdivision plat.
13. 132.5.2(n), 32.7.2.3(c)] Interconnectivity of sidewalks or pedestrian ways. On the plan depict and label the existing
paved pedestrian path that runs behind Lots 9 & 10 along Old Lynchburg Road (Rte 631). Also, on the final site plan
provide a pedestrian connection through Open Space E, connecting the sidewalk on Sunset Valley Drive to the paved
pedestrian path on Old Lynchburg Road. On the final plat assure that this pedestrian connection is located in an
easement. Final: Comment addressed. On the final plat assure that this pedestrian connection is located in an
PnaPmPnt_
14. [32.5.2(i)] Streets. On the plan label Country Green Road (SR 875) and dimension the prescriptive easement width.
Also, provide the centerline information and pavement widths. Final: Comment addressed.
15. [32.5.2(i)] Streets. Label and dimension the 30 foot prescriptive easement along Sunset Avenue Extended. Also,
provide the centerline information and pavement widths. Final: Comment addressed.
16. [32.5.2(a)] General Information. Development is proposed on TMP 76-52N. Prior to final site plan approval TMP 76-
52N and TMP 76-52 shall be combined through a plat. The DB page information of this action shall be provided on the
final site plan. Rev 4: Prior to final site plan approval the right-of-way dedication & property line combination
plat (SUB2016-108) shall be approved and recorded in the Clerk's Office. The Deed Book Page Reference
information shall be provided on the final site plan. The County has no outstanding comments on the plat,
please submit it for approval.
17. [32.5.2(a)] General Information. The acreage of TMP 76-52N shall be included in the acreage for the site, this
information will modify the density calculations currently on the plan. Final: Comment addressed.
18. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as required
by the standards of the Virginia Department of Transportation. VDOT approval of the proposed entrance to the site
shall be required prior to final site plan approval. Rev 4. VDOT approval received.
19. [32.5.2(f)] Watercourses and other bodies of water. On sheet 1 revise the watershed note as follows: "This site lies
within the Moores Creek Watershed, which is not a water supply watershed. " Also, on the plan label the intermittent
stream at the rear of the property. Rev 1: Comment addressed.
20. [32.5.20),(k),(1)] Verify that the location(s) and dimensions of all existing and proposed utilities and utility easements
including water, sewer, drainage, telephone, cable, electric and gas are shown on the plan. Label all existing easements
with the Deed Book and Page Number. Final: Comment addressed.
21. 132.5.2(n), 32.5.1(c)] Dimensions. On the plan depict and dimension all proposed improvements, including buildings,
driveways, and garages. Rev 1: Comment addressed.
22. [32.5.2(n)] Proposed Improvements. Provide the maximum footprint for all proposed buildings. Rev 1: Comment
addressed.
23. 132.5.2(n), 4.16.21 Proposed Improvements. On the plan list the amenities that will be provided in the tot lot. Also, it is
suggested that a 4 foot tall wooden fence be provided at the rear and side of the tot lot to prevent children from
inadvertently falling down into the ravine and BMP. Rev 1: Comment addressed.
3
24. [14-236(c)] Alleys. Where alleys are authorized, driveways shall be provided only from the alley. On the plan depict,
label, and dimension the driveways for each lot. Final: Comment addressed.
25. [14-303(E)] Alleys. On the final plat provide the alley with an easement labeled `Alley Easement". Also, list the
easement holder on the plat (i.e., the HOA). Final: Comment to be addressed on the final plat.
26. 132.5.1(c), 15.3, 4.11.3] Setbacks. Include the side setbacks and garage setbacks on sheet 1. They are: "Side setback—
none (see Building separation) ". Garage Setbacks: "Front loaded garage: minimum 18 feet setback from R/W. Side
loaded garage: minimum 5 feet setback from R/W. " Rev 1: Comment addressed.
27. 132.5.1(c), 4.6.41 Rear yards on interior lots. Accurately depicted and dimension the rear yards of the townhome lots.
The rear yards shall be measured from the edge of the alley right-of-way or easement. Final: Comment addressed.
28. [32.5.2(n)] Proposed Improvements. On the final site plan clarify what is happening with the land between Lot 43 and
Sun Valley Drive (54 foot private right-of-way). Is it to be open space? Is it to be added to Lot 43? Final: Comment
no longer relevant.
29. 132.5.2(n), 4.12.61 Parking. On the plan provide parking calculations for the multifamily units to include the number of
bedrooms/units in each townhouse. This information is required in order to calculate the required parking for the use. If
each unit is planned to have 2 bedrooms or more, then 2 spaces are requiredper unit. Additionally, ifparking is
provided on each lot then one guest space shall be required per 4 units (27 units /4 = 7 spaces). Rev 1: Comment
addressed.
30. 14.12.16,4.12.16(d)] Minimum design requirements for parking. Parallel parking spaces shall be a minimum of 9 foot
wide by 20 foot long. Revise the eight guest spaces to meet the minimum length requirements. Also, provide the guest
spaces with some type of identification (sign or paint striping). Final: Comment addressed.
31. [32.5.2(n)] Existing and proposed improvements. Clearly depict and label limits of disturbance and show areas where
existing vegetation will be removed. Final: Comment addressed.
32. [32.5.2(n)] Existing and proposed improvements. Dimension the full width of the retaining walls required for
construction. Also, list the type of retaining wall used in the development (i.e., Geogrid, block/redi-rock walls).
Rev 1: Comment addressed.
33. [32.5.2(a)] Add Entrance Corridor (EC) to the Zoning information on sheet 1. Approval from the Architectural Review
Board (ARB) is required prior to final site plan approval. See attached ARB comments. Rev 1: Comment addressed.
34. [32.5.1(c)] All required off-site easements must be approved and recorded prior to site plan approval. It appears there
are off-site sight distance easements required over TMP 76-52E and 52D. Prior to final site plan approval any required
easements will need to be plated. The DB page information of this action shall be provided on the final site plan.
Rev 4: Comment no longer relevant as the sight distance lines are within the prescriptive right-of-way.
35. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final plat an instrument
assuring the perpetual maintenance of street trees, private streets and alleys, open space and any other improvements
that are to be maintained in perpetuity. Final: Comment to be addressed with submittal of final plat.
36. [14-311] Infrastructure improvement plans. Road Plans and WPO application must be approved, all required
improvements must be built or bonded, and all required Deeds and Declarations must be reviewed and approved prior
to Final Plat approval. Rev 3: Comment acknowledged by applicant.
37. [32.6.20)] Landscape plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final: Comment addressed.
38. [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,
4
and trenching or tunneling proposed beyond the limits of clearing.
2. Conservation checklist. The applicant shall sign 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. Final: Comment addressed.
39. [32.7.9.4(c)] Existing landscape features. On the landscape plan identify whether existing wooded areas are evergreen,
deciduous, or a mix thereof. Rev 1: Comment addressed.
40. [32.7.9.5(d)] Street Trees. Street trees are required along all existing and proposed streets; provide street trees on the
Sunset Avenue Extended frontage and along both sides of Sun Valley Drive. Rev 1: Comment addressed.
41. [32.7.9.8] Tree canopy. The minimum required tree canopy for the site is 20 percent. It appears the majority of the tree
canopy requirement will be met with existing trees. Provide calculations on the final site plan to show this requirement
has been met. Final: Comment addressed.
42. 132.5.2(p) & 32.7.9.7] Screening. All of the proposed SWM Facilities shall be screened from the adjacent residential
lots. Provide the required screening. Final: Comment addressed.
Additional Comments
1. [4.11.1] Decks may project not more than four (4) feet into any required yard; provided that no such feature shall
be located closer than six (6) feet to any lot line. The decks associated with Lots 31, 32, 33, 34, 35 and 41 project
more than 4' into the required rear yard setback. Reduce the length of the decks on these lots to meet the above
requirement. Label and dimension all improvements to include garages and decks, as well as the encroachment.
Rev 1: Comment addressed.
2. [4.7] Open Space. Clearly distinguish the area that is part of Open Space A (3.31 acres) and the part that is Lot 42.
Rev 1. Based on the hatching provided on Lot 42 it appears that there is open space proposed on this lot;
however, this is not permitted. Open space cannot be on lots for sale. The tree preservation area on Lot 42 is
permitted and shall be recorded in an easement on the final plat. Revise open space calculations to omit
open space on Lot 42. Assure the project stays at or above 25% to qualify for the cluster provision of the
ordinance. Rev 3. Comment addressed.
3. 132.5.2(a), 15.4.1] Bonus factors for Environmental Standards. On the final subdivision plat, Lot 42 shall be
provided with an easement and maintenance agreement to preserve the "Tree Preservation Area" as depicted on
the final site plan. Rev 1. Applicant acknowledges and the item will be addressed on the final plat.
4. [32.7.9.4(b)] Provide a cut sheet for the type of tree protective fencing. Rev 1: Comment addressed.
5. 132.5.2 (n), 4.12.15(h)] Separation of parking area from public street or private road. Where off-street parking is
provided, parking areas shall be established sufficiently inside the site so as to prevent queuing onto a public
street or private road. The guest parking spaces along Sunset Avenue Extended are not approvable. Relocate them
to the alley. Rev 1: Comment addressed.
6. [4.12.4(a)] Maximum number of spaces. The number of parking spaces in a parking area may not exceed the
number of spaces required by more than twenty (20) percent. Reduce the amount of guest spaces provided to meet
the above criteria. Rev 1: Comment addressed.
7. [Comment] Provide directional arrows for the alley. Rev 1: Comment addressed.
8. [4.12.15(h)] Curb and gutter in parking areas and along travelways. Gutters are required along the alley because
the townhomes require eight (8) or more parking spaces. Provide gutters along the alley.
Rev 1: Comment addressed.
9. [Design Standards Manual] Provide a guard rail, wall, or fence atop the 10' retaining wall adjacent to the alley.
Rev 1: Comment addressed.
5
10. [Comment] On sheet 3 the proposed side lot lines for Lots 20 through 36 do not dimension properly. They each
appear to be short by 2 — 5 feet. Rev 1: Comment addressed.
11. [Comment] Revise the retaining wall note on sheet 1 to accurately reflect the maximum height of the retaining
walls onsite. The note lists 6'; however, there are retaining walls proposed as tall as 10'. Rev 1: Comment
addressed.
12. [Comment] Provide no parking signs on one side of Sun Valley Drive. Rev 1: Comment addressed.
13. [32.7.9.5(d)] Street Trees. It is recommended that the selected street tree type, River Birch, be replaced with a
single trunked tree. Rev 1: Comment addressed.
14. [32.7.9.5(d)] Street Trees. There are numerous conflicts between the location of street trees and required sight
distance and utility easements. Most of these conflicts can be avoided by relocating trees outside of the easements.
Where trees cannot be relocated to avoid the easements relocate these trees within open space B and E. Also,
revise the landscape plan to meet planting requirements along Old Lynchburg Road as specified by ARB. Rev 3.
Comment addressed. Assure ARB comments are addressed.
15. [Comment] On the cover sheet, under the title provide the SDP#: "SDP20160003". Rev 3. Comment addressed.
16. [Comment] Final site plan approval requires VSMP approval. Rev 4. Comment addressed.
17. [32.7.5.1, 4.11 Water supply and sewage system. Each development and each lot shall be served by the public
water supply and the public sewer system. This development is relying on infrastructure provided through
Wintergreen Farm for public sewer service. Prior to final site plan and/or final subdivision plat approval the sewer
connection through Wintergreen Farm shall either be built or bonded. Rev 4. Thank you for ccing me to the
recent emails between ACSA and yourself about this. Pending final verification from Ana Kilmer that the
bonding of these required off-site improvements (associated with Wintergreen) have been finalized.
18. [32.6.2(h)] Signature panel. Provide a signature panel for all SRC reviewers to sign the site plan.
Rev 3. Comment addressed.
19. [Comment] Comments from all other SRC reviewers are forthcoming and will be provided to the applicant once
submitted. Rev 4. Pending review comments/approvals from Fire & Rescue — their last correspondence from
5-29-16: "I can't release my comments on the final site plan until the account is paid in full..." Please work
with Fire and Rescue to remedy this situation. Also, ARB approval is required and has yet to be received.
Recent resubmittal of the landscape plans were hand delivered to Paty on 8-30-16, pending a review.
Please contact Christopher P. Perez in the Planning Division by using cperezna,albemarle.org or 434-296-5832 ext. 3443
for further information.
0
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Project:
Sunset Overlook - fsp
Project Number
SDP201600003
Plan preparer:
Collins Engineering [scott@collins-engineering.com]
Owner or rep.:
FORGE FARM LLC
Plan received date:
27 January 2016
(Rev. 1) 31 March 2016
(Rev. 2) 17 May 2016
Date of comments:
18 February 2016
(Rev. 1) 15 April 2016
(Rev. 2) 22 June 2016
Reviewer:
Max Greene
The Sunset Overlook plan # SDP201600003 resubmitted 31 March 2016 has received engineering review
and the following comments will need to be adequately addressed prior to final site plan approval:
1. Parking along Sunset Ave ext. does not appear to be a safe location. Parking should be moved to
the alley along the rear of the buildings as shown on the approved initial site plan.
(Rev. 1) This item appears adequately addressed at this time.
2. Alley entrance onto Sunset Ave. ext. should have an entrance apron per VDOT standards to
distinguish it from a road entrance.
(Rev.]) The proposed VDOT CG -11 does not make the transition requested. VDOT CG -9 is
recommended for approval of alley entrances onto roads.
(Rev. 2) Plan Chanzes are adequate, however the details are missiniz and one of the CG -11's
should be a CG -9 detail on sheet #9
3. Signage may be required for the alley entrance off Sunset Ave. ext. to prevent thru traffic to Sun
Valley Drive.
(Rev. 1) Item appears adequately addressed at this time.
4. Stormwater drainage easements may need to be widened in some areas due to depth of pipe.
Please utilize the calculation in the design standards manual for determining the width of
easements. The pipe should be located in the center third of the easement to allow for
repair/maintenance to occur within the easement.
(Rev. 1) This item appears adequately addressed at this time. The subdivision plat review will
verify adequacies of drainage easement widths.
5. SWM vehicular access road does not allow for access to all structures. Should the forebay require
cleaning the bio -filters may be damaged in order to access the structure. This office recommends
showing an access road to all structures in the SWM treatment train.
(Rev. 1) This item appears adequately addressed at this time.
6. VSMP components are not reviewed with the site plan. The VSMP is a "Living" document and is
subject to change after the site plan is approved. Therefore, the VSMP portion of the site plan
should not be included with the site plan to reduce the chance of confusion for the contractor, and
inspectors.
(Rev. 1) This item has been acknowledged by the consultant.
Engineering Review Comments
Page 2 of 2
7. Road plan approval will be required prior to final subdivision plat approval. A road plan has been
submitted for review. SUB201600017 is the road plan submittal number in the County View
System. No subdivision plat has been submitted at this time.
(Rev. 1) This item has been acknowledged by the consultant.
8. VSMP plan approval will be required prior to final site plan or road plan approval.
WP0201600004 is the VSMP plan submittal number in the County View System.
(Rev. 1) This item has been acknowledged by the consultant.
Due to additional changes to the plan these comments have been generated:
9. The proposed parking along Sun Valley Drive needs to be delineated. Please show signage for the
2 ends of the parking strip. This comment will be on the road plan review.
(Rev. 2) This item appears adequately addressed at this time
10. The sanitary sewer does not appear to connect to the ACSA system. The final site plan should not
be approved until the sanitary system is constructed to tie into the existing ACSA system.
(Rev. 2) This item will be addressed by ACSA in there permitting of water access.
File: CDDEl_Review fsp_Sunset Overlook.doc
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper Virginia 22701
Charles A. Kilpatrick, P.E.
Commissioner
June 13, 2016
Mr. Christopher Perez & County Engineering Staff
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP -2016-00003 Sunset Overlook — Final Site Plan
SUB -2016-000I7 Sunset Overlook — Road Plan
Dear Mr. Perez & County Engineering Staff:
We have reviewed the final site plan and road plan for Sunset Overlook, dated March 25, 2016,
as submitted by Collins Engineering and offer the following comments:
1. Please provide the VDOT WP -2 detail and note on plans the required area of mill and
overlay in accordance with the WP -2 standard.
2. The provided taper width is 10 feet. The minimum width is 12 feet; please adjust.
If additional information is needed concerning this project, please do not hesitate to contact me at
(434) 422-9894.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Culpeper District
WE KEEP VIRGINIA MOVING
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
May 31, 2016
Scott Collins /Collins Engineering
200 Garrett St., Ste. K
Charlottesville, Va. 22902
RE: ARB -2016-22: Sunset Overlook
Dear Mr. Collins,
The Albemarle County Architectural Review Board reviewed the above noted item at its meeting on
Friday, April 1, 2016. The Board, by a vote of 3:0, approved the request, pending staff administrative
approval of the conditions listed below. A plan with the revision date of 5116116 has been submitted.
Updated comments are provided within the underlined text below.
Identify existing individual large shade, evergreen and omamental trees to remain on the
plan by size and species to show that the minimum EC frontage tree requirement can be
met. If the requirement can't be met, show additional new trees to be planted to meet the
requirement. Rev. 1: Comment not fully addressed. Include a table for preserved trees
that are to meet the EC fronts - e tree re uirement. The table should specify the tree
symbol ex. QP) used in the plan, the botanical name, the common name, the quantity
and the trees should be categorized by tree type (ex. large shade trees, ornamental
trees, evergreen trees, etc). Label each preserved tree utilized to meet the EC frontage
tree re uirments with treesymbol and size. Trees within Lot g or Lot 10 can not count
toward this requirement. Move trees to be within the open space if they are to be part of
the EC frontage tree calculation.
2. If the existing trees within the open space along Rt. 631 are meant to be preserved add a
note specifying that. Rev. 1: When using preserved trees to meet the EC frontage tree
requirement preservation methods need to be utilized. Accurately represent the driplines
of any existinq tree being included in the calculation for the EC frontage tree requirement.
Grading and the limits of clearing and grading are shown within the dripline of some of
the trees that seem to be specified as being preserved. Preservation methods are
required when grade changes would otherwise impact the area within their dripline. Tree
wells are needed when the ground would otherwise be raised and tree walls are needed
when ground would otherwise be lowered, within the dripline of a preserved tree. If tree
wells or tree walls are to be utilized to preserve trees_ provide the required details for the
tree well and/or tree walls.
Page 1 of 3
3. Adjust the tree protection fencing and/or the existing tree line so that they accurately
represent the extents of the retained existing wooded area. Rev. 1: Comment Addressed.
4. Modify the mechanical notes to state that the HVAC unit will be "... located in the north
side yard of the house or at the rear of the house screened or enclosed with a fence or
landscaping." Rev. 1: Comment Addressed.
5. Confirm there are no utilities or utility easements between the existing pedestrian trail
and lots 9 and 10. Show any utilities or easements if they exist. Rev. 1: Comment
Addressed.
6. Include a landscape calculation for the street trees along the interior streets and along
Sunset Avenue Extended. Rev. 1: Comment not fully addressed. Modify landscaping
note #3 to specify that the calculation is for "interior' street trees. Modify the required
tree counts in the notes by the streets so that they match the number of required trees
in note #3.
7. Add at least one medium shade trees along the proposed pedestrian path in the open
space area between the existing wooded area and the cul-de-sac and lots 9 and 10.
Rev. 1: Comment Addressed.
8. Design the pedestrian connector to the asphalt path to minimize its impact on the buffer
and existing landscape. Show details for any stairs and railings that are required for the
proposed pedestrian path. Rev. 1: Consider revising the design of the stairs and railings
for the pedestrian connection to Old Lynchbung Road to utilize materials that would
reduce future maintenance requirements and issues.
9. Show the tree protection fencing on the grading and erosion and sediment control
sheets. Rev. 1: Comment Addressed.
10. Add a mix of native plantings or maintain existing plant material to ensure a screen of the
southwest corner of the development from the EC. Rev. 1: Move the proposed pin oak to
be fully within the open space and not on the edge of the Lot 10 property line. Trees
within Lot 10 cannot be counted towards this requirement.
11. Move the Limits of Clearing and Grading and Tree Protection Fencing note for the
wooded area along the EC so that it points at the protective fencing. If the limits and the
fencing are not in the same place clarify the notes and lines. Rev. 1: Comment
Addressed.
If you have any questions, please do not hesitate to contact me.
Since
rey,
P -a S
Satern
Cc: Forge Farm LLC
195 Riverbend Drive
Charlottesville Va 22911
File
Page 2 of 3
COUNTY OF ALBEMARLE
Department of Community Development
REVISED APPLICATION SUBMITTAL
This form must be returned with your revisions to ensure proper tracking and distribution. County staff
has indicated below what they think will be required as a resubmission of revisions. If you need to submit
additional information please explain on this form for the benefit of the intake staff. All plans must be
collated and folded to fit into legal size files, in order to be accepted for submittal,
TO: Paty Saternye DATE:
PROJECT NAME: ARB -2016-22: Sunset Overlook Final Site Plan
Submittal Type Requiring Revisions t 1 indicates submittal code County Project Number # Copies
Erosion & Sediment Control Plan (E&S)
Mitigation Plan (MP)
Waiver Request (WR)
Stormwater Management Plan (SWMP)
Road Plan (RP)
Private Road Request, with private/public comparison RR
Private Road Request — Development Area RR -DA
Preliminary Site Plan SP
Final Site Plan or amendment FSP
Final Plat P
Prelimin Plat PP
Easement Plat EP
Boundary Adjustment Plat (BAP)
Rezoning Plan (REZ)
Special Use Permit Concept Plan (SP -CP)
Reduced Concept Plan (R -CP)
Proffers )
Bond Estimate Request ER
Draft Groundwater Management Plan -GWMP)
Final Groundwater Management Plan F-GWMP)
Aquifer Testing Work Plan (ATWP
Groundwater Assessment Report (GWAR)
Architectural Review Board (ARB) ARB2016-22
Other: Please explain
(For staff use only)
Submittal Code
# Copies
Distribute To:
Submittal Code
# Copies
Distribute To:
ARB
2
Paty Saternye
Page 3 of 3
Phone 434-296-5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
Fax 434-972-4126
To:
Scott Collins
From:
Christopher P. Perez, Senior Planner
Division:
Planning
Date:
May 27, 2016
Subject:
SDP201600003 Sunset Overlook - Final 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.]
Conditions of Initial Plan Approval (from approval letter dated Dec 22, 2015:
1. [Comment] This application was reviewed against Site Development Plan requirements only. Lot lines are shown on
the plan, but no subdivision application was submitted. Any subdivision related comments are provided for reference
only unless necessary for site plan approval. Rev 3: Comment still valid.
[32.5.2(i), 14-233(A)31 When private streets in development areas may be authorized. This plan proposes a private
street (Sun Valley Drive) that serves 18 single family detached residential lots. While streets (public or private) are not
reviewed or approved with site plan applications, it should be noted that a private street request must be submitted
when/if a subdivision application is submitted. The Agent is not able to authorize this private street; rather, it requires
Planning Commission (PC) authorization. Submit the required private street request pursuant to Section 14-233(A)3
along with the required justification. A maintenance agreement for the private street must be submitted for review and
approval by the County Attorney's Office with the subdivision application. Rev 3: The private street request is
scheduled for the June 7`h PC meeting. The road plan, SUB2016-17, shall not be approved until the PC reviews
and approves the private street request.
3. 132.5.2(d), 30.7.4(b)(h)] Slopes less than 25% based on new topographic information. Any use or structure allowed by
right or by special use permit in the underlying district, provided that the owner submits new topographic information
that is based on more accurate or better technical data demonstrating, to the satisfaction of the county engineer, that
the slopes are less than twenty-five (25) percent. The site plan relies on new topographic information. County Engineer
sign -off on this topographic information is required prior to final site plan approval. Rev 2: Comment addressed.
[30.7] Steep Slopes Overlay District. The labeling of Preserved and Managed slopes shall be consistent and accurate
throughout the plan. The only Managed slopes onsite are those fronting Old Lynchburg Road; all other slopes onsite
are Preserved slopes and shall be labeled as such. Regardless of whether the County Engineer is satisfied with the new
topographic information or not, the labeling of the slopes does not change. Revise the plan accordingly.
Rev 3: The plans have been revised to change the overlay district; however, the overlay district is not permitted
to be changed from what was approved by the BOS. Revise the plans to match the approved overlay district.
Provide the two types of shading as previously depicted on the last version of the plan, label the darker shading
as "Preserved slopes" and the lighter shading as "Preserved slopes — slopes have been determined less than 25%
based on new topographic information to the satisfaction of the County Engineer, as permitted under Section
30.7.4(b)h. "
5. [32.5.2(a), 15.4.11 Bonus factors for Environmental Standards. Bonus factors shall not be permitted for any
improvement or design feature already required by the ordinance. Preserved slopes within the development areas of the
County shall not be disturbed; therefore, Tree Preservation of existing vegetation on these slopes is already a required
feature and cannot be counted toward bonus density. Without the use of bonus factors the true density for this
development is Standard Level Cluster - 4du/acre.
ff this requirement can be met, on the final site plan provide the calculations for verification. Also, prior to final site
plan and plat approval provide an exhibit which shows that all tree preservation areas meet the definition of a wooded
area from Section 3.1 of the Zoning Ordinance. Rev 3: Comment not addressed. The two examples cited in the
comment response letter did not have site plans associated with them, thus the item was handled at the final
subdivision stage of the development. This proiect has a site plan associated with it: prior to final site plan
approval identify on the landscape plan the size and the location of the trees meeting the definition below.
Wooded area, forested area: An area containing one of the minnnunn number of trees of specified
size, or combinations thereof. from the following: table:
Diameter of Tree
at Breast Height
Per
Acre
Per One -
Half Acre
3.0" - 49"
60
30
5.0" - 6.9"
38
19
7.0" - 8.9"
22
11
9.0" - 10.9"
14
7
11.0"-12.9"
10
5
13.0"-14.9"
7
4
15,0"+
5
3
[14-403, 32.5.2(i), 32.7.1.1)] Lot frontage. Each lot within a subdivision shall have frontage on an existing or
proposed street. Lots 17 — 43 are not provided frontage on either an existing or proposed street. The sidewalk and
landscape strip improvements along Sunset Avenue Extended must be dedicated to public use. This will allow Lots 17
— 43 to utilize Sunset Avenue Extended as their required street frontage. When dedicating the frontage it is
recommended that the developer assure adequate area for a bike lane within the right-of-way. Rev 3: Prior to final site
Wan approval the dedication will need to take Dlace on a subdivision Dlat to be reviewed by the Countv. The
Deed Book Page Reference information shall be provided on the final site plan. Submit the plat.
7. [32.5.2(1)] The Comprehensive Plan provides guidance that Sunset Avenue Extended should have bike lanes. To meet
this guidance, a 10' -wide multi -use path is recommended in place of the proposed sidewalk along Sunset Avenue
Extended (See the Design Standards Manual for exact specifications.) Final: The applicant is working with the land
owners of Wintergreen Farm, the adiacent develonment. to nrovide these improvements and dedicate them to
ublic use on their property.
[32.5.2(a), 32.5.2(0)] Areas to be dedicated. On the plan clearly depict and label any areas intended to be dedicated to
public use (such as street right-of-way). Also, provide a note stating that the land is to be dedicated for public use. Prior
to final site plan approval any dedications shall take place on a plat to be reviewed by the County, approved, and then
recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site plan.
Rev 3: Prior to final site Wan aDDroval the dedication will need to take Dlace on a subdivision Dlat to be
reviewed by the Countv. The Deed Book Page Reference information shall be Drovided on the final site Dlan.
Submit the plat.
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. It is a high priority project on the County's Transportation Priority List adopted by the
Board of Supervisors. It is recommended that the dedication of right-of-way for frontage be sufficient to facilitate these
improvements. Provision of right-of-way for these improvements will help to minimize impacts to the built site when
the roads are ultimately constructed. No plans for the improvements have been completed to date; therefore,
"centerline" and right-of-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. Final: The applicant is working with the land owners of
2
Wintergreen Farm, the adiacent development, to provide these improvements and dedicate them to public use
on their property.
10. 132.5.2(n), 32.7.2.3] Sidewalks. The sidewalks provided along Sunset Avenue Extended shall be extended to the
adjacent property lines. Currently they terminate 5 feet from the property lines. Also, provide the required sidewalk and
landscaping strip along Sunset Avenue Extended for the 20 feet of frontage for Open Space C. Rev 3: Comment
addressed.
11. [32.7.1] Dedication of land for walkways. The frontage of Lot 16 along Country Green Road shall be dedicated for
public use to accommodate a future sidewalk connection to Country Green Cottages. Depict and label this area on the
final site plan and final subdivision plat. Final: Comment addressed through the following note: "Area reserved for
future 25' rizht-of-way dedication': The note shall also be provided on the final subdivision plat.
12. [Comment] Sheet 1 provides a note which reads: "No offsite disturbance is proposed with this plan. Sunset Avenue
Extended shall be upgraded with the Wintergreen Farm Project. " It is recommended that the owners of TMP 76-49B
(Wintergreen Farm LLC) dedicate the portion of land on Sunset Avenue Extended which fronts Lot 16 for public use.
This dedication will allow for a future connection of sidewalks on Sunset Avenue Extended with those on Country
Green Road. This may be accomplished on the final subdivision plat for Wintergreen Farm. Final: Recommendation
not addressed on the final site plan but remains valid for final subdivision plat.
13. 132.5.2(n), 32.7.2.3(c)] Interconnectivity of sidewalks or pedestrian ways. On the plan depict and label the existing
paved pedestrian path that runs behind Lots 9 & 10 along Old Lynchburg Road (Rte 631). Also, on the final site plan
provide a pedestrian connection through Open Space E, connecting the sidewalk on Sunset Valley Drive to the paved
pedestrian path on Old Lynchburg Road. On the final plat assure that this pedestrian connection is located in an
easement. Final: Comment addressed. On the final plat assure that this pedestrian connection is located in an
easement.
14. [32.5.2(i)] Streets. On the plan label Country Green Road (SR 875) and dimension the prescriptive easement width.
Also, provide the centerline information and pavement widths. Final: Comment addressed.
15. [32.5.2(1)] Streets. Label and dimension the 30 foot prescriptive easement along Sunset Avenue Extended. Also,
provide the centerline information and pavement widths. Final: Comment addressed.
16. [32.5.2(a)] General Information. Development is proposed on TMP 76-52N. Prior to final site plan approval TMP 76-
52N and TMP 76-52 shall be combined through a plat. The DB page information of this action shall be provided on the
final site plan. Rev 3: Applicant acknowledged. Submit the plat.
17. [32.5.2(a)] General Information. The acreage of TMP 76-52N shall be included in the acreage for the site, this
information will modify the density calculations currently on the plan. Final: Comment addressed.
18. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as required
by the standards of the Virginia Department of Transportation. VDOT approval of the proposed entrance to the site
shall be required prior to final site plan approval. Final: Pending VDOT review/ approval.
19.
..t
20. [32.5.20),(k),(1)] Verify that the location(s) and dimensions of all existing and proposed utilities and utility easements
including water, sewer, drainage, telephone, cable, electric and gas are shown on the plan. Label all existing easements
with the Deed Book and Page Number. Final: Comment addressed.
21. 132.5.2(n), 32.5.1(c)l Dimensions. On the plan depict and dimension all proposed improvements, including buildings,
driveways, and garages. Rev 1: Comment addressed.
22. "32.5.2(n)l Proposed Improvements. Provide the maximum footprint for all proposed buildings. Rev 1: Comment
3
23. [32.5.2(n), 4.16.2] Proposed Improvements. On the plan list the amenities that will be provided in the tot lot. Also, it is
suggested that a 4 foot tall wooden fence be provided at the rear and side of the tot lot to prevent children from
inadvertently falling down into the ravine and BMP. Rev 1: Comment addressed.
24. [14-236(c)] Alleys. Where alleys are authorized, driveways shall be provided only from the alley. On the plan depict,
label, and dimension the driveways for each lot. Final: Comment addressed.
25. 114-303(E)l Alleys. On the final plat provide the alley with an easement labeled "Alley Easement". Also, list the
easement holder on the plat (i.e., the HOA). Final: Comment to be addressed on the final plat.
26. [32.5.1(e), 15.3, 4.11.3] Setbacks. Include the side setbacks and garage setbacks on sheet 1. They are: "Side setback
none (see Building separation) ". Garage Setbacks: "Front loaded garage: minimum 18, feet setback fi^om R/W. Side
loaded garage: minimum 5 feet setback fi^om R/W. " Rev 1: Comment addressed.
27. [32.5.1(c), 4.6.4] Rear yards on interior lots. Accurately depicted and dimension the rear yards of the townhome lots.
The rear yards shall be measured from the edge of the alley right-of-way or easement. Final: Comment addressed.
28. [32.5.2(n)] Proposed Improvements. On the final site plan clarify what is happening with the land between Lot 43 and
Sun Valley Drive (54 foot private right-of-way). Is it to be open space? Is it to be added to Lot 43? Final: Comment
no longer relevant.
29. [32.5.2(n), 4.12.6] Parking. On the plan provide parking calculations for the multifamily units to include the number of
bedrooms/units in each townhouse. This information is required in order to calculate the required parking for the use. If
each unit is planned to have 2 bedrooms or more, then 2 spaces are required per unit. Additionally, if parking is
provided on each lot then one guest space shall be required per 4 units (27 units 14 = 7 spaces). Rev 1: Comment
addressed.
30. 14.12.16, 4.12.16(d)] Minimum design requirements for parking. Parallel parking spaces shall be a minimum of 9 foot
wide by 20 foot long. Revise the eight guest spaces to meet the minimum length requirements. Also, provide the guest
spaces with some type of identification (sign or paint striping). Final: Comment addressed.
31. [32.5.2(n)] Existing and proposed improvements. Clearly depict and label limits of disturbance and show areas where
existing vegetation will be removed. Final: Comment addressed.
32. [32.5.2(n)] Existing and proposed improvements. Dimension the full width of the retaining walls required for
construction. Also, list the type of retaining wall used in the development (i.e., Geogrid, block/redi-rock walls).
Rev 1: Comment addressed.
33. [32.5.2(a)] Add Entrance Corridor (EC) to the Zoning information on sheet 1. Approval from the Architectural Review
Board (ARB) is required prior to final site plan approval. See attached ARB comments. Rev 1: Comment addressed.
34. [32.5.1(e)] All required off-site easements must be approved and recorded prior to site plan approval. It appears there
are off-site sight distance easements required over TMP 76-52E and 52D. Prior to final site plan approval any required
easements will need to be plated. The DB page information of this action shall be provided on the final site plan.
Rev 3: Comment acknowledued by applicant. Submit the plat.
35. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final plat an instrument
assuring the perpetual maintenance of street trees, private streets and alleys, open space and any other improvements
that are to be maintained in perpetuity. Final: Comment to be addressed with submittal of final plat.
36. [14-311] Infrastructure improvement plans. Road Plans and WPO application must be approved, all required
improvements must be built or bonded, and all required Deeds and Declarations must be reviewed and approved prior
to Final Plat approval. Rev 3: Comment acknowledged by applicant.
37. 132.6.20)] Landscape plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final: Comment addressed.
38. [32.7.9.4(b)] Existing trees may be preserved in lieu of planting new plant materials in order to satisfy the landscaping
4
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 sign 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. Final: Comment addressed.
39. [32.7.9.4(c)] Existing landscape features. On the landscape plan identify whether existing wooded areas are evergreen,
deciduous, or a mix thereof. Rev 1: Comment addressed.
40. [32.7.9.5(d)] Street Trees. Street trees are required along all existing and proposed streets; provide street trees on the
Sunset Avenue Extended frontage and along both sides of Sun Valley Drive. Rev 1: Comment addressed.
41. 132.7.9.81 Tree canopy. The minimum required tree canopy for the site is 20 percent. It appears the majority of the tree
canopy requirement will be met with existing trees. Provide calculations on the final site plan to show this requirement
has been met. Final: Comment addressed.
42. [32.5.2(p) & 32.7.9.71 Screening. All of the proposed SWM Facilities shall be screened from the adjacent residential
lots. Provide the required screening. Final: Comment addressed.
Additional Comments
I . [4.11.1] Decks may project not more than four (4) feet into any required yard; provided that no such feature shall
be located closer than six (6) feet to any lot line. The decks associated with Lots 31, 32, 33, 34, 35 and 41 project
more than 4' into the required rear yard setback. Reduce the length of the decks on these lots to meet the above
requirement. Label and dimension all improvements to include garages and decks, as well as the encroachment.
Rev 1: Comment addressed.
2. 14.71 Open Space. Clearly distinguish the area that is part of Open Space A (3.31 acres) and the part that is Lot 42.
Rev 1. Based on the hatchinLy provided on Lot 42 it appears that there is oven space proposed on this lot:
however, this is not permitted. Open space cannot be on lots for sale. The tree preservation area on Lot 42 is
permitted and shall be recorded in an easement on the final plat. Revise open space calculations to omit
Men space on Lot 42. Assure the proiect stays at or above 25% to aualifv for the cluster provision of the
ordinance. Rev 3. Comment addressed.
3. 132.5.2(a), 15.4.1] Bonus.factors.for Environmental Standards. On the final subdivision plat, Lot 42 shall be
provided with an easement and maintenance agreement to preserve the "Tree Preservation Area" as depicted on
the final site plan. Rev 1. Applicant acknowledges and the item will be addressed on the final plat.
4. [32.7.9.4(b)] Provide a cut sheet for the type of tree protective fencing. Rev 1: Comment addressed.
5. [32.5.2 (n), 4.12.15(h)] Separation of parking area from public street or private road. Where off-street parking is
provided, parking areas shall be established sufficiently inside the site so as to prevent queuing onto a public
street or private road. The guest parking spaces along Sunset Avenue Extended are not approvable. Relocate them
to the alley. Rev 1: Comment addressed.
6. [4.12.4(a)] Maximum number of spaces. The number of parking spaces in a parking area may not exceed the
number of spaces required by more than twenty (20) percent. Reduce the amount of guest spaces provided to meet
7. [Comment] Provide directional arrows for the alley. Rev 1: Comment addressed.
[4.12.15(h)] Curb and gutter in parking areas and along travelvvays. Gutters are required along the alley because
the townhomes require eight (8) or more parking spaces. Provide gutters along the alley.
5
9. [Design Standards Manual] Provide a guard rail, wall, or fence atop the 10' retaining wall adjacent to the alley.
Rev 1: Comment addressed.
10. [Comment] On sheet 3 the proposed side lot lines for Lots 20 through 36 do not dimension properly. They each
appear to be short by 2 5 feet. Rev 1: Comment addressed.
11. [Comment] Revise the retaining wall note on sheet 1 to accurately reflect the maximum height of the retaining
walls onsite. The note lists 6'; however, there are retaining walls proposed as tall as 10'. Rev 1: Comment
addressed.
12. [Comment] Provide no parking signs on one side of Sun Valley Drive. Rev 1: Comment addressed.
13. [32.7.9.5(d)] Street Trees. It is recommended that the selected street tree type, River Birch, be replaced with a
single trunked tree. Rev 1: Comment addressed.
14. [32.7.9.5(d)] Street Trees. There are numerous conflicts between the location of street trees and required sight
distance and utility easements. Most of these conflicts can be avoided by relocating trees outside of the easements.
Where trees cannot be relocated to avoid the easements relocate these trees within open space B and E. Also,
revise the landscape plan to meet planting requirements along Old Lynchburg Road as specified by ARB. Rev 3.
Comment addressed. Assure ARB comments are addressed.
15. [Comment] On the cover sheet, under the title provide the SDP#: "SDP20160003". Rev 3. Comment addressed.
16. [Comment] Final site plan approval requires VSMP approval. Rev 3. Comment acknowledged.
17. [32.7.5.1, 4.11 Water supply and sewage system. Each development and each lot shall be served by the public
water supply and the public sewer system. This development is relying on infrastructure provided through
Wintergreen Farm for public sewer service. Prior to final site plan and/or final subdivision plat approval the sewer
connection through Wintergreen Farm shall either be built or bonded. Rev 3. Comment not adequately
addressed. Discussions have been had with upper management about this item. Staff understands the
response to this comment and appreciates the note on sheet 6 of the plan but the site plan cannot be
approved till the sewer connection through Wintergreen Farm is either built or bonded.
18. [32.6.2(h)] Signature panel. Provide a signature panel for all SRC reviewers to sign the site plan.
Rev 3. Comment addressed.
19. [Comment] Comments from all other SRC reviewers are forthcoming and will be provided to the applicant once
submitted.
Please contact Christopher P. Perez in the Planning Division by using cperez(&albemarle. org or 434-296-5832 ext. 3443
for further information.
0
COMMONWEALTH of VIRCiINIA
DEPARTMENT OF TRANSPORTATION
1601 orange Road
Culpeper. Virginia 22701
Charles A. Kilpatrick, P.E.
Commissioner
April 29, 2016
Mr. Christopher Perez
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP -2016-00003 Sunset Overlook — Final Site Plan
SUB -2016-00017 Sunset Overlook — Road Plan
Dear Mr. Perez:
We have reviewed the final site plan and road plan for Sunset Overlook, dated March 25, 2016,
as submitted by Collins Engineering and offer the following comments:
1. Proposed sight distance easements should be recorded prior to approval recommendation.
2. The proposed hatched area on Sunset Ave. Ext. (west of Sun Valley Drive) should be
replaced with a minimum length left turn lane to Sun Valley Drive, matching the
approved left turn lane to Pfister Drive.
3. Entrance radii should be sized for the appropriate design vehicle; in this case the entrance
radii should be 45 feet.
4. Tapers should be provided at the entrances; see Appendix F Section 3.
5. A landing of at least 50 feet with a slope no greater than 2% should be provided at the
proposed intersections with Sunset Ave. Ext. The 2% landing should be on the proposed
subdivision streets, not the street being intersected (Sunset Ave. Ext.).
6. Right turn lane warrants should be provided.
If additional information is needed concerning this project, please do not hesitate to contact me at
(434) 422-9373.
S
Joel DeNunzio, P.E.
Resident Engineer
Culpeper District
Christopher Perez
From: Alexander Morrison <amorrison@serviceauthority.org>
Sent: Wednesday, April 20, 2016 1:36 PM
To: Christopher Perez
Subject: FW: Sunset Overlook
Alexander J. Morrison, P.E.
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(0) 434-977-4511 Ext. 116
(C) 434-981-5577
(F) 434-979-0698
From: Victoria Fort [mailto:vfort@rivanna.org]
Sent: Tuesday, April 19, 2016 11:50 AM
To: 'Scott Collins' (scoff@collins-engineering.com)
Cc: 'amorrison@serviceauthority.org'
Subject: Sunset Overlook
Scott,
RWSA has reviewed the Final Site Plan for Sunset Overlook as prepared by Collins Engineering and dated 3/25/2016 and
has the following comments:
Sheet No. 1:
1. Label the 20" RWSA Water Main where it splits off from the ACSA 12" water main (near the intersection of Old
Lynchburg Road and Sunset Avenue Extended).
2. Label the ACSA fire hydrant at the corner of Old Lynchburg Road and Sunset Avenue Extended.
3. Show and label the 20' RWSA water easement on TMP 76-52A & 76-52B.
Sheet No. 5:
If possible, RWSA requests that the 8"water connection at Sun Valley Drive be combined with the tap for
Wintergreen Farm rather than making taps from both directions.
Confirm whether ACSA would allow a single water connection for this development.
Sheet No. 6:
1. Label the 20" RWSA Water Main where it splits off from the ACSA 12" water main (see sheet 1 notes above).
2. Label the ACSA fire hydrant at the corner of Old Lynchburg Road and Sunset Avenue Extended.
3. Label the 20' RWSA water easement on TMP 76-52A & 76-52B.
Sheet No. 10:
In the Sun Valley Drive profile, revise note accordingly to address comment #1 on Sheet No. 5.
In the note re: the 20"x8" water tap on the Alley A profile, refer to RWSA Notes on Sheet No. 5 for RWSA
tapping requirements.
Please let me know if you have any questions.
Thanks a lot,
Victoria
Victoria Fort, P.E.
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville, VA 22902
(P): (434) 977-2970 ext. 205
(F): (434) 295-1146
Phone 434-296-5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
Fax 434-972-4126
To:
Scott Collins
From:
Christopher P. Perez, Senior Planner
Division:
Planning
Date:
April 20, 2016
Subject:
SDP201600003 Sunset Overlook - Final 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.]
Conditions of Initial Plan Approval (from approval letter dated Dec 22, 2015:
1. [Comment] This application was reviewed against Site Development Plan requirements only. Lot lines are shown on
the plan, but no subdivision application was submitted. Any subdivision related comments are provided for reference
only unless necessary for site plan approval. Rev 1: Comment still valid.
[32.5.2(i), 14-233(A)31 When private streets in development areas may be authorized. This plan proposes a private
street (Sun Valley Drive) that serves 18 single family detached residential lots. While streets (public or private) are not
reviewed or approved with site plan applications, it should be noted that a private street request must be submitted
when/if a subdivision application is submitted. The Agent is not able to authorize this private street; rather, it requires
Planning Commission (PC) authorization. Submit the required private street request pursuant to Section 14-233(A)3
along with the required justification. A maintenance agreement for the private street must be submitted for review and
approval by the County Attorney's Office with the subdivision application. Rev 1: The private street request was
submitted on March 29`h and is being processed and scheduled for PC review in June. The road plan, SUB2016-
17, shall not be approved until the PC reviews and approves the private street request.
3. 132.5.2(d), 30.7.4(b)(h)] Slopes less than 25% based on new topographic information. Any use or structure allowed by
right or by special use permit in the underlying district, provided that the owner submits new topographic information
that is based on more accurate or better technical data demonstrating, to the satisfaction of the county engineer, that
the slopes are less than twenty-five (25) percent. The site plan relies on new topographic information. County Engineer
sign -off on this topographic information is required prior to final site plan approval. Rev 1: Comment addressed.
4. [30.7] Steep Slopes Overlay District. The labeling of Preserved and Managed slopes shall be consistent and accurate
throughout the plan. The only Managed slopes onsite are those fronting Old Lynchburg Road; all other slopes onsite
are Preserved slopes and shall be labeled as such. Regardless of whether the County Engineer is satisfied with the new
topographic information or not, the labeling of the slopes does not change. Revise the plan accordingly.
Rev 1: Comment not addressed.
5. [32.5.2(a), 15.4. 11 Bonus factors for Environmental Standards. Bonus factors shall not be permitted for any
improvement or design feature already required by the ordinance. Preserved slopes within the development areas of the
County shall not be disturbed; therefore, Tree Preservation of existing vegetation on these slopes is already a required
feature and cannot be counted toward bonus density. Without the use of bonus factors the true density for this
development is Standard Level Cluster - 4du/acre.
If this requirement can be met, on the final site plan provide the calculations for verification. Also, prior to final site
plan and/or plat approval provide an exhibit which shows that all tree preservation areas meet the definition of a
wooded area from Section 3.1 of the Zoning Ordinance. Rev 1: Comment not addressed. Please identify on the
landscape plan the size and the location of the trees meeting the definition below.
Wooded area, forested area: An area containing one of the minimum number of trees of specified
size, or combinations thereof. from the following: table:
Diameter of Tree
at Breast Height
Per
Acre
Per One -
Half Acre
3.0" - 4.9"
60
30
5.0" - 6.9"
38
19
7.0" - 8.9"
22
11
9.0" - 10.9"
14
7
11.0"-12.9"
10
5
13.0"-14.9"
7
4
15,0"+
5
3
[14-403, 32.5.2(i), 32.7.1.1)] Lot frontage. Each lot within a subdivision shall have frontage on an existing or
proposed street. Lots 17 — 43 are not provided frontage on either an existing or proposed street. The sidewalk and
landscape strip improvements along Sunset Avenue Extended must be dedicated to public use. This will allow Lots 17
— 43 to utilize Sunset Avenue Extended as their required street frontage. When dedicating the frontage it is
recommended that the developer assure adequate area for a bike lane within the right-of-way. Rev 1: Prior to final site
Wan approval the dedication will need to take place on a subdivision plat to be reviewed by the Countv. The
Deed Book Page Reference information shall be provided on the final site plan.
7. [32.5.2(1)] The Comprehensive Plan provides guidance that Sunset Avenue Extended should have bike lanes. To meet
this guidance, a 10' -wide multi -use path is recommended in place of the proposed sidewalk along Sunset Avenue
Extended (See the Design Standards Manual for exact specifications.) Final: The applicant is working with the land
owners of Wintergreen Farm. the adiacent development. to provide these improvements and dedicate them to
ublic use on their property.
[32.5.2(a), 32.5.2(o)] Areas to be dedicated. On the plan clearly depict and label any areas intended to be dedicated to
public use (such as street right-of-way). Also, provide a note stating that the land is to be dedicated for public use. Prior
to final site plan approval any dedications shall take place on a plat to be reviewed by the County, approved, and then
recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site plan.
Rev 1: Comment not adeauatelv addressed. On the cover sheet remove the note which reads: "Areas within
proposed street rimht of way and areas depicted as open space on this plan shall be dedicated to public use on the
subdivision plat " Without Board of Supervisor approval the County will not accept a dedication of open space
for this development. On sheet 3 revise the note which reads "Proposed variable width public right of way" to
simply state "Variable width public right of way hereby dedicated to public use DB PG ' . Prior to final site
plan approval the dedication will need to take place on a subdivision plat to be reviewed by the County. The
Deed Book Page Reference information shall be provided on the final site plan.
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. It is a high priority project on the County's Transportation Priority List adopted by the
Board of Supervisors. It is recommended that the dedication of right-of-way for frontage be sufficient to facilitate these
improvements. Provision of right-of-way for these improvements will help to minimize impacts to the built site when
the roads are ultimately constructed. No plans for the improvements have been completed to date; therefore,
"centerline" and right-of-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. Final: The applicant is working with the land owners of
Wintergreen Farm. the adiacent development. to provide these improvements and dedicate them to public use
on their property.
2
10. [32.5.2(n), 32.7.2.31 Sidewalks. The sidewalks provided along Sunset Avenue Extended shall be extended to the
adjacent property lines. Currently they terminate 5 feet from the property lines. Also, provide the required sidewalk and
landscaping strip along Sunset Avenue Extended for the 20 feet of frontage for Open Space C. Rev 1: Comment not
addressed. The item was Previously addressed then the plans reverted back to oriPinal design.
11. [32.7.1] Dedication of land for walkways. The frontage of Lot 16 along Country Green Road shall be dedicated for
public use to accommodate a future sidewalk connection to Country Green Cottages. Depict and label this area on the
final site plan and final subdivision plat. Final: Comment addressed through the following note: "Area reserved for
future 25' rizht-of-way dedication': The note shall also be provided on the final subdivision plat.
12. [Comment] Sheet 1 provides a note which reads: "No offsite disturbance is proposed with this plan. Sunset Avenue
Extended shall be upgraded with the Wintergreen Farm Project. " It is recommended that the owners of TMP 76-49B
(Wintergreen Farm LLC) dedicate the portion of land on Sunset Avenue Extended which fronts Lot 16 for public use.
This dedication will allow for a future connection of sidewalks on Sunset Avenue Extended with those on Country
Green Road. This may be accomplished on the final subdivision plat for Wintergreen Farm. Final: Recommendation
not addressed on the final site plan but remains valid for final subdivision plat.
13. 132.5.2(n), 32.7.2.3(c)] Interconnectivity of sidewalks or pedestrian ways. On the plan depict and label the existing
paved pedestrian path that runs behind Lots 9 & 10 along Old Lynchburg Road (Rte 631). Also, on the final site plan
provide a pedestrian connection through Open Space E, connecting the sidewalk on Sunset Valley Drive to the paved
pedestrian path on Old Lynchburg Road. On the final plat assure that this pedestrian connection is located in an
easement. Final: Comment addressed. On the final plat assure that this pedestrian connection is located in an
easement.
14. [32.5.2(1)] Streets. On the plan label Country Green Road (SR 875) and dimension the prescriptive easement width.
Also, provide the centerline information and pavement widths. Final: Comment addressed.
15. [32.5.2(1)] Streets. Label and dimension the 30 foot prescriptive easement along Sunset Avenue Extended. Also,
provide the centerline information and pavement widths. Final: Comment addressed.
16. [32.5.2(a)] General Information. Development is proposed on TMP 76-52N. Prior to final site plan approval TMP 76-
52N and TMP 76-52 shall be combined through a plat. The DB page information of this action shall be provided on the
final site plan. Rev 1: Applicant acknowledged, pending submittal of plat.
17. [32.5.2(a)] General Information. The acreage of TMP 76-52N shall be included in the acreage for the site, this
information will modify the density calculations currently on the plan. Final: Comment addressed.
18. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as required
by the standards of the Virginia Department of Transportation. VDOT approval of the proposed entrance to the site
shall be required prior to final site plan approval. Final: Pending VDOT review/ approval.
19. [32.5.2(f)] Watercourses and other bodies of water. On sheet 1 revise the watershed note as follows:
within the Moores Creek Watershed, which is not a water supply watershed. " Also, on the plan label the intermittent
stream at the rear of the property. Rev 1: Comment addressed.
20. [32.5.20),(k),(1)] Verify that the location(s) and dimensions of all existing and proposed utilities and utility easements
including water, sewer, drainage, telephone, cable, electric and gas are shown on the plan. Label all existing easements
with the Deed Book and Page Number. Final: Comment addressed.
21. [32.5.2(n), 32.5.1(c)] Dimensions. On the plan depict and dimension all proposed improvements, including buildings,
driveways, and garages. Rev 1: Comment addressed.
22. [32.5.2(n)] Proposed Improvements. Provide the maximum footprint for all proposed buildings. Rev 1: Comment
addressed.
23. [32.5.2(n), 4.16.2] Proposed Improvements. On the plan list the amenities that will be provided in the tot lot. Also, it is
suggested that a 4 foot tall wooden fence be provided at the rear and side of the tot lot to prevent children from
3
inadvertently falling down into the ravine and BMP. Rev 1: Comment addressed.
24. [14-236(c)] Alleys. Where alleys are authorized, driveways shall be provided only from the alley. On the plan depict,
label, and dimension the driveways for each lot. Final: Comment addressed.
25. [14-303(E)] Alleys. On the final plat provide the alley with an easement labeled "Alley Easement". Also, list the
easement holder on the plat (i.e., the HOA). Final: Comment to be addressed on the final plat.
26. [32.5.1(e), 15.3, 4.11.3] Setbacks. Include the side setbacks and garage setbacks on sheet 1. They are: "Side setback
none (see Building separation) ". Garage Setbacks: "Front loaded garage: minimum l8 feet setback, from RIW. Side
loaded garage: minimum 5, feet setback from R/W. " Rev 1: Comment addressed.
27. [32.5.1(c), 4.6.4] Rear yards on interior lots. Accurately depicted and dimension the rear yards of the townhome lots.
The rear yards shall be measured from the edge of the alley right-of-way or easement. Final: Comment addressed.
28. [32.5.2(n)] Proposed Improvements. On the final site plan clarify what is happening with the land between Lot 43 and
Sun Valley Drive (54 foot private right-of-way). Is it to be open space? Is it to be added to Lot 43? Final: Comment
no longer relevant.
29. [32.5.2(n), 4.12.6] Parking. On the plan provide parking calculations for the multifamily units to include the number of
bedrooms/units in each townhouse. This information is required in order to calculate the required parking for the use. If
each unit is planned to have 2 bedrooms or more, then 2 spaces are required per unit. Additionally, if parking is
provided on each lot then one guest space shall be required per 4 units (27 units 14 = 7 spaces). Rev 1: Comment
addressed.
30. 14.12.16, 4.12.16(d)] Minimum design requirements for parking. Parallel parking spaces shall be a minimum of 9 foot
wide by 20 foot long. Revise the eight guest spaces to meet the minimum length requirements. Also, provide the guest
spaces with some type of identification (sign or paint striping). Final: Comment addressed.
31. [32.5.2(n)] Existing and proposed improvements. Clearly depict and label limits of disturbance and show areas where
existing vegetation will be removed. Final: Comment addressed.
32. [32.5.2(n)] Existing and proposed improvements. Dimension the full width of the retaining walls required for
construction. Also, list the type of retaining wall used in the development (i.e., Geogrid, block/recti-rock walls).
Rev 1: Comment addressed.
33. [32.5.2(a)] Add Entrance Corridor (EC) to the Zoning information on sheet 1. Approval from the Architectural Review
P ....... I (ARR) is nri-- to final city nlan annrrnc.I Coo Ann _nnnrron>v 12— 1 • ('nmmnnt nddrPcePd
34. [32.5.1(c)] All required off-site easements must be approved and recorded prior to site plan approval. It appears there
are off-site sight distance easements required over TMP 76-52E and 52D. Prior to final site plan approval any required
easements will need to be plated. The DB page information of this action shall be provided on the final site plan.
Rev 1: Comment acknowledued by applicant.
35. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final plat an instrument
assuring the perpetual maintenance of street trees, private streets and alleys, open space and any other improvements
that are to be maintained in perpetuity. Final: Comment to be addressed with submittal of final plat.
36. [14-311] Infrastructure improvement plans. Road Plans and WPO application must be approved, all required
improvements must be built or bonded, and all required Deeds and Declarations must be reviewed and approved prior
to Final Plat approval. Rev 1: Comment acknowledued by applicant.
37. [32.6.20)] Landscape plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final: Comment addressed.
38. [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:
4
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 sign 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. Final: Comment addressed.
39. [32.7.9.4(c)] Existing landscape features. On the landscape plan identify whether existing wooded areas are evergreen,
deciduous, or a mix thereof. Rev 1: Comment addressed.
40. [32.7.9.5(d)] Street Trees. Street trees are required along all existing and proposed streets; provide street trees on the
Sunset Avenue Extended frontage and along both sides of Sun Valley Drive. Rev 1: Comment addressed.
41. 132.7.9.81 Tree canopy. The minimum required tree canopy for the site is 20 percent. It appears the majority of the tree
canopy requirement will be met with existing trees. Provide calculations on the final site plan to show this requirement
has been met. Final: Comment addressed.
42. 132.5.2(p) & 32.7.9.71 Screening. All of the proposed SWM Facilities shall be screened from the adjacent residential
lots. Provide the required screening. Final: Comment addressed.
Additional Comments
,..... I —cues inay project not more than four (4) feet into any required yard,- provided that no such feature shall
,e located closer than six (6) feet to any lot line. The decks associated with Lots 31, 32, 33, 34, 35 and 41 proje,
nore than 4' into the required rear yard setback. Reduce the length of the decks on these lots to meet the above
requirement. Label and dimension all improvements to include garages and decks, as well as the enc )nc;hmen,
Rev 1: Comment addres°
2. [4.71 Open Space. Clearly distinguish the area that is part of Open Space A (3.31 acres) and the part that is Lot 42.
Rev 1. Based on the hatching provided on Lot 42 it appears that there is oven space proposed on this lot:
however, this is not permitted. Open space cannot be on lots for sale. The tree preservation area on Lot 42 is
permitted and shall be recorded in an easement on the final plat. Revise open space calculations to omit
Men space on Lot 42. Assure the proiect stays at or above 25% to aualifv for the cluster provision of the
ordinance.
5
14. [32.7.9.5(d)] Street Trees. There are numerous conflicts between the location of street trees and required sight
distance and utility easements. Most of these conflicts can be avoided by relocating trees outside of the easements.
Where trees cannot be relocated to avoid the easements relocate these trees within open space B and E. Also,
revise the landscape plan to meet planting requirements along Old Lynchburg Road as specified by ARB.
15. [Comment] On the cover sheet, under the title provide the SDP#: "SDP20160003".
16. [Comment] Final site plan approval requires VSMP approval.
17. [32.7.5.1, 4.11 Water supply and sewage system. Each development and each lot shall be served by the public
water supply and the public sewer system. This development is relying on infrastructure provided through
Wintergreen Farm for public sewer service. Prior to final site plan and/or final subdivision plat approval the sewer
connection through Wintergreen Farm shall either be built or bonded.
18. [32.6.2(h)] Signature panel. Provide a signature panel for all SRC reviewers to sign the site plan (see below).
APPROVALS
DATE
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNER/ZONING
ENGINEER
INSPECTIONS
ARB
DEPARTMENT OF FIRE RESCUE
ALBEMARLE COUNTY SERVICE AUTHORITY
VIRGINIA DEPARMENT OF TRANSPORTATION
Please contact Christopher P. Perez in the Planning Division by using cperez(&albemarle.org or 434-296-5832 ext. 3443
for further information.
0
Phone 434-296-5832
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
Fax 434-972-4126
To:
Scott Collins
From:
Christopher P. Perez, Senior Planner
Division:
Planning
Date:
February 22, 2016
Subject:
SDP201600003 Sunset Overlook - Final 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.]
Conditions of Initial Plan Approval (from approval letter dated Dec 22, 2015:
1. [Comment] This application was reviewed against Site Development Plan requirements only. Lot lines are shown on
the plan, but no subdivision application was submitted. Any subdivision related comments are provided for reference
only unless necessary for site plan approval. Final: Comment still valid.
[32.5.2(i), 14-233(A)31 When private streets in development areas may be authorized. This plan proposes a private
street (Sun Valley Drive) that serves 18 single family detached residential lots. While streets (public or private) are not
reviewed or approved with site plan applications, it should be noted that a private street request must be submitted
when/if a subdivision application is submitted. The Agent is not able to authorize this private street; rather, it requires
Planning Commission authorization. Submit the required private street request pursuant to Section 14-233(A)3 along
with the required justification. A maintenance agreement for the private street must be submitted for review and
approval by the County Attorney's Office with the subdivision application. Final: Comment not addressed. Submit
the required private street request pursuant to Section 14-233(A)3 alone with the required iustification. The
road plan, SUB2016-17, shall not be approved until the PC reviews and approves the private street request.
[32.5.2(d), 30.7.4(b)(h)] Slopes less than 25% based on new topographic information. Any use or structure allowed by
right or by special use permit in the underlying district, provided that the owner submits new topographic information
that is based on more accurate or better technical data demonstrating, to the satisfaction of the county engineer, that
the slopes are less than twenty-five (25) percent. The site plan relies on new topographic information. County Engineer
sign -off on this topographic information is required prior to final site plan approval. Final: Comment not addressed.
Also, the slopes onsite have been modified from what was depicted on the initial site plan and do not match the
County approved steep slopes overlay district. Please work with Engineering to remedy this issue.
[30.7] Steep Slopes Overlay District. The labeling of Preserved and Managed slopes shall be consistent and accurate
throughout the plan. The only Managed slopes onsite are those fronting Old Lynchburg Road; all other slopes onsite
are Preserved slopes and shall be labeled as such. Regardless of whether the County Engineer is satisfied with the new
topographic information or not, the labeling of the slopes does not change. Revise the plan accordingly. Final:
Comment not addressed. Also, the slopes onsite have been modified from what was depicted on the initial site
Wan and do not match the Countv approved steep slopes overlav district. Please work with Engineering to
remedy this issue.
5. [32.5.2(a), 15.4. 11 Bonus factors for Environmental Standards. Bonus factors shall not be permitted for any
improvement or design feature already required by the ordinance. Preserved slopes within the development areas of the
County shall not be disturbed; therefore, Tree Preservation of existing vegetation on these slopes is already a required
feature and cannot be counted toward bonus density. Without the use of bonus factors the true density for this
development is Standard Level Cluster - 4du/acre.
The development may be able to qualify for a 5% bonus density increase if Tree Preservation area of at least 10% of
the site is outside of Preserved slopes. Final: Comment not addressed. Provide calculations for how much of the
2.52 acres of tree preserved area is outside of preserved slopes. Also, the northern sight distance line for the
alley entrance goes through an area proposed for tree preservation area; however, in order to maintain the sight
distance line the trees in this area will need to be cut and not preserved. Remove this portion of land from the
tree preservation area.
If this requirement can be met, on the final site plan provide the calculations for verification. Also, prior to final site
plan and/or plat approval provide an exhibit which shows that all tree preservation areas meet the definition of a
wooded area from Section 3.1 of the Zoning Ordinance. Final: Comment not addressed.
[14-403, 32.5.2(i), 32.7.1.1)] Lot frontage. Each lot within a subdivision shall have frontage on an existing or
proposed street. Lots 17 — 43 are not provided frontage on either an existing or proposed street. The sidewalk and
landscape strip improvements along Sunset Avenue Extended must be dedicated to public use. This will allow Lots 17
— 43 to utilize Sunset Avenue Extended as their required street frontage. When dedicating the frontage it is
recommended that the developer assure adequate area for a bike lane within the right-of-way. Final: Comment
partially addressed. Prior to final site plan approval the dedication will need to take place on a subdivision plat
to be reviewed by the County. The Deed Book Page Reference information shall be provided on the final site
plan.
7. [32.5.2(1)] The Comprehensive Plan provides guidance that Sunset Avenue Extended should have bike lanes. To meet
this guidance, a 10' -wide multi -use path is recommended in place of the proposed sidewalk along Sunset Avenue
Extended (See the Design Standards Manual for exact specifications.) Final: The applicant is working with the land
owners of Wintergreen Farm, the adiacent development, to provide these improvements and dedicate them to
public use on their property.
8. [32.5.2(a), 32.5.2(0)] Areas to he dedicated. On the plan clearly depict and label any areas intended to be dedicated to
public use (such as street right-of-way). Also, provide a note stating that the land is to be dedicated for public use. Prior
to final site plan approval any dedications shall take place on a plat to be reviewed by the County, approved, and then
recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site plan. Final:
Comment not addressed.
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. It is a high priority project on the County's Transportation Priority List adopted by the
Board of Supervisors. It is recommended that the dedication of right-of-way for frontage be sufficient to facilitate these
improvements. Provision of right-of-way for these improvements will help to minimize impacts to the built site when
the roads are ultimately constructed. No plans for the improvements have been completed to date; therefore,
"centerline" and right-of-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. Final: The applicant is working with the land owners of
Wintergreen Farm, the adiacent development, to provide these improvements and dedicate them to public use
on their property.
9. 132.5.2(n), 32.7.2.3] Sidewalks. The sidewalks provided along Sunset Avenue Extended shall be extended to the
adjacent property lines. Currently they terminate 5 feet from the property lines. Also, provide the required sidewalk and
landscaping strip along Sunset Avenue Extended for the 20 feet of frontage for Open Space C. Final: Comment
addressed.
10. [32.7.1] Dedication of land for walkways. The frontage of Lot 16 along Country Green Road shall be dedicated for
public use to accommodate a future sidewalk connection to Country Green Cottages. Depict and label this area on the
final site plan and final subdivision plat. Final: Comment addressed through the following note: "Area reserved for
future 25'right-of-way dedication". The note shall also be provided on the final subdivision plat.
11. [Comment] Sheet 1 provides a note which reads: "No offsite disturbance is proposed with this plan. Sunset Avenue
Extended shall be upgraded with the Wintergreen Farm Project. " It is recommended that the owners of TMP 76-49B
(Wintergreen Farm LLC) dedicate the portion of land on Sunset Avenue Extended which fronts Lot 16 for public use.
2
This dedication will allow for a future connection of sidewalks on Sunset Avenue Extended with those on Country
Green Road. This may be accomplished on the final subdivision plat for Wintergreen Farm. Final: Recommendation
not addressed on the final site plan but remains valid for final subdivision plat.
12. 132.5.2(n), 32.7.2.3(c)] Interconnectivity of sidewalks or pedestrian ways. On the plan depict and label the existing
paved pedestrian path that runs behind Lots 9 & 10 along Old Lynchburg Road (Rte 631). Also, on the final site plan
provide a pedestrian connection through Open Space E, connecting the sidewalk on Sunset Valley Drive to the paved
pedestrian path on Old Lynchburg Road. On the final plat assure that this pedestrian connection is located in an
easement. Final: Comment addressed. On the final plat assure that this pedestrian connection is located in an
easement.
13. [32.5.2(i)] Streets. On the plan label Country Green Road (SR 875) and dimension the prescriptive easement width.
Also, provide the centerline information and pavement widths. Final: Comment addressed.
14. [32.5.2(1)] Streets. Label and dimension the 30 foot prescriptive easement along Sunset Avenue Extended. Also,
provide the centerline information and pavement widths. Final: Comment addressed.
15. [32.5.2(a)] General Information. Development is proposed on TMP 76-52N. Prior to final site plan approval TMP 76-
52N and TMP 76-52 shall be combined through a plat. The DB page information of this action shall be provided on the
final site plan. Final: Comment not addressed.
16. [32.5.2(a)] General Information. The acreage of TMP 76-52N shall be included in the acreage for the site, this
information will modify the density calculations currently on the plan. Final: Comment addressed.
17. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as required
by the standards of the Virginia Department of Transportation. VDOT approval of the proposed entrance to the site
shall be required prior to final site plan approval. Final: Pending VDOT review/ approval.
18. [32.5.2(f)] Watercourses and other bodies of water. On sheet 1 revise the watershed note as follows: "This site lies
within the Moores Creek Watershed, which is not a water supply watershed. " Also, on the plan label the intermittent
stream at the rear of the property. Final: Comment not addressed.
19. [32.5.20),(k),(1)] Verify that the location(s) and dimensions of all existing and proposed utilities and utility easements
including water, sewer, drainage, telephone, cable, electric and gas are shown on the plan. Label all existing easements
with the Deed Book and Page Number. Final: Comment addressed.
20. [32.5.2(n), 32.5.1(c)] Dimensions. On the plan depict and dimension all proposed improvements, including buildings,
driveways, and garages. Final: Label the garages and dimension the buildings and the width of the garages.
21. [32.5.2(n)] Proposed Improvements. Provide the maximum footprint for all proposed buildings. Final: Comment not
addressed.
22. [32.5.2(n), 4.16.21 Proposed Improvements. On the plan list the amenities that will be provided in the tot lot. Also, it is
suggested that a 4 foot tall wooden fence be provided at the rear and side of the tot lot to prevent children from
inadvertently falling down into the ravine and BMP. Final: Comment not addressed.
23. [14-236(c)] Alleys. Where alleys are authorized, driveways shall be provided only from the alley. On the plan depict,
label, and dimension the driveways for each lot. Final: Comment addressed.
24. [14-303(E)] Alleys. On the final plat provide the alley with an easement labeled "Alley Easement". Also, list the
easement holder on the plat (i.e., the HOA). Final: Comment to be addressed on the final plat.
25. [32.5.1(c),15.3, 4.11.3] Setbacks. Include the side setbacks and garage setbacks on sheet 1. They are: "Side setback—
none (see Building separation) ". Garage Setbacks: "Front loaded garage: minimum 18 feet setback from R/W. Side
loaded garage: minimum S feet setback from RX " Final: Comment not addressed.
3
26. 132.5.1(c), 4.6.41 Rear yards on interior lots. Accurately depicted and dimension the rear yards of the townhome lots.
The rear yards shall be measured from the edge of the alley right-of-way or easement. Final: Comment addressed.
27. [32.5.2(n)] Proposed Improvements. On the final site plan clarify what is happening with the land between Lot 43 and
Sun Valley Drive (54 foot private right-of-way). Is it to be open space? Is it to be added to Lot 43? Final: Comment
no longer relevant.
28. [32.5.2(n), 4.12.6] Parking. On the plan provide parking calculations for the multifamily units to include the number of
bedrooms/units in each townhouse. This information is required in order to calculate the required parking for the use. If
each unit is planned to have 2 bedrooms or more, then 2 spaces are requiredper unit. Additionally, ifparking is
provided on each lot then one guest space shall be required per 4 units (27 units 14 = 7 spaces). Final: Comment not
addressed, provide the calculations.
29. 14.12.16, 4.12.16(d)] Minimum design requirements for parking. Parallel parking spaces shall be a minimum of 9 foot
wide by 20 foot long. Revise the eight guest spaces to meet the minimum length requirements. Also, provide the guest
spaces with some type of identification (sign or paint striping). Final: Comment addressed.
30. [32.5.2(n)] Existing and proposed improvements. Clearly depict and label limits of disturbance and show areas where
existing vegetation will be removed. Final: Comment addressed.
31. [32.5.2(n)] Existing and proposed improvements. Dimension the full width of the retaining walls required for
construction. Also, list the type of retaining wall used in the development (i.e., Geogrid, block/redi-rock walls).
Final: Comment not addressed.
32. [32.5.2(a)] Add Entrance Corridor (EC) to the Zoning information on sheet 1. Approval from the Architectural Review
Board (ARB) is required prior to final site plan approval. See attached ARB comments. Final: Comment not
addressed.
33. [32.5.1(c)] All required off-site easements must be approved and recorded prior to site plan approval. It appears there
are off-site sight distance easements required over TMP 76-52E and 52D. Prior to final site plan approval any required
easements will need to be plated. The DB page information of this action shall be provided on the final site plan. Final:
Comment not addressed.
34. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final plat an instrument
assuring the perpetual maintenance of street trees, private streets and alleys, open space and any other improvements
that are to be maintained in perpetuity. Final: Comment to be addressed with submittal of final plat.
35. [14-311] Infrastructure improvement plans. Road Plans and WPO application must be approved, all required
improvements must be built or bonded, and all required Deeds and Declarations must be reviewed and approved prior
to Final Plat approval. Final: Comment not addressed.
36. [32.6.20)] Landscape plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final: Comment addressed.
37. [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 sign 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. Final: Comment addressed.
38. [32.7.9.4(c)] Existing landscape features. On the landscape plan identify whether existing wooded areas are evergreen,
deciduous, or a mix thereof. Final: Comment not addressed.
4
39. [32.7.9.5(d)] Street Trees. Street trees are required along all existing and proposed streets; provide street trees on the
Sunset Avenue Extended frontage and along both sides of Sun Valley Drive. Final: In order for staff to verify that
street landscaping requirements are met provide the calculations for required street trees, specifically how
much street frontage exists onsite.
40. [32.7.9.8] Tree canopy. The minimum required tree canopy for the site is 20 percent. It appears the majority of the tree
canopy requirement will be met with existing trees. Provide calculations on the final site plan to show this requirement
has been met. Final: Comment addressed.
41. 132.5.2(p) & 32.7.9.71 Screening. All of the proposed SWM Facilities shall be screened from the adjacent residential
lots. Provide the required screening. Final: Comment addressed.
NEW COMMENTS
1. [4.11.1] Decks may project not more than four (4) feet into any required yard; provided that no such feature shall
be located closer than six (6) feet to any lot line. The decks associated with Lots 31, 32, 33, 34, 35 and 41 project
more than 4' into the required rear yard setback. Reduce the length of the decks on these lots to meet the above
requirement. Label and dimension all improvements to include garages and decks, as well as the encroachment
(see the example below).
Ref. Screen capture from approved SDP2013-67 Stonewater Townhomes.
2. [4.7] Open Space. Clearly distinguish the area that is part of Open Space A (3.31 acres) and the part that is Lot 42.
3. [32.5.2(a), 15.4.11 Bonus factors for Environmental Standards. On the final subdivision plat, Lot 42 shall be
provided with an easement and maintenance agreement to preserve the "Tree Preservation Area" as depicted on
the final site plan.
4. [32.7.9.4(b)] Provide a cut sheet for the type of tree protective fencing.
5. [32.5.2 (n), 4.12.15(h)] Separation of parking area from public street or private road. Where off street parking is
provided, parking areas shall be established sufficiently inside the site so as to prevent queuing onto a public
street or private road. The guest parking spaces along Sunset Avenue Extended are not approvable. Relocate them
to the alley.
6. [4.12.4(a)] Maximum number of spaces. The number of parking spaces in a parking area may not exceed the
number of spaces required by more than twenty (20) percent. Reduce the amount of guest spaces provided to meet
the above criteria.
7. [Comment] Provide directional arrows for the alley.
8. [4.12.15(h)] Curb and gutter in parking areas and along travelways. Gutters are required along the alley because
the townhomes require eight (8) or more parking spaces. Provide gutters along the alley.
5
p� A
G�d
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
April 6, 2016
Scott Collins /Collins Engineering
200 Garrett St., Ste. K
Charlottesville, Va. 22902
RE: ARB -2016-22: Sunset Overlook
Dear Mr. Collins,
The Albemarle County Architectural Review Board reviewed the above noted item at its meeting on Friday,
April 1, 2016. The Board, by a vote of 3:0, approved the request, pending staff administrative approval of the
following conditions:
1. Identify existing individual large shade, evergreen and ornamental trees to remain on the plan by
size and species to show that the minimum EC frontage tree requirement can be met. If the
requirement can't be met, show additional new trees to be planted to meet the requirement.
2. if the existing trees within the open space along Rt. 631 are meant to be preserved add a note
specifying that.
3. Adjust the tree protection fencing and/or the existing tree line so that they accurately represent the
extents of the retained existing wooded area.
4. Modify the mechanical notes to state that the HVAC unit will be "... located in the north side yard
of the house or at the rear of the house screened or enclosed with a fence or landscaping."
5. Include a landscape calculation for the EC street trees.
6. Confirm there are no utilities or utility easements between the existing pedestrian trail and lots 9
and 10. Show any utilities or easements if they exist.
7. Include a landscape calculation for the street trees along the interior streets and along Sunset
Avenue Extended.
8. Add at least one medium shade trees along the proposed pedestrian path in the open space area
between the existing wooded area and the cul-de-sac and lots 9 and 10
9. Design the pedestrian connector to the asphalt path to minimize its impact on the buffer and
existing landscape. Show details for any stairs and railings that are required for the proposed
pedestrian path.
10. Show the tree protection fencing on the grading and erosion and sediment control sheets.
11. Add a mix of native plantings or maintain existing plant material to ensure a screen of the
southwest corner of the development from the EC.
12. Move the Limits of Clearing and Grading and Tree Protection Fencing note for the wooded area
along the EC so that it points at the protective fencing. If the limits and the fencing are not in the
same place clarify the notes and lines.
Please provide:
1. Two full sets of revised drawings addressing each of these conditions. Include updated ARB revision
dates on each drawing.
2. A memo including detailed responses indicating how each condition has been satisfied. If changes
other than those requested have been made, identify those changes in the memo also. Highlighting
the changes in the drawing with "clouding" or by other means will facilitate review and approval.
3. The attached "Revised Application Submittal" form. This form must be returned with your revisions to
ensure proper tracking and distribution.
When staffs review of this information indicates that all conditions of approval have been met, a Certificate of
Appropriateness may be issued.
If you have any questions, please do not hesitate to contact me.
Sincerely,
Pa Satern
Senior Planner
Cc: Forge Farm LLC
195 Riverbend Drive
Charlottesville Va 22911
File
COUNTY OF ALBEMARLE
Department of Community Development
REVISED APPLICATION SUBMITTAL
This form must be returned with your revisions to ensure proper tracking and distribution. County staff
has indicated below what they think will be required as a resubmission of revisions. If you need to submit
additional information please explain on this form for the benefit of the intake staff. All plans must be
collated and folded to fit into legal size files, in order to be accepted for submittal.
TO: PM Saternye DATE:
PROJECT NAME: ARB -2016-22: Sunset Overlook Final Site Plan
Submittal Type Requiring Revisions O indicates submittal Code County Project Number # Copies
Erosion & Sediment Control Plan (E&S)
Mitigation Plan P
Waiver Request WR
Stormwater Management Plan SWMP)
Road P Ian
Private Road Request with private/public comparison (PRR)
Private Road Request — Development Area PRR-DA)
Prelimin2a Site Plan SP
Final Site Plan (or amendment) (FSP
Final Plat P)
Preliminary Plat (PP)
Easement Plat (EP)
Boundary Adjustment Plat (BAP)
Rezoning Plan REZ
Special Use Permit Concept Plan SP -CP)
Reduced Concept Plan(R-CP)
Proffers (P)
Bond Estimate Request (BER)
Draft Groundwater Management Plan D-GWMP)
Final Groundwater Management Plan F-GWMP)
Aquifer Testing Work Plan ATWP
Groundwater Assessment Report (GWAR)
Architectural Review Board (ARB) AR 2016-22
Other: Please explain
(For staff use only)
Submittal Code
# Copies
Distribute To:
Submittal Code
# Copies
Distribute To:
ARB
2
Paty Saternye
9. [Design Standards Manual] Provide a guard rail, wall, or fence atop the 10' retaining wall adjacent to the alley.
10. [Comment] On sheet 3 the proposed side lot lines for Lots 20 through 36 do not dimension properly. They each
appear to be short by 2 — 5 feet.
11. [Comment] Revise the retaining wall note on sheet 1 to accurately reflect the maximum height of the retaining
walls onsite. The note lists 6'; however, there are retaining walls proposed as tall as 10'.
12. [Comment] Provide no parking signs on one side of Sun Valley Drive.
13. [32.7.9.5(d)] Street Trees. It is recommended that the selected street tree type, River Birch, be replaced with a
single trunked tree.
Please contact Christopher P. Perez in the Planning Division by using cperez(q-)albemarle.orQ or 434-296-5832 ext. 3443
for further information.
0
4
r #
COMMONWEALTH of 'VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper. Virginia 22701
Charles A. Kilpatrick, P.E.
Commissioner
February 22, 2016
Mr. Christopher Perez
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP -2016-00003 Sunset Overlook - Final Site Plan
Dear Mr. Perez:
We have reviewed the final site plan for Sunset Overlook, dated January 19, 2016, as submitted
by Collins Engineering and offer the following comments:
1. Right and left turn lane warrants should be provided.
2. Depending on the timing and coordination with Wintergreen Project the waterline
connections: -'sanitary crossing may not have to be jack and bored if they remain within the
Iimits of the Sunset Ave. Ext. improvements. The Engineer. -Contractor shall discuss this
with our permitting staff for the best plan of action. The Asphalt Pavement Restoration
Detail for Open Cut Utility Installations detail should be added to the plan set. See LUP-
OC.
3. The vertical datum and connection distance to the nearest intersection of a state route
should be provided.
4. The posted speed limit of Sunset Ave. Ext. should be provided in plan view as well as on
the sight distance profile.
5. Clearly label the radius of all intersection returns measured from face of curb or edge of
pavement as appropriate.
6. Clearly label the angle between road centerlines. Le.: the intersection of Sun Valley Drive
and Sunset Ave. Ext. and the intersection of the alley and Sunset Ave. Ext..
7. Clearly label all existing and proposed turn lane and taper widths and lengths.
8. Clearly identify the limits of public and private right-of-way.
9. The intersection sight line triangles shall include the offset from the edge of travel way,
center line offset and sight line profiles.
10. The private alley and Sun Valley Drive should be designed to meet our Commercial
Entrance Design to Serve a Private Subdivision Road.'Street as shown in Appendix F of
the Road Design Manual. The connections should also be CG -11 connections as
indicated in the 2008 Road and Bridge Standards.
11. Standard details from current versions of the Road design Manual, Road and Bridge
Standards, etc. should be provided. I.e. CG -12 detail.
12. There may be additional grading along an existing ditch line in front of Parcels N and M.
A typical ditch section should be provided and the ditch should be capable of conveying
the runoff from a 10 -year storm without overtopping its banks, and bed or bank erosion
shall not occur due to a 2 -year storm.
13. On the typical street section the street trees should be graphically shown with a
dimension to the back of curb as applicable.
14. The appropriate Geometric Design Standard, for the improvements made along Sunset
Ave. Ext., should be clearly identified on the plans and a typical road section provided.
15. The minimum cover for each section of storm sewer should be labeled.
16. Sheet 3:
a. Parking spaces in conflict with the sight triangle should be removed to ensure an
unobstructed line of sight.
b. Label entrance Radii.
c. The sidewalk, on the north side of the intersection of Sunset Ave. Ext. and the
Alley, should be squared off rather terminating at an angle.
d. The transitions from CG -6 to CG -2 should occur at the tangent portion within the
throat of the entrance into the alley.
e. The minimum downstream corner clearance on a side street is 225'. The
available corner clearance should be dimensioned at the intersection of Sun
Valley Drive and Sunset Ave. Ext. See appendix F, Figure 4-5, for additional
detail.
f. The curb, to the south of the intersection of Sun Valley Drive and Sunset Ave.
Ext., should be nosed down and the curb line should be pulled back to
accommodate a future curb connection. The buffer space, sidewalk and right-of-
way limits should be adjusted accordingly.
17. Sheet 5: Stone structure 10 is in conflict with the CG -12's. We recommend adjusting the
CG -12's closer to the intersection.
18. Sheet 7: Additional spot elevations should be provided at the PC's and PT's of the
entrances, as well as within the parking spaces, to ensure positive drainage.
19. Sheet 8:
a. There appears to be prescriptive right-of-way in front of lots M and N.
Grading/construction easements shall be obtained prior to making improvements
along Sunset Ave. Ext..
b. The viewport should be adjusted to include the sanitary crossing.
20. Sheet 9: There appears to be inconsistent ADT totals. Layout vs. table vs. calculations.
In the pavement design table, the ADT for Sun Valley Drive and the Alley should not be
larger than the ADT of Sunset Avenue. In addition, the Design ADT values do not match
the values shown layout above the table. The trip generation calculations below the table
do not appear to match either the layout or the pavement design table.
21. Sheet 9A: CG -12 detail should be updated with the latest revision.
22. Sheet 10: In accordance with Appendix F, "Commercial Entrance Design to Serve a
Private Subdivision Road", the minimum Vertical Curve length should be 50'. See
Figure 4-8 for additional detail.
23. Sheet 13: There is concern that at the alley entrance, while looking right, driver may lose
sight of the object around station 2+00 +/-. It should be demonstrated that is not the case.
AIso sight distance easements should be provided when the line of sight extends beyond
the limits of the right-of-way.
24. Sheet 16: Trees should not be located within the limits of the sight distance triangle. This
includes proposed trees as well as existing trees within the Woodland Preservation Area.
The department may require the property owner to grade slopes, clear brush, remove
trees and conduct similar efforts necessary to achieve the safest possible means of ingress
and egress.
25. The Erosion and Sediment control plan as well as the SWM plan should also be
submitted for review. This may be submitted separately.
25. A maintenance of traffic plan should also be submitted for review. This may be submitted
separately.
If additional information is needed concerning this project, please do not hesitate to contact me at
(434)422-9782.
Sincerely,
I
Amt
Troy ustin, P.E.
Area Land Use Engineer
Culpeper District
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Project:
Project Number
Plan preparer:
Owner or rep.:
Plan received date;
Date of comments:
Reviewer:
Sunset Overlook - fsp
SDP201600003
Collins Engineering
FORGE FARM LLC
27 January 2016
18 February 2016
Max Greene
[scott@collins-engineering.com]
The Sunset Overlook plan # SDP201600003 submitted 27 January 2016 has received engineering review
and the following comments will need to be adequately addressed prior to final site plan approval:
1. Parking along Sunset Ave ext. does not appear to be a safe location. Parking should be moved to
the alley along the rear of the buildings as shown on the approved initial site plan.
2. Alley entrance onto Sunset Ave. ext. should have an entrance apron per VDOT standards to
distinguish it from a road entrance.
3. Signage may be required for the alley entrance off Sunset Ave. ext. to prevent thru traffic to Sun
Valley Drive.
4. Stormwater drainage easements may need to be widened in some areas due to depth of pipe.
Please utilize the calculation in the design standards manual for determining the width of
easements. The pipe should be located in the center third of the easement to allow for
repair/maintenance to occur within the easement.
5. SWM vehicular access road does not allow for access to all structures. Should the forebay require
cleaning the bio -filters may be damaged in order to access the structure. This office recommends
showing an access road to all structures in the SWM treatment train.
6. VSMP components are not reviewed with the site plan. The VSMP is a "Living" document and is
subject to change after the site plan is approved. Therefore, the VSMP portion of the site plan
should not be included with the site plan to reduce the chance of confusion for the contractor, and
inspectors.
7. Road plan approval will be required prior to final subdivision plat approval. A road plan has been
submitted for review. SUB201600017 is the road plan submittal number in the County View
System. No subdivision plat has been submitted at this time.
8. VSMP plan approval will be required prior to final site plan or road plan approval.
WP0201600004 is the VSMP plan submittal number in the County View System.
File: CDDE1_Review fsp_Sunset Overlook.doe
Maude Ginty
Service Auth6rity
TO: Chris Perez
FROM: Alexander J. Morrison, P.E., Civil Engineer
DATE: February 8, 2016
RE: Site Plan Technical Review for: SDP201600003: Sunset Overlook — Final Site Plan
The below checked items apply to this site.
✓ 1. This site plan is within the Authority's jurisdictional area for:
✓ A. Water and sewer
B. Water only
C. Water only to existing structure
D. Limited service
✓ 2. A RWSA 20 inch water line is located approximately 30' distant.
3. Fire flow from, nearest public hydrant, located distant from this site plan, is
Gpm + at 20 psi residual.
✓ 4. An 8 inch sewer line is located approximately 675' (existing) distant.
5. An Industrial Waste Ordinance survey form must be completed.
✓ 6. No improvements or obstructions shall be placed within existing or future
easements.
7. and plans are currently under review.
8. and plans have been received and approved.
9. No plans are required.
✓ 10. Final water and sewer plans are required for our review and approval prior to
granting tentative approval.
11. Final site plan may/may not be signed.
✓ 12. RWSA approval for water and/or sewer connections.
13. City of Charlottesville approval for sewer.
✓ Comments:
Submit 3 copies of the Final Site Plan, a water data sheet and a sewer data sheet to the
ACSA for review and approval. The submission shall be directed to the attention of
Michael Vieira, PE. (This was a condition of initial approval)
The new plan shows the private alley with a connection on Sunset Avenue. The proposed
water main shall now continue into Sunset Avenue and connect back to the RWSA
transmission main. The proposed fire hydrant assembly along Sunset Avenue shall be
relocated to the proposed ACSA main. The fire hydrant shall be located on the southern
side of the intersection of Sunset Avenue and the private alley. The ACSA has spoken
with RWSA and the relocated tap location is acceptable.
168 Spotnap Road • Charlottesville • VA 22911 • Tel (434) 977-4511 • Fax (434) 979-0698
www.serviceauthority.org
Maude Ginty
Service Auth6rity
The offsite sewer is currently under review with the "Wintergreen Farms Site Plan" and
has not yet been constructed.
Provide a sewer connection for Lot 42.
Update the proposed Lot 42 water service so it is Type K Copper and not DI.
168 Spotnap Road • Charlottesville • VA 22911 • Tel (434) 977-4511 • Fax (434) 979-0698
www.serviceauthority.org
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Project:
Project Number
Plan preparer:
Owner or rep.:
Plan received date
Date of comments
Reviewer:
Sunset Overlook - fsp
SDP201600003
Collins Engineering
FORGE FARM LLC
27 January 2016
(Rev. 1) 31 March 2016
18 February 2016
(Rev. 1) 15 April 2016
Max Greene
[scott@collins-engineering.com]
The Sunset Overlook plan # SDP201600003 resubmitted 31 March 2016 has received engineering review
and the following comments will need to be adequately addressed prior to final site plan approval:
1. Parking along Sunset Ave ext. does not appear to be a safe location. Parking should be moved to
the alley along the rear of the buildings as shown on the approved initial site plan.
(Rev. 1) This item appears adequately addressed at this time.
2. Alley entrance onto Sunset Ave. ext. should have an entrance apron per VDOT standards to
distinguish it from a road entrance.
(Rev.]) The proposed VDOT CG -I1 does not make the transition requested. VDOT CG -9 is
recommended for approval of alley entrances onto roads.
3. Signage may be required for the alley entrance off Sunset Ave. ext. to prevent thru traffic to Sun
Valley Drive.
(Rev. 1) Item appears adequately addressed at this time.
4. Stormwater drainage easements may need to be widened in some areas due to depth of pipe.
Please utilize the calculation in the design standards manual for determining the width of
easements. The pipe should be located in the center third of the easement to allow for
repair/maintenance to occur within the easement.
(Rev. 1) This item appears adequately addressed at this time. The subdivision plat review will
verify adequacies of drainage easement widths.
5. SWM vehicular access road does not allow for access to all structures. Should the forebay require
cleaning the bio -filters may be damaged in order to access the structure. This office recommends
showing an access road to all structures in the SWM treatment train.
(Rev. 1) This item appears adequately addressed at this time.
6. VSMP components are not reviewed with the site plan. The VSMP is a "Living" document and is
subject to change after the site plan is approved. Therefore, the VSMP portion of the site plan
should not be included with the site plan to reduce the chance of confusion for the contractor, and
inspectors.
(Rev. 1) This item has been acknowledged by the consultant.
7. Road plan approval will be required prior to final subdivision plat approval. A road plan has been
submitted for review. SUB201600017 is the road plan submittal number in the County View
System. No subdivision plat has been submitted at this time.
(Rev. 1) This item has been acknowledged by the consultant.
Engineering Review Comments
Page 2 of 2
8. VSMP plan approval will be required prior to final site plan or road plan approval.
WP0201600004 is the VSMP plan submittal number in the County View System.
(Rev. 1) This item has been acknowledged by the consultant.
Due to additional changes to the plan these comments have been generated:
9. The proposed parking along Sun Valley Drive needs to be delineated. Please show signage for the
2 ends of the parking strip. This comment will be on the road plan review.
10. The sanitary sewer does not appear to connect to the ACSA system. The final site plan should not
be approved until the sanitary system is constructed to tie into the existing ACSA system.
File: CDDEl Review fsp_Sunset Overlook.doc
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Project:
Project Number
Plan preparer:
Owner or rep.:
Plan received date;
Date of comments:
Reviewer:
Sunset Overlook - fsp
SDP201600003
Collins Engineering
FORGE FARM LLC
27 January 2016
18 February 2016
Max Greene
[scott@collins-engineering.com]
The Sunset Overlook plan # SDP201600003 submitted 27 January 2016 has received engineering review
and the following comments will need to be adequately addressed prior to final site plan approval:
1. Parking along Sunset Ave ext. does not appear to be a safe location. Parking should be moved to
the alley along the rear of the buildings as shown on the approved initial site plan.
2. Alley entrance onto Sunset Ave. ext. should have an entrance apron per VDOT standards to
distinguish it from a road entrance.
3. Signage may be required for the alley entrance off Sunset Ave. ext. to prevent thru traffic to Sun
Valley Drive.
4. Stormwater drainage easements may need to be widened in some areas due to depth of pipe.
Please utilize the calculation in the design standards manual for determining the width of
easements. The pipe should be located in the center third of the easement to allow for
repair/maintenance to occur within the easement.
5. SWM vehicular access road does not allow for access to all structures. Should the forebay require
cleaning the bio -filters may be damaged in order to access the structure. This office recommends
showing an access road to all structures in the SWM treatment train.
6. VSMP components are not reviewed with the site plan. The VSMP is a "Living" document and is
subject to change after the site plan is approved. Therefore, the VSMP portion of the site plan
should not be included with the site plan to reduce the chance of confusion for the contractor, and
inspectors.
7. Road plan approval will be required prior to final subdivision plat approval. A road plan has been
submitted for review. SUB201600017 is the road plan submittal number in the County View
System. No subdivision plat has been submitted at this time.
8. VSMP plan approval will be required prior to final site plan or road plan approval.
WP0201600004 is the VSMP plan submittal number in the County View System.
File: CDDEl_Review fsp_Sunset Overlook.doc