HomeMy WebLinkAboutSDP201600019 Review Comments Major Amendment, Final Site Plan 2016-06-09COUNTY OF ALBEMARLE
Department of Community Development
401 McIntiire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126 _
June 9, 2016
Craig Kotarski
Timmons Group
111 W High Street
Charlottesville, VA 22902
RE: SDP201600019 Parham Construction — Major Amendment
Dear Sir:
Your Major Amendment application has been reviewed. In order for the amended site plan to
be approved the following revisions are required:
1. [Comment] The application staled that this plan amends SDP198700002, but that site plan
is for a difference Tax Map and Parcel. The correct application that this proposal amends is
SDP00000411; please add a reference to this site plan number on the Cover Sheet. Rev. 1:
Comment Addressed.
2. [Comment] Please remove all WPO related sheets from the Site Plan; WPO plans have a
different period of validity and should not be included. If desired, you may include them in
your sheet index but cross them out for this submittal. Rev. 1: Comment Addressed.
3. [32.5.2(a)] Add Managed Steep Slopes to the Zoning note. Rev. 1: Update the managed
steep slope Zoning note to say "managed".
4. [32.5.2(a)] The setback information provided on the Cover Sheet is not entirely correct.
Please provide parking setback information in addition to the required building setbacks.
Additionally, there is not a 10' side/rear setback for districts other than residential, rural
areas and Monticello historic district; building separation requirements are enforced. Rev. 1:
Comment Addressed.
5. [32.5.2(a) & 26.5(c)] A 30' undisturbed buffer is required to be maintained adjacent to any
district other than commercial or industrial; add a note reflecting this requirement and show
the buffer line on layout, grading and landscape plans. Rev. 1: Comment Addressed.
6. [32.5.2(a)] Provide the zoning district and present use of abutting parcels. Rev. 1:
Comment Addressed.
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7. [32.5.2(b)] Provide the maximum amount of paved parking and vehicular circulation. Rev.
1: Comment Addressed.
8. [32.5.2(b) & 5.1.51 & 5.1.52] Be aware of the requirements of 5.1.51 (Outdoor
Activities in Industrial Districts) and 5.1.52 (Outdoor Storage in Industrial Districts) as
they relate to industrial activities and the storage of materials and equipment. If any
outdoor storage area is proposed, show it on the site plan. Rev. 1: Comment
Addressed.
9. [32.5.2(d)] Show all areas of Managed Steep Slopes on the layout and grading plans. Rev.
1: Comment not fully addressed. Add the managed steep slopes to the "Layout" and
"Grading" sheets.
10. [32.5.2(e)] Show all existing landscape features on the existing conditions sheet; GIS
shows some that aren't included in the plans. Make sure all landscaping to be removed is
noted as such. Rev. 1: Comment not fully addressed. Include all existing trees shown on
the conservation plan in the existing conditions sheet. Label the existing trees with species
and size on the existing conditions sheet.
11. [32.5.20,1k,l)] Verify that the location(s) and dimensions of all existing or proposed utilities
and utility easements including water, sewer, drainage, telephone, cable, electric and gas
are shown on the plan. Label any existing easements with the Deed Book and Page
Number. Rev. 1: Comment not fully addressed. Provide the location of the existing water
and wastewater lines, as well as the location of the existing sanitary drainfield(s) and well(s),
in the plan. There also seems to be oil and gas storage within the property. Show any gas
and/or oil lines within the property.
12. [32.5.2(k), 32.7.5.1, 4.1] Water and Sewer Facilities. The Zoning Ordinance (Section 4.1
Water & Sewer supplies) requires that properties within the Albemarle County Service
Authority Jurisdictional Area be served by both public water and sewer. The site is located in
this area and is required to connect to both. The Site Plan states that utilities will be ACSA,
but no connections to either public water or sewer are shown. If connections are proposed,
they must be shown. If the applicant does not wish to connect, one of the circumstances
described in 4.1 (a) must exist and an exemption must be requested and approved (see this
form:
http://www.albemarie.org/upload/ima-ges/forms center/departments/Comm uniDevelo me
nt/forms/a lications/Public Water & Sewer Connection Evaluation. df ). Prior to site
plan approval the exemption shall be reviewed and a finding shall be made to either approve
or deny the request. If the request is denied then connections to both public water and
sewer shall be provided. If the exemption request is approved, the Health Department will
be required to review/approve the site plan to assure adequate septic systems are
proposed/provided onsite. All private sewer facilities shall be designed and constructed to
the standards of the Virginia Department of Health and be approved by the Health Director.
Health Director approval is required prior to final site plan approval. Additionally, the location
of both an original and a replacement drainfield shall be shown on the plan. Rev. 1: The
Public Water & Sewer Connection Evaluation form was received. Prior to site plan approval
the exemption must be approved or connections to public water and sewer provided.
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13. [32.5.2(k) & 26.2(a)] If an exemption to not connect to public water is requested and
approved, provide water usage information to determine if a Special Use Permit is required.
In LI, the following use requires a SP: Uses permitted by right, not served by public water,
involving water consumption exceeding four hundred (400) gallons per site acre per day.
Rev. 1: The water usage information has been received and evaluated. The water usage
was shown to be below the maximum specified. Therefore if the exemption to not connect
to the public waters stem is apProved a special use permit will not be re uired for utilizing
the private water system.
14. [32.5.2(k) & 26.2(a)] If an exemption to not connect to public sewer is requested and
approved, provide confirmation of the type of sewer discharge created by this use to
determine if a Special Use Permit is required. In LI, the following use requires a SP: Uses
permitted by right, not served by public sewer, involving anticipated discharge of sewage
other than domestic wastes. Rev. 1: Comment not vet addressed. Provide a detailed list of
all products and/or chemicals that would be discharged into the sanitary sewer, other than
the discharges for typical bathroom usage, including all substances and/or chemicals used
in the manufacturinq and assembly processes. If the processes generate some waste
products that are removed from the site by other means, such as a hazardous waste
removal service, specify that that type of waste will be produced but will not be disposed of
through the sanitary sewer system. If the exemption to not connect to the public sanitary
sewers stem is approved the requested information will determine whether a SP will be
required to utilize a private sanitary sewer system.
15. [32.5.2(k) & 16-100] If an exemption to not connect to public water and/or sewer is
requested and approved, provide additional information on the existing/proposed water and
septic systems, including the proposed number of connections to each. Each physical
connection to a system (water or septic) is counted, including multiple connections serving
one structure; any more than two connections requires approval by the Board of Supervisors
of a central water supply and/or central sewerage system. A Compliance with the
Comprehensive Plan review may also be required if central system(s) are necessary. Rev.
1: Comment not yet addressed. Provide additional information on the existing and Proposed
private water and septic systems, including the existing and proposed number of
connections to each. Show all existing and proposed water and sewer lines and facilities in
the site plan. Each physical connection to a system (water and septic) and all of their
connections to the building are counted and must be shown even though it is a private
system. Until this information is provided it cannot be determined whether the systems will
be considered central systems and need the Board of Supervisor's approval.
16. [32.5.2(n)] Dimension the proposed building. Rev. 1: Comment Addressed.
17. [32.5.2(n)] Label all existing and proposed fences and walls. Rev. 1: Comment Addressed.
18. [32.5.2(n), 4.12.13(c) & 4.12.18] Loading spaces shall be provided in addition to and
exclusive of any parking requirement on the basis of (1) space for the first ten thousand
(10,000) square feet of industrial floor area plus one (1) space for each additional twenty
thousand (20,000) square feet of industrial floor area; provide and/or label a loading space
that meets the ordinance design requirements. Rev. 1: Comment not fully addressed.
Provide striping and/or signage in order to delineate the loading spaces and specify their
use.
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19. [32.5.2(n), 4.12.13(e & 4.12.19)] Each site plan that depicts a commercial or industrial
building of four thousand (4,000) gross square feet or more shall provide a dumpster pad
that does not impede any required parking or loading spaces, nor any pedestrian or
vehicular circulation aisles; provide and/or label a dumpster pad that meets the ordinance
design requirements. Rev. 1: Comment Addressed.
20. [32.5.2(n)] Label blank areas around the proposed building with the intended ground
cover/surface treatment. Rev. 1: Comment Addressed.
21. [32.5.2(r)] Provide a legend showing all symbols and abbreviations used on the plan. Rev.
1: Comment not fully addressed. There are lines on the plan, such as storm sewer lines
that are not shown in the legend. There are also lines not vet included in the site plan that
are not shown in the le end but will need to be included once the lines are added to the site
plan. These include the requested water, sanitary sewer, oil and gas lines. Ail line types
utilized to represent specific types of utilities and/or objects need to be included in the
legend.
22. [32.5.2(s) & 4.14] Performance standards. Each use of an industrial character as
determined by the zoning administrator and each use to which section 4.14 is expressly
applicable to that use (referred to collectively in sections 4.14.1 through 4.14.5 as a "use of
an industrial character") shall be subject to the performance standards in this section
through section 4.14.5. Prior to the issuance of a zoning clearance or approval of a final site
plan, each prospective occupant of a use of an industrial character shall submit a certified
engineer's report as outlined section 4.14.5, except as provided in subsection (c). While this
Certified Engineer's Report (CER) is not required until the Zoning Clearance, please note
the CER requirement on the Site Plan. The applicant may also want to submit the CER
during site plan review to ensure the use will be permitted. Rev. 1: The "letter in lieu of a
CER" was received and is beinq evaluated. If additional information is needed for this letter
you will be contacted. Update the note provided on the coversheet of the Site Plan to state
that "Prior to Zoning Clearance a Certified Engineering Report for each..." The CER is not
required at the time of the Site Plan approval.
23. [32.6.20) & 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 or
to meet conditions of approval, subject to the agent's approval. It seems that some of the
Landscape Plan requirements may be proposed to be met with existing vegetation. If this is
the case, the plan should 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. In addition, the applicant shall sign a
conservation checklist approved by the agent to insure that the specified trees will be
protected during construction. Except as otherwise expressly approved by the agent in a
particular case, such checklist shall conform to specifications contained in the Virginia
Erosion and Sediment Control Handbook, pp I11-284 through III-297, and as hereafter
amended. This checklist must be signed, dated and included on the plans. Rev. 1:
Comment not fully addressed. The conservation plan checklist was provided but not filled
out. The checklist must be filled out. Trees to be counted towards requirements must be
conserved as specified in the checklist. Some of the trees shown to be conserved on 1-1.10
seem to be located in paved areas, which seems questionable. Correct/clarify the plan
accordingly. The driplines of some trees to be conserved seem to be impacted by the
removal or addition of pavement. Show tree protection fencing all the way around the
dripline of conserved trees on the existing conditions, erosion and sediment control,
landscaping and conservation sheets. Show and label the limits of clearing and grading in
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the site plan, including the landscaping and conservation sheets. Limits of clearing and
grading should not cross the dripline of conserved trees. If a tree well or tree wall is needed
to protect the tree's canopy, show this on the site plan and supply the well/wall details. To
eliminate confusion and duplication, provide a chart for the conserved trees, including
number of trees species, canopy size conserved total canopy reserved and the
landscaping requirement being met (other than tree canopy, if any). Include a north arrow on
L1.10.
24. [32.6.20) & 32.7.9.5] The subject parcel has more than 350' of street frontage, not 93' as
noted. Provide street trees to meet this requirement. If a portion of the street tree
requirement is proposed to be met through the preservation of existing trees; provide
information on the existing trees proving they meet the requirement, provide tree protection
fencing where the proposed disturbance is close to existing trees and add a conservation
plan checklist as indicated in the comment above. Rev. 1: Comment not fully addressed.
See comment #23 above. Update the required number of Entrance Corridor Street Trees to
specify 17. A specific tree cannot be counted towards two calculations, other than the
overall canopy. For example a street tree cannot be counted towards the panting lot tree
calculation.
25. [32.6.20) & 32.7.9.5 & 5.1.31] Provide parking screening shrubs along the parking on the
entrance road to mitigate the visibility of the parking area from Route 20. Rev. 1: Note that if
the existinq vegetation along the Entrance Corridor is modified or removed in the future
additional parking lot screening may be required.
26. [32.6.20) & 32.7.9.6] Provide information to demonstrate that an area equal to at least 5%
of the paved parking and vehicular circulation area is landscaped with trees and shrubs.
Additionally, provide a note indicating that the required number of parking lot trees have
been provided in this area. The plan states 0 parking spaces, but parking is proposed. Rev.
1: Comment not fully addressed. There seem to be more interior parking lot trees provided_
then specified. There seem to be fewer perimeter parking lot trees then specified. Please
clarify these calculations. The calculation you provided to meet the 5% of paved parking
and vehicular circulation area should be based upon the square feet of planting beds not
canopy. Recalculate, adjust plantings as needed and update your landscaping notes.
27. [32.6.20) & 32.7.9.7] If a dumpster enclosure is proposed, provide the height of the
dumpster enclosure. Rev. 1: If the proposed dumpster will be visible from Route 20 provide
dumpster screening. If the dumpster will not be visible from the EC in Rroposed site plan if
in the future changes are made in the EC plantings screening for the dumpster may be
required.
28. [32.6.20) & 32.7.9.7] industrial uses and parking lots consisting of four spaces or more
shall be screened from adjacent residential uses/districts; provide screening that meets the
ordinance between the building/parking and the adjacent NMD parcel. Be aware that any
disturbance in the required 30' buffer (even to plant required screening) requires a special
exception. Rev. 1: Comment not fully addressed. The preservation of the existing trees and
the addition of the London plane trees along this edge of the parcel partially screen the
parking lots from the adjacent NMD parcel. However, additional screening is needed to
meet this requirement. Provide evergreen trees between the london plane trees, in the
section not screened by the existing hollies at a spacing that will fully screen all of the
parking lots from view.
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29. [32.6.20) & 32.7.9.7] The required tree canopy applies to the entire site, not just the limits
of construction. It appears that existing trees may be adequate to meet this requirement,
but they should be shown/noted on the plan and protected (as indicated above), if
necessary. Rev. 1. Comment not fully addressed. See comment #23 above. Do not
included in the canopy calculation trees that are not protected by the preservation measures
specified in the Conservation plan Checklist.
30. [32.6.20)] There are several inconsistencies/inaccuracies in the plant schedule/landscape
plan, revise accordingly:
• The plan shows 10 Fothergilla, not 13.
• Platanus x acerfolia provides 479 sf of canopy, not 471.
• Acer rubrum `Armstrong' at the proposed caliper provides 53 sf of canopy, not 44.
• Fothergilla gardenii and Prunus `Otto Luyken' do not reach 5' in height within 10 years
and, therefore, should not be included in the tree canopy calculation.
• There are several tree/plant symbols shown along the street frontage that are not
specified.
Rev. 1: Comment not fully addressed. There are trees shown in the upRer right hand corner
of sheet number L1.00 that are not labeled on that sheet.
31. [32.6.2(k) & 4.171 Please clarify if Light Fixture B is existing or proposed. If proposed,
provide a cut -sheet. if existing, verify that the photometric information provided includes
these fixtures. Rev. 1: Comment Addressed.
32. [32.6.2(k) & 4.17] Provide photometric information to the right-of-way line of Route 20 to
verify the spillover requirement is met (or show less than 0.5 fc before the property line).
Rev. 1: Comment Addressed.
33. [32.6.2(k) & 4.171 Provide the following standard lighting note on the lighting plan: Each
outdoor luminaire equipped with a lamp that emits 3, 000 or more initial lumens shall be a full
cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining
residential districts and away from adjacent roads. The spillover of lighting from luminaires
onto public roads and property in residential or rural areas zoning districts shall not exceed
one-half foot-candle. Rev. 1: Because there is one existing light that has spillover into the
public road that exceeds one-half foot-candle update the note to state "... The spillover of
lighting from proposed luminaries onto public roads...".
34. [32.6.20 & k)] ARB approval of the site plan is required. Rev. 1: See the attached ARB
requested changes.
35. [17-1000] If an exemption to not connect to public water is requested and approved, provide
either a Tier 3 or Tier 4 groundwater assessment, and the associated fee. The type of
assessment required is determined by water use and potential central water supply. Rev. 1:
This comment is not yet addressed. Once it is determined whether the system will be
considered a central water supply system submit the fee for the groundwater assessment
required. Note that the information required to determine whether the water system will be
considered a central waters stem has not been submitted. See comment # 15 above.
36. [Comment] VDH approval is required if private water/sewer is proposed. Rev. 1: See the
attached requested changes from the Health Department.
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37. [Comment] The WPO application must be approved prior to Site Plan approval. Rev. 1:
Comment Addressed.
38. [Comment] This amendment cannot be approved until all comments from the Site Review
Committee (SRC) have been addressed. Any comments not available at the time of the
SRC meeting will be forwarded once received. Rev. 1: SRC comments available at this time
have been attached. We are waiting on comments from VDOT. They will be forwarded to
you when available.
39. [New Comment] Provide the acreage of the parcel on the coversheet and in the Overall
Plan sheet CO.1
Staff has provided references to provisions of Chapter 18 of the Code of the County of
Albemarle. The Code is kept up to date by the County Attorney's office. The Code may found
on the County Attorney's website which may be found under "Departments and Services" at
Aibemarle.org.
In accord with the provisions of Section 32.4.3.5 of Chapter 18 of the Code it the developer fails
to submit a revised final site plan to address all of the requirements within six (6) months after
the date of this letter the application shall be deemed to have been voluntarily withdrawn by the
developer.
If you have any questions about the comments please feel free to contact me.
Sincerely,
Pa Sate
Senior Planner
Planning Division
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