HomeMy WebLinkAboutSUB201600075 Review Comments Final Plat 2016-09-19County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434-296-5832 Fax 434-972-4126
Memorandum
To: Craig Kotarski (craig.kotarski@timmons.com)
From: Paty Saternye, Senior Planner
Division: Planning
Date: September 19, 2016
Subject: SUB 201600075 Dunlora V - Final
The County of Albemarle Planning Division will approve the plat 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 Preliminary Plat Approval (from approval letter dated 10/29/15):
1. [14-302(A)3-' Existing or platted streets. Provide the location and width of Dunlora Drive.
Revl: Comment addressed.
2. [14-302(A.)4&5] Private & public easements. Verify that the location and dimensions of all existing and
proposed private and public easements are shown. Proposed easements should be labeled with the
intended holder.
Revl: Comment addressed.
3. f.14-302(A)489.5) Private & public easements. Will an easement be necessary for the off -site sewer
connection? If so, show it on the plat and add impacted property owner(s) as signees, or submit a separate
easement plat for review.
Rev1: Comment net Bally addressed. The easerroent plat for the off -site setter connection should be
submitted, approved and recorded prior to Final Plat approval. if any disturbance is proposed
outside of the right-of-wzy (even for construction) the easement should be established prior to Road
Plan approval.
Final: Comment addressed, off -site sewer and temporary grading easements were removed during
the road plan revlevf.
4. [14-302(MA&5] Private & public easements. Clarify the `proposed access easement' noted on Sheet 1.2.
Sheet 1.1 indicates the intent to vacate the existing access easement in what appears to be the same
location; these two notes should be consistent.
Rey1: Comment not fully zddressed. The comment response letter lndicsles that the `proposed
access easement' has been ra moved, but the lines and label are still on the piat:; please clarify. If
.the easement is still proposed, there is a: conflfcf with a portion of the conservation area being in
access easement that will need to be resolved.
Final: Comirrient addressed vvith road plans.
5. [:430 IA)8) Proposed lots. Provide the area and approximate dimensions of all proposed lots including
special lots (open space parcels).
Revd: Comment not fully addressed. Dimensions shall be provided, in addition to the area, for all
proposed lots. Additionally, the parcel between Lots 8 & 9 is not labeled and no area or dimensions
are provided; provide this information.
Final: Cornrnpnf aridrersed.
6. " 4-30V )8] Proposed lots. The road plans show two 'open space' parcels near the intersection of
proposed roads A & B; the plat must show both of these parcels as well, labeled appropriately.
Rev1: Comment not fuiiy addressed; see comment above.
Final: Comment addressed.
7. f14-302(A)9] Building sites on proposed lots. Provide a note stating that each proposed lot (other than the
special lots) contains a building site that complies with section 4.2.1 of the Albemarle County Zoning
Ordinance.
Revi: Corr ment: addressed.
8. j.14.302(A)12] Topography. Show and label the areas of managed steep slopes on the subject parcel and
the areas of preserved steep slopes across Shepherd's Ridge Road that may be impacted by the proposed
sewer connection.
Rev1: Comment addressed.
9. [14-302(A)14) Land to be dedicated in fee or reserved. Provide the intended ownership and the acreage of
the open space parcels.
Rev1: Corranent not fully addressed. The acreage information provided forthe opera space is
inconsistent throughout the plant set. One area isn't labeled, the sure of the individual areas
provided does must match the number listed in the cluster development note:, and the number listed
in the `parcel area sunnm a y' does not: match either of the other numbers. All information provided
for the opera space areas should be consistent, verify and revise.
Final: Comment addressed.
10. [14-302(0)5] Zoning classification. Add Airport Impact Area (AIA) to the Zoning note.
revs: Comment addressed.
11. ['14-302 (ta)7] Reservoir watershed. Revise the note regarding the watershed to indicate this property is not
within a water supply watershed.
Rev1: Comment addressed.
12. (14-302(B)B & U-419] Yards. Revise the building setback information to indicate that the maximum front
setback is 25', not 20'.
Rev1: Comment addressed.
13. ['14-304] Request to disturb steep slopes. If impact to preserved steep slopes is proposed for the sewer
connection, please clarify if an alternate connection is possible that does not impact the slopes.
Revl: Cornment addressed.
14. [Cornment) Clarify if public or private streets are proposed.
Revs: Comment ad'drested.
15. "Comment] Clarify the width of the proposed right-of-ways; the road cross section says 47' while the plan
sheets say 45'. if public streets, 47' will likely be required by VDOT.
Rev1: Comment addressed.
16. [418 of .4t..1] Environmental standards. To qualify for the bonus factor for maintenance of existing wooded
areas you must provide more specific information (square footage) for each area and you must show that
the area maintained meets the definition of 'wooded area' in Section 3.
R:ev•l : Comment not fully addressed. A tree survey must be provided that verifies that the proposed
preserved wooded areas meet the `wooded areas' definition in Section 3 of the Zoning Ordinance
(see below). This information should be prcvid-ed on the Road Plans.
i~irttal;., Comment addressed ears road plans.
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
Per
Per One -
at Breast Height
Acre
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
17. 118-15.4.11 Environmental standards. To qualify for this bonus, a conservation plan as specified in section
32.7.9 is required. See road plan comments for additional information.
Rev'l : Co-mment not fully addressed. Tree protection rinust be shown an the Road )darts. The
conservation plan checklist roust be completed, signed and dated prior to Road Plan approval.
AddiiticnzIly, a maintenance plan must he submitted, reviewed andu approved prior to Final Plat
approval.
Final: Comment addressed or, road plans.
18. [Cornmentl Demonstrate the location of proposed parking. The note on the cover sheet indicates parking
will be provided off-street in driveways and garages; however, the driveways are only wide enough to
support one parking space (indicating a maximum one -car garage) and some of them do not appear to have
the required length.
Rev1: Comment addressed.
19. [14-401) Double frontage lots. Double frontage lots (see definition, includes those with less than 20' of
common area between the rear of the lot and the second street) are prohibited. This can be varied or
excepted as provided in 14-203.1; either provide at least 20' of common area between the rear of lots 5, 6,
7, and 8 and the second street or apply for the exception. If the exception is approved, the lots must be
screen as provided in 14-419. See road plan comments for additional information.
Rev1: Comment not fully addressed. The exception request Must be submitted, reviewed and
approved, prior to Final Plat approval. ffa,ppr°overt, the lots .must be screened as provided in section
'22.7.97 (sea below). In order to meet ttsis standard a plant scisedule listing; species, planting size etc
must be provided /to demonstrate minimum plant size requirement has been met). The standard
calls for a double -staggerer) row of evergreens; vehile some decidL!OUs plants are approvable it
seems more evergreens may be necessary. If plant symbols were drawn at a more realistic size
(75% of mature size) it would be eas=er to evaluate the proposal. The screening -must a"dand .along
the entire rear lot lines; please add additional screening where it is currently missing. Any
screening in private lots will require a landscape easement, and maintenance of the required
plantings wj ili steed to be addressed in the covenants & restrictions for the subdivision (reviewed
and approved by the County Attorney's Office). As an aside, Leyland cypress planted that close to
homes will likely cause Issues; you may want to consider a smaller, more reliable evergreen
species.
Final: Comment addressed on road plans and through SUB201500206 (variation). However, the
required landscape easements as shown on bath the road plans and variation exhibit have not been
provided; provide these easements.
IFNAL Rey,: Comment addressed. LandscaDe basements were added to subdivision plates See
corrlmesat 22 belool. - _
d. Minimum depth and spacing requirements for a planting strip or existing vegetation. If only a planting strip
or existing vegetation is provided as screening, the planting strip or the existing vegetation shall not be less
than twenty (20) feet in depth. If a planting strip is provided, the plant materials shall consist of a double
staggered row of evergreen trees planted fifteen (15) feet on center, or a double staggered row of evergreen
shrubs planted ten (10) feet on center, or an alternative vegetative screening approved by the agent.
20. [14-409] Coordination and extension of streets. As discussed, the proposal on the adjacent parcel does
not include a street, the lots are served by an alley. If that proposal is approved, the extension shown on
this plat may not be necessary; this issue can be resolved with the Final Plat.
Rev1: Comment not fully addressed. During and after the SRC meeting there was much
conversation about how to meet VDOT, Fire Rescue and Engineering comments to get conditional
approval of this preliminary plat. It seemed that a phased plan including a temporary cul-de-sac was
the solution to address all concerns. This plan does not provide the design that was discussed in
our meetings and may not satisfy the comments provided on the original submittal. Once all
reviews of this revision submittal are complete, we will evaluate whether or not conditional approval
can be granted.
Final: Comment not fully addressed. The road layout resolved during road plan review relies on the
dedication of a portion of emergency access easement on the adjacent parcel. The County has
issued the demand for that portion of easement, but it hasn't yet been dedicated. This Final Plat
cannot be approved until the dedication is complete.
FINAL Rev1: An easement plat has been submitted for the adjoining parcels TMP 61-15413, TMP
62F-El & TMP 62F-E2 (SUB201600132). However SUB201600132 does not "dedicate" the portion of
the emergency access easement required within TMP 62F-E2 that will connect to the proposed road
within Dunlora V. The County has issued another demand letter for the dedication of the easement
(see attached document dated June 29, 2016). This subdivision plat (SUB201600075 Dunlora V)
cannot be approved until that dedication takes place. FINAL Rev2: Comment not fully addressed.
The deed for the emergency access easement has been reviewed by the County Attorney. There
was only one modification that was specified in the comments. The deed must now be modified as
specified, signed by both the owner and the County Executive, recorded, and a receipt of that
recordation has to be submitted to planning before the Subdivision plat can be approved. You will
be updated as these steps take place.
21. F.Ca nment! The landscape notes/calculations provided include several inaccuracies (Ash canopy is 'i 65 sf
(not 253) and residential developments less than 10 du/ac require 20% tree canopy (not 10), etc). However,
tree canopy is only required for developments subject to section 32; please remove any reference to the
tree canopy provided other than that necessary to meet the tree preservation bonus factor.
Rev l : Co,- .3. nt aids : ,sect.
Final Plat Comments:
22. [14-302(A)4] Private easements. Show and label the landscape easements for any required landscaping
(street trees, screening, etc.). Maintenance of the required landscape should be addressed in the HOA
Covenants and Restrictions. Rev1: Comment not fully addressed. The landscaping easements have
been provided on the subdivision plat. Provide the page and section numbers within the
homeowner's agreement that address the maintenance of the landscape easements and screening.
If no references for maintenance of the landscaping easements and screening are included in the
HOA document add them and then resubmit the document for review. Also, see the comment for
#31 below. Rev2: Comment not fully addressed. Please address the following:
• The HOA agreement was approved by the County Attorney. The HOA agreement must be
signed, notarized and submitted to planning before the subdivision plat can be approved.
• This comment only pertained to the HOA agreement. A note on the plat was not required.
Also, it seems that the page reference listed in note #17 on the plat no longer matches the
HOA document because of recent changes. Remove note 17 from the coversheet of the
subdivision plat.
23. [14-302(A)5] Public easements. The plat proposes to vacate a portion of previously reserved emergency
access easement. It may be necessary to keep the reservation in place until the alternate access has been
constructed. Mark Graham has been consulted on this issue; his guidance will be passed along once
received. Please also revise the note regarding this easement to indicate the area was previously reserved
for dedication to the County. Rev1: Comment not fully addressed. See comment #20 above. Also,
see comment #27 below and the E911 review comments attached. When road names have been
finalized Survey Notes: number 6 will need to be updated with the road name for what is currently
referred to as "Shepherds Court Right-of-way". Rev2: Comment not fully addressed. See comment
#20 above. Comment #27 below has been addressed & Survey Note number 6 was successfully
updated. Therefore, comment #20 above is the only outstanding public easement comment to be
addressed.
24. (` 4-302(z )8I Proposed lots. The plat proposes a parcel 'Y' to remain in the name of Dunlora V, i-I_C. This
parcel must be designated as open space, and not a development lot, in order to be created as a separate
parcel. If the applicant does not wish to include this parcel in the tabulation of all other open space, it may
be listed separately. Zrev1: Comment not fully addressed. Modify -Survey Notes: number 8 to si3ecify
that "... upen spacF axa as A, E3, C, D and E ars to be owned and rna;nt'ained 1by a. henne v"ners
dssruciation._.." This is a necessary modificaflon because Survvey Mote: nu.mber 12 epecifies other
ownership for Parcel `X" wh!ch is now also laboled as "cparn space". Rev2:.Ccrn snit Addressed.
25. [1430VA)97 Building sites on proposed lots. Provide a note stating that each proposed lot (other than open
space lots) contains a building site that complies with section 4.2.1 of the Albemarle County Zoning
Ordinance. Rev!: Ccrriment addressed.
26. [!-332(V)7] Reservoir watershed; agricultural -forestal district. Add a note to indicate this property is not
within a water supply watershed or an agricultural -forestal district. Reel: addressed.
27. [14-303(Mt)] Street names. Provide an approvable name for each proposed street; see E911 comments for
additional information. Reyes _1: Comment not fulki addressed. See L-91 `f mvieve comment far
adr itional in`,crr Latin. i ev2: Comment Addressed. Lee the attached a proyal from E..S1
28. '14 3031 ,i1 Signature panels. Please remove the Planning Commission signature panel. Revd:
Connment addressed.
29. (14.-303/ )) Water supply. Provide a statement as to whether the subdivision is served by public water and
%sewer. ryeyl : Co - n ent addressed.
30. ['14303,(S)] Control points. Provide at least four control points, evenly distributed across the property and
located at survey property corners, and shown on each sheet depicting the property. Revl: Comment
addressed.
31. [14-317] Instrument evidencing maintenance of certain improvements. The HOA Covenants and
Restrictions were sent to the County Attorney's Office for review on April 14'h; their comments, if any, will be
forwarded upon receipt. Rev1: The HOA Covenants and Restrictions are currently being reviewed by
the County Attorney. Comments, if any, will be forwarded upon receipt. Once the HOA Covenants
and Restrictions document is approved by the County Attorney a signed and notarized copy needs
to be submitted before approval of the subdivision plat. Rev2: Comment not fully addressed. The
HOA aareement was approved by the Countv Attornev. The HOA agreement must be signed —
notarized and submitted to planning before the subdivision plat can be approved.
32. [Comment] This plat cannot be approved until all road and WPO improvements are built or bonded. Rev1:
The WPO bonds were posted on 4/4/2016. There is no record of a submittal for the road bond. This
plat cannot be approved until all road improvements are built or bonded. FINAL Rev2: Comment not
addressed. It appears that no request has been submitted for the road bond estimates and no
bonds have been posted for the road improvements. This plat cannot be approved until all road
improvements are built or bonded.
33. [Comment] This plat cannot be approved until Engineering, VDOT, ACSA and RWSA complete their
reviews and grant their approval; comments will be forwarded upon receipt. E911 comments have been
provided. Fire Rescue and Inspections have completed their reviews and have no objection. Rev1: This
plat cannot be approved until VDOT, ACSA and RWSA complete their reviews and grant their
approval; comments will be forwarded upon receipt. Engineering and E911 comments have been
attached. Rev2: This plat cannot be approved until RWSA completes its review and grant their
approval; comments will be forwarded upon receipt. VDOT, ACSA, Engineering and E911 comments
have been attached. Fire Rescue and Inspections had completed their reviews with earlier
submissions and had no obiection.
34. [NEW Comment] The approved Dunlora V Road Plans (SUB2015-112) show both a "conservation
easement" area and a "preserved woods" area. The preserved woods area it to meet engineering
requirements and is the same area as the "Forest and open space easement' on the most recent
submission of the subdivision plat and should remain as such. The "conservation area" is to meet other
requirements and, as shown on the approved Road Plan, extends to the existing utility easement. Please
provide both of these areas on the subdivision plat. Please contact the review planner to discuss ways this
may be done without confusion including the modification of labels to satisfy both Engineering and planning
comments.
Please contact Pat a� r ye in the Planning Division by using psaternye(a�albemarle.org or 434-296-5832 ext.
3250 for further inf ri i n.
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