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HomeMy WebLinkAboutSDP201600049 Review Comments Final Site Plan and Comps. 2016-10-04'AL County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Fax 434-972-4126 The County of Albemarle Planning Division will recommend approval of the plan referenced above once the following comments have been satisfactorily addressed (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.): [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] 1. [32.5.2(a)] Amend title to state that this is an initial site plan, not preliminary site plan. Rev1: Comment addressed 2. [32.5.2(a)] Include Flood Hazard Overlay (FH), Preserved Steep Slopes in zoning designation. Rev1: Comment addressed 3. [32.5.2(a)] Include ownership info and tax map and parcel info for TMP 56-6A on cover sheet since this parcel is part of the proposed development. Rev 1: Comment addressed. 4. [32.5.2(a)] Label any departing lot lines. Rev1: Comment addressed. Boundary line adjustment plat vacating interior property line will need to be approved prior to approval of final site plan. 5. [32.5.2(a)] Setbacks shown and noted on the plan are incorrect. The applicable setbacks for this site can be found in section 4.19. Amend setback lines and notes on the plan to match R-6 non -infill setback requirements listed in this section. The maximum front setback of 25 feet in the R-6 zoning applies to both the Blue Ridge Avenue frontage AND the Jarman's Gap Road frontage. While the "multiple buildings on one lot" provision can be used to allow other buildings to be set back further, there must be at least one building on each of the two road frontages at or within the 25 foot maximum. This could be accomplished with a "corner" single building not more than 25' from both Jarman's Gap Road and Blue Ridge Avenue. In the case where utility easements extend beyond the 25' maximum setback along Jarmin's Gap the new setback shall become the outermost edge of the utility easement. Memorandum To: William Park (wpark@pinnacleconstructionva.com) From: Rachel Falkenstein, Senior Planner Division: Planning Date: -101 h Rev1: October 4, 2016 Subject: SDP 2016-11 The Vue — Initial Site Development Plan SDP2016-49 The Vue — Final Site Development Plan Fax 434-972-4126 The County of Albemarle Planning Division will recommend approval of the plan referenced above once the following comments have been satisfactorily addressed (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.): [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] 1. [32.5.2(a)] Amend title to state that this is an initial site plan, not preliminary site plan. Rev1: Comment addressed 2. [32.5.2(a)] Include Flood Hazard Overlay (FH), Preserved Steep Slopes in zoning designation. Rev1: Comment addressed 3. [32.5.2(a)] Include ownership info and tax map and parcel info for TMP 56-6A on cover sheet since this parcel is part of the proposed development. Rev 1: Comment addressed. 4. [32.5.2(a)] Label any departing lot lines. Rev1: Comment addressed. Boundary line adjustment plat vacating interior property line will need to be approved prior to approval of final site plan. 5. [32.5.2(a)] Setbacks shown and noted on the plan are incorrect. The applicable setbacks for this site can be found in section 4.19. Amend setback lines and notes on the plan to match R-6 non -infill setback requirements listed in this section. The maximum front setback of 25 feet in the R-6 zoning applies to both the Blue Ridge Avenue frontage AND the Jarman's Gap Road frontage. While the "multiple buildings on one lot" provision can be used to allow other buildings to be set back further, there must be at least one building on each of the two road frontages at or within the 25 foot maximum. This could be accomplished with a "corner" single building not more than 25' from both Jarman's Gap Road and Blue Ridge Avenue. In the case where utility easements extend beyond the 25' maximum setback along Jarmin's Gap the new setback shall become the outermost edge of the utility easement. The building locations shown will require a special exception from the maximum front setback requirement or can be moved closer to the right-of-way as described above to comply with setback maximums. Rev1: Comment not fully addressed. Location of gazebo on edge of drainage easement along Jarmins Gap satisfies setback requirement for Jarmins Gap. At least one of the structures fronting along Blue Ridge Avenue needs to be at or within the 25' maximum setback for that street, unless a special exception to increase the maximum setback is approved by the BOS. Setback note on page 1 still lists incorrect setbacks. See section 4.19 (copied below) Non -Infill: Setbacks Front -Minimum 5 feet from the right -of --way or the exterior edge ofthe sidewalk if the sidewalk is outside ofthe right-of-way Front -Maximum In the R-1 and R-2 districts: None In the R-4, R-6, R-10, and R-15 districts: 25 feet from the right-of-way or the exterior edge ofthc sidewalk ifthc sidewalk is outside ofthe right-of-way, none, on any lot, including a corner lot, abutting a principal arterial highway Garage -Minimum Front loading garage: 18 feet from the right -of --way or the exterior edge ofthe sidewalk ifthe sidewalk is outside ofthe right-of-way Side loading garage: 5 feet from the right -of --way or the exterior edge ofthe sidewalk if the sidewalk is outside ofthe right-of-way Garage -Maximum Side -Minimum Side -Maximum Rear -Minimum Rear- Maximum Non-lnfill:Building Separation None None; see Non -Infill Building Separation None 20 feet None Minimum 10 feet, unless the building shares a common wal I; provided that in the R-10 and R-15 districts ifthe abutting lot is zoned residential other than R-10 and R-15, rural areas, or the Monticello Historic district, any building that exceeds 35 feet in height shall be separated from any other building by 10 feet plus one foot for each foot the building exceeds 35 feet in height Side -Maximum None Non -Infill: Stepbacks Front Floors above 40 feet or the third story, whichever is less, shall be stepped back a minimum of 15 feet Side and Rear None [32.5.2(a)] More clearly identify existing landscape features. Identify existing wooded areas and trees as described in section 32.7.9.4(c). Rev1: Comment not addressed. t32.5.2(b)] .._ — _w -_ e dedicated for the public roadway/stream crossing serving the West Glen development should be subtracted from the acreage of this property. Amend site acreage, open space area and density calculations accordingly. Rev1: Comment no longer applicable. 8. [32.5.2(b)] Provide more detail about building height measurements showing where building heights are measured from (front, side, etc.). Rev1: According to a meeting with the applicant, heights as listed are measured from final grade at front of proposed building. If this is still accurate, please confirm with a note on the plan. 9. [32.5.2(b)] Provide square footage of recreational areas (club house and pool). Rev1: Comment not addressed. 10. (32.5.2(c)) Is phasing proposed for this development? If so, show phase lines on site plan. Rev1: No phasing shown, assume this comment is not applicable. 11. [32.5.2(d)] Label areas of site with steep slopes. Consult County GIS for slope locations and slope types. Rev1: Comment not addressed. 12. [32.5.2(f)] Show WPO stream buffer along Powell's Creek. Consult County GIS for location of stream buffer. Rev1: Comment not addressed. 13. [32.5.2(1)] Provide width of existing and proposed Blue Ridge Ave pavement and right-of-way. Rev1: Comment addressed. 14. [32.5.2(1)] Label Jeremiah Lane as private and provide clearer labeling. It appears the right-of-way turns and crosses onto tax map 56-115, but is unclear. Rev1: Comment not addressed. Show and label easement and provide deed book and page number. 15. [32.5.2(f) & 17-602(b)(1)] To the extent practical, as determined by the Albemarle County Service Authority or the Rivanna Water and Sewer Authority, the location of the water or sewer lines shall be outside of all stream buffer areas. Attempt to remove sanitary sewer lines and connections to areas outside of the stream buffer. Rev1: Location shown has been approved by ACSA/RWSA. 16. [32.5.2(i)] Label radii and pavement widths in parking lot access aisles. Rev1: Comment addressed 17. [32.5.2(j)] Show and label widths for all existing utility easements; existing utilities overall should be more clearly labeled. Show connections to existing utilities in closer detail. Verify that all necessary utility easements and facilities have been shown on the plan. Rev1: Comment not addressed. 18. [32.5.2(n)] Provide dimensions and footprint of proposed buildings (typical is ok for buildings of same dimensions). Rev1: Comment not addressed. 19. [32.5.2(n)] Provide dimensions and pavement materials of walkways adjacent to proposed buildings. Rev1: Comment addressed. 20. [32.5.2(n)] Show locations and heights of any outdoor lighting fixtures. A detailed lighting plan will be required with final site plan. Rev1: Comment not fully addressed. See lighting plan comments below. 21. [32.5.2(n)] Provide more details about proposed recreational facilities on site, including what uses are proposed within the Clubhouse. Rev1: Comment not addressed. 22. [32.5.2(n)] The Crozet Master Plan shows a greenway along Powell's Creek, along the west side of the creek. Staff provided comments to the developers of West Glen asking for this greenway area to be dedicated to public use as part of their special use permit request. Please coordinate with West Glen developers to work out area of dedication and the alignment of the greenway trail. Show trail location and area of greenway dedication on the site plan. Rev1: Comment not addressed. 23. [32.5.2(n) & 4.16] Residential developments must comply with section 4.16 for minimum recreational facilities. A development of this size would require, at minimum, two tot lots and a half court for basketball. If substitutions of equivalent facilities are proposed, please provide a request for the substitution to include which facilities you will be providing and a justification for the request. Rev1: Comment not addressed. 24. [32.5.2(n)] Provide retaining wall details on final site plan. Safety provisions may be needed and design should comply with Albemarle County Design Standards Manual. Rev1: Comment addressed. 25. [32.5.2(p)] Provide a landscape plan that complies with section 32.7.9 of the Zoning Ordinance with the final site plan. Landscape plan should provide details to show that screening requirements, parking area landscaping requirements, and tree canopy requirements are met. Rev1: Comment not fully addressed. See landscaping comments below. 26. [32.5.2(p)] Label height of retaining walls on landscape plan sheets and provide enough detail to ensure screening is provided in accordance with section 32.7.9.7. Rev1: Comment not fully addressed. Wall heights are labeled but additional detail is needed to ensure screening is compatible with retaining wall design, and additional screening is required. See additional comments below. 27. [32.7.2.3] Provide pedestrian connections to the site from sidewalk on Blue Ridge Avenue. Rev1: Comment not fully addressed. Provide a pedestrian connection from north side of the entrance as well. 28. [32.7.9.7(d)] Street trees should be planted within the right-of-way and located between the sidewalk and curb, if possible. Rev1: Comment not addressed. Locating trees behind the sidewalk is acceptable, though not preferred. 29. [Comment] The house and outbuildings at 1194 Blue Ridge Avenue are contributing structures in the Crozet National Register Historic District. If the buildings won't be retained in the new development and demolition is proposed, note that an approved demolition permit will be required prior to demolition. It is Historic Preservation Committee policy to document structures prior to demolition. Please allow time for this process. Alternatively, the applicant can provide the documentation. For additional information contact Margaret Maliszewski at mmaliszewski@albemarle.org or 434-296- 5832 x3276. Rev1: Comment not addressed. As noted on the site plan, an approved demolition permit is required prior to demolition of the buildings at 1166 and 1194 Blue Ridge Avenue. It is a policy of the Albemarle County Historic Preservation Committee to document properties prior to demolition. Please contact staff to arrange for documentation (Margaret Maliszewski mmaliszewski@albemarle.org 434-296-5832 x3276). Recommenaea %.nanges ror Your Lonsiaeration The proposed apartments are a by -right use within the R-6 Zoning designation. The use and density proposed are permissible within R-6. If you meet the County's new front setback requirements and make necessary changes to address reviewers' comments contained within this letter, staff can grant administrative approval of this project. Please be advised that the comments below are recommendations on how the site could be altered to address concerns of walkability, scale and terrain. They are recommendations only, and not requirements of approval for this site plan. However, we would be glad to work with you on these changes should you wish to make them. From the standpoint of creating a more pedestrian -friendly design and one that works better with terrain, staff would like to make you aware of our concerns with the tall retaining wall proposed along Blue Ridge Avenue. With 2 -story buildings above that retaining wall, the design may be overwhelming to the pedestrian. We would recommend that you consider the following: 1. Consider grading changes to minimize use of walls over 6' tall. Rev1: Comment not addressed, but not required. 2. Consider minimizing the creation of 2:1 slopes and opt for 3:1 slopes and 4:1 slopes which are easier to walk on, easier to establish and maintain with vegetation, and easier to accommodate steps. Rev1: Comment not addressed, but not required. Consider providing a pedestrian connection from the west side of the site to the proposed greenway trail along Powell's Creek. This would help residents of the development more easily access the County's trail system. Rev1: Comment not addressed, but not required. New Comments Final Site Plan: 1. [32.6.2(e)] Label utilities on plan sheets and profiles. 2. [32.6.2(e)] Provide drainage summary table in accordance with this section. 3. [32.6.2(g)] Label utility easements and indicate if they are to be dedicated to public use. 4. [32.6.2(k)] The photometric plan is not legible with overlapping of figures and numbers. Provide a more legible photometric plan at a larger scale. 5. [32.6.2(k)] Show improvements and property lines on photometric plan. 6. [32.6.2(k)] Light Loss Factor should be adjusted to 1.0 and spillover recalculated accordingly. 7. [32.6.2(k)] Provide cut sheets for proposed lights. 8. [32.6.2(k)] The disclaimer on lighting plan sheet is not acceptable. It is expected that all data shown on the site plan be prepared by an authorized preparer (see 32.6.1(a)) and be accurately portrayed. Remove note and ensure lighting data provided is correct. 9. [Comment] Show proposed topography on landscape plan sheets. 10. [32.7.9.4(a)] Provide size of plant materials proposed including caliper of street trees and shade trees and height of shrubs. 11. [32.7.9.4(a)] Proposed plant materials shall be chosen from the approved species list. Several of the trees listed including Ginko Biloa, Plantanus X Acerifolia, Quercus Accutissima, Ulumus Parifolia, and Llex Opaca are not on the approved species list. Provide substations for these species from the list. 12. [32.7.9.4(b)] If required canopy or screening are to be derived from existing trees to be preserved, provide details as required by this section including a signed conservation checklist. 13. [32.7.9.6] Include calculations to show that parking area landscape requirements are met. 14. [32.7.9.7(a)(2)] Parking areas are required to be screened from adjacent residential districts. Screening should be provided along the entirety of the parking area on the north side of the site. Additional screening should also be provided along parking area that fronts along Blue Ridge Avenue on the northern corner of the site. 15. [32.7.9.7(a)(5)] Retaining walls in excess of 6 feet should be screened from adjacent residential uses. Provide additional screening along walls visible from neighboring properties and roadways, specifically along Blue Ridge Avenue south of the site entrance. 16. [32.7.9.7(a)(2)&(5)] Retaining walls and parking along south side of the site should be screened from Jarmins gap road and adjacent parcels. It is likely that the existing tree canopy can provide this screening; however, it is not shown on the landscape plan. Show existing tree canopy to be preserved on the site, if any. 17. [32.7.9.8] Include calculations to show that tree canopy requirements are met. 18. [Comment] Additional retaining wall detail is needed to ensure plantings adjacent to walls (specifically along the north side of the site) will not impact geogrid. For an example of retaining wall detail on a previously approved plan see SDP20150043 approved plan (sheet C -02A). 19. [Comment] Indicate the deed book and page reference for all existing utility easements located on the property. 20. [Comment] Portions of parking note on sheet 1 are overlapping and illegible. Please correct. Please contact Rachel Falkenstein in the Planning Division by using rfalkenstein@albemarle.org or 434-296- 5832 ext. 3272 for further information.