Loading...
HomeMy WebLinkAboutSUB201600075 Review Comments Final Plat 2016-10-13County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Memorandum To: Craig Kotarski (craig.kotarski@timmons.com) From: Paty Saternye, Senior Planner Division: Planning Date: October 13, 2016 Subiect: SUB 201600075 Dunlora V - Final Fax 434-972-4126 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. Rev1: 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. Rev1: Comment addressed. [14-302(A)4&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 not fully addressed. The easement plat for the off -site sewer connection should be submitted, approved and recorded prior to Final Plat approval. If any disturbance is proposed outside of the right-of-way (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 review. [14-302(A)4&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. Rev1: Comment not fully addressed. The comment response letter indicates that the `proposed access easement' has been removed, but the lines and label are still on the plat; please clarify. If the easement is still proposed, there is a conflict with a portion of the conservation area being in access easement that will need to be resolved. Final: Comment addressed with road plans. 5. [14-302(A)8] Proposed lots. Provide the area and approximate dimensions of all proposed lots including special lots (open space parcels). Rev1: 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: Comment addressed. 6. [14-302(A)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 fully addressed; see comment above. Final: Comment addressed. 7. [14-302(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. Rev1: Comment addressed. 8. [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] t_and to be dedicated in fee or reserved. Provide the intended ownership and the acreage of the open space parcels. Rev1: Comment not fully addressed. The acreage information provided for the open space is inconsistent throughout the plan set. One area isn't labeled, the sum of the individual areas provided does not match the number listed in the cluster development note, and the number listed in the `parcel area summary' does not match either of the other numbers. All information provided for the open space areas should be consistent; verify and revise. Final: Comment addressed. 10. [14-302(B)5] Zoning classification. Add Airport Impact Area (AIA) to the Zoning note. Rev1: Comment addressed. 11. [14-302(B)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)8 & 14-419] Yards. Revise the building setback information to indicate that the maximum front setback is 25', not 20'. Rev1: Comment addressed. 13. [i4-304] 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. Rev1: Comment addressed. 14. [Comment] Clarify if public or private streets are proposed. Rev1: Comment addressed. 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. [18-15.4.1] 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. Rev1: 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 provided on the Road Plans. Final: Comment addressed on 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. [18-15.4.1] 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. Rev1: Comment not fully addressed. Tree protection must be shown on the Road Plans. The conservation plan checklist must be completed, signed and dated prior to Road Plan approval. Additionally, a maintenance plan must be submitted, reviewed and approved prior to Final Plat approval. Final. Comment addressed on road plans. 18. [Comment] 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 tots. 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. If approved, the lots must be screened as provided in section 32.7.97 (see below). In order to meet this standard a plant schedule listing species, planting size etc must be provided (to demonstrate minimum plant size requirement has been met). The standard calls for a double -staggered row of evergreens; while some deciduous 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 easier to evaluate the proposal. The screening must extend 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 will need 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 both the road plans and variation exhibit have not been provided; provide these easements. FINAL Rev1: Comment_ addressed. Landsc�!pe �asernents were added_ to subdiv_ ision lat. See comment # 22 below. 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 61-154B, 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. FINAL Rev3: Comment not fully addressed. A signed deed has been submitted to the County. The deed must now be signed 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. [Comment] The landscape notes/calculations provided include several inaccuracies (Ash canopy is 165 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. Rev1: Comment addressed. 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. Rev3: Comment not fully addressed. The HOA agreement must be signed, notarized and submitted to planning before the subdivision plat can be approved. 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. Rev3: Comment not fully addressed. See comment #20 above. 24. [14-302(A)8] Proposed lots. The plat proposes a parcel 'Y' to remain in the name of Dunlora V, LLC. 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. Rev1: Comment not fully addressed. Modify Survey Notes: number 8 to specify that "... open space areas A, B, C, D and E are to be owned and maintained by a homeowners association...." This is a necessary modification because Survey Note: number 12 specifies other ownership for Parcel `X" which is now also labeled as "open space". Rev2: Comment Addressed. 25. [14-302(A)9] 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. Rev1: Comment addressed. 26. [14-302(B)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. Rev1: Comment addressed. 27. [14-303(M)] Street names. Provide an approvable name for each proposed street; see E911 comments for additional information. Rev. 1: Comment not fully addressed. See E911 review comment for additional information. Rev2: Comment Addressed. See the attached approval from E-911. 28. [14-303(0)] Signature panels. Please remove the Planning Commission signature panel. Rev1: Comment addressed. 29. [14-303(Q)] Water supply. Provide a statement as to whether the subdivision is served by public water and sewer. Rev1: Comment addressed. 30. [14-303(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. Rev1: 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 14th; 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 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. Rev3: Comment not fully addressed. 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. Revl : The WPO bonds were posted on 414/2016. 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. FINAL Rev3: Comment not addressed. This plat cannot be approved until all road improvements are built or bonded. 33. [Comment] phis 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. Revl: 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 objection. Rev3: Comment addressed. RWSA has resolved all outstanding concerns and are ready to approve the plat. See the attached email. All other reviewers have no objection, find it generally acceptable or have approved the plat. 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. Rev1: Comment adAiressed. The notes able labels have been modified asspecified by reviewer. Please contact Pat ye in the Planning Division by using psaternye((_albemarle.org or 434-296-5832 ext. 3250 for further in or a n.