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HomeMy WebLinkAboutSUB201600079 Review Comments Final Plat 2016-11-16o n-. kri YIRGINIP County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Fax 434-972-4126 Memorandum To: Kris Winters (kwinters@roudabush.com) From: Paty Saternye, Senior Planner Division: Planning Date: Final: May 9, 2016 Final Rev. 1: August 31, 2016 Final Rev. 2: October 3, 2016 Final Rev. 3: November 16, 2016 Subiect: SUB201600079 Westlake Hills Phase II - Final The County of Albemarle Planning Division will recommend approval of 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 letter dated 11/16/12): 1. t14-302(A)4 & 5] Private and Public easements. Any necessary easements must be documented and approved during the road plan or WPO application process. Final: Comment not 'fully addressed. Show all existing easements, including RWSA, Sl► M and Mitigation area as shown on previous plats. Provide required landscape easements as shown on the road plan. Final Rev. 1: Comment addressed. 2. [14-302(A)7] Existing and departing lot lines. All existing property lines must be accurately shown and labeled. Final: Comment addressed. 3. [14-302(A)8 & 13.4.1(SO)] Proposed lots. Due to the application of the street tree bonus factor, all lots are to be a minimum of 20,000sf with a minimum lot frontage of 80'. Street trees must also be provided on all roads as indicated on the preliminary plat. Final: Comment addressed. Street trees are shown on the road plans SUB201400067. 4. [14-302(A)9] Building sites on proposed lots. The Board of Supervisors approved a critical slope waiver request for this subdivision. An overlot grading plan must be submitted as a condition of approval of this waiver. Final: Comment addressed. The overlot grading plan was submitted with SUB201400067. 5. [14-302(B)3] Public areas, facilities or uses. Coordinate with the Department of Parks and Recreation to establish the exact location of the greenway area and any other facilities as noted in the Comprehensive Plan. Please refer to comments provided by Parks during preliminary plat review. Final: Comment not fully addressed. The greenway easement plat is currently under review. Label the greenway easement as a public easement. Once recorded, the Deed Book and Page Number should be added to the plat. Final Rev. 1: Comment not yet fully addressed. Fix labels for the greenway easement and add additional labels. On Sheet No. V2 the text for the Public Greenway and the Existing 100 Year Flood Plain are overlapping and are not able to be read. Separate these two labels. On Sheet No. V3 add additional labels for the greenway easement. There are no labels for it to the north or east and because of the subdivisions of the easement between phases additional labels are needed to the south. On all sheets ensure that there are greenway easement labels with the deed book and page number and that when the greenway easement is subdivided by phase lines that there is a label in each phase area. Final Rev. 2: Comment not yet fully addressed. Provide a greenway easement labels with the deed book and page number on sheet V8. Final Rev. 3: Comment addressed. 6. [14-302(B)8 & 4.6.1(c)] Yards. This subdivision includes many non-standard setback/yard lines to establish the setback or yard where the minimum lot width is achieved; therefore, all setback/yard lines must be shown on the final plat. Final: Comment not addressed. Show all setback/yard lines on the plat. Since the preliminary plat was approved prior to the new setback regulations, either set of requirements may be used. In any case, make sure all setback/yard lines shown establish the depth of front and rear yards where the minimum lot width is achievable. Final Rev. 1: Comment not addressed. This subdivision includes many non-standard setback/yard lines to establish the setback or yard where the minimum lot width is achieved Show all setback/yard lines on the plat. Make sure all setback/yard lines shown establish the depth of front and rear yards where the minimum lot width is achievable. The approved Phase I Final Subdivision Plat (SUB201300131) can be uses as a guide for what is expected. Final Rev. 2: Comment not yet fully addressed. Provide all front and rear setback on the plat. The rear setbacks are missing for lots 48 through 70 on sheets V3, V4 & V5. Rear setback labels are missing from lots 48 through 74 on sheets V4 & V5. Front setbacks are missing along Westhall Drive for lots 48 and 70. See the attached "Lot Regulations" handout for guidance on the way to represent setbacks on lots that have front or back boundary lines that are less than the minimum lot width (4.6.1.c and Diagram 2). Revise the setbacks where lots have either front or back lot widths of less than 80' to adhere to the information presented in the handout. Final Rev. 3: Comment not fully addressed. Revise Lot 48's rear setback line so that it meets the requirements for a lot with a rear property line that does not meet the minimum lot width. _Lot 48's rear setback must be placed where the minimum lot width of 80' is met. For future reference, the front setback for lot frontage of less than 80' on a cul-de-sac are meant to be represented with a straight setback line at the point at which the width of the lot is 80'. The curved setback lines as you have shown them for those lots will be accepted, but note that with the straight setback lines the houses would be able to be closer to the front of the lot. Final Plat Comments: 7. [Comment] The acreages, percentages and other information on the plat is presented as if the greenway easement will be its own parcel. The plat under review for the greenway presents the area as an easement, not as a separate parcel. Revise all associated information to indicate the greenway is an easement and include the acreage in all labels, notes and calculations. Final Rev. 1: Comment addressed. [Comment] Since this is the second phase of a multi -phase subdivision, please provide a table that lists the number of lots, density, amount of open space, percentages, etc. for each phase of the project as well as cumulatively overall. This will assist in reviewing the remaining phases as the project moves forward. Final Rev. 1: Comment not fully addressed. Phase I must be included in the tables that show the cumulative values for number of lots, density, amount of open space, percentages, etc. In the tables categorize separately what has been approved/platted (Phase 1), what is being proposed in Phase II, and what is envisioned for Phases III and IV. Also, include for comparison the approved totals for each of the values for the whole development from the Preliminary Subdivision Plat (SUB201200038). Also include Phase I in the Area Summary on the cover sheet. Final Rev. 2: Comment not yet fully addressed. Address the following comments: • Include a note under the table for lot counts that states the density of lots approved with the preliminary plat (SUB2012000038). • Revise the heading for the density for the phases to be "Existing and proposed densities for all phases:" • Revise the densities for phase II, IV and the total. The provided values do not seem to be correct. • Revise the size and phase location for "Open Space C" so that it matches within the Open Space summary for the whole development and the Open Spaces specified under "Area Summary" for Phase 11. The values do not match and it is specified as being in two different phases in the two charts. • Coordinate or clarify the open space percentage as shown in the Open Space summary for the whole development and the Open Spaces specified under "Area Summary" for Phase II. They do not appear to match. Final Rev. 3: Comment not fully addressed. Address the following comments: • A note was added to SUB201600158 stating, "The maximum allowable density, as specified in the approved Westlake Hill Subdivision Preliminary Subdivision Plat (SUB201200083), is 1.02 DU/AC." Include this note on the cover sheet of SUB201600079 between the table for unit counts and the table for "Open Space:" as was done on SUB201600158. • The values specified under "Area Summary (Phase II)" match those that are shown within the plat. However, the values for "Open Space A (Phase II)" and "Open Space B (Phase II)" under the "Open Space:" summary for the whole development do not match those shown under "Area Summary" even when allowing for a rounding error. The purpose of the "Open Space:" summary for the whole development on this plat is to have an accurate representation of the Open Space provided as each phase of the development is approved and platted. Therefore, these values must be consistent in both tabulations on the cover sheet and within the plat. Since there was some concern about the values not matching the approved road plans I consulted with Engineering and they have no concerns of updating the values in this chart for the subdivision plats since the changes are so minimal. Revise the values for "Open Space A (Phase II)" and "Open Space B (Phase II)" in the "OPEN SPACE:" chart to match those shown in within the plat. For clarity sake also expand the note above the unit count chart to state, "(Table Per Approved Phase II, III & IV Road Plan by Collins Engineering, revision date 1/28115, with additional unaccounted for open space E(1) and revised areas for "Open Space A (Phase II)" and "Open Space B (Phase II)", as shown heron)". Please call to discuss if there are any questions or concerns. • IMPORTANT: Please note that the comment above affects the wording of the table on SUB201600158. • Add to the note "56.6% of Development Area" the calculation used and a short description to clarify its purpose. This percentage is different from the "43.31 % Open Space Phase II" in the "Open Space:" table. Therefore, the additional information on what the difference is between these two percentages will help avoid future confusion. 9. [2.2.3] Minimum open space required. A minimum of 25% open space is required for cluster development, and must be provided in each phase. Please also track this in the table requested above. Final Rev. 1: Comment addressed. 10. [2.2.3] Minimum open space required. Open space A is mislabeled as Open Space B; revise accordingly. Final Rev. 1: Comment addressed. 11. ['i4-302(A)11] Instrument creating property proposed for subdivision. Provide the most recent instrument. Final Rev. 1: Comment addressed. Provide on the subdivision plat the most recent instrument that created the property. Final Rev. 2: Comment not yet addressed. Provide on the subdivision plat the Instrument creating property proposed for subdivision. Provide the most recent instrument. Final Rev. 3: Comment addressed. 12. [14-302(i3)10] Stream buffers. Show all stream buffers. Final Rev. 1: Comment addressed. 13. [14-317] Instrument evidencing maintenance of certain improvements. An instrument for the maintenance of privately owned improvements (street trees, common areas, etc.) must be submitted for review and approval by the County Attorney's office. This document must be recorded with the plat. Final Rev. 1: Comment not addressed. Submit for review by the County an instrument for the maintenance of privately owned improvements (street trees, common areas, etc.). This document must be recorded with the plat. Final Rev. 2: Comment not yet fully addressed. Submit for review by the County an instrument for the maintenance of privately owned improvements (street trees, common areas, etc.). This document must be approved by the County Attorney's office before approval of this plat and must be recorded with the plat. Final Rev. 3: Comment not fully addressed. A document addressing the maintenance of the street trees that will be outside of the right-of-way and inside the "10' Landscaping and Maintenance Easement" was submitted for the first time to the County on November 91h, 2016. However, a highlighted version specifying where each of the items in the County Attorney's checklist has not been submitted. Submit a highlighted version of the document. If any of the items in the checklist are not included in the document also include a highlighted version of any other documents that cover those checklist items. Highlighted versions of the documents are required for the County Attorney's office to review the document(s). Attached please see the specified checklist. The document addressing the maintenance of the street trees that will be outside of the right-of-way and inside the "10' Landscaping and Maintenance Easement" must be approved by the County Attorney's office before approval of this plat and must be recorded with the plat. 14. [Comment] This plat cannot be approved until the road plans and WPO application are approved. All bonds must also be posted prior to County signature. Final Rev. 1: Comment not fully addressed. See the attached comment from Engineering in reference to the bonds. Final Rev. 2: Comment not fully addressed. See the attached comment from Engineering. Final Rev. 3: Comment not fully addressed. See the attached comment from Engineering. 15. [Comment] This plat cannot be approved until ACSA, RWSA, Fire Rescue, Engineering and VDOT complete their reviews and grant their approval. Inspections and E911 have reviewed the plat and have no objections. Final Rev. 1: Comment not fully addressed. The plat cannot be approved until ACSA complete its review and ACSA and Engineering grant their approval. Engineering's comments are attached and ACSA comments will be forwarded to you once they are received. VDOT found this submission to be generally acceptable. See their attached letter. Final Rev. 2: Comment not fully addressed. The plat cannot be approved until Engineering grants its approval. Engineering's comments and ACSA's approval are attached. Final Rev. 3: Comment not fully addressed. The plat cannot be approved until Engineering and ACSA grant their approval. Attached find the NEW ACSA comment and the Engineering comment. ACSA has specified that revising the note, on Sheet No. V7 & V8 to the following will meet their requirements, "20' ACSA Sanitary ESMT and RWSA Access Easement". See the ACSA comment for more details. 16. [New Comment] The approved road plans and the subdivision plat show slightly different areas for open space. See Sheet No. V3, V4 and V5 for Open Space Area A and Open Space Area B. Update the areas on the plat or specify that these values are the correct ones. Open Space C is not shown on the approved Road Plans. Please clarify. Final Rev. 2: Comment addressed. The values have been corrected. 17. [New Comment] The area of the proposed residue parcel is slightly different then that shown on the 2 lot subdivision (SUB201600144) also under review. Ensure that the area values are consistent. Final Rev. 2: Comment not fully addressed. The phase 2 residue shows two different values on sheets V3 & V5. The value on sheet V3 matches the coversheet and SUB201600144. Revise labels to be consistent and correct. Final Rev. 3: Comment addressed. 18. [New Comment] The graphic scale bar on Sheet No. V7 is overlapping a label. Adjust the scale and label so that they no longer overlap and are able to be read. Final Rev. 2: Comment addressed. The graphics were revised. 19. [New Comment] Sheet No. V5 is missing labels for Open Space B and the public greenway easement. Add the missing labels to the sheet. Final Rev. 2: Comment addressed. Thy graphics were revised. 20. [New Comment] Sheet No. V5 is missing a label for Westhall Drive. Sheets No. V6 and V7 are missing road name labels. Add the missing labels to the sheets. Final Rev. 2: Comment not fully addressed. Sheet No. V2 is missing a label for Westhall Drive. Add the missing labels to the sheets. Final Rev. 3: Comment addressed. 21. [New Comment] Sheet No. V3 is missing a bearing and distance label for the boundary of the residue lot along Lot 70. Sheet No. V4 is missing a bearing and distance labels for the Lot 48 and Lot 70. Sheet No. V5 is missing a bearing and distance label for the Lot 58. Add the missing label to the specified sheets. Final Rev. 2: Comment addressed. The_gE phics were revised. 22. [New Comment] Since the revision to the Phase 1 Open Space is now being show in the area totals for this subdivision plat SUB201600158 Westlake Hills Ph. 1 Lot 25 and Open Space A Boundary Line Adjustment plat will need to be approved and recorded prior to approval of this subdivision plat. Final Rev. 3: Comment still valid. SUB201600158 Westlake Hills Ph. 1 Lot 25 and Open Space A Boundary Line Adjustment plat will need to be approved prior to approval of this subdivision plat (SUB201600079) is approved and be recorded prior to this subdivision plat is recorded. 23. [New Comment] VDOT has changed the required wording of road dedication notes. Revise note 18 on Sheet No. V1 and the label on Sheet No. V3 to read as the following, "All new public street right-of-ways shown hereon are hereby dedicated to the County for public use." �. t Please contact Paty, (a ter a in the Planning Division by using psaternye�albemarle.org or 434-296-5832 ext. 3250 for further infor ati n.