HomeMy WebLinkAboutSDP201600049 Review Comments Final Site Plan and Comps. 2016-11-22'AL
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434-296-5832
Memorandum
To: William Park (wpark@pinnacleconstructionva.com)
From: Rachel Falkenstein, Senior Planner
Division: Planning
Date: �... __, 2016
Rev1: October 4, 2016
Rev2: November 22, 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.
Rev2: BILA plat received. Plat approval required prior to final site plan approval.
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.
Rev2: Comment addressed.
6. [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.
Rev2: Comment not fully addressed. In accordance with section 32.7.9.4(c) identify whether
existing wooded areas are composed of evergreen, deciduous, or a mix of type
7. [32.5.2(b)] The _.. __ o be dedic� __i for the public roadway/strear,, _. —ing 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.
Rev2: Comment addressed.
9. [32.5.2(b)] Provide square footage of recreational areas (club house and pool).
Rev1: Comment not addressed.
Rev2: Comment 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.
Rev2: Comment 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.
Rev 2: Comment addressed.
13. [32.5.2(i)] Provide width of existing and proposed Blue Ridge Ave pavement and right-of-way.
Rev1: Comment addressed.
14. [32.5.2(i)] 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.
Rev2: Comment addressed.
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.
Rev2: Comment 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.
Rev2: Comment 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.
Rev2: Comment addressed.
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.
Rev2: Comment 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.
Rev2: Provide note on the plan as suggested in the comment response letter indicating
developer's agreement to dedicate necessary trail easements for West Glen development.
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.
Rev2: Staff has not received a letter requesting substitutions as indicated in your comment
response letter.
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.
Rev2: Comment not fully addressed, additional 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.
Rev2: Include retaining wall cross sections on plan set.
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.
Rev2: Comment addressed.
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).
Rev2: Comment addressed.
Recommended Changes for Your Consideration
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:
[32.6.2(e)] Label utilities on plan sheets and profiles.
Rev2: Comment addressed.
2. [32.6.2(e)] Provide drainage summary table in accordance with this section.
Rev2: Comment addressed.
3. [32.6.2(g)] Label utility easements and indicate if they are to be dedicated to public use.
Rev2: Comment addressed.
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.
Rev2: Comment not fully addressed. Plans must be prepared with blue or black ink. A larger scale
will be needed for this to be legible in black and white. At this scale, fixtures are difficult to identify.
5. [32.o.ckK)j 311UW IIiIPIUV(2fIl(2flLb df1U PIUP(2f ly 111](25 U I I PHULUIII(2LIIC PICIII.
Rev2: Comment addressed
6. [32.6.2(k)] Light Loss Factor should ho —4 -f-d to 1.0 and spillover recalculated accordingly.
Rev2: Comment addressed
7. [32.6.2(k)] Provide cut sheets for proposed lights.
Rev2: Comment addressed; however, traditional style coach lamps have been found to not be full
cutoff. Such features can reflect light indirectly off sides and bottoms glass/plastic hanging below
the housing of fixtures and thus do not meet the definition of full cutoff. Please choose a different
full cutoff light fixture.
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.
Rev2: Comment addressed
9. [Comment] Show proposed topography on landscape plan sheets.
Rev2: Comment addressed
10. [32.7.9.4(a)] Provide size of plant materials proposed including caliper of street trees and shade trees
and height of shrubs.
Rev2: Comment addressed
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.
Rev2: Comment addressed
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.
Rev2: Comment addressed
13. [32.7.9.6] Include calculations to show that parking area landscape requirements are met.
Rev2: Comment addressed
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.
Rev2: The ordinance requires that parking areas be screened from adjacent residential districts.
Despite the grade differences and proposed retaining wall, parts of the parking area on site will
likely still be visible from residential properties to the north. Therefore, screening in accordance with
this section should be provided along the northern property line, above the retaining wall.
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.
Rev2: Screening along the wall is needed. Site adjustments should be made to find areas outside of
easements to provide necessary screening.
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.
Rev2: Comment addressed.
17. [32.7.9.8] Include calculations to show that tree canopy requirements are met.
Rev2: Canopy area should be calculated in accordance with the Plant Canopy Calculations
worksheet. In order to make these calculations, specific trees will need to be identified on the
landscape plan.
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).
Rev2: Include retaining wall cross sections on plan set. Also show typical planting limits to identify
where retaining wall landscaping can be provided above walls, as requested in comment 14 above.
See example below:
O F I G VRE E.d - TYFI CRL PLANTING LIMITS
.. IN S'iyi e
X'
r•Ou lRi
- r•ae. iu,
---- Zwi _
.. ,
rrn:.+n..+w nw.rr •orad.. �
a•.rdsw wwP+
19. [Comment] Indicate the deed book and page reference for all existing utility easements located on the
property.
Rev2: Comment addressed.
20. [Comment] Portions of parking note on sheet 1 are overlapping and illegible. Please correct.
Rev2: Comment addressed.
Please contact Rachel Falkenstein in the Planning Division by using rfalkenstein@albemarle.org or 434-296-
5832 ext. 3272 for further information.