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HomeMy WebLinkAboutSUB201600213 Review Comments Road Plan and Comps. 2017-01-06County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Memorandum To: Bobby Jocz From: Paty Saternye, Senior Planner Division: Planning Date: January 6, 2017 (revised) Subject: SLTB201600213 Belvedere Phase IIB - Road Plans Fax 434-972-4126 The County of Albemarle Planning Division will grant or recommend approval of the road plans referenced above once the following comments have been addressed: [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] 1. [14-302(A)14 & COD] Land to be dedicated in fee or reserved/green space and amenities (Table 4). It appears that the property line between Lot 160 and the proposed open space at the corner of the Village Green does not match the lot line shown in SUB2014-178, which was recorded in Deed Book 4583 Page 375. Clarify whether a boundary line adjustment will be required and whether the open space, as shown as the hatched area, is the size specified in the open space chart on this road plan. 2. [COD] Provide information and details on how the landscaping requirements for the two open spaces on the corners next the Village Green, will be met. The description of Block 4 green space, on page 12 of the C.O.D., specifies "intensive landscape amenities" for these "edges". [COD] The format and extents of the content of the table provided on the cover sheet for Belvedere Residential Densities does not match those shown on the previous subdivision plats such as SUB2014- 178. Revise the table to be the same format as the two tables shown on Sheet No. V2 of SUB2014-178 but updated to be current and include the proposed development. Both "Tables 1 & 2: Comparison with Approve Rezoning" should be provided and not combined into one table with reduced content as shown on the current submission of the Road Plan. The maximum number of residential lots in Block 7 does not match those shown in the C.O.D. but a variation requested (#53) has been submitted and is under review. Either the requested variation will need to be approved or the road plan modified to match the residential densities specified in the approved C.O.D. before this road plan will be able to be approved. 4. [COD] This road plan exceeds the maximum approvable number of lots in Block 7; this plat brings the total number of Block 7 lots to 36. The COD maximum is 34. A variation request has been submitted for a modification in maximum number of lots in Block 7. Until variation request #52 is approved or the road plan is modified to meet the requirements specified in the approved C.O.D. this road plan will not be approved. [14-302(A)14 & COD] Land to be dedicated in fee or reserved/green space and amenities (Table 4). Provide a table that includes all of the information from Table 4 Green Space Tabulation in the most recent Code of Development (As Revised: July 22, 2014), as the 'Approved with Rezoning', and that also specifies what has already been provided & platted, what is proposed with Phase 1113, the difference from the rezoning, and totals for all of Belvedere. Provide the deed book and page number for the open spaces provide and platted. Refer to SUB201400178 Belvedere Phase IIA-2 Final Subdivision Plat, Sheet No. V1, for an example. The total Open Space number provided on the current submission of the Road Plan does not match what is shown in the C.O.D. A variation request (#54) has been submitted to modify Table 4 Green Space Tabulation and is currently under review. Either the requested variation will need to be approved or the road plan modified to match the open spaces specified in the approved C.O.D. before this road plan will be able to be approved. 6. [Proffer 3.1] 25% open space proffer. The revised table for Green Space Tabulations must show that the 25% open space proffer is being met. 7. [14-302(A)14 & COD] Land to be dedicated in fee or reserved/green space and amenities (Table 4). The conservation area shown on the Application Plan in Block 9 is specified in the C.O.D. to be a minimum of 0.73 acres. A variation has been requested (#54) that would modify the minimum required area. Either the requested variation will need to be approved or the road plan modified to match the open spaces specified in the approved C.O.D. before this road plan will be able to be approved. 8. [14-302(B)8 and COD] Yards. There are proposed lots in Block 9 are reduced to less than 60' width, which do not meet the requirement of Block 9 for 60 + lot widths (see the bottom of page 8 in the COD). A variation request (#55) has been submitted for the widths of Block 9 lots but is still under review. Either the submitted variation will have to be approved, or the lot widths shown on the Road Plan will have to be revised to match the C.O.D., prior to the approval of this road plan. 9. [COD] A third section is required for Belvedere Blvd. Two different sections have been provided for Belvedere Blvd. One of them is adjacent to the Village Green and has a median. The other is farther away from the Village Green and does not have a median. A third section will be required for the portion of the Blvd that is beyond the border of the Neighborhood Model District (NMD) because that portion of the Blvd must meet all standard street design standards, such as 9' wide parallel parking spaces. This has also been specified in the recent planning comments for SUB201600212 Belvedere Phase 4A — Road Plans. Road sections approved with the ZMA and its variations do not apply to areas beyond the NMD border. 10. [COD] Revise the plan view and sectional street view of Belvedere Blvd, in the portion of the road with a median, to match either the Street Standards in the C.O.D. (page 33) or previously submitted variation request #57 that is currently under review. A minimum planting strip of 6' is shown in both the C.O.D. and the submitted variation request. A planting strip is not currently shown as being provided in either the plan view or the section view of this portion of the Blvd on the Road Plan. Also, note that either the submitted variation request will have to be approved, or the road standards shown on the Road Plan will have to be revised to match the C.O.D., prior to the approval of this road plan 11. [COD] Revise Table 8 Road Standards. The table does not match either the Street Standards in the C.O.D. (page 33) or previously submitted variation request #57 that is currently under review. The table specifies that there will be parking on both sides of Road H and I, although the road plan show and variation #57 requests that there be parking only on one side of these streets. Also, each of the rows for roads H and I should specify whether the standard is for the West or East side of the Blvd. Note that either the submitted variation request will have to be approved, or the road standards shown on the Road Plan will have to be revised to match the C.O.D., prior to the approval of this road plan. 12. [COD & SP2007-54] A variation request has been submitted (#57) that would if approved reduce the onstreet parking in the neighborhood from what was specified in the C.O.D. That variation request is currently under review. This road plan show parking on only one side of the Roads H & I on the west side of Belvedere Blvd. Either that variation request will have to be approved, or the Road Plans modified to match the C.O.D. (with any modification required by VDOT, Engineering or Fire Rescue) prior to the approval of this Road Plan. The C.O.D. provides parking on both sides of the road for Roads H & I to the west of the Blvd. This plan also shows parking on only one side of Fowler Street. In reference to the requested reduction in parking specified in variation request #57 keep in mind the following: 1) SP2007-54 was approved with conditions for on -street parking to support the SOCA facility proposed with that application. One of the conditions was to provide street widths to accommodate on - street parking as approved by Engineering. 2) The previously approved variations #16, 17 & 18 (approved on 9/17/09) for the Neighborhood Center mentions that "... Part of the parking requirements may be satisfied using on -street parking, if determined by the County as appropriate..." 3) There are also significant parking needs for the residences within the neighborhood. 13. [SP2007-54 condition of approval #6, 32.5.2(b),] Soccer field parking. The applicant shall demonstrate as a condition of final site plan approval that the on -site parking provided for the use, including on -site on -street parking, is adequate for the proposed use. The Special Use Permit (SP) specifies that parking for the SOCA fields are to be provided in their immediate area and the proposed SOCA fields are adjacent to the area of this road plan. Therefore, any consideration of parking requirements on these streets, and variation request #57 that is currently under review, must consider whether the conditions of the SP will be met. This Road Plan will not be able to be approved until it has been shown that the parking requirement for the SOCA fields will be met. 14. [4.12] Parking. Depict, label, and dimension all on -street parking within Block 9, because of utilities and driveways the number of parking spaces may be greatly reduced, in Block 4 and 7 as well as within the area beyond the NMD boundary. Visually representing the parking spaces will aid in evaluating whether there will be sufficient parking despite the fact that it is parking on only one side of all of the streets except the Blvd is proposed. 15. [COD] The design and standards for the roads and alleys not within the NMD area were not approved with ZMA2004-7. The extension of the private alley beyond the NMD boundary requires approval since it is a type of "Private Street". Private alleys can be approved by the agent administratively in the development area if street frontage exists, or will be provided, for all lots to be served by the alley (14- 236 B.). Provide information that shows that no public agency, including the Virginia Department of Transportation and the County of Albemarle, will be responsible for maintaining the alleys. Also, provide information on whether this extension will be maintained by the Belvedere HOA. If not provide information on who will be maintaining the road and provide the associated maintenance agreements. Work with Planning, Engineering, and Fire/Rescue to establish approvable alley widths and sections. The County Attorney's office will be required to review and approve either the existing HOA documents or any new documents that will be required for the maintenance of the private alleys outside of the NMD area prior to the approval of this Road Plan. 16. [Proffer 5.1] Overlot grading plan proffer. The overlot grading plan proffer must be satisfied for this phase prior to Final Plat approval. If the Road Plan is meant to satisfy the requirement of the Overlot Grading proffer then provide the locations of all driveways and building areas (5.1 (a)) in the Road Flan. 17. [Proffer 5.1] Overlot grading plan proffer. The overlot grading proffer sections 5.1.(e) specifies that "Surface drainage may flow across up to three(3) lots before being collected in a storm sewer or directed to a drainage way outside of the lots. It appears that at least two sections of the proposed development (Lots 42 through 45 and Lots 202 through 208) do not meet this proffer. Revise the storm drainage so that it meets Proffer 5.1(e). 18. [Comment] Adjust the text for Table 9 on the coversheet in the following ways: a. Remove the text next to "Table 9 from Code of Development" that states "No Changes Proposed" because there are changes shown to the table as proposed with variation request # 56, which is currently under review. b. Update the variations listed above the table to include all those currently shown on page 37 of the C.O.D. (revised date July 22, 2014). c. Ensure that the table is correct through variation #43. d. Note that this Road Plan will not be approved until either Variation #56 is approved or the setbacks and setback table is revised to match those in the approved C.O.D. e. Revise the notes, on the cover sheet, so that the addition of wording for the proposed Variation #56 is listed as Note 7, not included in note 2, and ensure that Note 7 is applied to the Side Setbacks and not the Front Build -to from street. 19. [COD] Utilize a different hatch pattern for the "conservation" portions of the Open Space areas shown on the plan. 20. [14-302(A)3] Existing or platted streets. Include in the labels for the roads and alleys the letter designations shown in the Code of Development, and shown on Exhibit 2C of the ZMA exhibits, in addition to street names for ease of review on all sheets. 21. [COD] Provide a section for Fowler Street (Road J) that meets all standard road design guidelines including, but not limited to, 9' wide parallel parking spaces because it is not part of the NMD area. 22. [14-302(B)5] Zoning Classification. The variation dates should be updated to reflect those most recently approved, including 10-3-2012 for variation #48. 23. [14-302(B)5] Zoning Classification. Under "Zoning:" on the coversheet add block 9 to the "Note:" and revise the second sentence to state, "Any remaining portions of Blocks 4 and 7 will be platted with Belvedere Phase 4A." or clarify why this modification would not be correct. 24. [4.6.6, 4.12.6 & 14-302(A)(4)] Lot Access Requirements; Private easements. Provide a temporary grading & construction easement and deed of easement over TMP 06200-00-00-016DO for the proposed grading depicted on the plan. 25. 14-302(A)(5)] Public Easements. Provide the easement and deed of easement for the water line that will extend into TMP 06200-00-00-016D0, just beyond the future connector road next to Lot 201, that is depicted on the road plan. 26. [C.O.D. & 32.7.9.5] Landscaping Along Streets. Revise the landscape plan on Sheet No. 16 to provide the required street tree calculations to assure compliance with the C.O.D. and ordinance. In the calculations provide the amount of street frontage for all of the roads in the road plan and show that the minimum distance between street trees has been met. 27. [14-428] Dedication of streets. Provide the following note on the road plan: All proposed public R/W are hereby dedicated to Albemarle County for Public Use. " 28. [Comment] On the road plan provide the application number SUB2016-213. 29. [Comment] Add a note to Sheet No. 16 that states "sight distance easements are dedicated to public use and shall be kept clear of visual obstructions, including but not limited to fences, structures, and landscaping". 30. [Comment] Provide stop signs at all intersections of alleys with roads/streets. This includes the existing portion of Phillips Alley where the existing stop sign may need to be relocation because of the proposed development. 31. [COD] Include both the minimum and maximum Front Build -to From Street lines on all proposed lots. These can be represented as they were in the previously approved Road Plan SUB 2012-152 Belvedere Phase II Road Plans. 32. [Comment] For all street that are to have parking only on one side provide no parking signs for the other side of the street. 33. [COD] The proposed retain wall, near the back of Lots 197 & 198 is three feet closer to the preservation area then shown in the approve Preliminary Subdivision Plat (SUB2016-119). Either relocate the wall further from the preservation area or demonstrate that the wall can be constructed without affecting the preservationara. Please contact Paty 3�Ye in the Planning Division by using psatemye@albemarle.org or 434-296-5832 ext.3250 for fi th�x/information. i 4