HomeMy WebLinkAboutSUB201600091 Review Comments 2016-05-25 mow ot,A1432.,
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville,VA, 22902
Phone 434-296-5832 Fax 434-972-4126
Memorandum
To: David Jordan (djordan@roudabush.com)
From: Rachel Falkenstein, Senior Planner
Division: Planning
Date: May 25, 2016
Subject: SUB201600091 Wintergreen Farm—Final Subdivision Plat
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 Approval (from letter dated 1/7/15)
1. [14.401] Double frontage lots. Show width of open space between Redfields Road and Lots 42-43 and
57-58. Open space width must be at least 20 feet. Open space between the lots and the rear street
needs to be at least 20' wide to not be considered double frontage.
Final: Comment addressed
2. [4.2.6] Critical Slopes. Public utility and other public facilities necessary to allow use of the parcel can
be located within critical slopes and stream buffers, provided that the applicant demonstrates that no
reasonable alternative location or alignment exists. Several utility lines cross through areas of critical
slopes and the stream buffer where it looks like it could be realigned to avoid the slopes and most of
the stream buffer. Either demonstrate that this alignment is necessary or relocate the sewer line to
avoid the stream buffer and slopes where possible.
Final:Comment addressed; alignment required by ACSA.
[14-410]Standards for alleys and streets-Layout. Each street shall be configured, to the extent
practicable,to provide vehicular and pedestrian interconnections within the subdivision. Attempt to
provide interconnections between subdivision streets where possible.
Final: Comment addressed; applicant has stated connections would cause impacts to steep slopes
and natural drainage area.
4. [14-308] Floodplain and topographic information. Submit information to demonstrate that damage
from flooding will be minimized with final plat as required by this section.
Final: Information needed to be determined by engineering.
5. [14-317] Instrument evidencing maintenance of certain improvements. Submit with the final plat an
instrument assuring the perpetual maintenance of street trees, open space and any other
improvements that are to be maintained in perpetuity.
Final:Submit maintenance agreement for maintenance of common areas.
6. [14.401] Proposed facilities. Show the locations of proposed on street parking. Parking calculations will
need to be provided on final plat.
Final:Comment addressed with road plans.
7. [14-311] Infrastructure improvement plans. Road Plans and WPO application must be approved, all
required improvements must be built or bonded, and all required Deeds and Declarations must be
reviewed and approved prior to Final Plat approval.
Final: Road plans and WPO plans are currently under review.
8. [18-13.4.1] Bonus factors for Environmental Standards. Bonus factors shall not be permitted for any
improvement or design feature already required by the ordinance.Tree preservation of Flood Plain
within the rural areas portion of the development is a required feature and therefore cannot be
counted toward bonus density area. Show tree preservation bonus calculations that do not include any
areas within the rural area flood plain.
Final:Comment not addressed. Provide calculations to show what bonus factors are used and any
necessary supplementary information to review bonus factors.
9. [18-13.4.1] Bonus factors for Environmental Standards. With final plat, provide an exhibit which shows
that all tree preservation areas meet the definition of a wooded area from Section 3.1 of the zoning
ordinance.
Final:Comment not addressed. If woodland preservation bonus is to be used, provide exhibit
demonstrating woodland areas comply with section 3.1.
New comments—final plat
1. [Comment] Show Rural Area/Development Area boundary on plat and/or on overall exhibit sheet.
2. [14-302(A)(8)] Lots within Rural Area (this appears to be lots 28-32) must meet standard level cluster
development lot requirements from Sec 13.3. Lots must be a minimum of 30,000 sq. ft. and have a
have minimum of 100 ft of frontage/lot width.
3. [14-302(A)(8)] Lot 26 does not appear to have adequate lot width. Lots within the development areas
portion must be a minimum of 80' in width.
4. [14-302(A)(9)]Adequate building sites are required for each lot. Building sites should be the size of the
dwelling footprint plus the area of setbacks/yards. Several of the proposed lots are significantly
impacted by stream buffer, floodplain and critical or preserved slopes (lots 25-31 in particular).
Adequate building site must be provided outside of these features.The preliminary plat
(SUB201400111)showed a typical building site diagram (copied below) showing a 6038 sq ft building
site. However, it does not appear that some lots have adequate space for the proposed building
footprint. Provide typical building diagram and proposed building site minimum size on plat and
ensure that all lots provide minimum required building site.
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5. [14-302(A)(14)] List total acreage to be reserved in common open space and calculate percentage of
land area in common open space.A minimum of 25%of the total land area shall be maintained in
common open space throughout all phases of the development to qualify for cluster development lot
size requirements.
6. [14-302(A)(14)] Provide calculations to demonstrate that open space meets the requirements of
Section 4.7: Not more than eighty(80) percent of the minimum required open space shall consist of
the following: (i) land located within the one-hundred year flood plain; (ii) land subject to occasional,
common or frequent flooding as defined in Table 16 Soil and Water Features of the United States
Department of Agriculture Soil Conservation Service, Soil Survey of Albemarle County,Virginia,August,
1985; (iii) critical or preserved slopes; and (iv) land devoted to stormwater management facilities or
flood control devices, except where the facility or feature is incorporated into a permanent pond, lake
or other water feature deemed by the agent to constitute a desirable open space amenity.
7. [14-302(6)(8)] Note that setbacks requirements have changed since preliminary plat approval.The
subdivider has the option of using setbacks in place at the time of preliminary approval (as shown on
the plat) or applying new setbacks from section 4.19 that have smaller required minimum yards.
8. [14-302(6)(8)]Setback note references a code of development.This reference is not applicable to the
site and should be deleted.
9. [14-302(B)(8)]The depth of front and rear yards for lots fronting on cul-de-sacs shall be established
where minimum lot width is achievable. Front setback lines for lots 8, 16-18, and 28-32 do not appear
to meet this requirement. Amend setback line for these lots and label setback distance from edge of
right of way for these lots.
10. [14-303(D)] More clearly identify residue parcel(s) and acreage of residues. Boundaries and TMPs of
residue parcels are not clear on plat and it is difficult to distinguish residue from open space. Overall
exhibit should also show residue parcels and list acreages.
11. [Comment] Show Rural Area/Development Area boundary on plat, and show on overall exhibit to
demonstrate where boundary is.
12. [Comment] This plat cannot be approved until Engineering, ACSA, VDOT, E911, and Fire Rescue
complete their reviews and grant their approval. E911 and comments are attached. Additional
reviewer's comments will be forwarded upon receipt.
Please contact Rachel Falkenstein in the Planning Division by using rfalkensteinPalbemarle.org or 434-296-
5832 ext. 3272 for further information.