HomeMy WebLinkAboutSUB201600091 Review Comments Final Plat 2017-05-23County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434-296-5832
Memorandum
To: David Jordan (djordan@roudabush.com)
From: Rachel Falkenstein, Senior Planner
Division: Planning
Date: May 23, 2017
Subject: SUB201600091 Wintergreen Farm — Final Subdivision Plat
Fax 434-972-4126
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.
3. [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.
5/8/17 Rev: Comment addressed.
S. [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.
5/8/17 Rev: Comment addressed. Maintenance agreement approved by CA.
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.
5/8/17 Rev: Comment addressed.
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.
5/8/17 Rev: Comment partially addressed, see comments below.
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.
5/8/17 Rev: A tree preservation exhibit (attached) was provided on 5/8/2017. The title block
indicates this sheet was part of the approved road plans for Wintergreen farm; however, this is the
first time staff has seen this exhibit. The following comments pertain to the tree preservation exhibit
and related bonus density calculations.
• The multiplier for density bonuses for R-1 is 0.97 du/ac, not 1 du/ac as shown. Please revise.
• Provide a title, date prepared, and revision dates for tree preservation exhibit.
• The tree preservation exhibit shall be sealed, signed and dated by an authorized preparer
(see section 14-300 or 18-32.6.1(a)).
• List acreages of individual sections of "tree preservation areas" for Phase 1 on exhibit.
• List total acreage within "tree preservation area" for Phase 1 on exhibit and plat.
• Show calculation and list percentage of area included in "tree preservation area" for Phase 1
on exhibit and plat.
• The exhibit indicates that 10% of the site is provided as existing tree preservation area. Yet
plat indicates 20% is provided. Please correct the discrepancy.
Note that approved road plans from July 28, 2016 show only a 5% bonus density for
preservation of 10% of the site in existing wooded areas. (See image provided below).
c Ut VEZOPh &Yr ARFA. , `- !r.;ny,
17UF2AL A'": U,97 DUTAC- MAX 311 Tit 30,000 5F AHAI. LOTS 7H IW Ok
DE•YErm
!Op"EVT AR€A� 1.184 OUTAC. MAY q1N Za0100 9F Ae f- LOTS iM'X W �f �TAlir
FRONTAGE
BONf15 L'E' L CLfASTER DE1ELQMWNT CALW"17(Yi5
STAMAn LF4FL CROSS DEm-crTY 0,97 pV%AC, �p f8 SEC -327.R
+ 5C OFNW7'Y KWUS FCO? STREET THEL-5• AS SFE
+ ,X DENWTY 8MV5 FOR MAINY MNCE OF LV5T&G WOWED AREAS
PRESERI £D)
+ IOX OS7TY BONUS FOR VRWNG ALL LOTS ATTq AN INTE77tVAf
M1
ROAD 51'511cV
= 0.97 x {t+O.?D] = 1. T64 DL,/Ac
PPOPCASED DENSITY J1.97 AC WTHW RURAL AMrA X 0.9700 F 31 UN+TS ALUNO
44.57 A C. WT MIN DE VEL OPMEN T AREA X 1.164 = 52 SITS AU#0
0.59 A C. M' SW SLA NT FH IMP59-7M X U.OWO = 0 UNI T5
NO•TF- LOS MAY NEED 70 BE EDUNATFD KITH FINAL PLAT-nNG M MEET
AIM diAX1W)M DEN$+TY REQU*?EM1ENF5 OR AM770MAL BOWS DENSr7YrlAY
APPLIED FOR AT FTNAI FLA TTING TO ACHIEW ADD? RONAL LOTS.
OPEN SPA CE"
,4Rf:i4 /'1. 22,49 AG. ARFA 0: 0.71 AC.
AREA f2--' 0.18 AC. AREA #V. a t3 AC.
AREA /J: 0.33 AC AREA /7; 0.52 A C.
AREA fk D.12 AC. AREA J& 0.03 AC.
TOTAL pFEN SPACE PROPOSED a 24.07 AC; 24.07 AC / 77.13 AC = .31.2X
TOTAL OPEN SPACE REQUIRED: 77.13 if 259 = 19.28 Air
OPEN SPACE To Be OANED ANLL AAWMNED BY THE HOA. ALL OPEN 5PAGE SHALL
fiESERYI_-D IN A DEED FOR Ti4£ COAMION USE OF LOT OYPNERS N rK S{ aM457
E P+4ESERVAAON: T1.58 ACRES / (77.13 ,AC TOTAL) =15.09 PROWDED.
New comments — final plat
1. [Comment] Show Rural Area/Development Area boundary on plat and/or on overall exhibit sheet.
5/8/17 Rev: Comment addressed.
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.
5/8/17 Rev: Comment addressed.
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.
5/8/17 Rev: Comment addressed.
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.
5/8/17 Rev: Lot 28 does not appear to have an adequate building site if setback lines are redrawn as
required (see comment 9 below).
S. [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.
5/8/17 Rev: Comment not fully addressed. Show calculations to confirm 25% open space is provided.
My calculations indicate 21.8% open space is provided.
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.
5/8/17 Rev: Comment addressed.
7. [14-302(8)(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.
5/8/17 Rev: Comment addressed.
8. [14-302(8)(8)] Setback note references a code of development. This reference is not applicable to the
site and should be deleted.
5/8/17 Rev: Comment addressed.
9. [14-302(8)(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.
5/8/17 Rev: See attached diagram demonstrating how to determine setback lines for lots on cul-de-
sacs. Revise setback lines for lots 8-9, 14-18, and 28-32.
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.
5/8/17 Rev: Comment addressed.
11. [Comment] Show Rural Area/Development Area boundary on plat, and show on overall exhibit to
demonstrate where boundary is.
5/8/17 Rev: Comment addressed.
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 rfalkenstein@albemarle.org or 434-296-
5832 ext. 3272 for further information.
DETRMINING FRONT AND OR REAR BUILDING SETBACK WHEN
THE LOT WIDTH IS NOT UNIFORM FOR THE ENTIRE LOT
Measure the distance betw
A&Btoget C
Start the measurement for
width at'/z C. Adjustment
the line upwards is needed
achieve full lot width.
0
should be at right angles
side lot lines and are as
is the lot width required
e district.
LOT REGULATIONS
4.6 LOT REGULATIONS
4.6.1 FRONTAGE AND LOT WIDTH MEASUREMENTS
Lot frontage and the minimum lot width shall be established as follows:
a. Except as otherwise provided in sections 4.6.1 and 4.6.6, every lot shall front on an existing public street, or
a street dedicated by subdivision plat and maintained or designed and built to be maintained by the Virginia
Department of Transportation, except that private roads shall be permitted in accordance with section 14-514
of Chapter 14 of the Code of Albemarle.
b. Except as specifically permitted in this section, frontage shall not be less than required by the regulations of
the district in which the lot or parcel is located.
1. Frontage on a public street cul-de-sac or on a private road cul-de-sac may be reduced provided that
driveway separation shall be in accordance with Virginia Department of Transportation standards.
(Diagram 2)
2. For a lot located at the end of an access easement, frontage shall not be less than the full width of
such easement. For a lot served by a shared driveway or alley, frontage shall be provided along a public
street or private road. (Diagram 1)
c. Minimum lot width shall be at least the same distance as the frontage required for the district in which such
lot is located. The depth of front and rear yards shall be established where minimum lot width is achievable but
shall not be less in depth than required for the district in which such lot is located. Minimum lot width shall be
maintained between the front and rear yard. Lot width shall not be reduced under section 4.6.1(b).
(Diagram 2)
Diagram 1: Frontage at the
end of an Access Easement
B - Width
of Access
Easement
Diagram 2: Frontage at end of cul-de-sac and lot width requirement
For parcels Zoned RA, VR, R-1 and R-2
�E-------------------
Dwelling ;
` -
E----- ----
V
This is the point where
the minimum lot width is
achievable. Thus is the
setback line.
This is the point where
the Front Yard setback is
met.
A - Frontage reduced below
minimum at cul-de-sac