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HomeMy WebLinkAboutSUB201600194 Review Comments Final Plat 2017-06-05County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Memorandum To: Bob Hauser (rhauser@stonehaus.net) From: Paty Saternye, Senior Planner Division: Planning Date: December 12, 2016 Rev. 1: June 5, 2017 Subject: SUB 201600194 Belvedere — Special Lot Fax 434-972-4126 The County of Albemarle Planning Division will approve 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.] [Proffer 3.2, 14-302 (A)(14) & 14-426] Greenway proffer. Proffer 3.2 states that "The greenway will be conveyed in the form of a general warranty deed...". The submitted plat, although submitted as a "special lot" is titled as an easement and the labels on the proposed greenway state "New Greenway trail easement", which is very confusing. The reference to a "general warranty deed" in the proffer is referring to a "fee simple" dedication and not an "easement". Change the plat, in title and in labels, to be for a fee simple dedication, and not an easement, to the County for public use. Rev. 1: Comment not fully addressed. The plat has been updated to be for a "fee simple" special lot. However the deed still has wording and sections that are meant for an easement and not a fee simple transfer of land. See the County Attorney's Office comment. Use the deed provided by the County Attorney's Office, modified from a standard template the County provides, that has been attached and will also be provided in an Word document file for your use. 2. [Proffer 3.2, 14-302 (A)(14) & 14-426] Greenway proffer. Add a note on the coversheet that specifies that the land is to be dedicated to the County for public use. Rev. 1: Comment not fully addressed. The note has been provided but should be revised either to not specify specific sheets of the plat or to include all sheets of the plat that show the proposed "New Greenway Trail Parcel"_ Sheet VR shows the "New Greenway Trail Parcel" but is not specified in the note and Sheet V2 does not show the proposed parcel. 3. [Proffer 3.2, 14-302 (A)(14) & 14-426] Greenway proffer. Proffer 3.2 specifies the dedication of "... a strip of land no less than one hundred (100) feet in width...". There are at least three areas in which there is less than 100' between the edge of the river and the proposed greenway boundary. These can be seen where the existing 100' Stream Buffer is further away from the river than the proposed greenway boundary. Areas like this can been seen on Sheet. No. V4 & V5. Ensure that the proposed greenway area has a width of at least 100' of land for its whole length along the river. Rev. 1: Comment not fully addressed. On sheet V4 there is still a small portion of the New Greenwav Trail Parcel that appears to be less than 100' wide, based on the "stream buffer" line. Revise the plat to ensure that the New Greenway Trail Parcel has at least 100' width from the edge of the river. 4. [Proffer 3.2, 14-302 (A)(14) & 14-426] 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 this special lot plat, 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. Ensure that, if it is approved prior to this special lot plat, the open space modifications for the recently requested variations are included in the open space chart for this plat. Rev. 1: Comment not fully addressed. Address the following: • This table must include all open spaces for Belvedere and no information on provided open spaces is provided for Block 1 and most of Block 2. Provide all required information on the open space for Blocks 1 & 2. If they are platted show them as such. If they have not been platted as a separate parcel but have been shown as open space on an approved final site plan provide that information as well but specify the difference. • Depending on the timing of approvals the "Proposed with Phase IIB" should either be removed or integrated into the "Platted" portion of the table. • Depending on the timing of approvals the "Platted" "Other Green Space" for block 9A or 0.43 acres may or may not be included in this table. It was not included in SUB2014-178 and it shown as "Open Space/Conservation Area" and not "Other Green Space" in the C.O.D. It is proposed to be integrated with variation request #54, but that variation request has not vet been approved. • Depending on the timing of approvals the 0.05 AC of "Open Space" in Block 9, next to "Lot 201" may or may not be included in this table. It is also designated on the ZMA graphics as "Open Space/Conservation Area" and not "Other Green Space". • Discuss the timing of different submittals with the plan reviewer in order to coordinate the submittals and the timing of when specific items should or should not be included in the open space chart. • The Green Space tabulation provide is the one that was approved with the rezoning and through variation #52. There is currently a variation request submitted and under review. If that variation is approved prior to the approval of this special plat the table provided on the coversheet will need to be updated to take any newly approved variation into account. 5. [14-302(A)(1)] Name of subdivision. Revise the name of the plat to specify that it is a special lot and a boundary line adjustment (BI.A) plat. See comments below for reference to the BI A. Rev. 1: Comment addressed. 6. [14-302(A)(3)&(6)] Existing or platted streets; Alleys and shred driveways. There is line work for existing roads and trails that is shown on Sheet No. V5 and no other sheet. Also, at least one of the roads or trail lines on V5 appears to continue on to the next sheet, V4. However, no roads or trails are shown on any other sheet except V5. Ensure that all existing and proposed trails and roads are clearly represented and to their full extent within the subject parcels. The COD states that "Several trail connections will be made through adjacent stream corridors that will provide access to this Riverfront amenity area." and the ZMA graphics, exhibit 21C' shows a connection to the riverfront trails. Provide information on how these trail requirement either have already or will be met. Rev. 1: Comment not fully addressed. The line work has been added to the sheet of the plat and the legends for the roads and trails. However, only sheet V3 has a label specifying "Hiking Trails". Add labels to the other sheets where the linework is shown and specify with the labels if they are trails or roads since the legend uses the sinale linetvne for both. 7. [14-30:2(A)(4)&(5)) Private F_asements; Public Easements. If the existing roads or trails within the subject parcels have easements provide all required information on those easements. Rev. 1: Comment .ddressed. 8. [14-302(A)(4)&(5)] Private Easements; Public Easements. Provide information on, and an explanation of, the "grading and access easement' shown on Sheet No. V6. This proposed easement is shown within the existing preservation easement. Provide information which specifies that a grading and access easement can be added within the preservation easement. Rev. 1: The creation of a non-contiguous residue, as part of a parcel that it is not attached to, is no longer allowed. Parcels created with a new plat must meet all lot requirement including among things road frontage and water and sewer, with the exception special lots and open spaces. See comments from Zoning (612/2017) on this "non-contiguous residue" and the options that are available for this area since it is part of the Belvedere NMD. Address the comment from zoning and specify it as open space or dedicate it to the County. Please note that if the area is specified as open space the area within the "Proffered 100' Reserved RM", although designated as open space, should not be counted towards the required "Rivanna River Bottom Land" portion of the open space calculations. [14-302(A)(7), 14-303(C)&(E)] Existing and departing lot lines; Boundary lines; Dimension standards and information on all lots, streets, alleys, easements, and shared driveways. Address the following comments: Show existing lot lines and proposed lot lines for the new greenway special lot in a way that differentiates them. Rev_. 1: Comment Addressed. • Add existing and proposed lot lines to the legend. Rev. 1: Comment not addressed. Add an entry for the boundary lines to the legends on the sheets. It appears that some of the boundary bearing and distance labels are missing for TMP 62-2c and the proposed greenway lot on Sheets No. V3, V4, & V5. Ensure that all bearing and distance labels for the lots are provided. Rev. 1: Comment not fully addressed. Address the following: o The boundary lines of the Norfolk Southern Railroad RM does not appear to be correct. It does not match the boundary shown in Deed Book 4571 Page 300. Either revise the property line, shown on sheets V2, V6, V7 & V8 to be correct or provide information on changes to the boundary since the previous plat was recorded. o Add bearing and distance lines on the Norfolk Southern Railroad R/W boundary lines. o Revise the "Approximate Location Proffered 100' Reserved R/W" so that it is accurately shown 100' off of the railroad right-of-way. o Provide the bearing for the 709.72' boundary line, on the south side of the Proposed Greenwav Trail Parcel, and provide a bearing and distance for the remaining portion of that boundary line that will not be part of the proposed Greenwav Trail Parcel. o Provide the distance for the third portion of the 827.04' long boundary of the proposed Greenwav Trail Parcel in the southwest corner of the proposed parcel. There are labels for the 406.46' and 24.75' portions of that boundary but not the remaining portion. o On Sheet V4, for that same proposed boundary line, there is a note that says "See Sheet V2 for Boundary Line Call". This must be updated since a sheet was added and that boundary call is now on Sheet V3. o Just north of the "See Sheet V2 for Boundary Line Call" note there is a boundary that does not have any bearing specified and is missing a distance on one of its sections. Add the required boundary information to this boundary line. o Near the top of Sheet V4 there is a label that says "See Sheet V4 for Boundary Line Call". Since a sheet was added to the plat this should state "See Sheet V5 for Boundary Line Call". o On Sheet V5 there is a label that says "See Sheet V3 for Boundary Line Call". _Since a sheet was added to the plat this should state "See Sheet V4 for Boundary Line Call". o On Sheet V6 there is a label that says "See Sheet V4 for Boundary Line Call". Since a sheet was added to the plat this should state "See Sheet V5 for Boundary Line Call". o On Sheet V7 there is a label that says "See Sheet V5 for Boundary Line Call". Since a sheet was added to the plat this should state "See Sheet V6 for Boundary Line Call". o On Sheet V8 there is a label that says "See Sheet V6 for Boundary Line Call". Since a sheet was added to the plat this should state "See Sheet V7 for Boundary Line Call". o Provide a bearing for the proposed Greenway Trail Parcel line along the railroad r/w at the northern edge of the proposed parcel. Point "A" specified in note #6 does not appear to be shown on the plat. Show and label Point «A» Rev. 1: Comment addressed. If the boundary lines within the river, including those between Point "A" and Point "B, are meant to represent the center of the river then add leader lines from the labels for the center line of the river to the lines representing the center of the river. The labels are not located close enough to the lines for this to be obvious. Rev. 1: Comment addressed. 10. [14-302(A)(7)] The line work on the coversheet, for both the vicinity map and the existing features of the larger site, are not legible. Increase is darkness and/or width of lines so that they can be distinguished on the plat even when copied or scanned. Rev. 1: Comment not fully addressed. The existinq parcel line that divides TMP62A3-1 and TMP62-2C is not fully shown in the existing features graphics on the cover sheet. Ensure the full length of that existing parcel line is shown. 11. [14-303(C)&(E), 14-303(B)&(F)] Boundary lines; Dimension standards and information on all lots, streets, alleys, easements, and shared driveways; Section name or number; Identification of sections, blocks and lots. Provide all required information on residue lots created by the special lot. The creation of the special lot will result in the creation of two residue lots form TMP 62-2C. However, these residue lots are not labeled, dimensioned, or calculated. They must also be shown to be code compliant or they need to be combined with another existing lot. Reno. 1: Comment not fully addressed. There is still one residue lot shown on the plat that is not contiguous and would not meet all of the requirements of the subdivision and zoning ordinances. It is also part of the the Belvedere NMD and must meet its requirements. See the Zoninq comments and comment # 8 above. Update the coversheet "Area Table" once this is resolved. 12. [14-302(A)(9) & 14-406] Building sites on proposed lots; Remnants. Provide a "Building Sites:" note to specify that the residue of parcel TMP 62A3-1 contains a building site which complies with the CODE. The two areas of residue of TMP 62-2C would not contain a building site. Provide all required information on residue parcels and ensure all resulting parcels can meet code requirements. Rev. 1: Comment not fully addressed. The non -continuous residue of TMP 62A3-1 & 62- 2C, at the furthest north portion of the site and shown on sheets V7 and V8, does not appear to meet the minimum requirements for a lot. The residue is also zoned NMD and must meet the requirements of the ZMA and Code of Development. See the zonina comment and comments #8 and 11 above. 13. [1 4-302(A)(1 5) & 14-314] Identification of all owners and certain interest holders; identification of all interest of the County in property. Provide the address of the owner of the two parcels effected by this special lot plat. Specify the owner of the preservation easement. Specify who will be the owner of the proposed grading and access easement. Add a note that specifies that the Greenway special lot is to be dedicated to the County for public use. Rev. 1: Comment not fully addressed. The address shown on sheet V2 for Bondstone Ventures. LLC is not the same address as shown on the County's Online GIS property data. Confirm that the address provided is the current address of Bondstone Ventures, LLC. 4 14. [14-302(B)(5)] Zoning classification. Revise note 8 to specify that TMP 62-2C is zoned NMD and that TMP 62A3­1 is split zoned as both R4 and NMD. Rev. 1: Comment addressed. 15. [14-302(B)(6)] Tax Map and Parcel Number. On the coversheet, when specifying the name and addresses of the owners of the lots, include information on both TMP 62-2C and TMP 62A3-1 since both of these lots are impacted by this special lot plat. Rev. 1: Comment addressed. 16. [14-302(B)(8) and COD] Yards. Add a note on the coversheet that specifies the yards for both the R4 and NMD zoned portion of the two subject lots. For the NMD portion of the note it can refer to Table 9 in Belvedere's COD. Rev. 1: Comment not fully addressed. Address the following: • There is a variation request submitted that will modify the yards/setback for some of the Belvedere NMD lots. If this is approved prior to the approval of this plat the yard information will need to be updated on this plat prior to approval. • Add a note with the "Building setbacks for NMD Zoned Areas:" that specifies that the setbacks shown are those for the C.O.D. through Variation #52. • There is a type in the "Building Setbacks for R4 Zoned Areas:". The rear setback minimum should be 20', not 2'. • Include the maximum setbacks for the front, garage, side, and rear in the "Building Setbacks for R4 Zoned Areas:". 17. [14-303(D)] Acreage of lots. Include a calculation for the existing and proposed TMP 62-2C, 62A3-1, Greenway special lot parcel and any residue parcels. Rev. 1: Comment not fully addressed. Update the "Area Table:" to address the comments above about the non-contiguous parcel being designated as open space or dedicated to the County. 18. [COD 4.2] The line work for the Future North Free State Connector Fxtension Road, which is parallel o the railroad tracks, is not legible. increEse its darkness and/or width of line so that it can be distinguished on the plat even when copied or scanned. Rev. 1: Comment Addressed. 19. [14-302(A)(7)] The line work on the coversheet, for both the vicinity map and the existing features of the larger site, are not legible. Increase is darkness and/or width of lines so that they can be distinguished on the plat even when copied or scanned. Rev. 1: Comment not fully addressed. The existina parcel line that divides TMP62A3-1 and TMP62-2C is not fully shown in the existing features graphics on the cover sheet. Ensure the full length of that existing parcel line is shown. 20. [Comment] See zonings comments on the revisions to the declaration of restriction. As stated in an email on 3/30/16, zoning requested to review the "Amendment to Declaration of Aquatic and Wetlands Restrictions" before it is recorded. Rev. 1: Comment not fully addressed. Declaration has been submitted. however the following still needs to be addressed: o DEQ has requested changes to the proposed declaration that must be addressed. o The date specified for the Proffers appears to be incorrect. The date of the proffer signatures was October 10, 2005, not October 19, 2005. Revise this date in the declaration or provide information on what the date shown is correct. o When the declaration is ready for signatures the date specified as the date of the amendment will need to be updated. April 2017 is no longer correct. 21. [Comment] A deed of dedication for the greenway area must be submitted to the County for review and approval. The special lot plat will not be approved until the deed of dedication is approved by the County Attorney's office and Zoning. The deed of dedication is to be recorded with the plat. Rev. 1: Comment not fully addressed. Deed of dedication has been submitted. However it is still includes wordinq as if an easement was beinq dedicated and not a fee simple lot being transferred. See the County Attorney's office's comments. Attached find a new deed that has been edited by the Coutny Attorney's office. A Word document form of the new deed will be provided for use. 22. [Comment] As noted in RWSA comments, show and label the RWSA sewer line showing ownership and sizes. Rev. 1: Comment not fully addressed. As discussed with the applicant, RWSA has agreed to provide the as -built plans so that the information can be added to the plat. Once the as - built is available it will be forwarded to you. Revise the plat to include the information specified comment. 23. [Comment] Comments from other reviewers are attached. Engineering had no objection. Comments from Parks and Recreation, the County Attorney's office, Zoning, RWSA, and ACSA must be addressed before this Special Plat will be approved. Rev. 1: Comments from other reviewers are attached. Comments from County Attorney's office Zoning, RWSA, and DEQ must be addressed before this Special Plat will be approved. The DEQ comments on the deed were sent to you directly and have not been attached to this document. 24. [NEW COMMENTI Specify on the plat in a note below Table 4 on the cover sheet when, and with what instrument, the remaining 8.34 acres of "Rivanna River Bottomland" listed in Table 4 of the Code of Please contact PZt"e in the Planning Division by using psaternye(abalbemarle.org or 434-296-5832 ext. 3250 for further ofti .