HomeMy WebLinkAboutSUB201700155 Review Comments Final Plat 2017-12-12COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832
Memorandum
To: David Jordan
From: Christopher Perez, Senior Planner
Division: Planning
Date: December 11, 2017
Subject: SUB2017-155 Rivanna Village — Final Subdivision Plat
(Phases 1: Blocks A, B, C, Dl, E, and Fl)
Department of Community Development has reviewed the above referenced subdivision plat (dated July 7,
2016) against ZMA2013-12 and it's applicable Code of Development (COD), Proffers, Application Plan,
approved Initial Site Plans and approved Road Plan and other codes and ordinances. Comments are
provided below; however, additional comments or conditions may be added or eliminated based on further
review.): [Each comment is preceded by the applicable reference]
Conditions of Preliminary Plat Approval (from approval letter dated November 3, 2016:
[14-302(A)8, COD Sec 3.2] Density. On the final plat provide a table to keep track of the proposed
residential dwelling units being platted by block. These tables shall be updated on each final plat until
total buildout is completed. The table shall match or be similar to the density regulations table
provided in the Code of Development Section 3.2 - Density Regulations. Final: Comment
addressed.
2. [14-302(A)8] Proposed Lots. On the final plat provide a chart/table which lists each lot, its
corresponding block, and associated square footage. Include open space parcels in this chart.
Final: Comment addressed.
3. [COD Sec 8 - Attachment B sheet 7] Open Space/Greenspace Preservation. Revise the labeling of
the open space parcels to correspond to the appropriate block they are located in/being plated from as
well as the type of open space as defined by the rezoning.
For example: `Open Space C' and `Open Space D' are being platted from land located within
Block A thus they shall be relabeled as "Open Space A (1.583 acres) - Open Space/Green Space
Area: Linear Park w/ Trails " and "Open Space AA (1.189 acres) - Open Space/Green Space
Area: Linear Park w/ Trails ". Final: Comment addressed.
The reasoning behind the above request is that these areas in Block A are labeled in Attachment B as
"Linear Park with Trails " (which is a portion of the sites' 13.26 acres of this designation), which is a
part of the sites' "Amenity Area " (which makes up 31.68 acres of the site), which is a part of the
developments total "Open Space/Greenspace Area " (which makes up 37.52 acres of the site).
Excluding areas in Block K Final: Comment addressed.
- Also, to avoid confusion track the Open Space Statistics for the development as page 7 of
Attachment B did (see below). Final: Comment addressed.
4. [Proffer 6, COD Sec 8 - Attachment B sheet 71 Construction and Dedication of Parks and
Recreation Improvements. On the final plat the development shall dedicate and convey to the County
open space parcels for the Linear Park as designated by the rezoning. The dedication of this land shall
be in a form acceptable to the County Attorney and the Director of Planning. Final: Prior to
approval of the final subdivision plat County Planning staff shall coordinate with the Director
of Planning, Parks & Recreation, and the County Engineering to determine if the land shall be
dedicated with this final subdivision plat or at a later date. If it is to happen with this final plat
a deed of dedication shall be required for open space being conveyed to the County (attached is
a template). The deed must be signed by the County Executive once reviewed and approved by the
County Attorney.
Provide the following note: "Open Space Areas are Hereby Dedicated to the County
for Public Use as a Linear Park Area ". Final: Comment addressed.
Provide the following note -."The owner (Rivanna Village) shall construct the trails throughout the
Linear Park Areas within 12 months after approval by the County of
the I st subdivision plat or site plan applicable to any portion of a
block within with the trails are located. " Final: Comment addressed.
5. [Proffer 9] Affordable Housing. The owner shall provide affordable housing equal to 15% of the
total residential units constructed on the property. On the final plat (cover sheet and lot layout) clearly
label which lots are designated as affordable housing to meet the proffer. Also, assure that the
affordable units for the entire development are clearly tracked in a chart provided on the cover sheet,
regardless if any affordable units are proposed for the block(s) being platted.
Final: Comment not adequately addressed. Per the response letter, it is understood that the
applicant has chosen to pay the fee in lieu of building affordable units; however, the plat shall
designate which units are affordable. On the cover sheet and throughout the plat designate
which units are to be affordable (15% of the residential units being platted with this plat are
required). Also, provide a note tracking these calculation on this plat and on all subsequent
plats. Also, provide the following note on the cover sheet that states: "The owner shall
contribute cash to the County in the amount Twenty -One Thousand, One Hundred Fifty Dollars
($21,150) instead of constructing each such required affordable dwelling unit. Such payment shall
be made after completion of the final inspection and prior to the issuance of the certificate of
occupancy for any such unit for which payment in lieu of constructing affordable housing is
made. "
[4.12.6, COD Sec 7.1] Parking. Prior to final plat approval provide a typical lot layout exhibit which
depicts the locations and dimensions of the garages and driveways for all single family detached
units. Also, on the exhibit provide parking calculations for all of the single family detached units
including guest spaces (1 guest space every 4 dwelling units). The exhibit can either be a part of the
final plat or provided as a standalone document for the file. Final: Comment no longer relevant for
SFD units based on the variation approval by the BOS on December 6, 2017.
[14-311] Infrastructure improvement plans. The roads serving these lots were approved under
SUB2015-119. Also, a WPO Plan was approved for phase 1 under WP02014-77. Prior to final plat
approval all necessary improvements shall either be built or bonded. Final: Comment still relevant.
8. [Comment] Right-of-way widths. On the final plat provide dimensions to the various widths for this
right-of-way so that staff may verify what is being dedicated meets the approved road plan. Revise the
width of `Private Alley B' to match the approved road plan which has it at 30' wide.
Final: The plat does not provide a name/label for the alley located in Block E. On the road
plan, it was labeled as "Alley D"; please provide it on the plat. Also, this easement merely is
labeled as variable width. On the plat scale the maximum width of the alley and the minimum
width of the alley.
Additionally, the proposed easement "Private Alley C" is labeled as 22' wide in front of Block
D2; however, after scaling the easement on the final plat it appears to truly be 26' wide, which
coincides with the label on sheet 19. Revise the label throughout the plat to be 26' wide. It needs
to be larger than 22' wide because the alley improvement itself is to be 24' wide. Revise.
Additionally, the physical improvements for Alley A are depicted on the road plans as 24'
wide; however, the easement provided on the final plat for this alley is 22' wide. (See sheet C2.4
of the road plan for improvement width).
Additionally, sheet 19 of the plat does not list all of the Alley Easements and their widths;
rather, it seems to be missing Alley A and Alley C, which are not the same width as Alley B
fronting Block D. List each alley and the easement width on sheet 19. Also, do this for Alley E
(min width and max width and assure it does not go below 20' wide).
Assure all easements are wide enough to accommodate the physical improvements within those
easements (check the approved road plans and the approved site plans for these widths).
9. [Comment] For all public right-of-ways being platted revise the hereby dedicated language to the
following: "Hereby dedicated to the County for public use ". Final: Comment addressed.
10. [14-303(E)] Alley Easements. Easements shown for alleys shall be labeled as "alley easement" and
the easement holder(s) shall be identified on the plat. Revise all easement legends to meet the above
language, example: revise `AE = 20'private access easement" to AE = 20'private alley
easement". Final: Comment not fully addressed. On the plat provide ownership information of
all alley easements - (HOA). Additionally, please specify ownership information for all
easements throughout the plat.
11. [Proffer 3] Route 250 and Eastern Entrance Improvements. "The owner shall either construct left
and right turn lanes on Route 250 at the eastern entrance to the property or bond these
improvements prior to approval of the first site plan or subdivision plat for the development... "
The applicant has chosen to bond the above mentioned improvements. Prior to final subdivision plat
and/or final site plan approval provide documentation that the improvements have been bonded.
Final: Comment still applicable, awaiting bonding to be finalized.
12. [14-317, COD Sec 4.2] Instrument evidencing maintenance of certain improvements. With the final
plat submit an instrument assuring the perpetual maintenance of the private alleys, stormwater
management facilities, private drainage easements, wall maintenance easement, and any other
improvements that are to be maintained by the HOA in perpetuity. Also, in the Declaration of
Covenants, Conditions and Restrictions assure the required provisions of Sec 4.2 COD are met by
providing/developing an Architectural Review Committee. County Attorney approval of this
document is required prior to final plat approval. Final: Comment still relevant. The Declaration
of Covenants, Conditions and Restrictions document was received and has been sent to the
County Attorney for review/approval.
13. [14-206, 14-307.1] Dam Break Inundation Zone. Revise note #14 on sheet 1 as a portion of TMP
08000-00-00-05000 is located within a Federal Dam Break Inundation Zone. Also, depict the limits
of this zone. Final: Comment addressed.
14. [14-302(A)9] Building sites on proposed lots. Provide the following note: "Parcel [letter or number]
and the residue of Tax Map/Parcel [numbers] each contain a building site that complies with section
4.2.1 of the Albemarle County Zoning Ordinance. " Final: Comment addressed.
15. [COD Sec 4.1.2] Materials/Color/Textures. Provide the following note on the plat: `All roof material
throughout the development shall be dark and non- reflective. " Final: Comment addressed.
16. [4.6.4] Rear Yards on Interior Lots. The rear setbacks for lots in Block C are incorrectly shown and
do not take into account the alley easement. The required rear yard shall be measured from the edge
of the alley easement. Revise. Final: Comment no longer relevant because all setbacks have
changed. A new setback comment has been provided below.
17. [COD Sec 3.3] Lot Regulation/Setbacks. Revise note # 13 to include the following setback note: "Side
Setback for any unit which has a road or alley at its side, the minimum side yard setback is increased
to 15 feet. " On the plat please dimension the 15' side setback for all lots. Revise the side setback for
Lot F1 to be 15'. Final: Comment no longer relevant because almost all setbacks have changed
due to the variation request/approval of December 6, 2017. A new setback comment has been
provided below.
18. [COD Sec 3.4] Building Height. Provide a note on the final plat that lists the maximum height of
each structure by block that is being platted. See table 3.4 of the Code of Development as each block
has different heights permitted based on the use. Final: Comment not adequately addressed. The
chart provided on the final plat (note 14) provides minimum and a maximum height; however,
the COD does not provide minimums. Additionally, the COD categorizes maximum heights by
the use type - residential and nonresidential. Revise the chart/plat to provide maximum
building heights in each block by the use type - residential and nonresidential (understand that
these heights are different for the two use types in some occasions).
19. [14-302(a)5] Zoning. Revise note # 13 to list that proffers apply to this development.
Final: Comment addressed.
20. [COD Sec 3.2] Density - Block G. As specified in the Code of Development `Block G' shall have a
minimum of 13 residential units and a maximum of 45 residential units. Assure that the current
proposed platting of the majority of this block as Open Space does not prevent the minimum
residential units from being met. Final: Comment addressed, no longer open space; rather, it is
currently residue.
21. [Recommendation] It is recommended that each note on sheet 1 be separated by a blank line for
purposes of legibility. Final: Recommendation not followed by the applicant.
Additional Planning Comments on the Final Plat
[Comment] The Villas/Block A. The applicant has chosen to modify the current proposal to remove
the Villas/Block A from this final plat and has submitted Block A under a new application
(SUB2017-200). Update this final plat appropriately.
2. [Proffer 2] Cash Proffer for Capital Improvements. The owner shall contribute cash to the County as
stated in proffer #2 to fund capital improvements to mitigate impacts of the development. On the
cover sheet provide the following excerpt from proffer 2 and provide calculations of numbers of each
unit type being platted. (It may be appropriate to modem the `phase 1 lot and open area tabulations"
chart to provide this data; rather, than creating an additional chart).
The cash contributions shall be at the following rates: Three Thousand, Five Hundred Dollars
($3,500.00) for each single family detached unit, Three Thousand Dollars ($3,000.00) for each
townhouse unit c r other single family attached unit, and Two Thousand, Five hundred Dollars
($2,500.00) for each multifamily unit. Residential units paying cash in lieu of an affordable
dwelling unit as provided in paragraph 9, and other affordable dwelling units shall be exempt
from this paragraph 2. The cash contribution shall be paid after completion of the final
inspection and prior to issuance of the certificate of occupancy for such applicable residential
dwelling unit.
3. [COD See 3.3] Lot Regulation/Setbacks. Replace note # 13 with the new setback chart (provided
below) which was approved by the BOS on December 6, 2017. Please do not reword anything in the
chart, merely provide the exact chart on the final plat. Additionally, revise the setbacks and buildable
area depicted on all lots throughout the plat utilizing these new setbacks and the various factors
provided in the chart.
'A B LE 33— uD; Regulations
Area and i Area and Bulk Setback Regulations I
i Bulk Regulations
Regul�ti�n5 _
Minimum --Maximum Lot Min_ Front Min. Side Min. Rear
Lot Size;s.f.) size (s.f_� Setback I Setbscis Setback
(ft.�
Single Family 3,004 Nprne{j 5 5 ---
Detached
Single Family 3,000 None 10 5 5
Attached Villas I I
Je.g_ duplex or
multiple);)
Single Family 1,100 None 10 5 5
Attached I i
7pw illl ou 5 25 _ �. .
Non -Residential. N/A N/A I 015: - (1r`' {]
Multifamily and
Mixed -Use
1. 4Yficnevera unit has a road at its sidrs, thu rninimum side yard setback isinc reased to 10 feet.
2. There shall be no minimum se back;i.c. zero ft.) along -he side prcrprxriy Jive at the point o'
attachrr7erit of two or more single femi'y dwelling Ldnit5 at any type.
3. Intentionally Omitted.
4. HuiIdi-ir v.nveIopes Fprindivi-dual Intl may vary when a utility orIandscape easi2ML4M P.nurod,*:hesnn
a lot to a greate4, degree than the prescribed setbacks.
5_ au:ld -To Lines: Strvrtures in block P to be built to the property lint, along she friinlage of al public
roads except where property Imcs are radii.
4. [COD Sec 3.3] Lot Regulation/Minimum Lot Size. On the cover sheet in the "phase 1 lot and open
space tabulations" chart, provide square footages (SF), as this is what the minimum lot size
calculations in the COD utilize. Additionally, on the cover sheet in the "phase 1 lot and open space
tabulations " chart, next to the acreage please list the unit type to be constructed on the lot, such as:
SFD, SFA Villas, SFA (townhomes), Non -Residential.
[14-302(A)(15)] Property Owner Info. The owner of TMP 93A1-2 is the County of Albemarle and
East Rivanna Volunteer Fire Company Inc. With the proposed boundary line adjustment between
TMP 93A1-4 and TMP 93A1-2, which proposes to add 5 Square Feet (Parcel F) to the County owned
parcel, the County and East Rivanna Vol Fire Comp shall be party to the plat. Add owner information
to the plat, to include addresses, and signature blocks. Also, in your comment response letter explain
why you are attempting to add this acreage to the County parcel. If this BLA is for right-of-way
purposes, the above guidance is not applicable and instead please follow previous guidance for
dedication of public -right-of-ways and discontinue the BLA for this portion.
6. [14-302(B)(6)] Tax Map Parcel Number. A critical typographical error has occurred with regard to
the TMP# throughout the plat for TMP 093A1-00-00-00400. Throughout the plat it is labeled
incorrectly as TMP 093A1-00-00-00040. Also, on sheet 3, the bottom left note references another
incorrect TMP#, specifically for TMP 093A1-00-00-00200. Ensure all TMPs throughout the plat are
correctly identified/referenced. Revise.
7. [14-303(C)] BLA. A critical error has occurred with regard to what is depicted for the boundary line
adjustment/vacation portion of the plat. Provide land hooks to encompassing Parcel H into the
vacation. Also, provide line hooks for the southern boundaries of Parcels E, G, H, and I to indicate
these are to be removed. Also, provide line hooks for the eastern boundary of Parcel L.
8. [ZMA201300012 Proffer 8, Code of Development Section 5.4.1] Landscape Buffer along
Glenmore Way. A portion of the 70' buffer backing up to Lot Al does not appear to be 70'; rather, it
appears the lot crosses into the buffer. Revise the lot line of Lot Al to maintain the 70' buffer.
9. [ZMA201300012 Proffer 6] Parks and Recreational improvements. On Lot E13 provided a
publically dedicated trail easement to connect the proposed trail in Open Space I-E to the public right-
of-way (River Anne Road).
10. [14-302(A)(5)] Public Easements. Why does the public storm drainage easement (STE 20) traverse
directly through the middle of Lot B 12? This dramatically reduces the buildable area of this lot.
Additionally, with the DI for this easement directly in the middle of the frontage of this lot, how is the
driveway serving this lot going to be installed? Possibly the adjacent private alley, please speak to this
in the comment response letter.
11. [14-302(A)(5)] Public Easements. All SWM easements shall be extended to public right-of-ways for
access/maintenance purposes. Consult with Engineering staff on how best to accomplish this. (Ex of
SWMfacilities without access: SWMfacility in Open Space I-B, SWMfacility in Open Space I-E,
SWMfacility in Open Space I -A]... check them all).
12. [14-302(A)(5)] Public Easements. Revise the buildable area of all lots containing a PDE. Buildings
cannot be built over these easements.
13. [14-302(A)(5)] Public Easements. The proposed public drainage easements and any other proposed
public easements shall be labeled as "dedicated to public use ", except easements being dedicated to
ACSA, those shall be labeled as such. Additionally, submitted a deed of dedication and easement for
the public drainage easements depicted on the plat (attached is a template). The deed must be signed
by the County Executive once reviewed and approved by the County Attorney.
14. [COD 9.1] Water & Sewer. VDH provided the following comment: "Connection of the East Rivanna
Volunteer Fire Department to the ACSA sewer system must be completed prior to any development
that would compromise the existing septic system (see Drainfield Easement, Sheets 7 & 8 of 13). "
The final plat shall not be approved until this item has taken place and verified by ACSA. In the
comment response letter, provide the status of this situation.
15. [14-303(M)l Street Names. Road names throughout various sheets of the plat do not match each
other. Ex) Tank Road depicted on sheet 5, and Sycamore Lane depicted on sheet 7. Revise.
16. [14-302(B)(1)] General Information. When the plat is revised, please provide the date of the last
revision on the plat.
17. [Comment] Below is a comment from the initial site plan (SDP2017-36). This comment shall be
addressed before the final plat is approved to assure the proffer is met
2. [ZMA201300012 Proffer 5] Construction of Steamer Drive Improvements. Provide the necessary and
required sidewalk and landscape strip along Steamer Drive adjacent to the Fire Station in Block C. It is
understood that the road plan (SUB2015-119) for this segment of road was already approved without the
sidewalk and only provided street trees; however, it appears this aspect of the plan was approved in error and
these improvements are required by proffer 05. Furthermore, fourteen (14) onstreet guest parking spaces are
proposed adjacent to this strip of land. These spaces shallshall b� a sidewalk for safe movement of
pedestrians between the spaces and the use [Section 4.12.8(c)].
Engineering — Robert Jocz
1. [Sheet 2] Ensure boundary lines encompassing parcel H and the southwestern boundary of parcels E, G,
H, and I are indicated as to be removed.
2. [Sheet 2-3] Parcel A is incorrectly labeled as TMP093A1-00-00-00040, Parcel A is identified as TMP
093A 1-00-00-00400.
3. [Sheet 3] Note at bottom leis of page indicates incorrect TMP. Should state parcel F will join parcel
TMP093A1-00-00-00200, and not TMP093A1-00-00-00020. Ensure all TMPs are correctly identified.
4. [Sheet 9] SDE easements should not conflict with the buildable area. Ensure no structures are
constructed that will conflict with SDE easements lot C4.
5. [Sheet 9] 70' buffer encroaches on lot Al. Additional conservation easement may be needed to prevent
disturbance of buffer.
6. [Sheet 19] Ensure all easement types are included in the easement legend. Some are not included (ex.
SDE).
7. [Sheet 17] Proposed 49' of 15" HDPE proposed on initial site plan submittal SDP201700036 should be
included in a drainage easement. This section of pipe crosses Block D 1. Ensure sections of approved
stormwater infrastructure are covered under drainage easement where necessary.
8. US 250 Road improvements must be bonded prior to final plat approval.
9. SWM agreement was recorded [deed book 4893, page 326] as part of the APPROVED WPO plan
[WP0201700077]. Deed of dedication and easement related to "SWM facility Easement" (template
attached) must be completed and recorded as part of PLAT approval process.
E911— Elise Kiewra
1. Required revisions to road name — see attached comment letter.
Fire and Rescue — Shawn Maddox
1. No objections to the subdivision plat dated July 7, 2016.
Inspections — Michael Dellinger
1. No objection
ACSA — Alex Morrison
1. ACSA comments have been addressed and I recommend approval. I did want to note that it appears
the Table of Contents does not match up with the plat pages, please correct this.
VDOT — Adam Moore
1. Pending review comments, once received staff will forward them to the applicant.
Virginia Department of Health (VDH) — Alan Mazurowski
1. Connection of the East Rivanna Volunteer Fire Department to the ACSA sewer system must be
completed prior to any development that would compromise the existing septic system (see
Drainfield Easement, Sheets 7 & 8 of 13).
Staff has provided references to provisions of Chapter 14 of the Code of the County of Albemarle. The Code
is kept up to date by the County Attorney's office. The Code may found on the County Attorney's website
which may be found under "Departments and Services" at Albemarle.org. In accord with the provisions of
Section 14-229(B) of Chapter 14 of the Code if the developer fails to submit a revised final plat to address all
of the requirements within six (6) months after the date of this letter the application shall be deemed to have
been voluntarily withdrawn by the developer. If you have any questions about these conditions or the submittal
requirements please feel free to contact me at Extension 3443, cperez@albemarle.org.
Sincerely,
Christopher P. Perez, Senior Planner
11
County of Albemarle
Department of Community Development`_
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
PLAN REVIEW COMMENTS - E911
APPLICATION#: SUB201700155
TMP: 093A1-00-00-00300
DATE: 10/11/2017
FROM: Elise Kiewra
ekiewra@albemarle.orq
Geographic Data Services (GDS)
www.albemarle.orq/qds
(434) 296-5832 ext. 3030
The following road names are acceptable:
STEAMER DR (existing)
WINDING ROAD
SWEETGUM LANE
TANK ROAD
The following road names are will need to be changed:
RIVER ANNA ROAD
SYCAMORE LANE
Roads named RIVER ANNA ROAD and SYCAMORE LANE that start with River and Sycamore
already exists elsewhere in the County.
Per Part I, Section 4-i of the County's Road Naming and Property Numbering Manual (page 7 of
PDF).
"No proposed road name shall be approved which begins with a word that appears as the first
word in five or more official road names."
1. RIVER and SYCAMORE are the first words in over 5 road names in the County.
River Anna could also be confused with Rivanna as they sound very similar.
Notes:
Sheet 5 on the plans show Tank Rd, this is actually allowed as a road name. However,
on the rest of the pages this same road is named Sycamore Ln which is not allowed as
described above.
We recommend providing three (3) candidate names for each road to our office for
review, in case your first choices are not acceptable.
A PDF version of the Ordinance and Manual can be found here:
httDs://www.albemarle.ora/upload/imaaes/Forms Center/Departments/Geoaraphic Data Service
s/Forms/Road Namina and Property Numbering Ordinance and Manual.Ddf
Please consult the County's Road Name Index to check your road names prior to submittal. The
Index can be found here: http://www.albemarle.org/albemarle/upload/images/webapps/roads/
Parcel and mapping information can be found here: http://gisweb.albemarle.org/