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HomeMy WebLinkAboutSUB201700200 Review Comments Final Plat 2017-12-19COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Memorandum To: David Jordan From: Megan Nedostup, Principal Planner Division: Planning Date: December 19, 2017 Subject: SUB2017-200 Rivanna Village- Ph 1 Block A — Final Subdivision Plat 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: 1. [14-302(A)8, COD Sec 3.21 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 71 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 7] 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 (see template provided from SUB2017-155). 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 l'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. " 6. 14.12.6, 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. 7. [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: Comment addressed. 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 addressed. 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. Provide a copy of the Covenants and Restrictions that was sent to the County attorney for another plat (SUB2017-155) for review with this plat. Additionally, , deeds are required for the stormwater, private drainage, trail, and wall easements. 13. [14-206, 14-307.1] Dam Break Inundation Zone. Revise note 414 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 1 S feet. " On the plat please dimension the 15' side setback for all lots. Revise the side setback for Lot F 1 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 3.41 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 1. [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 modify the "phase I 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 (S3,500.00) for each single family detached unit, Three Thousand Dollars ($3,000.00) for each townhouse unit cr other single family attached unit, and Two Thousand, rive Ilundred 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. 2. [COD Sec 3.31 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. — TABLE 3.3 — Lo! Regulations Area and Area and Bulk Setback Regulations Bulk Regulations Regulations_ Minimum Maximum Lot Min. Front Min. Side Min. Rear Lot Size (s f.) Size (s.f_) Setback Setback Setback _ (ft.) Single Family 3,000 None 1f) 5 5 Detached � I Single Family 3.000 None 1O 5 S Attached Villas (e.g- duplex or multiplex) Single Family 1.300 None lO S S Attached Townhouses Non -Residential, N/A N/A UI`i 0'" 0 Multifamily and Mixed -Use Buildings 1. Whenever a unit has a road at its side, the minimum side yard setback is increased to 10 feet. 2. There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of i attachment of two or more single family dwelling units of any type. 3. Intentionally Omitted 4. Building enve opes for individual lots may vary when a utility or landscape easement enrroarhes on a lot to a greater degree than the prescribed setbacks. S. Bu.ld-To Lines: Structures in block D to be built to the property hne along the fiontage of all puhlic roads except where property lines are radii. [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. 4. [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. 5. [14-303(C)] BLA. It appears that you are proposing the same BLA for this plat, as you are for SUB2017-155, revise to include this BLA in only one submittal. You will then need to reference the DB and page number that revised the property boundaries. 6. [ZNW01300012 Proffer 8, Code of Development Section 5.4.11 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. 7. [COD 9.11 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. 8. [14-302(B)(1)] General Information. When the plat is revised, please provide the date of the last revision on the plat.