HomeMy WebLinkAboutSDP201700069 Review Comments Appeal to BOS 2018-01-08 (4)�°� ar.�,a
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County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Phone 434-296-5832
Memorandum
To:
William Park & Brasil W. Hamrick Jr.
From:
Christopher P. Perez, Senior Planner
Division:
Planning
Date:
1-8-2018
Subject:
SDP201700069 Brookdale — Final Site Plan
The County of Albemarle Planning Division will approval of the plan referenced above once the following comments have
been satisfactorily addressed:
Conditions of Initial Site Plan approval (March 20, 2017)
[32.5.2(a), 32.5.2(o)] Areas to be Dedicated. On the plan clearly depict and label any areas intended to be dedicated
to public use (such as street right-of-way). Also, provide a note stating that the land is to be dedicated for public use.
Prior to final site plan approval any dedications shall take place on a plat to be reviewed by the County, approved,
and then recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site
plan. Final: Comment still relevant. The final plat (SUB2017-202) has been submitted and comments are
provided. Prior to final site plan approval the final plat shall be approved, and then recorded in the Clerk's
Office. The DB page information of this action shall be provided on the signature set of the final site plan.
Review comments on the final plat are provided at the end of this letter.
2. [32.5.1(c), 4.191 Front Setbacks/Non-Infill. On sheet 1 under Setbacks please label it as a `Non-Infill Setback"
development. Also, this is a double -frontage lot, with frontage on Country Greene Road (State Route 875) and
Mountain Wood Road (State Route 1112). Front maximums do not apply to Mountain Wood Road because of the
presence of significant existing vegetation and steep slopes as provided for in Section 4.19(3). Please document this
on the cover sheet. Final: Comment addressed.
[32.5.1(c), 4.19] Front StepbacksNon-Infill. List Non-Infill
Stepbacks as: 44cent Stepbaek en Cour", Green ad the
third .., r iz,.", inn & Building inn shall b stepped
baek a minimum of ' e et ". Final: Stepbacks only apply to
each story that begins above 40' in height or for each story
above the 3rd story, whichever is less. Additionally, stepbacks
apply to all building on the property that meet these criteria,
rather than iust buildings that front on a public road.
Stepbacks apply to this proposal based on building height.
Conventional Residential Districts
Front Stepback (side view)
4. [32.5.1(c), 4.191 Side Setbacks/Non-Infill Building Separation.
Under the Side Setbacks provide the following note: "Minimum
Side Setback - any building that exceeds 35 feet in height shall be
separated from any other building by 10 feetplus one footfor
each foot the building exceeds 35 feet in height". As proposed
there does not appear to be any problem with your side setbacks/building
separation. Final: Comment addressed.
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[32.7.2.3] Sidewalks and Landscape Strip. Provide the required sidewalks (5 feet wide) and landscaping strips (6
feet wide) along Country Green Road and Mountain Wood Road. The sidewalks along Country Green Road shall
connect to the projects internal sidewalks. The sidewalks along Mountain Wood Road do not need to connect to the
internal sidewalks due to the presence and preservation of the steep terrain/the gulley. Final: Comment partially
addressed. Continue the sidewalk along Mountain Wood Road to the narking lot. currently thev stop short
and do not connect to the sidewalks provided do not connect to the sidewalks provided aloneMountain Wood Road. Road.
Also, continue the sidewalks along both public roads; County Green (the eastern most side of the propert
and Mountain Wood Road (the western most side of property). The sidewalks stop iust shy of the proper
lines. Revise so thev continue to the property lines, construction in the right-of-wav is permitted.
Additionally, label and dimension the 6' landscape -planting strips on each public road. Provide County Green
Road a 6' landscape -planting strip. The street tree plantings as currently depicted are permitted to be pushed
outside of this landscape strip due to the overhead utilities, and are currently appropriately located; however,
the 6' landscape -planting strip shall still be provided within the right-of-way between the sidewalk and the
roadway.
[4.16, 4.16.11 Recreation Area. On the plan provide recreational area calculations (required and provided). The site
is required to provide 200 SF/unit of recreation area onsite in common area or open space, for a minimum of 16,800
SF. Final: The November 30, 2017 letter documenting the substitution is acceptable; however, the plan cites
1.57 acres of passive open space and the letter cites 3 acres. Provide a copy of the substitution letter on the
site plan and ensure the acreage matches/are accurate. Also, on the plan hatch, depict, and label the passive
recreational area being provided.
Ensure these areas meets the followine euidelines as provided in Section 4.16.1: fl. Slone in active recreation
areas shall not exceed ten (10) percent Slone and drainage shall be approved by the county engineer; 2. The size
and shape of each recreation area shall be adequate for the intended use; 3. Groundcover shall consist of turf
grass or contained mulch such as pine bark, shredded tires, or pea gravel; 4. Existing wooded or steep areas may
qualify as passive recreation area provided no other suitable area is available on the site; S. Access shall be
adequate for pedestrians and service vehicles if necessary; 6. Location shall be compatible with adioining uses,
convenient to users and suitable for supervision.) Existing wooded or steep areas may qualify as passive
recreation area provided no other suitable area is available on the site.
7. [4.16.2] Minimum Facilities within the Recreation Areas. Depict and label the location and provide the square
footages of the two (2) required tot lots for the site. Each tot lot shall be a minimum of 2,000 SF in area. Also, on
the final site plan document the amenities provided in these tot lots. The required equipment is outlined in Section
4.16.2.1. Substitutions of equipment or facilities may be approved by the director of planning and community
development, provided they offer a recreational amenity equivalent to the facilities listed above, and are appropriate
to the needs of the occupants. If this is your intent w/ the clubhouse — with the submittal of the final site plan provide
a written request documenting the square footage of the clubhouse building, equipment provided in the clubhouse
which are equivalent, and the appropriate needs of the occupants. Prior to final site plan approval the director of
planning shall assess the request and take an action. Final: The November 30, 2017 letter documenting the
substitution is acceptable; provide a copy of the substitution letter on the site plan.
8. 132.5.2(d), 30.7.4(b)(h)] Steep Slopes. Label all slopes onsite as "managed slopes". Final: Comment addressed.
9. [32.5.1(c)] Dimensions. Throughout the plan dimension all proposed improvements. Final: Comment addressed.
10. [32.5.1(c)] It appears offsite grading is taking place on TMP 76-46A. All required off -site easements must be
approved and recorded prior to final site plan approval. Final: Comment addressed.
11. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as
required by the standards of the Virginia Department of Transportation. VDOT approval of the entrance to the site
shall be required prior to final site plan approval. Final: Comment still relevant. VDOT comments attached.
12. [32.6.2(j)] Landscape Plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final: Comment addressed.
13. [32.5.2(e), 32.7.9.4(c)] Existing Landscape Features. On the landscape plan identify whether existing wooded areas
being preserved are evergreen, deciduous, or a mix thereof. Final: Comment addressed.
14. [32.7.9.51 Street Trees. Street trees are required along all existing streets; provide the required street trees along
Country Green Road and Mountain Wood Road. These requirements are driven by the amount of street frontage.
Entrances are not to be excluded from frontage calculations. Provide street frontage calculations, required and
provided street trees. Final: Provide County Green Road a 6' landscape-plantine strip. The street tree plantings
as currently depicted are permitted to be pushed outside of this landscape strip due to the overhead utilities,
and are currently appropriately located; however, the 6' landscape -planting strip shall still be provided
within the right-of-way between the sidewalk and the roadway.
15. [32.7.9.7(a)(2)] Screening/Parking Areas. Parking areas shall be screened from adjacent residential districts. Revise
the landscape plan to provide the required screening as provided in Sec 32.7.9.7. Final: The screening for the
parking area is not adequate. Because there is not enough space for a double -staggered row of evergreen trees
with a minimum of 20' depth, in order to meet the screening requirement in addition to the single row of
Yoshino Cryptomeria provide a 6' tall wooden fence or wall. Depict, label, and dimension the improvement
on the plan.
16. [32.7.9.5(e)] Shrubs Along Public Streets. The parking area closest to Country Green Road is located so that the
parked cars will be visible from this street, as such additional planting of low street shrubs between the street and
the parking area is required. Provide shrubs in this area that meet the criteria in Section 32.7.9.5(e). Final: Comment
addressed.
17. [32.7.9.8(a)(3)] Tree Canopy. The minimum required tree canopy for the site is 15 percent. Provide calculations on
the final site plan to show this requirement has been met. Final: Comment addressed.
18. [32.7.9.4(b)] Existing trees may be preserved in lieu of planting new plant materials in order to satisfy the
landscaping and screening requirements of section 32.7.9... Final: Comment no longer relevant, as no additional
trees are being saved.
Site' -i Checklist Items, Please Revise:
19. [32.5.2 lb] Scale and size.
a. Provide a scale to the site plan. "The plan shall be prepared to the scale of one (1) inch equals (20) feet or
to another scale approved by the agent in a particular case." Final: Comment addressed.
20. [32.5.2 a] General information.
a. There are errors with the sheet numbering. Please correct. Final: Comment addressed.
b. List uses of abutting parcels. If vacant, list as vacant. Final: Comment addressed.
21. [32.5.2 b] Information regarding the proposed use
a. Include the maximum height of all structures, including the clubhouse.
Final: Comment addressed.
22. [32.5.2 i] Streets, easements and travel ways.
a. Provide pavement widths of all existing and proposed streets/travelways and sidewalks.
Final: Comment addressed.
23. [32.5.2 k] Proposed sewer and drainage facilities.
a. Provide direction of flow with arrows for all storm drainage systems.
Final: Comment addressed.
24. [32.5.2 j] Existing sewer and drainage facilities.
a. Provide indication of existing versus new water, sewer and storm water lines. The legend is inconsistent
with the plan. Final: Comment addressed.
b. Where does the storm water lines discharge? Is there a BMP on the northeastern portion of the site?
Final: Comment addressed.
25. 132.5.2 n] Existing and proposed improvements
a. Indicate the maximum footprint of all buildings. Provide square footages.
b. Depict and Label trash container areas.
c. On the northern end of the site, the parking counts are incorrect. By the maintenance building, there are
11 parking spaces, but the label indicates 12. Across the aisle, there are 5 parking spaces, but the label
indicates 6. Please correct and recalculate parking.
d. Show locations and details of outdoor lighting.
e. Show locations and details of any existing or proposed signs.
Final: Comment addressed.
26. [32.5.2 p] Landscape Plan.
b. Meet the tree spacing regulations from Sec. 32.7.9.5d. Final: Comment addressed.
g. Show the location on the 23 shade trees, identified in the notes. Final: Comment addressed.
27. [32.5.2 r] Symbols and abbreviations.
a. The legend is inconsistent with the site plan. Please correct and use a consistent theme throughout the
plan. Final: Comment addressed.
Additional Comments on the Final Site Plan
27. [32.6.2(k) & 4.17] Lighting Plan. On the lighting plan, clearly depict and label the location of the proposed lights.
It is suggested you modify the symbol sizes and make them stand out more clearly, currently it is unreadable. Also,
provide cutsheets for all three light fixtures and ensure they are provided labels that aid in identifying the fixture in the
lighting calculation chart. If possible, provide a photometric plan that supports the footcandle calculations chart.
28. [32.6.2(k) & 4.17] Lighting Plan. On the lighting plan provide the following standard lighting note: "Each outdoor
luminaire equipped with a lamp that emits 3, 000 or more initial lumens shall be a full cutoff luminaire and shall be
arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The
spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall
not exceed one-halffootcandle. "
29. [32.5.2(p)] Landscape Plan. On the landscape plan, distinguish between tree heights at time of planting and caliper
at time of planting. The Betula nigra "Heritage" is required to be a minimum of 10' tall at time of plantings, provide its
height at time of planting.
30. [18.4.3] Affordable Housing. At least one-half of the additional housing units allowed by this density bonus shall be
developed as affordable housing units that meet the County affordable housing standards listed below. On the cover sheet
and throughout the plan designate and label which units are to be affordable.
b. The initial sale price for sale units or the rental rate for a period of at least ten (10) years for
rental units shall qualify as affordable housing under either the Virginia Housing
Development Authority, Farmers Home Administration or Housing and Urban Development
housing choice voucher program.
c. If rental units, the developer shall enter into an agreement with the County of Albemarle
restricting the rental rates of the affordable units for a period of at least ten (10) years or until
the units are sold as affordable units, whichever comes first.
d. If sale units, the developer shall provide the chief of housing with confirmation of the initial
sale price for the affordable units prior to the issuance ofbuilding permits for the bonus units.
e. Manufactured homes for rent in an approved manufactured home park shall be considered
rental units under this section provided they qualify as affordable housing under the Housing
and Urban Development housing choice voucher program.
f. Manufactured home lots for rent in an approved manufactured home park shall qualify for this
bonus provided the developer enters into an agreement with the County of Albemarle that the
lots shall be available for rent to manufactured home owners for a period of at least ten (10)
years.
g. Manufactured home lots for sale in an approved manufactured home subdivision shall qualify
for this bonus provided the developer restricts the use of the lots to manufactured homes or
other affordable housing for a period of at least ten (10) years.
h. The decision to extend the periods beyond the ten (10) year minimum provided in subsections
(b), (c), (f) and (g) shall be in the sole discretion of the developer.
i. The occupancy of the affordable units shall be restricted to those households with incomes at
or below eighty (80) percent of the area median income for for -sale units and at or below sixty
(60) percent of the area median income for rental units. The chief of housing or his designee
must approve all purchasers of for -sale units based on household income. Prior to issuance of
the first certificate of occupancy for a building providing affordable rental units, the developer
shall enter into a rental rate agreement with the county, approved by the county attorney, that
delineates the terms and conditions pertaining to rental rates, occupancy and reporting during
the minimum ten (10) year period.
31. [Comment] On sheet 1 provide the site plan number: "SDP2017-00069"
Please contact Christopher P. Perez in the Planning Division by using cperezgalbemarle.org or 434-296-5832 ext. 3443
for further information.
County of Albemarle
Department of Community Development
Memorandum
To: Chris Perez
From: Matt Wentland
Date: 20 December 2017
Subject: Brookdale - FSP (SDP201700069)
The final site plan for Brookdale has been reviewed by Engineering. The following comments will need to
be addressed before approval:
1. An approved WPO submittal will be required containing ESC and SWM plans and a
SWPPP before site plan approval (17-300, 17-301).
2. All drainage, stormwater, and Forest & Open Space easements and related deeds will need
to be platted and recorded.
3. Sidewalks should follow VDOT standards and be a minimum of 5' wide (Design
Manual).
4. Engineering recommends all proposed grading be at least 5' from the property or a
temporary grading easement be obtained from the adjacent landowner.
5. All storm pipes carrying water through the site from off -site or VDOT ROW will need to
be in an easement. The pond will also need a stormwater management facility easement
around it with an access easement leading to it from a public street (Design Manual,
DEQ).
6. Any walls proposed in managed slopes will need to be designed to the standards in
Chapter 18.30.7.5. This includes a maximum wall height of 6'.
File: SDP201700069 Brookdale FSP Engineering Comments 12-20-17.doc
Charles A. Kilpatrick, P.E.
Commissioner
.7
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper Virginia 22701
January 4, 2018
Christopher Perez
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP-2017-00069- Brookdale — Final Site Plan
Dear Mr. Perez:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Hamrick Engineering, P.C.,
dated October 23, 2017 and offer the following comments.
Land use
1. Remove easement lines crossing right of way.
2. Plot HGL on storm profiles.
3. Landscaping proposed is in right of way, must be covered by VDOT landscaping permit
and be pruned in accordance with applicable requirements.
4. Please include storm drainage calculations. Please demonstrate that the existing 42"
storm pipe at the outfall is adequate.
Please provide two copies of the revised plan along with a comment response letter. If further
information is desired, please contact Willis C. Bedsaul at 434-422-9866.
A VDOT Land Use Permit will be required prior to any work within the right of way. The
owner/developer must contact the Charlottesville Residency land Use Section at (434) 422-9399
for information pertaining to this process.
Sincerely,
0�.' qxL---
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
WE KEEP VIRGINIA MOVING
From: Elise Kiewra [mailto:ekiewra(&albemarle.orq]
Sent: Wednesday, December 06, 2017 6:56 AM
To: Brasil Hamrick
Cc: 'William Park'; 'Betty Groth'
Subject: RE: Brookdale
Great, I will reserve those road names for you. I had to turn in site plan comments earlier this week so
you may see a note saying the old road names are unacceptable but please just ignore it as this email
overwrites that. Thank you for being flexible.
Elise Kiewra, GISP
GIS Specialist
Division of Information Services
http://gisweb.albemarle.org
ekiewra@albemarle.org
434-296-5832 ext. 3030
From: Brasil Hamrick [mailto:bwheng@verizon.net]
Sent: Tuesday, December 05, 2017 4:27 PM
To: Elise Kiewra <ekiewra@albemarle.org>
Cc: 'William Park'<wpark@pin nacleconstructionva.com>; 'Betty Groth'
<bgroth@pin nacleconstructionva.com>
Subject: RE: Brookdale
Elise:
Let's go with "Upper Brook Ct" off of County Green Road and "Lower Brook Ct" off of Mountainwood.
Thanks
Brasil
Review Comments for SDP201700069 IFinal Plat
Project Name: Brookdale Final
Date Completed: Monday, December 04, 2017 DepartmentlDivisionfAgency: Review Sys:
Reviewer: Michael Dellinger CDD Inspections No Obje-Ction
Page: County of Albemarle Printed On: I 0-VO812018
Review Comments for SDP201700069 Final Plat
Project Name: Brookdale Final
Date Completed: Friday, December 22. 2017 DepartmentfDivisionfAgency: Review Status:
Reviewer: Shawn Maddox Fire Rescue No Objection
Page: County of Albemarle
Printed On: I 0-VO812018