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HomeMy WebLinkAboutSDP201700057 Review Comments Final Site Plan and Comps. 2018-01-31County of Albemarle Department of Community Development Mcmnrnnrhim To: Dave Brockman, Bill Ledbetter, Jeremy Fox From: Megan Yaniglos- Principal Planner Division: Planning Services Date: October 9. 201 Rev1: January 31, 2018 Subject: SDP-2017-057 Old Trail- Block 22- Final Site Plan The Planner for the Planning Services Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items 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 to the Albemarle County Code.] Requirements: 1. [ZMA Application Plan] Fire Rescue has stated that an emergency access to Block 32 should be provided. Show this on the plan. Rev1: Comment addressed. 2. [32.5.2(b)] List the accessory units in the table on Sheet 3 for the total number of units. So instead of 46 total units, there should be 57, with the 11 for the affordable/accessory counted. Rev1: The units should also be listed under the condo/apartment section for the total of types of units, like what was done for Block 27. Otherwise, the total does not add up for the number of units. 3. [4.12.6] Provide parking calculation for the accessory units. One space must be provided for each unit. This should be shown on the cover sheet. Rev1: Under the "Parking required" on the cover sheet, include the parking calculation for what is required for the accessory units. 4. [4.12.6] In order for the driveway parking to be counted for the guest parking and accessory unit parking, they must meet the minimum size requirements (18'x9') measured from the back of the sidewalk, not the edge of the pavement. Parking is not permitted so that the car is within the sidewalk. Rev1: While this was addressed, staff is not recommending that the landscape strip and sidewalk be switched. The exception/variation will need to be approved ultimately by the Board of Supervisors. Additional information is provided in the comment regarding the requests. If the exception is not approved, adjustments will need to be made to the driveways. 5. [32.7.2.3] Sidewalks should be provided from the units facing Golf drive to the sidewalk along Golf Drive. Rev1: Comment addressed 6. [COD pg 91 Where units are frontloaded, the garages shall be setback a minimum of 3'. Revise to meet this requirement. Rev1: Lots 30, 35, and 36 do not show adequate setback from the porch. [3- ne specie- sizE Rev1: Comment addressed. 8. [32.7.9.8] Provide the calculation for tree canopy required and provided. Rev1: Comment addressed Regarding Waiver/Exception Requests: At this time staff cannot support the requests for modification to the planting strip/sidewalk locations or the request for not providing sidewalk on both sides of the street. The justification of density is not adequate for staff to support those requests. Density can still be achieved by providing smaller unit types and therefore, the facilities would be able to be provided in this Block. Density shall not be to the detriment of the pedestrian facilities and form of development. The COD states that pedestrian access is paramount at Old Trail, and not providing sidewalks is not in keeping with the form of development, as this type of design (sidewalk adjacent to the curb) has not been approved in other sections of Old Trail. If you would like to move forward with these requests, Staff will schedule these as a regular item on the PC agenda. Rev1: The response indicated that you would like to move forward with these requests. These requests will need to go to the PC and the BOS. Two applications with justification will need to be submitted with the fees: 1. Variation from 14-422 that requires the location of the planting strip be between the curb and the sidewalk as well as sidewalk on both sides of the street. Please submit a justification that addresses the criteria below that are located in 14-203.1 and 14-422. Please note the findings that staff will comment on for the staff report, if you wish to address how your variation meets these findings, that would be helpful. The fee for this variation is $892. Application can be found here. 14-203.1 (B): B. Variation or exception from any requirement of section 14-400 et seq. The agent or the commission may vary- or except any requirement of section 14-400 through 14-441 expressly- authorized to be varied or excepted by the agent or the commission, as the case may be; as provided herein: 1. Request for a variation or exception. A subdivider requesting a variation or exception shall submit to the agent a written request stating the reasons for the request and addressing the applicable findings in subsections (13)(2) and (13)(3) and all of the information required to be submitted by the applicable regulation. 'Alien a variation is requested; the subdivider also shall describe the proposed substituted technique, design or materials composing the substituted improvement. The request should be submitted before the site review- committee considers the preliminary plat, if applicable. The agent may, request that the site review committee provide information and a recommendation on any request for a variation or exception. If the commission is authorized to grant the variation or exception; the agent shall forward his and the site committee's recommendations to the commission. ?. Findings required for a variation. The agent or the commission may approve a request for a variation to substitute a required improvement upon finding that because of an unusual situation, the subdivider's substitution of a technique; design or materials of comparable quality, from that required by the applicable regulation results in an improvement that substantially satisfies the overall purposes of this chapter in a manner equal to or exceeding the desired effects of the requirement in the applicable regulation. 14-422(F)(2): �. Consideration. In reviewing a request to vary or except any requirement for planting strips, the commission shall consider whether: (i) a variation or exception to allow a rural cross- section has been granted; (ii) a sidewalk variation or exception has been granted: (iii) reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the neighborhood model, and the applicable neighborhood master plan: and (iv) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. 14-422 (E)(2) 2. Consideration. In reviewing a request to vary or except the requirement for sidewalks, the commission shall consider whether: (i) a variation or exception to allow a rural cross-section has been granted; (ii) a surface other than concrete is more appropriate for the subdivision because of the character of the proposed subdivision and the surrounding neighborhood; (iii) sidewalks on one side of the street are appropriate due to environmental constraints such as streams, stream buffers; steep slopes; floodplain_ or wetlands, or because lots are provided on only one side of the street; (iv) the sidewalks reasonably can connect into an existing or future pedestrian system in the area; (v) the length of the street is so short and the density of the development is so low- that it is unlikely that the sidewalk would be used to an extent that it would provide a public benefit; (vi) an alternate pedestrian system including an alternative pavement could provide more appropriate access throughout the subdivision and to adjoining lands; based on a proposed alternative profile submitted by the subdivider: (-,ii) the sidewalks would be publicly or privately maintained: (-,iii) the waiver promotes the goals of the comprehensive plan, the neighborhood model; and the applicable neighborhood master plan; and (ix) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. 2. A variation from the application plan is also required, as sheet 4 of the application plan shows the street section with the planting strip and sidewalk locations, which you will need to vary. See below for the findings that staff will need to make with this request. The fee for this request is $457. Application can be found here. The director of planning is authorized to grant a variation upon a determination that the variation: (1) is consistent with the goals and objectives of the comprehensive plan; (2) does not increase the approved development density, or intensity of development; (3) does not adversely affect the timing and phasing of development of any other development in the zoning district; (4) does not require a special use permit; and (5) is in general accord with the purpose and intent of the approved application. Please contact Megan Yaniglos at the Department of Community Development 296-5832 ext. 3004 for further information.