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HomeMy WebLinkAboutSDP201700069 Review Comments Appeal to BOS 2018-02-07�°� ar.�,a � r � �1RGINIP 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: 2-7-2018 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) 1. [32.5.2(a), 32.5.2(o)] Areas to be Dedicate. 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. CD1: Comment addressed. 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), 4.191 Front Stepbacks/Non-Infill. List Non-Infill Stepbacks as: ;mot S-teptiaek en Cou ", Green Read the t>,;,,a 'n,,;-a;, ,.. inn w n,,i" inn shall be stepped baek a minimum of ' e et ". Final: Stepbacks only pply to each story that begins above 40' in height or for each story above the 31 story, whichever is less. Additionally, Stepbacks apply to all building on the property that meet these criteria, rather than just buildings that front on a public road. Stepbacks apply to this proposal based on building height. CD1: Comment addressed, stepbacks are not tritmered for this development. Conventional Residential Districts Front Stepback (side view) ti �4: - 13'lOO�WIN �Ypd4 .. Awl a �nrrs .t`cn.,w n rst 4. [32.5.1(c), 4.191 Side Setbacks/Non-Infill Building Separation. %*C"Ik ROW Under the Side Setbacks provide the following note: "Minimum 25�.(R4tabu ) 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. [32.7.2.31 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 alone Mountain Wood Road to the parkin!= lot, currently thev stop short and do not connect to the sidewalks provided alone Mountain Wood Road. CD1: Comment addressed. Also, continue the sidewalks along both public roads; County Green (the eastern most side of the property) and Mountain Wood Road (the western most side of property). The sidewalks stop lust shy of the property lines. Revise so they continue to the property lines, construction in the right-of-way is permitted. CD1: Comment addressed. 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-wav between the sidewalk and the roadway. CD1: Comment addressed. 6. [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. CD1: Comment addressed. Ensure these areas meets the following guidelines as provided in Section 4.16.1: [1. Slope in active recreation areas shall not exceed ten (10) percent. Slope 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 adjoining 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. CD1: Comment addressed. 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. CD1: Comment addressed. 8. [32.5.2(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. CD1: Pending VDOT approval. Additionally, pending approval from ACSA. 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 -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 currentlyappropriately located; however, the 6' landscape -planting strip shall still be provided within the ri hg t-of- wU between the sidewalk and the roadway. CD1: Comment addressed. 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 screeningfor r 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. CD1: Comment addressed; building 400's parking is screened with double staggered row of plantings. 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 Plan Checklist Items, Please Revise: 19. [32.5.2 1b] 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. 132.5.2 i] Streets, easements and travel ways. a. Provide pavement widths of all existing and proposed streets/travelways and sidewalks. Final: Comment addressed. 23. 132.5.2 k] Proposed sewer and drainage facilities. a. Provide direction of flow with arrows for all storm drainage systems. Final: Comment addressed. 24. 132.5.2 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. [32.5.2 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. 132.5.2 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. 132.5.2 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. 132.6.2(k) & 4.171 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. Final: Comment addressed. 28. [32.6.2(k) & 4.171 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-half footcandle. " Final: Comment addressed. 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. Final: Comment addressed. 30. [18.4.31 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. Final: Comment addressed. 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 of building 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 providcd the dcvcloper cntcrs into an agrccmcnt with the County of Albcmarlc 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 I provide the site plan number: "SDP2017-00069" Final: Comment addressed. Please contact Christopher P. Perez in the Planning Division by using cperezkalbemarle.org or 434-296-5832 ext. 3443 for further information.