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HomeMy WebLinkAboutSDP201700079 Review Comments Initial Site Plan 2018-02-13County of Albemarle Department of Community Development Memorandum To: Dave Brockman, Bill Ledbetter From: Megan Yaniglos- Principal Planner Division: Planning Services Date: February 13, 2018 Subject: SDP-2017-079 Old Trail- Block 32- Initial 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. [32.2] Site plans are not required for single family detached homes. The initial approval of this site plan is for the attached units only. A preliminary subdivision plat that requires Site Review will be required for the single family detached units/lots. See end of this email for comments that related to the single family detached lots. Please note, a full subdivision review has not been completed, and therefore additional comments will be provided during that review. 2. [14-234] Private street request is required for Road A (portion). The portion of Road A that is designated as private does not meet the criteria for approval in 14-234(C)(4). See 14-234 for the requirements, justification and finding that will need to be made for the private streets. If the request is made outside of a subdivision application, a fee is required. 3. 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 is required for Road A (private street portion). Please submit justifications 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. As currently designed, staff would not be able to support the exception as a quick review, the findings cannot be met. The fee for the variation and exception 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 (B)(2) and (B)(3) and all of the information required to be submitted by the applicable regulation. when 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. 3. Findings required for an exception. The agent or the commission may approve a request for an exception from any requirement of the applicable regulation upon finding that: (i) because of an unusual situation; including but not limited to, the unusual size; topography, shape of the site or the location of the site; or (ii) when strict adherence to the requirements would result in substantial injustice or hardship by, including but not limited to; resulting in the significant degradation of the site or to adjacent properties; causing a detriment to the public health, safety or welfare. or by inhibiting the orderly development of the area or the application of sound engineering practices. 14-422(F)(2): 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 )(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 full`- achieved. 4. 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. c. The director of planning is authorized to grant a variation upon a determination that the variation: (1) is consistent NAith 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 -%ti7th the purpose and intent of the approved application_ 5. [32.5.2(a); ZMA Application Plan] Show the stream buffer on the site layout and landscape plan sheets. Also, show the conservation/preservation areas per the ZMA. 6. [ZMA COD] Adjust those lots impacting the stream buffer. Per the code of development, no lots shall be located in the buffer. 7. [32.5.2(p)] Street trees should be provided in the open space where it does not conflict with utilities and site distance. 8. [32.5.2(p)] Street trees should be provided on both sides of the street. If there are conflicts with utilities and site distance, they should be provided within and easement on the lot. 9. [32.5.2(p)] Street trees should be provided along private streets. 10. [32.5.2(n)] Provide the sizes on the plan sheets of each of the open space areas. Also, label all of the open space areas on the plan sheets. 11. [32.5.2(b)] Provide a table that shows all the blocks that have been approved and the types of units, with totals provided. 12. [ZMA Proffers] Affordable housing is required for the proffers. Indicate on the plan which units will be affordable. 13. [32.5.2(n)] Show the dimensions for the driveways, sidewalks, and planting strips. 14. [32.5.2(n)] Note the paving material for the driveways, sidewalks, and planting strips. 15. [32.5.2(n)] It appears that some sort of access is located between Lots 29 and 30. Label what this is along with the dimension and material. If this is emergency access, it should include bollards. 16. [32.5.2(b)] Provide the amount of imperious on the site. 17. [32.5.2 (b)] The setbacks listed are incorrect per the current COD for this block. Front min: 5' Front max: 25' Side: 5' Rear: 5' Comments relating to Single Family Detached units and roads: 1. [14-234] Private street requests are required for Roads G, E, and A (portion). The portion of Road A that is designated as private does not meet the criteria for approval in 14- 234(C)(4). See 14-234 for the requirements, justification and finding that will need to be made for the private streets. If the request is made outside of a subdivision application a fee is required. 2. 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 is required for Road A (private street portion). Also, an exception from planting strips and sidewalks on both sides of the street for Roads G and E is required. Please submit justifications that 3 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. As currently designed, staff would not be able to support the exception as a quick review, the findings can not be met. The fee for the variation and exception is $892. Application can be found here. 3. 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. 4. [ZMA COD] Adjust those lots impacting the stream buffer. Per the code of development, no lots shall be located in the buffer. 5. [32.5.2(p); ZMA COD] Street trees should be provided in the open space where it does not conflict with utilities and site distance. 6. [32.5.2(p); ; ZMA COD] Street trees should be provided on both sides of the street. If there are conflicts with utilities and site distance, they should be provided within and easement on the lot. Please contact Megan Yaniglos at the Department of Community Development 296- 5832 ext. 3004 for further information.