HomeMy WebLinkAboutSUB201700188 Review Comments Preliminary Plat 2017-12-20 COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
December 20, 2017
Ryan Yauger, P.E.
Bohler Engineering VA, LLC
28 Blackwell Park Lane
Warrenton, VA 20175
ryauger@bohlereng.com
RE: SUB201700188 Brookhill Section 5A, Blocks 16 and 17 – Preliminary Plat
Dear Mr. Yauger:
The Site Review Committee has reviewed the development proposal referenced above. Initial comments
from the following divisions of the Department of Community Development and other agencies, as
applicable, are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (En gineer) (attached)
Albemarle County Information Services (E911) (attached)
Albemarle County Building Inspections
Albemarle County Department of Fire Rescue
Albemarle County Service Authority
Rivanna Water and Sewer Authority
Virginia Department of Transportation (attached)
Thomas Jefferson Health District (attached)
Comments reflect information available at the time the development proposal was reviewed, and should
not be considered final. However, the Site Review Committee has attempted to identify all issues that
will be required to be resolved prior to Final Plat approval. Prior to preliminary plat approval a
resubmittal of the plat is required. The applicant shall request the project be deferred to allow required
revisions.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
Cameron Langille
Senior Planner
CC:
Alan Taylor
Riverbend Development
321 E. Main Street
Charlottesville, VA 22902
alan@riverbenddev.com
Albemarle County Planning Services (Planner) – Cameron Langille, blangille@albemarle.org – Required changes:
Prior to preliminary plat approval, at a minimum, comments 1-11 shall be addressed in a resubmittal.
1. [32.4.2.1 (f)] The notification fee of $215 has not been paid. The fee must be paid prior to Friday, January 5,
2018 in order for the preliminary plat to be approved.
2. [14-302 (A)(1)] In the title on Sheet C-100 and the side panels on all drawings, please state which Blocks of the
Brookhill development are proposed to be subdivided with this plat. The title currently states “Section 5A” but
does not specify any block numbers. Please verify that this preliminary plat is for Blocks 16 and 17.
3. [General Comment] Please provide a linetype symbolizing the block boundaries across all drawings.
The plats do not differentiate where Blocks 16 and 17 end/ begin. The plats should clearly indicate which
residential lots, greenspace/amenity areas, and all other improvements are located within either block.
4. [General Comment] Please clarify what the plats are referring to by the Road Improvement Plan listed under
“Contact Information” on Sheet C-100. No road plans have been approved for these Blocks. Staff suggests
removing this information since a separate road plan application must be filed for the new streets.
5. [ZMA201500007] On Sheet C-100, please make the following changes:
a. The revision date shown for the Code of Development is incorrect. The approved Code of Development
had a final revision date of October 13, 2016. Please amend the label.
b. Please add a line with the Albemarle County Board of Supervisors approval date for the Code of
Development, November 9, 2016.
c. The Proffer Statement date is incorrect. The proffers were last revised on October 21, 2016 and approved
on November 9, 2016.
6. [ZMA201500007] Blocks 16 and 17 are classified as Neighborhood Density Residential land use blocks, per
page 6 of the Code of Development. In the Brookhill Site Data Tabulation on Sheet C-101, please provide the
following information related to land uses:
a. [ZMA201500007] Provide an overall block data table that states the land use acreages proposed with
this plat. Refer to the table on page 6 of the Code of Development for a template of information to be
included in each column. This includes: overall block acreage, acreage of development area (roads, lots,
buildings, etc.), and the acreages of proposed greenspace (civic/parks, greenways, open space, buffers,
and total greenspace).
b. [ZMA201500007] Please add a line to the Zoning and Site Tabulations table on Sheet C-101 titled
“Block Classification” with “Neighborhood Density Residential” as the block type for Blocks 16 and
17, as stipulated by the Brookhill Code of Development.
c. [ZMA201500007] Add a line titled “Proposed Residential Uses” and state the type and quantity of
proposed residential uses in each block, in compliance with Table 3, page 12 and Table 5, page 15 of
the Code of Development.
d. [ZMA201500007] A calculation stating the proposed density of residential uses within each block that
will be subdivided. Please refer to Table 5, page 15 of the Code of Development for the allowab le
densities in each block.
e. [ZMA201500007] Add a line titled “Proposed Non-Residential Uses” and state the type and quantity of
proposed non-residential uses in each block, in compliance with Table 4, page 13 -14 and Table 5, page
15 of the Code of Development.
7. [ZMA201500007] The Open Space Tabulations Table provided on Sheet C-101 is incorrect. Please amend the
table so it is titled “Greenspace/Amenities Tabulations Table.” The table should state the minimum required
acreages of civic/parks, greenways, open space, buffers, and total greenspace a s shown in Table 2 on page 6 of
the Code of Development.
a. It should then provide acreages of each feature proposed in Blocks 16 and 17.
b. Please remove references to Block 18 from the table.
8. [14-302 (B)(5)] On Sheet C-100, please state the Special Use Permit application number that was approved to
allow grading activities in the Flood Hazard Overlay District. The approved application number is SP201500025
and the County approval date was November 9, 2016.
a. Add the signed resolution and approved conditions of SP201500025 to Sheets C-103 and C-104.
9. [14-302 (A)(7)] On Sheet C-200, please show the existing lot lines of the parent parcels. Each parcel should be
labeled with the tax map parcel number, the existing acreage, and the deed book and page number of the most
recently recorded plat.
a. On all other drawings, show the residual lot lines of the parent tracts with a label stating the tax map
parcel number, the proposed acreage following subdivision, and the deed book and page number of the
most recently recorded plat.
10. [14-302 (B)(8)] Please provide a table that contains the applicable lot regulations for Blocks 16 and 17. Based
on the Code of Development, these blocks are classified as Neighborhood Density Residential. Table 2.3.2.3 on
page 18 contains the lot regulations that apply to Blocks 16 and 17.
a. Include the minimum and maximum setbacks permitted.
b. Include the maximum building height permitted.
c. Include the minimum and maximum lot size permitted.
d. Include the minimum and maximum building footprints permitted.
11. [General Comment] Two different legends are provided for Managed and Preserved Steep Slopes on some
drawings. Please remove the incorrect Legend.
12. [14-302 (A)(3)] Please provide a label for all existing streets adjacent to the subdivision. State the width and
names of all existing or platted streets and all other rights-of-way. Polo Grounds Road is not labeled on any of
the drawings.
13. [14-302 (A)(4)] Please show the locations and dimensions of all existing and proposed private easements on the
drawings. For existing easements, please provide the deed book and page number in the easement labels. Please
state the owner of record in a note on the plats.
14. [14-302 (A)(5)] Please show the locations and dimensions of all existing and proposed public easements on the
drawings. For existing easements, please provide the deed book and page number in the easement labels. Please
state the owner of record in a note on the plats.
a. Proposed public easements shall be labeled as “dedicated to public use.”
15. [14-302 (A)(8)] Please provide a table stating the number of proposed lots in each Block, with a second column
stating the square foot and acreage of each proposed lot.
a. Please provide an acreage calculation below the table stating the residual acreage of the parent tracts
following approval of the subdivision.
16. [14-302 (A)(9)] The location, area and dimensions of a building site on each proposed lot complying with the
requirements of section 18-4.2. The plat shall also contain 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.”
17. [14-302 (B)(7)] Please state whether the property lies within a water supply watershed on Sheet C-101.
18. [14-302 (B)(5)] Please amend the “Zoning and Overlay Districts” in the Zoning and Site Tabulations table on
Sheet C-102. It should state Neighborhood Model Development District as the primary zoning district. State the
applicable overlay zoning districts for all existing and proposed parcels.
19. [ZMA201500007] On all applicable drawings, please show and label the boundary lines of the 30’ Polo Grounds
Road perimeter buffer, as described in Section 2.4.2 of the Code of Development.
a. All buffers must be measured from the proposed property lines or edges of the public right of way.
b. In accordance with Code of Development Section 3.2.3, please provide the locations, species, and
sizes of existing trees with dimeter at breast heights greater than 18 inches within the buffer area.
c. For portions of the buffer that are not currently wooded, the final plat will need to provide a landscaping
plan that meets the screening requirements contained in the Buffer Table on page 19 of the Code of
Development.
d. Please provide Figure 7 on page 21 of the Code of Development as a detail exhibit on the plats.
e. Please provide a note stating who will own and maintain the perimeter buffer, in compliance with page
19 of the Code of Development.
f. [14-317] Please submit an instrument evidencing maintenance of the buffer with the final plat.
20. [ZMA201500007] On all applicable drawings, please show and label the boundary of the 30’ perimeter buffer
between Brookhill and Montgomery Ridge, as described in Section 2.4.2 of the Code of Development.
a. All buffers must be measured from the proposed property lines or edges of the public right of way.
b. In accordance with Code of Development Section 3.2.3, please provide the locations, species, and sizes
of existing trees with dimeter at breast heights greater than 18 inches within the buffer area.
c. For portions of the buffer that are not currently wooded, the final plat will need to provide a landscaping
plan that meets the screening requirements contained in the Buffer Table on page 19 of the Code of
Development.
d. Please provide Figure 6 on page 21 of the Code of Development as a detail exhibit on the plats.
e. Please provide a note stating who will own and maintain the perimeter buffer, in compliance with page
19 of the Code of Development.
f. [14-317] Please submit an instrument evidencing maintenance of the buffer with the final plat.
21. [ZMA201500007] Please provide a table or notes specifying the applicable relegated parking guidelines for
Neighborhood Density Residential blocks. This is in Section 2.9, pages 26-27 of the Code of Development.
a. The final plat will need to contain the Garage and Driveway Exhibit shown on page 30 of the Code of
Development.
22. [14-311] Please submit a separate road plan application for all new streets proposed with this subdivision. The
road plans must be reviewed and approved prior to final plat approval.
23. [14-317] Please submit an instrument evidencing maintenance of certain improvements with the final plat.
Improvements include the following:
a. 30’ Polo Grounds Road perimeter buffer.
b. 30’ Montgomery Ridge perimeter buffer.
c. All private streets proposed in Blocks 16 and 17.
d. All trailways and greenways proposed in Blocks 16 and 17.
24. [14-302 (B)(5)] Please provide a proffer narrative that states which proffers (if any) will be addressed through
this subdivision plat.
a. Please clarify whether any affordable units will be provided as part of this plat. The applicable proffer
is #4B, related to affordable housing required for for-rent affordable housing units.
b. Please provide additional information regarding the location and timing of the trailway installation.
Please refer to Proffer #2A and Section 2.11 of the Code of Development.
25. [ZMA201500007] On the subdivision layout drawings, please label and call out the locations of the primary
building entrances for each lot in accordance with the Neighborhood Density Residential block regulations
Section 2.2.3 (page 11) of the Code of Development.
26. [ZMA201500007] The streets shown are not labeled as public or private, no right of way widths are shown, and
the layout view of the streets does not seem to match up with any of the street cross -sections from the Code of
Development, Section 2.8. Please refer to VDOT comments for additional details.
a. Please label each street as public or private and include a right of way width dimension.
b. Provide notes or label the streets with their proposed classification from the Code of Development Street
Network Chart on page 24 (i.e. neighborhood street-public, connector road- public, etc.).
c. Please clarify where bike lanes, on-street parking, and street trees will be located in compliance with
Section 2.8 of the Code of Development.
d. Clarify whether sidewalks and street trees will be within the right-of-ways or within public easements,
per Section 2.8.2, page 26 of the Code of Development.
27. [General Comment] Does the square footage of each lot shown on Sheets C-300 through C-405 mean the
overall lot square footage?
a. Staff suggests removing the gray building site area from each lot to avoid confusion regarding lot lines,
setbacks, and right of way lines.
28. [General Comment] Please be aware that the TMP numbers and parcel acreages may change between the
preliminary and final plats. There are three (3) large lot subdivision plats currently in review to subdivide and
change the existing parcel boundaries of the three parent tracts. Staff may request that the tax map numbers,
parcel acreages, and ownership information be updated on the final plat to reflect any recorded plats that may be
approved prior to final plat approval for Blocks 16 and 17.
29. [ZMA201500007] The final plat must satisfy all street tree requirements, per Section 2.8 and 3.2.1 of the
Code of Development. Planting strips and street trees must be shown and approved on the final plat and/or
road plans for Blocks 16 and 17.
a. Please provide a Planting Schedule with the Botanical Name and Common Name of each species
proposed, the proposed caliper and height at time of installation.
b. Please add a column to the Landscape Schedules stating the spacing requirements for street trees,
in accordance with Section 2.8.1 and 3.2.1 of the Code of Development, and Section 32.7.9.5 the
Zoning Ordinance.
30. [ZMA201500007] Please label all greenspace/amenity parcels and areas on the plats. Please refer to
Section 2.4 of the Code of Development. Please label all proposed trailways, open space parcels, and any
civic parks being provided.
31. [ZMA201500007] Will any portions of the Eastern Park Civic Space #3 be provided in Blocks 16 and 17?
Please refer to page 22 of the Code of Development for additional information.
Please contact Cameron Langille at the Department of Community Development at blangille@albemarle.org or 296-
5832 ext. 3432 for further information.
Comments From Other Reviewers:
Albemarle County Engineering Services (Engineer) – Emily Cox, ecox@albemarle.org – Requested Changes, see
attached.
Albemarle County Information Services (E911) – Elise Kiewra, ekiewra@albemarle.org – Requested Changes:
1. Please note which roadways are roads vs alleys. It would also be helpful to know which way the houses are
facing so that we can determine what address we need to give them. Depending on what is road vs alley the site
plan will need to have road names on it for the next review.
Albemarle County Building Inspections – Michael Dellinger, mdellinger@albemarle.org – See Recommendation:
1. Separate permits needed for all retaining walls over 3' in height, engineered design for walls over 4' in height.
Either use county inspectors for wall inspections or use approved third party inspector.
Albemarle County Department of Fire Rescue – Shawn Maddox, smaddox@albemarle.org – Requested Changes:
1. The cul-de-sac with only one entrance must be a minimum of 96 feet in diameter because the travel way exceeds
150 feet.
2. Hydrant spacing throughout the site must be 500'. There are no hydrants shown on the smaller streets that service
the driveways and the distance is exceeded on the streets where hydrants are shown.
3. Minimum unobstructed travel widths shall be 20 feet.
4. On street parking - once street widths are finalized streets will need to be marked no parking based on their
widths. Please contact our office to discuss on street parking at your convienence.
5. The round a bout shown at the entrance has pavement less than 20 feet in width. Will the alternative surface
shown in the remainder of the round a bout be rated to support a minimum of 76,000 pounds?
6. A fire flow test will be required before final acceptance.
Albemarle County Service Authority – Alex Morrison, amorrison@serviceauthority.org– Comments not yet received
from ACSA. Any comments or approvals will be forwarded to the applicant upon receipt.
Rivanna Water and Sewer Authority – Victoria Fort, vfort@rivanna.org, 434-977-2970, ext. 205 – Comments not yet
received from RWSA. Any comments or approvals will be forwarded to the applicant upon receipt.
Virginia Department of Transportation – Adam Moore, Adam.Moore@vdot.virginia.gov – Requested Changes,
see attached.
Thomas Jefferson Health District – Alan Mazurowski, alan.mazurowski@vdh.virginia.gov – Approved, see
attached.
County of Albemarle
Department of Community Development
Memorandum
To: Cameron Langille
From: Emily Cox
Date: 06 Dec 2017
Subject: Brookhill – Sec. 5A (SUB201700188)
The Preliminary Plat for Brookhill – Sec. 5A has been reviewed by Engineering. The following comments
will need to be addressed before approval:
1. WPO Plan must be approved before plat can be approved.
2. Road Plan must be approved before plat can be approved.
3. See attached preliminary plat application. Ensure all items from the checklist are shown on
the preliminary plat.
4. Clarify the location of this plan. The vicinity map on the cover sheet is for the overall
Brookhill site. It does not show the specific location of this proposed subdivision. The
ZMA included in this plan does not show Section 5A. It does show block numbers.
5. Several matchlines do not appear to make sense. Please revise.
6. Sheet C-200 should provide existing road names with DB&PG, etc. as well as all lot lines.
(again, see attached application checklist).
7. The legend on Sheet C-200 does not match the plans.
8. There are two legends for the same information on Sheet C-300.
9. Provide north arrows.
10. Add MA to your easement legend.
December 18, 2017
Cameron Langille
Senior Planner
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Brookhill Development – Residential Section 5 (BLK 16 & 17)
Preliminary Plat
SUB2017-188
Mr. Langille:
As requested, I’ve reviewed the Preliminary Plat, dated November 3, 2017, for the
proposed development, referenced above. Since both water and sewer will be provided
by public utilities, VDH will have no involvement regarding new construction.
Recommendation: Approval
Conditions: None
If there are any questions or you wish to discuss, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Thomas Jefferson Health District
alan.mazurowski@vdh.virginia.gov