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HomeMy WebLinkAboutSUB201800117 Review Comments Final Plat 2018-08-22County of Albemarle Department of Community Development 401 McIntire Road, Charlottesville, VA, 22902 Phone 434-296-5832 Memorandum To: Kris Winters (kwinters@roudabush.com) From: Paty Saternye, Senior Planner Division: Planning Date: August 22, 2018 Subject: SUB 201800117 Belvedere Phase IVA — Final Subdivision Plat Fax 434-972-4126 The County of Albemarle Planning Division will recommend approval of the plat referenced above once the following comments 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, which is to the Subdivision/Zoning Ordinances unless otherwise specified.] 1. [Comment] Revise the preliminary plat exhibit to be titled "Preliminary Plat Exhibit" both in the title and the title block. 2. [14-302] Provide a complete set of drawings to represent all information required in a preliminary plat on the preliminary plat exhibit. [14-302(A)14, 14-303(C)] 14-303(G), 14-317] Dedication of open space; Boundary lines; Instrument evidencing maintenance of certain improvements. It has been noted that the open space and alleys will be dedicated to, and maintained by, the Belvedere HOA. Address the following: a) Ensure that the open space information and calculation on the Preliminary Subdivision Plat Exhibit specifies the full buildout of both phases of this development and breaks it out by the two phases. b) Include Boundary Line Adjustments in the Final Subdivision Plat to bring all property, including all open space, that will be in the cluster development into the parcels for phase IV and to add the NMD portion of the property to TMP 62A3-1. c) Please provide information on whether the residents of Phase IVA & IVB will have access to the amenities, recreational facilities and open spaces within the Belvedere NMD. If so, their access to these features will need to be evaluated by the County Attorney's office since additional residents will be utilizing the facilities then specified in the Belvedere rezoning. d) Submit an instrument assuring the perpetual maintenance of the alleys, the stormwater management facility, the open space areas, and any other improvements that are to be maintained by the HOA in perpetuity. County Attorney approval is required prior to final plat approval. [Comment] Revise the proposed streets, street labels and street dimensions to show the width proposed. Address the following: a) The west portion of Fowler Street does appear to match its label. b) In previous discussions with the consultants it was discussed that they planned for parking to be provided on both sides of the west portion of Fowler Street, and the street section they were providing was sufficient to do so. That is not what is shown on the Preliminary Subdivision Plat Exhibit. Address this issue. 5. [14-302(A)3] Existing or platted streets. Access to Mr. Jacob Levenson's property (TMP 62-2A) shall be maintained throughout the entire project. Show the existing or proposed access easements to the property. If "existing" then provide the deed book and page number, or a place for a future deed book and page number, for the "existing" easement. If proposed, then show the proposed location and the portions to be vacated. [SP2007-54 condition of approval #6, 32.5.2(b),] Soccer field parking. The applicant shall demonstrate as a condition of final site plan approval that the on -site parking provided for the use, including on -site on -street parking, is adequate for the proposed use. The project limits do not include the area proposed for the soccer field as approved in SP2007-54; however, the on -street parking along the roads in its vicinity is required parking for the use. Revise parking exhibit and calculations provided as follows: a) The parking exhibit provided does not match the development shown on the submittal and does not include the correct future property lines. Ensure the parking exhibit match the proposed subdivision plat. b) The exhibit shows parking and counts parking along sides of road that do not have spaces for parking shown in both the parking exhibit and the exhibit provided for preliminary plat requirements. Ensure the parking shown in all exhibits matches the road design shown. c) Some of the parking spaces on the preliminary plat exhibit do not meet minimum parking space size requirements. d) The counts and calculations on the parking exhibit are not correct. Revise the provided information. e) Provide a "required guest space" calculation on the parking exhibit. f) Once the above changes are made the parking available will be evaluated. 7. [14-302(A)8] Proposed lots. Revise all data on the coversheet of Preliminary Subdivision Plat Exhibit to be for the number of lots shown on both the Preliminary Subdivision Plat Exhibit and the Final Subdivision Plat. 8. [14-311] Infrastructure improvement plans. All infrastructure required to construct phase IVA shall be reviewed, approved, and built or bonded before the final plat can be approved. This includes all offsite improvements required to serve the development, including road plans, WPO plan, water and sewer connections which are part of phase IIB. 9. [32.5.2(n), 4.12.6, 14-4101 Parking. On the plan provide parking calculations for the multifamily units to include the number of bedrooms/units in each townhouse. This information is required in order to calculate the required parking for the use. If each unit is planned to have 2 bedrooms or more, then 2 spaces are required per unit. Additionally, if parking is provided on each lot then one guest space shall be required per 4 units. 10. [14-302(A)4&5] Private & public easements. If any portion of the Rivanna Trail is to remain then show the trail head and trail location. On the subdivision plat depict its current location and where the trail head will be relocated. Is there an easement for the existing trail? Show any existing or proposed easement for the trail and provide deed book and page information. Provide this documentation for review/verification prior to approval of the final plat. Please note that note 11 on the Final Subdivision Plat specifies a trail easement. However, one does not appear to be shown on the Final Subdivision Plat or the Preliminary Subdivision Plat Exhibit. 11. [14-302(A)2] Vicinity map. Revise the vicinity map to depict the two phases of the subdivision and emphasis the portion of the subdivision which a final plat has been requested. Also, label and depict phase IIB as it is required to be approved prior to the approval of phase IVA. Also, provide existing property lines for phase IVA and the future phase IVB. 12. [14-302(A)2, 14-303(B)] Phasing. Address the following: a) Provide a phasing note on the first sheet of the preliminary plat exhibit that clearly states what is to be developed in Phase IVA and IVB (see comment b) below). b) Revise labels for the "future development" to specify them as Phase IVB or provide information to review planner on what Phase IVB will be other than the second half of the Phase IV development. c) In the preliminary plat exhibit all lots, roads, open spaces, etc. for both phases of the development must be shown. d) In the preliminary plat exhibit all of the density, parking and cluster calculations (etc.) must show both the Phase IVA and IVB (full buildout) information and all requirements of each must be met. e) A clear overall project line/limits must be visible and easy to distinguish in the preliminary plat exhibit. Although there are some labels no linework is desirable that totally outlines the full development. f) Include a Phase IVB line and labels so that it is clear what portion of the project will be developed in which phase. 13. [14-303(F)] Identification of sections, blocks, and lots. On the final plat provide a current phasing plan. 14. [Comment] No street sections are provided in the preliminary plat exhibit. Provide street sections and ensure they match those in the approved road plans (once the road plan is approved). 15. [14-302(B)8, 4.191 Yards. Address the following: a) Correctly depict the setbacks on the preliminary plat exhibit. Ensure the setbacks are shown accurately and not merged with other lot impacts such as easements. Easements and/or buildable area should be shown separately, and utilizing a different linework and/or hatching. b) The setbacks chart provided on the preliminary plat exhibit is not complete. Ensure it includes all of the following: Front Minimum - 5 feet from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of the right- of-way Maximum — 25 feet Garage Minimum - Front loading garage: 18 feet from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of the right-of-way Side loading garage: 5 feet from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of the right-of-way Maximum - None Side Minimum - None; see Non-Infill Building Separation Maximum — None Non-Intll Building Separation Minimum - 10 feet Maximum — None Rear Minimum — 20 feet Maximum — None 16. [14-236(c), 14-4101 Alleys. Where alleys are authorized, driveways shall be provided only from the alley. On the preliminary plat exhibit dimension the width and depth driveways for each lot. 17. [14-236, 14-303(E)] Alleys. On the plan provide a note that states no public agency, including VDOT, and the County of Albemarle will be responsible for maintaining the alleys. It has been noted that the alleys in phase IVA will be maintained by the Belvedere HOA. Please work with Planning, Engineering, and Fire/Rescue to establish approvable alley widths and provide an alley section on the preliminary plat exhibit. 18. [14-302(A)12, 30.7.4(b)(h)] Slopes less than 25% based on new topographic information. Any use or structure allowed by right or by special use permit in the underlying district, provided that the owner submits new topographic information that is based on more accurate or better technical data demonstrating, to the satisfaction of the county engineer, that the slopes are less than twenty-five (25) percent. Disturbance of preserved slopes is prohibited. County Engineer sign -off on this topographic information is required prior to final subdivision plat approval. 19. [14-302(A)8, 14-302(A)31 Proposed lots. To clearly distinguish the project limits for phase IVA remove lot designations/labels from all lots in phase IIB, further subdue phase IIB, and label phase IIB "approved under separate cover" throughout the plans. 20. [14-302(A)8] Proposed lots. Address the following: a) Include in the Preliminary Subdivision Plat Exhibit all required information for Phase IVA & IVB. This should include the open spaces that are currently part of TMP 62-2B & TMP 62A3-1. b) Since the "Future R/W Area" is not to be dedicated with this plat do not subdivide it with this plat. Instead include it in the Phase IVB future development lot. 21. [14-302(B)6] Tax map and parcel number. Once SUB201800098 Belvedere Phase IIB Final Subdivision Plat is approved revise the existing conditions sheet to do the following: a) To match what is shown in the approved Phase IIB plat. b) Include the Deed Book and Page Number reference for the recorded Phase IIB plat. 22. [14-302(A)3] Existing or platted streets. Address the following: a) Label all streets and alleys and include in those labels whether it is existing or proposed and whether it is public or private. These labels should be provided on both the Preliminary Subdivision Exhibit and the final subdivision plat. b) Provide directional arrows on each alley to signify one way or two way traffic. c) Provide the widths of all streets in phase IIB in addition to the streets in phase IVA. 23. [14-302(A)4&5] Private & public easements. Address the following: a) Provide on both the Preliminary Subdivision Plat Exhibit and the Final Subdivision Plat the location and dimension of all existing and proposed private and public easements. b) Show the existing easements on the adjoining property that are, or will be, connecting to the onsite existing and proposed easements. c) Existing easements should be labeled with the appropriate DB and PG reference. Proposed easements should be labeled with the intended holder. 24. [14-302(A)(15)] Identification of all owners and certain interest holders. Provide all the required information for TMP 62-2A on the cover sheets of both the Preliminary Subdivision Plat Exhibit and the Final Subdivision Plat. That parcel is part of this subdivision. 25. [14-302(B)5] Zoning. Revise the zoning, on both the Preliminary Subdivision Plat Exhibit and the Final Subdivision Plat, to include NMD since a portion of the property is zoned NMD based upon the updated rezoning line that has been discussed with the applicant. 26. [14-302(A)13] Proposed facilities. Address the following: a) Depict, label, and dimension access easements and easement for the stormwater management facility. b) Provide information on what the "*" next to the stormwater easements on the plat refer to. Ensure this information is clearly provided. c) Provide labels and black spaces for any easement or parcel boundary changes that do not currently exist but will be recorded with Phase IIB Final Subdivision Plat. 27. [14-302(A)4&5] Drainage Easements. On the plat depict, dimension, and label all drainage easements as either public or private. 28. [14-303(B)] Acreage of lots. Provide clear information on all portions of the "existing" lots on the Preliminary Subdivision Plat Exhibit. Ensure the values shown match those created by previously recorded, or to be recorded subdivision plat. The parcel information on the Preliminary Subvision Plat (7.53) does not appear to match those of the ones on the Final Subdivision Plat (6.523). Ensure the lot information on these two plats are complete and correct. 29. [14-303(L)] Public utility, drainage and sight distance easements. Address the following: a) Ensure all public utility, drainage and sight distance easements that are existing or proposed are shown on both the Preliminary Subdivision Plat Exhibit and the Final Subdivision Plat. b) Portions of sewer line are labeled as "Sanitary Sewer Proposed with Phase IIB" however they were not shown in the Phase IIB preliminary plat and therefore they could not be integrated with that final plat. Therefore, they should be shown as proposed on this subdivision plat. It is the portion shown behind Lots 247-254, crosses the intersection of Fowler Street and Farrow Drive, and is in front of Lots 200 & 201. Label it correctly. Note this portion of the sewer must be reviewed not only by ACSA but for impacts to planning items as well. Discuss this issue with the plan reviewer prior to the next submission of any site plan or subdivision plat in the vicinity. 30. [14-303(K-)] Temporary turnarounds. In the Preliminary Subdivision Plat Exhibit, that must show the full buildout of the Cluster Development in Phase IV, show the extension of Belvedere Blvd and the location of the temporary turnarounds. Provide on the preliminary plat the following accompanying note: "The area on this plat designated as a temporary turnaround will be constructed and used as other streets in the subdivision until (street name) is/are extended to (street name), at which time the land in the temporary turnaround area will be abandoned for street purposes and will revert to adjoining property owners in accordance with specific provisions in their respective deeds." 31. [14-303(S)] Control points. Provide at least four (4) control points, evenly distributed across the property and located at survey property corners and shown on each sheet depicting the property. 4 32. [14-302(A)(7)] Existing and departing lot lines. The existing lot lines do not match the current GIS. Provide the deed book and page number, or a label and a space for the deed book and information, for the plat that created or will create those lot lines prior to the recordation of this subdivision plat. 33. [14-303(A)(0)&(P)] Statement of consent to division; Signature Panels; Notary Panels. Provide the statement of consent, signature panels and notary panels for TMP 62A3-1 and TMP 62-2A1. 34. [14-303(N)] Statement pertaining to private streets. Revise note 11 on the cover sheet of the Final Subdivision Plat to state "The private streets and alleys" instead of "The streets". The streets in this subdivision, as specified on the road plan, are to be public streets. 35. [14-317] Instrument evidencing maintenance of certain improvements. Provide the legal documents that will be required for the ownership and maintenance of the private alleys and open space. These documents will be reviewed by the County Attorney's office. These legal documents must be approved by the County, signed and notarized, and a copy provided to the County prior to final plat approval. These documents must be recorded with the final plat. 36. [Comment] Revise the Access: note on the coversheet of the Preliminary Subdivision Plat Exhibit to include the proposed alleys and alley names as well. 37. [Comment] It appears that note #3 on the Preliminary Subdivision Plat Exhibit is not written for subdivision plat. Revise or remove the note. 38. [Comment] Ensure that the number of lots, and layout, shown on this subdivision plat is the same as the site plan currently under review for this same area. 39. [Comment] This final plat will not be approved until the final road plan is approved and the alleys are built or bonded. This final plat will be required to show the public road and private alley right of way widths specified in that road plan, once it is approved. 40. [Comment] Address all Site Review Committee (SRC) comments. See the attached comments available at this time. Additional comments will be forwarded to you when they are available. Please contact Paty Saternye in the Planning Division by using psaternye(ZDalbemarle.org or 434-296-5832 ext. 3250 for further information. SUB201800117 Belvedere Phase IVA Final Subdivision Plat Other reviewer comments as of 8/22/2018 Engineering Comments (David James): The WPO plan and Road plan for phase IVA has not been approved. Sheet V2 - Fowler Street shows a 61' ROW beyond station 14+95 according to the street typical sections on the FSP (57' ROW shown on plat). Fire Rescue Comments (Shawn Maddox): Fire Rescue has no objections to the plat as submitted. It should be noted however that a second entrance/exit is going to be required in this development based on the number of units currently projected under development. SNM ACSA Comments (Richard Nelson): 2018-07-25: There will need to be a private sewer lateral easement across Lot 253 out to 254. E911 Comments (Elise Kiewra): per site plan dated 7/2/18 Belvedere Blvd on the site plan is the existing Belvedere Dr. Either the site plans need to be updated to Belvedere Dr or the developer needs to work the the homeowner of 1581 Belvedere Dr to see if they are willing to change their address. Inspections Comments (Michael Dellinger): No Objection Other reviewer comments will be forwarded to you when thev are available.