HomeMy WebLinkAboutSUB201800145 Review Comments Final Plat 2018-10-24�OV AL
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County of Albemarle
Department of Community Development
Memorandum
To:
Troy Wade
From:
Paty Saternye- Senior Planner
Division:
Planning Services
Date:
October 24, 2018
Subject: SUB-2018-145 Barracks Farm — Subdivision Plat
The County of Albemarle Planning Division will grant or recommend approval of the
Final Plat referenced above once the following comments have been addressed: [Each
comment is preceded by the applicable reference, which is to the Subdivision/Zoning
Ordinances unless otherwise specified.]
[14-302 (A)(10)] Right of further division of proposed lots. Each lot that is less
than 21 acres in size must be assigned a development right. Therefore, the
proposed "Parcel 22D" must be assigned a development right. Revise the
development rights note to state "Parcel 22D is assigned one (1) development
right and may not be further divided. The residue of Tax Map 44-22 is retaining
three (3) development rights and when further divided it shall not consist of more
than 22.279 acres." Please note that because of the three existing residences on
the residue parcel, and there will be only three remaining development rights
once this plat is approved, all development right will be being utilized by a
dwelling unit.
2. [14-302 (A)(7)] Existing and departing lot lines. Revise departing lot lines to
include the boundary for TMP 44-27D.
3. [14-302 (A)(3), (4), (6) & 14-303 (E)] Private Easements; Alleys and shared
driveways; Dimension standards and information on all lots, streets, alleys,
easements, and shared driveways; Existing or platted streets. The existing "40'
Right of Way Easement has been accepted as a private street in previous
subdivision plats. However, the following must be addressed:
a) Address Fire Rescue comments attached.
b) Provide a copy of DB 556 PG 494 and DB 213 PG 336 for information on the
existing private "right of way" and access easement.
c) Show and dimension the existing paved width of the road within the 40' right
of way easement. Ensure that where the width of the road changes is clearly
delineated.
d) Dimension the road within the "right of way" in TM 44-27D (and TM 44-
27A if it extends into that parcel).
e) DB 3564 PG 9 includes a previously approved subdivision plat that specifies
the private street easement of 40' and the width of the paved road at 17'
initially and reducing to 13'. Include this deed book and page number in the
label for the road easement.
f) Ensure that the portion private street, all of the way from the end of the VDOT
right of way to at least 150' beyond where the proposed lot begins (to create
the minimum 150' of lot frontage), meets or exceeds the minimums specified
in the attached Private Street Standards section of the code or the
requirements specified by Fire Rescue if they are higher (see Fire Rescue
comments attached).
g) If the road must be upgraded in order to meet the minimum standards to
support the proposed parcel then either provide existing road maintenance
agreements that can demonstrate that the upgraded road will be perpetually
maintained at the required standard or provide new road maintenance
agreement that will do so. Attached see a check list that the County
Attorney's office uses in order to review maintenance agreements. Any
document submitted for review must be highlighted and numbered for where
the documents include the required information. Also, fill out the checklist,
checking each required item, confirming that they existing in the document
submitted.
4. [14-302 (A)(9)] Building Sites on proposed lots. Revise the plat to include the
required 30,000 square foot building site rectangles for "Parcel 22D". Ensure
that all requirements of 4.2.1 & 4.2.2 are met and that the rectangle is the full
30,000 square feet specified. The rectangle shown on the plat appears to be
only 7,500 square feet in size.
5. [14-303 (N)] Statement pertaining to private streets. Revise the notes to include
a private street note. The note should state "The streets in this subdivision may
not meet the standards for acceptance into the secondary system of the state
highways and will not be maintained by the Virginia Department of Transportation
or the County of Albemarle."
6. [14-302 (A)(5) & 14-303 (L)] Public easements; Public utility, drainage and sight
distance easements. Specify the owner, deed book and page number, and width
of all the public easements crossing or within either of the subject parcels. Also,
show the location and dimensions of each public utility, drainage and/or sight
distance easement on the plat. Any existing electrical easement should be
specified and shown if possible.
7. [14-309; 14-310] Soils evaluation; Health Director Approval. Soils work for the
proposed lot was submitted to the County one October 10, 2018. The VDH
submission was forwarded to the Health Department for review. Approval of the
soil evaluation by the Health Department is required "Parcel 22D" before
approval the subdivision will be final.
8. [14-309; 14-310] Soils evaluation; Health Director Approval. Please confirm that
all three existing residences on the residue parcel have VDH approved
drainfields (primary & reserve) that will remain on the residue parcel and will not
be impacted by the proposed subdivision.
9. [14-302 (13)(8)] Yards. Revise the yards to be correct for the RA zone.
Address the following:
a) The front setback provided is incomplete. Revise it to be for "Front (internal
private road)".
b) Include the "existing public road" setback in the information as well. It should
be "Front (existing public roads) : 75"'.
10. [14-303 (0)] Signature Panels. Revise the plat to include a signature panel for
the County agent. Please let the reviewer know if a PDF showing what this
signature panel looks like should be forwarded to your surveying company.
11. [14-302 (13)(10)] Stream Buffers. See comments from engineering on the
stream buffers.
12. [14-308.1] Groundwater assessment information. The groundwater assessment
will be forward to you once it is available.
13. [14-302 (13)(1)] General Information. When revising the plat include a date of last
revision on the plat. This date should be updated prior to each resubmission.
14. [Comment] Revise the conservation note to provide the deed book and page
number of the recorded conservation deed of easement.
15. [Comment] See the attached comments from the other reviewers. Approval of
the other reviewers is required before approval of the plat.
Please contact Paty Saternye at the Department of Community Development 296-5832
ext. 3250 for further information.
Review Comments for SUB201800145 Imo —sub -Application Type Selected
Project Name: BARRACKS FARM
Date Completed: Friday, September 14, 2018 Department/DivisiordAgency: Review Status:
Reviewer: John Anderson CDD Enaineerina Requested Changes
1. -deleted 1O/24/18 r
2. Shaw and label critical slopes on plat. Ref. Exhibit.
3. Show and label stream buffers not shown. Ref. Exhibit-
4- Note 2: Provide date of (current) field survey.
5. Provide tie for farm road centerline at 800.39' residue boundary line.
fi. For L3 + 442.59 segment, provide total length in parenthesis (514.59').
T. For 3.0 Ac. parcel boundary north of proposed drain field, show 354.56 as total length, if such is the case.
8. For 362.00' boundary of 3 Ac_ parcel; list bearing with fat distance label (N35°07'05°E).
9. For L1 O tie (which is 1-5), provide (TIE) label with L5.
10_ Recommend stream buffers be shown as dot -dash line type, not solid line.
It- -deleted 1 O/24/18 (review error)
a.lb. -deleted 1O/24/18
12_ Shift L7 label so it is not obscured by residue boundary line_
13. Provide bearing/distance or curve data for farm road centerline between C5 and U.
update / janderson2 1 O/24/2O18 1:53 PM
After discussion with Planning; 10124, original comments 1.: 11. deleted (review error).
Page: 1 County of Albemarle Printed On: 11U/2412018
Albemarle County GIS (Exhibit)
Tan shading indicates critical slopes; salmon shading indicates WPO stream buffers.
In GIS, click on Critical Resource Plan tab to display buffers, critical slopes, and terrain contours.
11B MA.L. GIS-wM
COUNTY e a IKa/rtewln
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GIS Critical Resource Plan Exhibit, SUB201800145, Barracks Farm 2-Lot subdivision — 14-Sept 2018 / Engineering Division
Show all stream buffers, improvements (existing structures), and critical slopes on 2-Lot subdivision plat.
GIS Critical Resource Plan Exhibit, SUB201800145, Barracks Farm 2-Lot subdivision — 14-Sept 2018 / Engineering Division
Review Comments for SUB201800145 No Sub -Application Type Selected
Project Name: BARRACKS FARM
Date Completed: Tuesday, September 11, 2U18 DepartmenVDiuisionlAgency: Review Status:
Reviewer: Shawn Maddox Fire Rescue Requested Changes El
ication on these
of clear
Page: 1 County of Albemarle Printed On: 10119±2018
Stephen C. Brich, P.E.
Commissioner
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper. Virginia 22701
September 13, 2018
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Paty Saternye
Re: Barracks Farm- Final Plat (2) Lot TM# 22D & 44-22
SUB-2018-00145
Review #1
Dear Ms: Satemye
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plat as submitted by Lake Anna Land Surveys, dated
August 21, 2018, and find it to be generally acceptable.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process. If you have further
questions, please contact Willis C. Bedsaul at 434-422-9866.
Sincerely,
l�7 t 4zC---
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Review Comments for SUB201800145 No Sub -Application Type Selected
Project Name: BARRACKS FARM
Date Completed: Tuesday, September 04, 2fl1$ DepartmenVDivisiordAgency: Review Status:
Reviewer: Andrew Walker 7- FEDID E911 No Objection
Page: 1 County of Albemarle Printed On: 10119±2018
Review of Private Improvement Maintenance Instrument
(Albemarle County Code § 14-317)
TO:
RE: SUB
The instrument required by Albemarle County Code § 14-317 for this subdivision:
is approved.
is not approved because it fails to satisfy one or more of the following requirements (number references are to
Albemarle County Code § 14-317(A)):
Identify the plat to which the instrument applies; if the plat has been recorded, the identification shall
include a deed book and page number.
2. State that the improvement will be maintained in perpetuity.
3. State that the improvement will be maintained to a standard that, at a minimum, ensures that it will
remain in substantially the condition it was in when approved by the county if the improvement was
installed prior to the agent signing the plat or the condition it is to be in when the surety was released
as provided in section 14-436; for a private street, shared driveway, or alley, the instrument also shall
state substantially as follows: "The travelway shall at all times be maintained so that it is safe and
convenient for passenger automobiles and emergency vehicles at all times except in severe temporary
weather conditions."
4. If the instrument pertains to the maintenance of one or more private streets, alleys or shared
driveways, it shall define "maintenance" by stating substantially as follows: "For purposes of this
instrument, `maintenance' includes the maintenance of the private streets or alleys, and all curbs,
curbs and gutters, drainage facilities, utilities, dams, bridges and other private street improvements,
and the prompt removal of snow, water, debris, or any other obstruction so as to keep the private
street or alley reasonably open for usage by all vehicles, including emergency services vehicles."
5. Describe the condition of the improvement when it was approved by the county if the improvement
was installed prior to the agent signing the plat or the condition it is to be in when the surety was
released as provided in section 14-436.
Identify the timing or conditions warranting maintenance of the improvement.
State a means to collect funds necessary for the cost of maintaining the improvement; at a minimum,
the means stated shall include the right of any landowner subject to the instrument to record a lien
against a non-contributing landowner, to bring an action at law to collect the funds, or both.
Describe how maintenance costs will be prorated among the landowners subject to the instrument
(eg., "equally," or on a percentage basis); if any lot within the subdivision may be further divided, the
instrument shall also describe how maintenance costs will be prorated among the landowners after
division.
9. State substantially as follows: "No public agency, including the Virginia Department of
Transportation and the County of Albemarle, Virginia, will be responsible for maintaining any
improvement identified herein."
Date:
Greg Kamptner
Deputy County Attorney
ALBEMARLE COUNTY CODE
implemented; and (viii) whether the proposed density of the subdivision is consistent with the density
recommended in the land use plan section of the comprehensive plan.
((§ 18-37: 8-28-74; 3-29-78; 11-21-79; 9-5-96)(§ 18-39 (part): 8-28-74; 5-10-77; 10-19-77; 9-5-96); §§ 18-
37, 18-39; § 14-512, Ord. 98-A(1), 8-5-98; Ord. 02-14(1), 2-6-02, § 14-410, Ord. 05-14(1), 4-20-05,
effective 6-20-05; Ord. 13-14(1), 12-4-13, effective 1-1-14; Ord. 14-14(2), 3-5-14)
State law reference--Va. Code §§ 15.2-2241(4), 15.2-2242(1), 15.2-2242(3).
Sec. 14-411 Standards for public streets only.
In addition to the minimum design requirements set forth set forth in section 14-410, all public
streets within a subdivision shall be designed and constructed according to Virginia Department of
Transportation standards.
For all public streets to be coordinated and extended as provided in section 14-409, the agent may
allow a public street to be constructed at less than the ultimate pavement width, provided the street meets
public street standards for the lots to be served by the streets. In determining whether to require the
ultimate pavement width, the agent shall be guided by the size of the subdivision, the street length and the
types of lots to be served relative to the cost of providing the ultimate width.
((§ 14-511: § 5, 8-28-74; 5-10-77; 10-19-77; § 18-38, 9-5-96; § 14-511, Ord. 98-A(1), 8-5-98)(§ 14-513: 8-
28-74; 5-10-77; 10-19-77; § 18-39, 9-5-96; § 14-513, Ord. 98-A(1), 8-5-98) §§ 14-511, 14-513; § 14-411,
Ord. 05-14(1), 4-20-05, effective 6-20-05)
State law reference--Va. Code § 15.2-2241(4).
Sec. 14-412 Standards for private streets only.
In addition to the minimum design requirements set forth in section 14-410, the following
minimum design requirements shall apply to private streets authorized by this chapter:
A. Residential private streets. Each private street serving detached residential uses
authorized under sections 14-232 or 14-233 shall satisfy the following:
1. Streets serving two lots. Each private street serving two (2) lots: (i) shall not
exceed a sixteen (16) percent grade calculated over a distance of fifty (50) feet; (ii) shall have a travelway
that is at least ten (10) feet in width; and (iii) shall include a rectangular zone superjacent to the driveway
that is clear of all obstructions, including any structures and vegetation, that is at least ten (10) feet in width
and fourteen (14) feet in height. The subdivider shall demonstrate to the satisfaction of the county engineer
that the street will meet the requirements of this subsection.
2. Streets serving three to five lots. Each private street serving three (3) to five (5)
lots shall satisfy the following: (i) vertical centerline curvature shall meet a minimum design K value of
five (5) for crest curves and fifteen (15) for sag curves; (ii) sight distances shall not be less than one
hundred (100) feet; (iii) turnarounds shall be provided at the end of each street per American Association of
State Highway and Transportation Officials guidelines; (iv) street easements or right-of-way widths shall
be thirty (30) feet minimum; and (v) the radius for horizontal curvature shall be forty (40) feet or greater,
unless otherwise authorized by this chapter. Any standard in this paragraph (2) may be reduced to the
standard for streets serving two (2) lots where a driveway departs from the street and two lots remain to be
served, and a turnaround is provided. In addition, the following shall also apply:
(a) Private streets in the rural areas. For such private streets in the rural
areas: (i) travelway widths shall be fourteen (14) feet minimum, with three (3) feet minimum shoulder
widths, and a minimum of four (4) feet from the edge of the shoulder to the ditch centerline; (ii) the grade
shall not exceed sixteen (16) percent calculated over a distance fifty (50) feet; (iii) if the grade of any
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ALBEMARLE COUNTY CODE
portion of the street exceeds seven (7) percent, the entire street shall be surfaced as required by Virginia
Department of Transportation standards; streets having a grade of seven (7) percent or less may have a
gravel surface; and (iv) the street shall have a rectangular zone superjacent to the street that is clear of all
obstructions, including any structures and vegetation, that is at least fourteen (14) feet in width and fourteen
(14) feet in height.
(b) Private streets in the development areas. For such private streets in the
development areas: (i) an urban cross-section street design shall be provided, with a minimum width of
twenty (20) feet measured from the curb faces or such alternative design, including a street easement or
right-of-way width, deemed adequate by the county engineer to be equivalent to or greater than the
applicable standard in the design standards manual, so as to adequately protect the public health, safety or
welfare; additional widths shall be provided for gutters to control drainage at the discretion of the county
engineer; and (ii) the entire street shall be surfaced as required by Virginia Department of Transportation
standards.
3. Streets serving six lots or more. Each private street serving six (6) or more lots
shall satisfy Virginia Department of Transportation standards, provided:
(a) Private streets in the rural areas. For such private streets in the rural
areas, the commission may approve Virginia Department of Transportation standards for mountainous
terrain if the subdivider demonstrates, for a specific, identifiable reason, the general welfare, as opposed to
the proprietary interests of the subdivider, would be better served by the application of those standards.
(b) Private streets in the development areas. For such private streets in the
development areas, the agent may approve Virginia Department of Transportation standards for
mountainous terrain or an alternative standard deemed adequate by the county engineer to be equivalent to
or greater than the applicable standard in the design standards manual, so as to adequately protect the
public health, safety or welfare.
4. Streets serving family subdivisions. Each private street authorized to serve a
family subdivision under section 14-232(B)(1) shall satisfy the following: (i) easement or right-of-way
widths shall be ten (10) feet minimum; and (ii) the surveyor shall include the following wording on the
plat: "The existing and/or proposed right-of-way is of adequate width and horizontal and vertical alignment
to accommodate a travelway passable by ordinary passenger vehicles in all but temporary extreme weather
conditions, together with area adequate for maintenance of the travelway, as required by section 14-412 of
the Albemarle County Code."
B. Private streets serving non-residential, non-agricultural, attached residential, multi -unit
residential and combined residential and non-residential uses. Each private street authorized to serve non-
residential, non-agricultural, attached residential, multi -unit residential and combined residential and non-
residential uses under sections 14-232 or 14-233 shall satisfy Virginia Department of Transportation
standards or an alternative standard deemed adequate by the agent, upon the recommendation of the county
engineer, to be equivalent to or greater than the applicable standard in the design standards manual, so as to
adequately protect the public health, safety or welfare. The agent may require minimum travelway widths
to provide for on -street parking upon a determination that the provisions for off-street parking may be
inadequate to reasonably preclude unauthorized on -street parking.
C. Clearing land for improvements. A private street constructed to Virginia Department of
Transportation standards shall not be subject to that department's clear zone requirements.
D. Landscaping and other improvements permitted. Subsequent to construction of a private
street, a subdivider may install ornamental plantings and any other improvements provided that they do not
conflict with sight distance, drainage facilities or other required improvements.
14-61
Supp. #31, 7-14
ALBEMARLE COUNTY CODE
E. Variation or exception. The standards of sections 14-412(A)(1)(i) and 14-412(A)(2)(a)
relating to street easement or right-of-way widths may be varied or excepted by the agent as provided in
section 14-203.1, as follows:
1. Variation of or exception to section 14-412(A)(1)(i). The agent, with the
recommendation of the county engineer and the fire marshal, may vary or except the standard in section 14-
412(A)(1)(i) and authorize a street having a grade that exceeds sixteen (16) percent if the subdivider
demonstrates to the satisfaction of the county engineer and the fire marshal that public safety vehicles
would be able to access each lot even though the grade may exceed sixteen (16) percent. In developing
their recommendation to the agent, the county engineer and the fire marshal shall consider: (i) the length of
the segment of the street that would exceed sixteen (16) percent; and (ii) whether the segment that would
exceed sixteen (16) percent would require the public safety vehicle to travel uphill towards each lot. In
authorizing such a grade, the agent may impose reasonable conditions to ensure that the public safety
vehicles may access the lot including, but not limited to, a condition limiting the maximum length any
segment of the driveway may exceed sixteen (16) percent.
2. Variation of or exception to section 14-412(A)(2)(a). In reviewing a request for
a variation or exception for a lesser street easement or right-of-way width under section 14-412(A)(2)(a),
the agent shall consider whether: (i) the subdivision will be served by an existing easement or right-of-way
of fixed width that cannot be widened by the subdivider after documented good faith effort to acquire
additional width; and (ii) the existing easement or right-of-way width is adequate to accommodate the
required travelway and its maintenance. If the variation or exception pertains to minimum street easement
or right-of-way widths over an existing bridge, dam or other structure, the agent shall consider whether: (i)
the long-term environmental impacts resulting from not widening the bridge, dam or other structure
outweigh complying with the minimum width requirements, as determined by the county engineer; or (ii)
whether the bridge, dam or other structure is a historical structure.
F. Eligibility for future acceptance into the system of state highways. Any and all streets
that are not constructed to meet the standards necessary for inclusion in the system of state highways shall
be privately maintained and shall not be eligible for acceptance into the system of state highways unless
improved to current Virginia Department of Transportation standards with funds other than those
appropriated by the General Assembly and allocated by the Commonwealth Transportation Board.
((§ 18-36: 8-28-74; § 18-36, 9-5-96)(§ 18-37; 8-28-74(part), 3-29-78; 11-21-79; § 18-37, 9-5-96); §§ 18-
36, 18-37; § 14-514, Ord. 98-A(1), 8-5-98; Ord. 02-14(1), 2-6-02; § 14-412, Ord. 05-14(1), 4-20-05,
effective 6-20-05; Ord. 09-14(2), 10-14-09; Ord. 13-14(1), 12-4-13, effective 1-1-14)
State law reference-Na. Code §§ 15.2-2242(3), 15.2-2242(1), 33.1-72.2,
Sec. 14-413 Improvement of existing public streets.
Existing public streets that will serve a subdivision shall be improved as follows:
A. Prior to approval of a preliminary plat, the agent shall consider whether existing public
streets that will serve the subdivision are adequate to accommodate the increase in traffic which may be
reasonably expected to result from the development of the subdivision. If the agent determines that the
existing streets will be inadequate, he may require that the streets be improved so as to accommodate traffic
resulting from the development of the subdivision.
B. For purposes of this section, the term "street that will serve the subdivision" shall mean a
public street that is either: (i) located on the property; (ii) will provide immediate vehicular access to any
lot of the subdivision; (iii) the principal means of access to the subdivision as described in section 14-
410(F); or (iv) a public street which will serve as an entrance to the subdivision as described in section 14-
410(F), but which is not the principal means of access to the subdivision.
14-62
Supp. #31, 7-14