HomeMy WebLinkAboutSUB201800145 Review Comments Final Plat 2019-02-05 1
County of Albemarle
Department of Community Development
________________________________________________________________________
Memorandum
To: Troy Wade
From: Paty Saternye- Senior Planner
Division: Planning Services
Date: October 24, 2018
Rev. 1: January 25, 2019
Rev. 1: UPDATE: January 28, 2019
Rev. 2: February 5, 2019
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.]
Note: Since the last updated comments on 1/28/19 it has been confirmed that the existing road is not of
sufficient design to meet the minimum standards specified in 14-412 A. 2. (a). Therefore, these comments
are provided to clarify which of the original comments still must be addressed. There is no option to waive
the private street minimum design standards in Subdivision Ordinance 14-412 A. 2. with the exception of the
easement width, and not the road width, with specified conditions and criteria.
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:
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.
Rev. 2: Comment not fully addressed. The two documents have been
submitted. However, they do not supply all of the information needed.
Address the following:
i. In reference to DB 213 PG 336, this document specifies the creation of
the easement across TM 44-27D. And it appears that the easement is 30’
wide. However, it does not provide any maintenance agreements. See
below on the requirement to provide either an existing maintenance
agreement or create a new one for this portion of the private street
easement.
ii. In reference to DB 556 PG 494, and the subject parcel, address the
following:
a. DB 556 PG 494 specifies the creation of the easement across the
subject parcel. However, it does not specify the width of the
easement or provide any maintenance agreements.
b. DB1373 PG 71 specified only a 30’ easement width, however the plat
that would show the exact location of the 30’ easements location
does not appear to be attached to the recorded version of the
document.
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c. DB 3564 PG 9-16 is the maintenance agreement for the portion of the
private street easement within the subject parcel. However, the
standards specified do not meet the standards required for this
proposed division. See below on the requirement to provide either
an existing maintenance agreement and meeting the minimum
requirements for road improvements.
d. Although DB 3564 PG 9-16 shows a 40’ right of way easement it is
shown as “existing”. Provide the document that specifically puts in
place an easement of 40’ in width.
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.
Rev. 2: Comment not fully addressed. After addressing the attached
engineering comments, dimension the proposed road widths within the parcel
for the length of road from the VDOT right of way to 150’ beyond the beginning
of the proposed parcel. These widths must meet or exceed the required
minimums specified in 14-412. Please note that the road widths beyond the
proposed parcel are not being evaluated with this plat.
d) Dimension the road within the “right of way” in TM 44-27D (and TM 44-27A if it
extends into that parcel).
Rev. 2: Comment not fully addressed. After addressing the attached
engineering comments, dimension the proposed road widths within TM 44-27D
for the length of road from the VDOT right of way to the subject parcel. These
widths must meet or exceed the required minimums specified in 14-412.
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).
Rev. 1 UPDATE: Address the comment. The portion of the road dimensioned as 13’
wide near the VDOT entrance does not appear to be correct for what is currently built
(see Fire Rescue comment) and 13’ does not meet the minimum width required for 3
to 5 lots serving the road which is 14’ wide. Because of Fire Rescue’s comment it
appears the road is likely wide enough to meet the minimum standard but is not
shown or dimensioned accurately on this plat. Revise the plat to show the as built
width of the road to at least 150’ beyond where the proposed lot begins. If the road it
not at least 14’ wide in that portion of the road the road will need to be widened and
will need to be either built or bonded prior to plat approval. If widening is required,
please let the planning reviewer know and detailed engineering comments will be
forwarded to you.
Rev. 2: Comment not fully addressed. The applicant and surveyor have
specified that there are portions of the existing road that do not meet the
required road width minimums specified in 14-412, both within the subject
parcel and within TM 44-27D. After addressing the attached engineering
comments and ensuring that all of the minimum road requirements in 14-412
are met dimension the proposed road widths within the parcel and within TM
44-27D for the length of road from the VDOT right of way to 150’ beyond the
beginning of the proposed parcel. Please note that the road widths beyond
that point are not being evaluated with this plat.
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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.
Rev. 2: Comment not fully addressed. Since the road is to be upgraded to meet
the minimum requirements of 14-412 (see comment “f” above) either provide
existing road maintenance agreements (within subject parcel and TM44-27D)
that demonstrate that the upgraded road will be perpetually maintained at the
required standard or provide new road maintenance agreements (for both
parcels) that will do so. The specified documents for the road easements (DB
556 PG 494, DB 213 PG 336, DB3564 PG9) do not appear to either provided any
maintenance requirements or their maintenance requirements do not meet the
standard required for this division. Attached see a check list that the County
Attorney’s office uses in order to review both existing and proposed
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 are included in the document submitted. If new/updated
maintenance agreements are required, as they appear to be, also attached is a
maintenance agreement template that you can choose to use to simplify the
process.
10. [14-303 (O)] 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.
Rev. 1: Comments not fully addressed. It appears that two different signature panels
were added to the plat for the County’s signature. Revise the plat to only include the
signature panel for the County that was provided by email to the consultant on 12/4/18
and includes the wording “Agent for the Board of Supervisors”.
Rev. 2: Comment addressed.
13. [14-302 (B)(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.
Rev. 1: Comment still valid. Address this comment after making the two other specified
change below.
Rev. 2: Comment not fully addressed. Address this comment after making the two
other specified change below.
15. [Comment] See the attached comments from the other reviewers.
Rev. 1: See the attached comments from the other reviewers.
Rev. 2: Comment not fully addressed. See the attached comments from the other
reviewers.
16. Rev. 1 UPDATE: [NEW COMMENT] Revise the label for Tax Map 44-22 (Residue) to
specify “150.162 ACRES (REMAINDER)”. “Acres” is not specified on the current
submission of the plat.
Rev. 2: Comment addressed.
Please contact Paty Saternye at the Department of Community Development 296-5832 ext. 3250
for further information.
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Subdivision Plat review
Project: Barracks Farm Road Final (2-Lot) Subdivision Plat (SUB2018-00145)
Plat preparer: John Carroll, Lake Anna Land Surveyors, 362 Overton Dr., Mineral, VA 23117
Owner or rep.: Barracks Farm LLC, 518 Barracks Farm Rd, Charlottesville, VA 22901
Applicant: Troy and Marianna Wade, 107 Fairway Dr, Louisa, VA 23093
[troy@jamisondaviscompany.com]
Plan received date: 31 Aug 2018
(Rev. 1) 2 Jan 2019
Date of comments: 14 Sep 2018
(Rev. 1) 22 Jan 2019; comments revised: 5 Feb 2019
Reviewer: John Anderson /Engineering
Planning Reviewer: Paty Saternye
We have completed Engineering review of plat dated 12-7-18. After further discussion with Planning Division,
Engineering review comments are revised.
SUB2018-00145
-deleted 10/24/18
2. Show and label critical slopes on plat. Ref. Exhibit. (Rev. 1) Addressed.
3. Show and label stream buffers not shown. Ref. Exhibit. (Rev. 1) Addressed.
4. Note 2: Provide date of (current) field survey. (Rev. 1) Addressed.
5. Provide tie for farm road centerline at 800.39’ residue boundary line. (Rev. 1) Addressed.
6. For L3 + 442.59 segment, provide total length in parenthesis (514.59’). (Rev. 1) Comment withdrawn.
Review error: total distance =442.59’.
7. For 3.0 Ac. parcel boundary north of proposed drain field, show 354.56 as total length, if such is the case.
(Rev. 1) Comment withdrawn.
8. For 362.00’ boundary of 3 Ac. parcel, list bearing with /at distance label (N35°07’05”E). (Rev. 1)
Addressed.
9. For L10 tie (which is L5), provide (TIE) label with L5. (Rev. 1) Addressed.
10. Recommend stream buffers be shown as dot-dash line type, not solid line. (Rev. 1) Addressed.
11. -deleted 10/24/18 (review error)
a./b. -deleted 10/24/18
12. Shift L7 label so it is not obscured by residue boundary line. (Rev. 1) Addressed.
13. Provide bearing/distance or curve data for farm road centerline between C5 and C6. (Rev. 1) Addressed.
14. New: Code 14-412.A.2 applies. With subdivision, Barracks Farm Road, a private road, will serve 5 parcels/lots:
TMPs: 44-22 (residue); 44-22B; 44-22C; 44-22C1; 44-22D (ref. image, below), and three lots over a distance of
2,714’(±). Provide a PE-sealed drawing to confirm a private street constructed to standards listed at 14-412.A.2.
exists over this distance between end state maintenance and a point 150’ beyond entrance to parcel 44-22D, prior to
subdivision plat approval. Standards include:
1. A turnaround meeting AASHTO guideline, required at a point just beyond 518 / 516 Barracks Farm Road
driveway (a shared driveway appears to serve 518 and 516). (5 Feb, REVISED) Comment withdrawn.
Existing intersections internal to TMP #44-22 (Residue) provide adequate turnaround. Current roadway
Engineering Review Comments
Page 2 of 5
evaluated adequate to ACF&R needs, ref. review comment (1/22/19; CV): “The driving surface up to the
development site is wider than shown on the plans and sufficient for emergency vehicle access. Fire Rescue
has no objection to this lot being developed but any further development on this road will require upgrades
in width and surface.”
2. Vertical centerline curvature meets a minimum design K value of five (5) for crest curves and fifteen (15)
for sag curves (provide street profile /K-values). (5 Feb, rev.) Comment withdrawn. GIS terrain contours
indicate road meets vertical centerline curvature minimum design K values for crest /sag curves.
3. Street easement is thirty (30) feet, minimum. (5 Feb, rev.) As follow-up: Please dimension access easement
width on TMP #44-27D.
4. Radius of horizontal curvature is forty (40) feet or greater. (5 Feb, rev.) Comment withdrawn. GIS
terrain contours indicate road meets horizontal curvature, forty (40) feet or greater.
GIS image (vertical /horizontal geometry)
5. Travelway width is fourteen (14) feet, minimum. (5 Feb, rev.) As follow-up: Requirement applies at
property entrance, at pillars. Ref. 14-412(A)2(a). Where additional width is required, compacted VDOT
21A stone, 6”-8” depth may be placed, and compacted with sheepsfoot roller or similar equipment to match
existing asphalt grade and cross slope, including at pillars, between end state maintenance exterior to TMP
44-22 (Residue) and a short distance interior to the parcel. Applicant-furnished field measurements on 31-
Jan 2019 indicate roadway width is at least 14’ near end state maintenance but is 12’-8” at pillars and is
again ≥14’ wide at a point 45’ interior to the parcel. Once required minimum 14’ width is constructed at
points currently less than 14’ wide, and shoulders are established (next item, item #6), submit written
notification to Albemarle County /Engineering Division that roadway improvements are complete.
Engineering Review Comments
Page 3 of 5
Engineering will inspect to confirm. Roadway improvements must be built or bonded prior to subdivision
plat approval.
6. Three (3) foot minimum shoulder width. (5 Feb, rev.) As follow-up: Requirement applies at property
entrance, even at pillars. Establish 3’ shoulder width, minimum. Minimum travelway plus minimum
shoulder width requires a minimum twenty (20) foot opening between pillars. A pillar must be relocated.
Also, ensure shoulder cross slope adequate to avoid stormwater detention at the pavement edge, for entire
length of roadway, from end state maintenance to 150’ past proposed entrance to parcel 44-22D. Image,
below, pg. 4-12, AASHTO Green book. Also, VDOT Road Design Manual, Appendix B1, pg. B(1)-8,
Table 2.
7. Minimum of four (4) feet from edge of shoulder to ditch centerline. (5 Feb, rev.) Comment withdrawn.
A ditch is not required given relatively flat terrain and absence of existing ditch features. If ditch
requirement imposed, there is no existing network with which to connect at either end of roadway section
under consideration. Runoff is from paved surface to shoulder, and from shoulder to undeveloped fields.
8. Grade ≤ 16% calculated over a distance fifty (50) feet. (5 Feb, rev.) Comment withdrawn. GIS terrain
contours indicate grade ≤16% calculated over a distance of fifty (50) feet, from end state maintenance to
150’ beyond entrance to parcel 44-22D.
9. Rectangular zone super-adjacent to the street clear of all obstruction, including any structures and
vegetation, that is at least fourteen (14) feet in width and fourteen (14) feet in height. (5 Feb, rev.) As
follow-up: Requirement also applies at pillars. A pillar must be relocated.
10. If the grade of any portion of the street exceeds seven (7) percent, the entire street shall be surfaced as
required by VDOT standards. Streets having a grade of seven (7) percent or less may have a gravel surface.
(1.-10., unless otherwise authorized by Chapter 14, Albemarle County Code) (5 Feb, rev.) Comment
withdrawn. GIS terrain contours indicate no portion of the street exceeds seven (7) percent. In any event,
existing surface is asphalt pavement.
Note: Turnaround should be located beyond driveway entrance to residence at 518 / 516 Barracks Farm
Road. From this point on, 2-lot standard listed at 14-412.A.1. applies, and no PE-sealed or As-built
drawing requirements apply beyond turnaround. (Only lots 44-22C, and 44-22C1 are served by the private
street, at points beyond 518 / 516 Barracks Farm Road.) (5 Feb, rev.) Comment withdrawn. Existing
intersections internal to 44-22 (Residue) provide adequate turnaround. Also, item # 14.(1.), above.
15. New: Revise plat to show street easement is thirty (30) feet, minimum. (5 Feb, rev.) Withdrawn; redundant,
listed at 14.3., above.
16. New: Recommend revise residue label to read ‘150.162 Acres.’ (5 Feb, rev.) Addressed via email (.PDF
revision) to Planning Div.
17. Note: Albemarle has option to request a separate road plan application, but will accept a PE-sealed As-built
drawing of constructed improvements. In either case (Road Plan/ As-built), separate application with appropriate
review fee is required. In either case, approval of As-built drawing or Road Plan design is required prior to final
subdivision plat approval. If Applicant elects to submits a Road Plan that proposes improvements, as would appear
to be the case (Ex. width < 14’), then Road Plan improvements would need to be built, or improvements bonded,
prior to final plat approval.
______________________________
Engineering Review Comments
Page 4 of 5
County GIS: TMPs 44-22 (residue), 44-22C, 44-22C1 (44-22D not shown; created with subdivision)
After discussion with Planning, 10/24, original comments 1., 11. deleted (review error).
Engineering meets with Applicants to discuss project review comments on a weekly basis, Thursday, 2-4 pm. Please
let us know if you would like to schedule a meeting with Engineering.
Please feel free to call if any questions: 434.296-5832 –x3069.
Thank you
______________________________________________________
Albemarle County Code, 14-412, partial
Engineering Review Comments
Page 5 of 5
SUB201800145 Barracks Farm 2-lot FPT 012219-rev 020519