HomeMy WebLinkAboutSUB200400180 Review Comments 2004-10-20 /rOY AL/3
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COUNTY OF ALBEMARLE
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The following facsimile message is being sent from:
Department of Community Development
401 McIntire Road,Room 227
Charlottesville,Virginia 22902-4596
Phone: (434)296-5832
Fax: (434)972-4126
Date: October 20,2004 Number of Pages(including cover): 7
Sent To:Michael Barnes and/or Katurah Roell Fax: 295-3510
Eliot Fendig 296-6497
Sender: Stephen B.Waller,AICP
Division: Current Development Division
RE: SUB 04-0180 Lake Ridge Preliminary Subdivision Plat
Message:
The Albemarle County Department of Community Development has reviewed the latest revisions to the
above-mentioned preliminary subdivision plat and will not grant approval until the following items have
been addressed satisfactorily:
Subdivision Ordinance(SO),Zoning Ordinance(ZO)
1. [Z.0.4.2.5] In addition to the concerns that are expressed in the Engineering comments regarding
the waiver request, information should be submitted regarding the fmished grades and construction
on the individual lots where critical slopes disturbance is being proposed. This includes
consideration for how the locations of driveways serving the small lots with large portions of their
building sites covered in 25 percent slopes will be affected and the possibility of drainage
problems being passed on to the individual owners and their neighbors.
2. [Z0.10.3.2] It must be demonstrated that a minimum of twenty-one(21)acres in Lot 1 is
contained within the Rural Areas boundary. Not more than 7405.2 square feet(0.17 acre)of this
21.17 acre parcel can be located outside of the Rural Areas.
3. [Z0.10.2] Open space is not a permitted use in the Rural Areas Zoning District. No portions of
the rurally zoned properties can be designated as Open Space or included with the R-1 open space.
This includes the small portion of Open Space located between R-1,Parcel 27 and RA,Parcel 1.
Department of Planning and Community Development approval of the final subdivision plat will be
subject to the following conditions: (The following conditions are those that have been identified at this
time. Additional conditions may be added or eliminated based on further review.)
1. The plat shall be subject to the requirements of Section 14-303 (Contents of fmal plat), as
identified on the"Final Subdivision Checklist"which is available from the Department of
Community Development,Central Operations Division;
Lake Ridge Preliminary
October 20, 2004
Page 2
2. Virginia Department of Transportation and County Engineer approval of road plans;
3. [ZO.32.7.9]Approval of a landscape plan proposed the planting of significant landscaping
consisting of street trees. This includes providing a listing of the proposed types and sizes of
plantings to be provided to meet the street tree requirements;
4. [32.7.9.6(d)] Submittal and recordation of an open space or easement agreement ensuring that all
street trees provided on individual lots will be maintained and protected by a property owner's
association; and,
5. [14-313] County attorney approval of a maintenance agreement identifying all parties that are
responsible for the open space that is being created and their roles in maintaining this area, subject
to County Attorney review and approval.
Please contact me at your earliest convenience if you have questions or require additional information.
Attachments: Engineering Review Comments
VDOT Review Comments(2 e-mails)
Copy: SUB 04-180
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,Room 227
Charlottesville,Virginia 22902-4596
Phone(434)296-5832 Fax(434)972-4126
To: Stephen Waller, Senior Planner
From: Allan Schuck,Engineer
Subject: SUB-2004-180,Lake Ridge Subdivision,Preliminary Subdivision Plat
Date received: 22 September 2004(Plat rev. date 20 September 2004)
Date of Comment: 14 October 2004
The preliminary plat for the Lake Ridge Subdivision,received on 22 September 2004 has been reviewed.
The Engineering Department does not recommend approval of the preliminary plat until the following
conditions are addressed with the preliminary subdivision plat:
1. The location and dimensions of the proposed streets and easements need to be reviewed with the
preliminary plat. No information has been provided by the applicant to permit this review. Please
show the location and dimensions of the proposed roads and drainage easements on the preliminary
plat, in accordance with code section, 14-303E. [14-302G]
2. The applicant needs to provide more conceptual SWM facilities on the preliminary plat. The
engineering review agrees with the applicant's letter, dated 20 September 2004,that the northwest area
is the logical place for a SWM facility. Please show a facility in this area. The most recent submittal
of the preliminary plat appears to provide SWM for less than 50%of the project area. "Stormwater
management facilities shall be sized to capture, to the maximum extent practical, the runoff from the
entire land development project area" [17-312C].
3. Please explain,on the preliminary plat,how the conceptual SWM from the Ashcroft West Subdivision
is going to be addressed with the conceptual SWM plan for Lake Ridge Subdivision. One half of the
Ashcroft West Subdivision drains the other direction from Lake Ridge Subdivision. How will this
section of Ashcroft West by addressed by a proposed SWM facility on the other side of the divide?
4. Please remove the"Boundary shown hereon is approximate only", from Note 8, on the cover sheet of
the preliminary plat. [14-302G]
5. Please provide a preliminary drainage plan that shows the information pertaining to drainage control
facilities and measures. [14-304&306]
The engineering review for current development needs to review and approve all applicable items as
specified in the Design Standards Manual, section 902,before recommending tentative approval to the
final subdivision plat.
Critical Slope Waiver Request:
The request for a waiver to develop on areas of cntical slope for grading incorporated with the new
construction proposed on TMP-78-57 was received on 02 August 2004. These critical slopes are shown on
the preliminary subdivision plat on sheets 2 &3 of 4,rev. date 20 September 2004. The engineering
review for this request has been performed.
The applicant did not provide any information on the amount of existing critical slopes and the amount of
critical slopes to be disturbed. The Planning Commission has requested this information for these types of
requests. Please submit these computations for review.
The applicant stated this critical slope waiver is for the entire R-1 section of this preliminary plat. The
cntical slope waiver needs to be requested and reviewed for each individual lot for which critical slopes are
disturbed. The preliminary plat shows Lots 36&37 disturbing critical slopes just to get to the building
site. Meanwhile,Lots 52&53 are shown disturbing cntical slopes are at the rear section of each lot.
These two examples show why each lot should be reviewed individually to determine the viability of
disturbing the critical slopes.
The disturbances are in the form of proposed grading for constructing public roads, structures and
stormwater management facilities.
Below, each of the concerns of Zoning Ordinance section 18-4.2 is addressed:
1. "movement of soil and rock": The applicant will need to provide an erosion and sediment
control plan for controlling the movement of soil and rock involved with the construction
proposed in the critical slopes. An overall site grading plan should be required for this project.
The proposed grading for this subdivision area is intensive,at times, m critical slopes,
especially for the public roads. An overall grading plan can ensure that perimeter and interior
erosion and sediment control measures will be designed,built, and inspected effectively. The
adjoining Fontana Subdivision is located in similar topography and terrain. Fontana
Subdivision was required to submit individual lot grading plans in addition to the standard
ESC plans. The individual lot grading plans did not work at Fontana.
2. "excessive stormwater run-off": The applicant has not provided enough information
concerning how the stormwater runoff will be controlled by the drainage/stormwater
management plan proposed for this subdivision. As shown on the preliminary plat,the
conceptual stormwater management areas appear to leave over half of the proposed
subdivision unprotected from any stormwater management. The use of curb and gutter for the
proposed roadways would significantly assist the applicant with stormwater runoff for this
project.
3. "siltation of natural and man-made bodies of water": The Rivanna River is an existing
natural body of water located directly adjacent to this site. The applicant has not demonstrated
any means or methods of preventing siltation occurring where the proposed outfall of the
stormwater management facility is located along the Rivanna River floodplain.
4. "loss of aesthetic resource": The applicant has requested an increase in density for
"maintenance of existing wooded areas". However,this applicant has not shown an area of
any proposed"Tree Preservation Area"to be reserved on this preliminary subdivision plat. .
It appears the loss of aesthetic resources will be necessary,but can be significantly reduced by
a revised preliminary plat that reduces the amount of grading disturbances in the critical slope
areas.
5. "septic effluent": No septic systems or dramfields are proposed in this project. This site is
accessible to the public sanitary sewer system.
This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No
areas of this site are located in Zone A,inside the 100-year flood plain area according to FEMA Map
510006 0240B dated 16 December 1980.
Roads: The Planning Commission has requested staff to confirm the applicant "demonstrates that no
reasonable alternative location or alignment exists". This has not been demonstrated. For example,
Fontana Drive between Backe Lane and Road'C' can be relocated.
Based on the above review,there are engineering concerns about the disturbance of the critical slopes. The
engineenng department does not recommend approval of this critical slope waiver request.
Copy: None
File:E3 ppt_ADS_04-180 Lake Ridge Subdivision