HomeMy WebLinkAboutSDP201800081 Review Comments Final Site Plan and Comps. 2019-04-28COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Site Plan Review
Project title:
Royal Fern Townhomes — Final
Project file number:
SDP201800081
Plan preparer:
Justin Shimp, Shimp Engineering, 912 E. High St., Charlottesville, VA 22902
justinnshimp-engineering com
Owner or rep.:
Gambit LLC and Snow Paws LLC et al / P.O. Box 6846, Charlottesville, VA 22906
Plan received date:
2 Nov 2018
(Rev. 1)
12 Mar 2019
Date of comments:
14 Dec 2018
(Rev. 1)
28 Apr 2019
Plan Coordinator:
Paty Saternye
Reviewer:
John Anderson
SDP201800081
1. Title of Plan is Royal Fern Townhomes, yet Site Plan Overview, C3, shows 16 detached residences. Defer
to Planning on whether elements of preliminary subdivision (16 lots) may be mixed with a Final Site Plan,
but submitted plan appears to mix subdivision with site plan elements. Plan title does not fit overview.
Recommend revise title. (Rev. 1) Addressed.
2. If this Final Site Plan does not provide details for 16-lot (detached) single-family portion of development,
remove this portion of development from Townhomes site plan. (Rev. 1) Withdrawn. Planning asked
Applicant to include 16 lots.
3. Provide demolition plan that bridges existing -to -proposed development condition.
a. Label features to be demolished. (Rev. 1) Partially addressed. Asfollow-up: Indicate via
linework or hatching area of Wahoo Way to be removed. That is, show limits of demolition.
b. Provide pavement mill/joint details; provide pavement and drainage typical details. (Rev. 1)
Addressed.
c. New: Label existing drainage structure along SR 631 (5' Street) that ties to new storm drain line.
The storm pipe from this Ex. DI (5' Street) to outfall labeled Inv. Out=413.00, will be partially
removed, but portion shown to remain does not match pipe shown on C8. Please revise sheets C2
and C8 for consistency.
4. Provide relevant civil details for: inlets, MHs, bedding, inlet shaping, roads, alleys, entrances, walks, ramps.
(Rev. 1) Partially addressed. As follow-up: Please provide VDOT Std. ST-1, PB-1 details.
5. Engineering restates initial site plan comment: "Private streets should follow VDOT and AASHTO
regulations, such as a minimum angle of intersection of 60 degrees. The smaller curb radii shown will need
to be verified to be adequate by showing vehicle turning movements and will also need to be approved by
Fire Rescue." Provide vehicle turning movements (Auto -turn figures for Fire -Rescue vehicles). (Rev. 1)
Not addressed. This is an Engineering review comment, not an ACFR comment. Please ref. ACDSM,
Sec. 7, Table, Private Street Standards for Albemarle County, Footnote 1. Comment restated: Revise to
provide minimum 80-degree angle of intersection. Applicant response: `Vehicle turning movements will
not be provided.' Provide auto turn figure using a single -unit (SU) truck design vehicle (VDOT Road
Engineering Review Comments
Page 2 of 7
Design Manual, Appx. B(1)-3.B.1.) at Road C intersection with Alley B, for SU design vehicle traveling
north on Road C turning right onto Alley B.
6. Review and apply Engineering site plan review checklist to design prior to resubmitting. (Rev. 1)
Comment persists. Comment noted.
C2
7. Label all managed slopes. (Rev. 1) Partially addressed. Applicant response: `Managed slopes are
labelled on the Existing Conditions sheet. Managed slopes have been turned off on Grading Plan for
clarity, the hatch makes it difficult to read other aspects of the drawing.' As follow up: Engineering
appreciates response, and requests managed slopes be shown on C7, which shows proposed structures.
Without steep slopes shown with proposed grading and structures, direct comparison of proposed design
against ordinance is impeded. Linework with label/s is required.
8. Eliminate angled pipe connection at Str. U. (Rev. 1) Addressed. As follow-up: Eliminate proposed
angled pipe connection, C8, Str. M2A.
(ref. Engineering drainage plan review checklist)
9. Label apparent wetland or aquatic features. (Rev. 1) Withdrawn.
10. Show entire limits of proposed new storm conveyance system, to ultimate discharge. Provide drainage
easements, as needed. (Rev. 1) Not addressed. Applicant response: `This site plan is subject to
WPO201800084. These items shown on the WPO plan.' Request for drainage information shown with the
site plan is a standard review comment. Ref. Final Site Plan checklist, drainage plans. Engineering, with
few if any exceptions, requires complete drainage design be shown with final site plans. Drainage design
informs both site plan and WPO plan approval. Engineering encourages design receptive to request for
elements or information typically required to be shown with any site plans.
11. Label Wahoo Way public or private. Label R/W width. Label speed limit of this road. (Rev. 1)
Addressed.
C3
12. Provide TMP labels for parcels proposed to be developed; provide ownership data: Name of property
owner, and book -page ref. (Comment applies to C4, as well.) (Rev. 1) Addressed.
13. Provide TMP labels for adjacent parcels; provide ownership data; provide ownership data: Name of
property owner, and book -page ref. (Comment applies to C4, as well.) (Rev. 1) Addressed.
14. If 36' wide public road (Road A) is proposed with this FSP, provide roadway profile. (Rev. 1) Addressed.
Applicant response: `Road A is part of a separate site plan.' Asefollow-up: Provide Note that references
separate subdivision plat (SUB201800034).
15. Provide Road Plan. An approved Road Plan must be built or bonded prior to final site plan approval.
(Rev. 1) Comment persists. Applicant response: `Acknowledged. A Road Plan will be provided.'
16. Revise Road B and Alley C designs: (Rev. 1) Partially addressed. Applicant response: `Roads have been
revised. If there is a specific horizontal separation required, please provide resource.' Asefollow-up, see
below.
a. Revise angle of intersection to approach right angles. Additional comments reserved for road plan.
(Rev. 1) Not addressed. Also, see items 5, 47.
b. Intersection approach/exit width:
i. Revise Alley C width to 20-ft; remove one-way designation as 2-way options exist that
likely serve an equal number of townhomes. (Rev. 1) Not addressed, but withdrawn.
No objection to one-way alley provided review agencies do not object and provided final
site plan review comments relating to street or alley design, geometry, width, easement,
corner clearance, etc., are addressed.
c. Provide adequate horizontal separation between driveway apron entrances and alley/road
intersections for Lots: T16, T22, T25, T26, T31. Eliminate 0', 1', 5' horizontal separation.
Increase (listed) lot drivewav entrance horizontal clearance to travelwav intersection radii returns.
(Rev. 1) Not addressed; RESOURCE: VDOT Road Design Manual, Appx. F, pg. F-92, Fig. 44A.
Engineering Review Comments
Page 3 of 7
Revise design consistent with VDOT Road Design Manual. Provide adequate throat clearance,
between Wahoo Way and Alley A, for vehicle reversing from drives at unit T1, T2, traveling west.
Inadequate sight distance impairs movement out of each driveway, requiring blind maneuvers.
17. Revise private alley labels, to read `alley' (there are no public alleys). (Rev. 1) Addressed.
18. Road B design is illogical. Wahoo Way should be extended to Road A, with consistent width and cross-
section that matches Ex. Wahoo Way. (Rev. 1) Addressed.
19. Road B at point it turns off Wahoo Way to serve townhome units, should be re -labeled; for example, Road
C. (Rev. 1) Addressed.
20. Recommend increase offset distance, corner of T31 to edge of sidewalk. (Rev. 1) Addressed.
C4
21. Provide typical labels (partial list):
a. Street name signs (Rev. 1) Addressed.
b. Traffic control signs (Rev. 1) Addressed.
c. Curb type (CG-2, GC-6, CG-12, etc.) (Rev. 1) Partially addressed. Asfollow-up: For alleys,
eliminate ribbon gutter since it is not a gutter, and lacks a flow line. For private street (Road C),
provide crown section cross-section with either CG-6 or roll-top curbing. At driveway entrances,
provide a typical VDOT driveway entrance design (Road Design Manual, Appx. 13(1), pg. B(1)-
29, Fig. 8, Rolltop Curb Entrance Detail Section, or VDOT 2016 R&B Std, CG-9A), and include
VDOT Std. (details) on the site plan for entrance (gutter) types used. Eliminate ribbon curb at all
drive entrances. Where approved in the past, it has not worked —proposed design does not meet
VDOT standards. This item and design options were discussed with and guided by the County
Engineer. Revised design adopting VDOT standards need not sacrifice lots /density. Last,
wherever separation between drives prevents full transition to rolltop or CG-6, ensure rolltop or
CG-9A profile design data transfers to plan view in sufficient detail to guide construction in
interstitial areas. Profiles, below [consult VDOT Road Design Manual; 2016 R&B Std.]:
Radius Return
Warp curb profile to match
driveway entrench Sidon
Within 4 feel each eitle 0r opr air On
rabove invert line.
Driveway Entrance Apron for Rolltop Curb
Part Section A
FIGURE 8 - ROLLTOP CURB ENTRANCE DETAIL SECTION
TO MATCH THE MOUNTABLE CURB CONFIGURATION,uuaiw
WIDTH OF ADJACENT Ox TO 1OX CHANGE PARABOLIC CURVE
UTTER B" WIDTH OF SIDEWALK
I�/ _�i
FACE OF A - -
- - ' - �•
CURB
',� e
Q.vea a
ea paaa Re SYo 4' ' �`
CLAM A7 fH.E.5.1 CANC.
12X MAXIMI,M INCREASE M SLOPE AT MINIMUM 10' INTERVALS
CS YvY b; 1- �,-12X MAX. SLID
•�• 3X MAXII DFCRFASF IN SLOPE FOR FIRST 10'INTERYAL AND
6" AGGR. BASE TYPE I SIZE 21B
SX MAXIIAl1M DECREASE FOR SUCCEEDING MINIMUM 10' INTERVALS
® I
(D FOR SIDEWALK, CURB AND GUTTER - BUILT CONCURRENTLY.
® FOR INITIAL CURB AND CUTTER ONLY.
® FOR INITIAL SIDEWALK ONLY - 7" SIDEWALK TO BE DIPPED.
SECTION C-C
® FOR PEDESTRIAN ACCESS ROUTE - MNIMUM C-O" TRAVERSABLE
WIDTH IS REQUIRED WITH A MAXIMUM 29 CROSS SLOPE.
® FOR CURB AND GUTTER ONLY - AFTER INITIAL SIDEWALK.
FOR CURB AND SIDEWALK ONLY - WITHOUT GUTTER.
A INDICATES POINT Or GRADE CHANGE.
`/DOT
ROAD AID BRIDGE STANDARDS
STANDARD
ENTRANCE GUTTER WITH FLARED OPENING
(FOR USE ACROSS SIDEWALK)
VIRGINIA DEPARTMENT OF TRANSPORTATION
SPECIFICATION
REFERENCE
SHEET 1 OF I
REVISION DATE
502
203.01 I
2016 ROAD & BRIDGE STANDARDS
Engineering Review Comments
Page 4 of 7
22. Label walkway width. Provide minimum 5' width. (Rev. 1) Addressed.
23. Provide true graphic representation of CG-12, matching VDOT standard for GC-12 for radial curb. (Rev.
1) Partially addressed. As follow-up: Revise CG 12 ramp at SE corner of recreational space to align with
receiving ramp, Alley A.
24. Provide CG-12 on east side of north end of Alley C. (Rev. 1) Addressed.
25. Ensure sidewalk grade does not exceed 5% grade. (Rev. 1) Addressed.
26. Provide turnarounds at every proposed dead end; or, preferably, eliminate dead ends. (Rev. 1) Not
addressed. Applicant response: `The roads have been redesigned to leave only one dead end. A parking
striped area and road bump out have been provided to allow easier vehicle turn around. Since the length of
this alley stub is only 150' long, vehicles can easily reverse. Length =420', Turnaround not required.'
Albemarle is positioned to state requirements. At this point, Albemarle would like to meet with Applicant.
Design and letter d. 3/8/19 reflect misunderstanding of county role and approval process, and do not
adequately address requirements of ACDSM, County code, VDOT standards, or prior review comments.
Examples: `Turning movements will not be provided; If there is a separate horizontal separation required,
please provide resource; turnaround not required; it is not a requirement for the easements to be centered on
the travelway; and this is not required.' All meeting slots are open May 2, 2019. Note: Road, site, or a
subdivision dead-end design that requires a vehicle to reverse to exit will not be approved. Where it has
been approved, it fails to serve the public interest. Provide design consistent with ACDSM that allows a
single unit (SU) truck design vehicle (item 5.) to turn with adequate clearance. Provide turnaround, per
ACDSM, pg. 17, 88, 20. Graphic /text images, below:
Albemarle County Design Standards Manual — Engineering
4. Alleys must intersect streets at two locations. Dead-end alleys with turnarounds may be
permitted by waiver from the county engineer.
Albemarle County Design Standards Manual — Engineering -
R=30 tt min resulenuai,
45 R min mixedlcommmial
R=30Rmin
/ Unpaved Area /-
� I R=39ftmin
c Unpaved Area
m o
�c
�1 F
Surface _ _ Z_
Completely Paved Center Unpaved
Concentric Bulb Cul-cle-sac Offset Bulb Cu"*-sac
T-type turnarounds and branch -type turnarounds
have been discontinued, as inneffective. Poor
construction, driveways and parking have made
them inneffective_
All dimensions are subject to approval by the
Department of Fire and Rescue-
* 25' radii added by the County
Engineering Review Comments
Page 5 of 7
27. Revise CG-12 ramps at Road RC -Alley A intersection to align perpendicularly. (Rev. 1) Partially
addressed. As follow-up: Review orientation of every ramp /detectable surface. Show detectable surface,
accurately. For example, ramp on north side of crosswalk at north end of recreational space should not
show a rectangular detectable surface, but an arc. See VDOT Std. (image, below). Also, include VDOT
Std. CG-12 on C13. CG-12 on west side of south side of recreational space does not align as it must with
receiving ramp. Consider effect on visually impaired /blind who use detectable surfaces to gauge where a
receiving ramp is located.
11. WHEN ONLY ONE CURB RAMP IS PROVIDED FOR TWO CROSSINGS IDIAGONI TYPE C
A 4'. 4'LAMDINC AREA SHALL BE PROVIDED TO MANEUVER A WHEELCHAIR PARALLEL & PERPENDICULAR
INTO THE CROSSWALK WITHOUT GOING INTO THE TRAVELWAY. THIS 4•, 4•
LANDING AREA MAY INCLUDE THE GUTTER PAN. TRUNCATED DOME Vt
12. ALL CASES WHERE CURB RAMPS INTERSECT A RADIAL SECTION OF 1.6'•-2.4- C-C
CURB AT ENTRANCES OR STREET CONNECTIONS THE DETECTABLE
WARNING SURFACE SHALL HAVE A FACTORY RADIUS OR BE FIELD �-O
0 0-MODIFIED AS RECOMMENDED BY THE MANUFACTURER TO MATCH
THE BACK Or CURB. - O tL=O O O O O O C� [ - 0 O D 0 0 0 O O O
LANDING RAMP 0 0 0 0 0 C 0 0 0 0 0 0 0 C 0 o
+ - D O D O D O D O D O D O D O O -
`;+ C C C C C C C C C C C C C C C
D O O O D O 0 0 0 0 0 0 0 0 0
50/-65/ OF BASE DIAMETER 0 0 0 0 C, C 0 0 0 0 0 0 0 C 0
IAM
DETECTABLE WARNING
o��
AT BACK OF CVRB T r- "T D.9"-1.4" f I VARIABLE FULL WIDTH OF RAMP FLOOR
SEE NOTE 12. BASE DIAMETER pAY LIMITS
DETECTABLE WARNING TRUNCATED DOME DETECTABLE WARNING
INSTAL ON A RADIUS DETAIL DETAIL
\v T CG-12 DETECTABLE WARNING SURFACE SRECRENCEON
IFICAB
ROAD AND B IDGE STANDARDS
SHEET 1OF 5 REVISION DATE (GENERAL NOTES) 105
203.05
07/15 VIRCINIA DEPARTMENT OF TRANSPORTATION 5D2
2016 ROAD & BRIDGE STANDARDS
Replace obsolete or VDOT-revised details with current detail; for example, CG-12 detail d. 7/05, rev. 7/15.
28. If multiple curb types proposed, show and label curb -curb transitions. (Rev. 1) Partially addressed. See
items 21.e., 55. Revise ribbon curb.
C5
29. Label roads and alleys. (Rev. 1) Partially addressed. Label roads and alleys on C5, C6, C7, C8, C9.
30. Show and label existing right-of-way, 5` a(reet. (Rev. 1) Addressed.
31. Show and label existing easement or right-of-way, Wahoo Way. (Rev. 1) Partially addressed. As ollow-
yp: Locate copy of separate exhibit titled Wahoo Way Proposed Easement Exhibit, July 17, 2018 on plan
sheet C5 (upper left, overwrite linework). On C6, provide ref. to Exhibit on C5. Revise Exhibit since it
matches the initial site plan (road) design, not the current submittal.
32. Show sight lines. Provide sight distance easements where sight lines extend onto lots (Int. Road B-Road B).
(Rev. 2) Comment may persist if site plan includes subdivision of lots. Confirm whether subdivision is
proposed. If so, sight line easements may be required.
33. Center easements on travelways; for example, 30' access easement for private road B does not provide a
30' functional width. (Rev. 1) Not addressed. Ref. three (3) .PDF attachments. If request for centered
easements for alleys is unclear, please see ACDSM (Sec. 7.D.1. [easement centered], or for easements
centered on streets appears without basis, please review ACDSM Sec. 7.F.Table (* table footnote), Code 14-
412.13, VDOT Road Design Manual Appx. B(1)-3, B.3.b.Table 1 (below); B(1)-4.M. (Right -of -Way),
Appx. B(1)-5.A.Clear Zone (Fig. 10), which require at least 3' clearance /clear zone, which is to be within
easement /right-of-way, clear zone to be measured from rolltop /CG-6. If requirement is unclear, please
save questions for when we meet to discuss this and other issues that extend beyond this site plan.
2. with parking lanes, the horizontal clearance (measured from face of curb) is 1.5' (Min). 2011 AASHTO Green Book
Chapter 5 (Page 5-20). However, VDOT has established a 3' minimum setback requirement behind the curb (This
Manual, Section B-5, Figure 10).
34. Although internal network road design will be revised to meet to VDOT and ACDSM standards, alley
easements cannot be clearly traced. Ensure easements are clearly defined, and cover all travelways. (Rev.
1) Partially addressed. As follow-up /C6: On south side of Alley A at Wahoo Way, a radial section of
curb is outside proposed easement. Revise alley easement at this /other locations, per VDOT /ACDSM
requirements.
Engineering Review Comments
Page 6 of 7
C6
35. Ensure sidewalk grades are ADA-compliant. (Rev. 1) Comment persists /Applicant acknowledges.
C7
36. Label TMPs. (Rev. 1) Comment addressed.
37. WPO Plan has been submitted (WPO201800084); revise FSP consistent with WPO plan review comments.
(Rev. 1) Comment persists /Applicant response: `Comment noted.'
38. Label proposed underground detention feature. (Rev. 1) Comment withdrawn. It appears that the
underground detention SWM facility has been removed.
39. Eliminate grate only inlet type in paved areas; provide VDOT standard drop inlets. (Rev. 1) Not
addressed. See item 21.c. County Engineer personally reviewed proposed design; storm drain grate
located in a driveway entrance will not be approved. Please address.
40. Provide drainage calculations on the FSP. (Rev. 1) Not addressed. Also, item 10.. Please address.
a. Provide LD-204 (stormwater inlet design)
b. Provide LD-229 (stormwater pipe design)
41. More comments possible when Road Plan is submitted. (Rev. 1) Comment persists. Applicant
acknowledges.
C10
42. Provide profiles for all roads. (Rev. 1) Addressed.
43. Provide UDs at cut/fill transition/s. (Rev. 1) Addressed.
44. Reference Road Plan review checklist. (Rev. 1) Addressed.
C12
45. Label storm inlet structures, use VDOT designations (DI-3, for example). (Rev. 1) Addressed.
46. More comments possible when Road Plan is submitted. (Rev. 1) Comment persists. Applicant
acknowledges.
New:
C4
47. Per County Engineer review: Alley B - Road C intersection must be perpendicular, with Road C through -
movement meeting minimum horizontal radius of curvature. R =25' does not meet minimum horizontal
radius of curvature.
48. Label radius of curb at E end of 8 guest parking spaces.
49. Ensure water meter locations are protected with reasonable clearance once driveway entrances are revised.
50. Provide road /alley stationing on this sheet, not just C7, to aid review and provide point of reference.
51. Indicate Road C, Alley A and B proposed speed limits. Provide speed limit signs for each.
52. Ensure Road C has a crown design with flow lines, drainage, C&G, inlets etc. that meets VDOT standards
(Road Design Manual). Related comments, elsewhere.
53. Label recreational space sidewalk width.
54. Label sidewalk width between unit T25 and T26.
55. Label reading: `Gutter transition to reverse CG-6' is inconsistent with proposed grading shown on C7.
Eliminate label. Provide grading consistent with CG-I I at Road C intersection with Wahoo Way.
56. Concrete ribbon gutter is inappropriate. Ribbon curb (VDOT Road Design Manual, Appx. B(1)-4.H.) is a
pavement edging that does not convey runoff longitudinally, but rather provides a durable edge across
which storm runoff sheets at an angle. Eliminate ribbon curb from this design. Please also see item 21.c..
57. C5: Please check label reading New Access Easement along Wahoo Way back of curb. Revise as needed.
58. C6: Center easements on alleys.
59. Provide Min. 3' clear zone (within easement) for Road C. Related: item 33.
Engineering Review Comments
Page 7 of 7
C7
60. Revise grading at Int. Road C — Wahoo Way. Related: item 55.
61. Provide inlet, NE corner 8 guest parking spaces.
C8
62. Two (2) storm inlets are likely required at SW corner of Recreational Space to avoid storm line passing
beneath proposed fencing.
63. Label all storm line pipe constructed with this plan immediately north, west or south of Lots T1-T5. Once
labeled, include in LD-229 design table. Related: items 10, 40.
64. Review drainage plan checklist, and revise angle of pipe leaving Str. M2A. Related: item 8.
65. Label inlets immediately north of Int. Road C — Wahoo Way, which appear to be built with this site plan.
Once labeled, include pipe (if constructed with SDP201800081) in LD-229, and inlets in LD-204.
66. Revise design to ensure storm pipe does not cross beneath proposed recreational area fencing. Recommend
additional inlet.
C11
67. Revise plan /profile titles that ref. Road B. There is only proposed Road C.
68. On Private Road C profile, label Int. with Alley A, and Alley B.
69. C12: Revise ref. to Private Road A, since not included on C4.
70. C13: Ensure pavement design is included with Road Plan, if subdivision proposed. Ensure pavement
design for Road C is included with SDP201800081, if subdivision is not proposed.
C15:
71. Profile label reads L1 — L5, but only M3, L4, L5 are shown. Include Str. L1 — L3 in profile. In plan view,
show full extents of drainage system. Related: item 10.
72. Storm profile: M2 — M2A needs to show connection with existing storm pipe that remains once 17.63' is
demolished. Profile, LD-229 must include portions of existing storm line incorporated in design. Related:
item 62.
Thank you
J. Anderson 434.296-5832 -0069
SDP201800081 Royai r crn Townhomes FSP 042619rev1