HomeMy WebLinkAboutSUB201900042 Review Comments Final Plat 2019-08-29COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
May 8, 2019
UPDATE: August 29, 2019
Rob Cummings
Kirk Hughes and Associates
220 East High Street
Charlottesville, VA 22902
RE: SUB-201900042 Lot DI-D7 — Preliminary Plat
Mr. Cummings:
The Site Review Committee has reviewed the development proposal referenced above. Initial
comments for the following divisions of the Department of Community Development and other
agencies, as applicable, are attached:
Albemarle County Engineering Services
Albemarle County Planning Services
Albemarle County Information Services (E911)
Albemarle County Building Inspections
Albemarle County Department of Fire Rescue
Albemarle County Service Authority
Rivanna Water and Sewer Authority
Virginia Department of Health
Virginia Department of Transportation
Comments reflect information available at the time the development proposal was reviewed,
and should not be considered final. However, the Site Review Committee has attempted to
identify all issues that will be required to be resolved prior to Final Site Plan approval. Prior to
initial site plan conditional approval there are three comments that must be addressed.
UPDATE: A deferral was requested on May 9, 2019 to allow sufficient time to address
these comments. At a minimum review comments 1, 2 & 3 shall be addressed prior to
initial site plan approval.
Please contact me at your earliest convenience if you have questions or require additional
information.
Sincerely,
f
Senidr Pl, ner/P r
Planning Services ��>
Albemarle County Planning Services (Senior Planner) - Paty Saternye, psaternye(a-)-albemarle.org -
Required changes. -
Comments required to be addressed prior to Preliminary Subdivision Plat Approval:
1. [14-302(A)(13) & 14-305] Proposed facilities; Stormwater management information.
Prior to preliminary subdivision approval, revise the plat to show the horizontal road
alignment, label road dimensions and show stormwater management for the proposed
road at concept level. The preliminary plat does not appear to show proposed drainage
easement that would be required to maintenance of the road drainage system.
2. [14-234] Procedure to authorize private street and related matters. In reference to the
submission packet for the private street request address the following:
a) The preliminary plat will not be approved until the planning commission approves the
request for the private street. Please defer the preliminary plat review until the
planning commission has voted on this request.
b) See the comment above and the engineering "private street" comments for items that
should be added to the private street request packet and exhibits in order for staff to
evaluate the private street request prior to planning commission review of the
request.
3. UPDATE: fNew Commentl f14-304, 4.2.5 & 33.441 Request to disturb steep slopes;
Critical Slopes Modification or Waiver; Application for special exception. If anv
critical slopes are to be disturbed, a critical slopes waiver request must ',-
submitted with the preliminary plat. If the proposed road requirements will require
disturbance of critical slopes, please contact the planning reviewer for more
details on the request process and requirements.
Comments to be addressed with the Final Subdivision Plat submission:
4. [14-303] Contents of final plan. Revise the plat to include and meet all requirements of a
final plat.
5. [14-302(A)(4), (6) & 14-303(E)] Private easements; Alleys and shared driveways;
Dimension standards and information on all lots, streets, alleys, easements, and shared
driveways. Revise the plat to address the following:
a) Revise the label for the new street to state "New 50' Private Street Easement". See
below for comments on the submission for the private street request.
b) Provide a draft version of the legal declaration that specifies how the new private
street will be maintained. See the template attached. The draft maintenance
document should be submitted to planning but then will be forwarded by planning to
the County Attorney's office for review. The final plat will not be approved until
approval from the County Attorney's office has been received and a signed and
notarized copy of the approved document is received by the plan reviewer.
c) Also, attached is a checklist that specifies all of the required information for the
private street maintenance agreement. If the template is not utilized, or if it is
modified, then highlight the portions of the draft legal declaration, and put numbers
next to the highlights, that address the items listed in the "Review of Private
Improvement Maintenance Instrument" checklist.
d) Show and fully dimension the proposed private street. The width of the street, and
the diameter of the cul-de-sac must be shown and dimensioned. No linework or
dimensions for the proposed private street have been included in the plat.
e) Is the portion of the existing Farm Road A "abandoned" within the site and has the
easement been vacated? The plat specified show it as existing. If it is existing and
not vacated provide access to that existing farm road from the proposed parcel,
provide the dimensions, and provide labeling that shows it as still existing. The
current labeling is not clear.
f) UPDATE: Mew Commentl Clearly label the abandonment of the existing farm
road. Add a note and additional labels for the portions of the road to be
abandoned. Lots D-1, D-5, & D-6 do not have the abandonment labels. See the
attached markup, provided at the SRC meeting by a neighbor, with suggested
wording for the note and areas not vet labeled.
6. [14-302(A)(5) & 14-303(L)] Public easements; Public utility, drainage and sight distance
easements. If any other public easements exist show them on the plat and list the owner
and the deed book and page information on the plat.
7. [14-302(A)(13)] Proposed facilities. Address the following:
a) Show the primary and secondary drainfield locations on the final plat.
b) Show any proposed road drainage easements on the plat. A road plan will be
required for the private street. The drainage on the final plat must match the road
plan drainage (once the road plan is approved) prior to final plat approval.
c) See the comment on VDH approval elsewhere in these comments.
8. [14-302(B)(1)] General Information. Revise the plat to include the number of the
individual sheet and the total number of sheets.
9. [14-302(B)(4)] Places of burial. Revise the plat to show any existing places of burial
within the existing parcel. Note #14 is unclear. It states that there are no places of
burial along the perimeter of the boundaries shown. Any grave within the parcel must be
accurately located and labeled on the plat.
10. [14-302(B)(8)] Yards. Revise the setbacks shown on the plat so that they are shown
along all portions of the subject parcels shown on the plat. Lot D-2 is missing setback
labels for the front and one side and the wrong parcel boundary appears to be shown as
the "front".
11. [14-302(B)(10)] Stream Buffer. Address the following:
a) Revise the WPO boundary to show that it goes the full length that it is shown on the
County's GIS and so that it is more visible. The way it is currently shown it is hard to
distinguish where it is and where it ends.
b) Revise the note on the coversheet for the stream buffer to be numbered correctly.
12. [14-303(A)] Statement of Consent. Provide the statement of consent, as specified in the
checklist and in the subdivision ordinance, for each of the owners above their signatures.
"The platting or dedication of the following described land [insert a correct description of
the land subdivided] is with the free consent and in accordance with the desire of the
undersigned owners, proprietors and trustees, if any. "
13. [14-303(H)] Monuments. Revise the plat to include a monument set at the proposed
corners of the property. There are Iron Pins Found labeled on the plat but no labels for
the Iron Pins Set.
14. [14-303(0)] Signature Panels. Provide a signature panel for each owner and for agents
or his/her designee.
15. [14-303(P)] Notary Panels. Provide a notary panel to acknowledge the signature of each
owner.
16. [14-303(Q)] Water Supply. Provide the required Water supply note as specified in the
ordinance.
17. [14-303(R)] Parent Parcel access. Provide a note specified in the ordinance about
immediate access to any street. Revise it to specify private streets, since no public
streets are adjacent to this division.
18. [14-303(S)] Control Points. Provide the required 4 control points, evenly distributed
across the parcel.
19. [14-305 & 14-306] Stormwater management information; Private streets information. See
below for information required for the private streets. Ensure the proposed private
street, and its storm drainage, is fully shown and dimensions on this plat. The scale of
the drawing may need to be revised in order to show enough detail.
20. [14-309 & 14-310] Soils evaluations; Health Director Approval. Provide three copies of
the soil evaluation and drainfield location (primary and reserve) documents required for
Health Department (HD) approval for all of the parcels. This packet should include a
copy of the plat showing the drainfield locations. Once submitted to the County they will
be forwarded them to the HD for their review. The final plat will not be approved until
approval is received from the HD for all parcels.
21. ['14-308 11 Groundwater assessment information. The groundwater fee has been paid
and the assessment has been requested. The assessment will be forwarded to you
once it is available.
UPDATE: Comment addressed. Groundwater assessment has been forwarded to
the applicant.
22. [14-311] Infrastructure improvement plans, computations and documents. A road plan is
required for the proposed private street. This road plan must be approved prior to the
approval of the final plat. The existing private streets, the existing portions of Yellow
Wood Drive and Far Hills Way (and its bridge), must also be shown to meet the
minimum design standards. If they do not meet the standards, they will be required to
be updated. All private streets leading to these parcels will have to be built or bonded
prior to the final plat being approved.
23. [14-312] Location of existing building. Revise the plat to show the location of the existing
building(s) on the parcel.
24. [14-317] Instruments evidencing maintenance of certain improvements. As mentioned
above, an agreement must be drafted and submitted for review that provides for the
perpetual maintenance of the proposed private street. In addition to this, since two
private streets exist between the proposed private street and a public street, it must be
shown that the existing maintenance agreements for those two existing streets where
already written to consider these additional lots and traffic. It must be specified how the
maintenance will be split between the parcels once additional lots have been added or a
new and/or supplemental agreement may be required to ensure that the new parcels are
fully integrated in the road maintenance and usage.
25. [Comment] See attached comments from the other SRC reviewers.
26. UPDATE: fNew Commentl In addition to their comments, during the SRC meeting
the Fire Rescue reviewer stated that that documentation would be required
showing that the existing or the proposed bridge would be able to "hold their
equipment".
Private Street Request comments:
Staff will present information on this proposed subdivision to the Albemarle Conservation
Easement Authority (ACEA), which hold the conservation easement on the property
crossed by Yellow Wood Drive. Any feedback from the Authority will be provided after
the May 9, 2019 meeting.
UPDATE: The ACEA holds an open -space easement on TMP 59-27X, which is
crossed by the existing 50-foot right-of-way to be used for this project. As the
right-of-way pre -dates the open -space easement, no ACEA approval is needed,
provided that all work remains within the limits of the recorded 50-foot right-of-
way. Any expansion outside that right-of-way would require approval by the
ACEA, which might or might not be issued, and any approval would very likely
require significant mitigation measures. Staff recommends that all proposed work
remain within the 50-foot right-of-way.
2. See the "Private Street Request" engineering and Fire Rescue comments attached.
3. [14-234] Procedures to authorize private street and related matters. Provide all of the
required materials and drawings that are specified in 14-234(A)(1) for a private street
request. Insufficient information has been provided.
4. [14-232] When private streets in rural areas may be authorized. Address the following in
reference to the justifications for the private street provided in your request letter:
a) (A)(1)(ii) Provide the justification for why the private street will alleviate significant
degradation to the environment. After discussion with engineering in reference to the
required WDOT Road Standard" that would be applied for a pubic road serving this
few residences it is uncertain whether the justification for significant degradation to
the environment supportable. It is my understanding that the comparison needs to
be made between what VDOT would require with a public street and the design
standards that engineering would allow in a private street. Engineering does not
appear to be able to support the standard presented by the applicant and they do not
appear to be able to allow the existing Yellow Wood Drive to be utilized for this many
additional parcels without upgrades to the road. See the engineering comments.
The applicant may want to consider whether other justifications can be made for the
private street.
b) (A)(1)(iii) Provide information on why you have specified that additional disturbance
is required by a public road. Staff is uncertain where the additional length specified
in the request letter would be required with a public Street. Also, as stated above,
since engineering does not appear to be able to support the existing road design and
road design standards less than the public road standard, for low volume streets,
there may be little to no difference in the impact to the environment.
c) (A)(1)(v) Whether the road is built as a private street or a public street, VDOT road
standards will have to be met until there are only 5 or less lots accessing the street.
Planning and engineering will discuss what portion of the road may or may not be
able to be designed to a lower volume based upon the number of parcels that will be
accessing that portion of the street.
Please contact Paty Saternye at the Department of Community Development 296-5832 ext.
3250 for further information.
CC: Bradford Wheatly Edgerton, et al