HomeMy WebLinkAboutSDP201900067 Review Comments Final Site Plan and Comps. 2019-12-06COUNTY 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: Ecovillage Charlottesville — Final
Project file number: SDP2019-00067
Plan preparer: Shimp Engineering Justin M. Shimp; Keane Rucker
Owner or rep.: Ecovillage Holdings Inc.
Plan received date: 6 Nov 2019
Date of comments: 6 Dec 2019
Plan Coordinator: Tim Padalino
Reviewer: John Anderson
SDP2019-00067
1. Address WPO Plan review comments sent 12/4/19 (WP0201900053). WPO Plan approval is required
prior to Final Site Plan (FSP) Approval.
2. If project is to be subdivided, SWM Facility, SWM Facility Access, and public /private drainage easements
may be recorded with the subdivision plat, meaning, once WPO Plan is approved, SWM Facility
Maintenance Agreement is recorded, VAR10 (DEQ) VPDES permit issued, and WPO Plan bonded, the
project is eligible to receive a Grading Permit (eligible for pre -construction). Also: see items 28 and 45.
3. Submit Road Plan and Private Street Authorization request at earliest convenience. Engineering defers to
Planning Division on Private Street request, yet is involved and reminds Applicant of code requirements at
14-234 if making private street authorization request. Engineering will support request, given density and
comprehensive plan goals, and prior Ecovillage special use permit and initial site plan approvals (SP2018-
00016, SDP2018-00056, respectively), which reflect design consistent with planning goals. Nevertheless,
private streets are subject to VDOT design standards /specifications, Albemarle County Design Standards
Manual guidance, and Drainage and Road Plan Checklists for plan reviewers. Please submit Road Plan
with Application, with minimum number of print copies (or digital road plan) as soon as possible. Roads
must be built or bonded prior to Final Plat approval. Road plan must be approved prior to FSP approval.
4. FSP is subject to SP201800016 and SDP201800056 conditions /conditional approval requirements.
Engineering defers to Planning concerning interpretation or effect of these approval documents.
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5. Slopes Note: Provide LS name /date that 9,866 SF of preserved slopes overlay was surveyed less than 15%.
6. Provide related plan references: SP201800016, SDP201800056, WP0201900053, SUB2019-XXXXX
(Road Plan).
7. Provide description of any steep slopes waiver granted, with reference to legislative action. Provide details
of waiver or exemption to disturb steep slopes.
8. Provide copies of detailed PE -sealed geotechnical retaining wall designs for wall ht. > 4' max. associated
with parking or any road /travelway prior to FSP approval. See Final Site Plan checklist for plan reviewers,
p. 1. Also Retaining Wall Plan checklist; Attached.
C2
9. Show /label preserved steep slopes on TMP #61-21013. Applies to additional sheets; C17, for example.
10. Label stream buffer (TMP #61-210B).
C3
11. Label typ. parking stall depth and width, all parking areas. For perpendicular radial (curvilinear) parking,
label stall width `at narrowest point along the length of the space.' (18-4.12.16.c.4.)
12. Label HC-parking space width (2 separate locations).
13. Revise Road A 32 ' Private to clarify that paved surface is 20', not 32'.
Engineering Review Comments
Page 2 of 4
14. Similarly, revise Road B, C, D, 30' Private to clarify width of geocell pavers (vs. 30' easement width).
15. At relevant points along Road D, label radii. (See Roads B, C.)
16. Provide VDOT GR-2 guardrail on south side of lower parking lot for any parking space fronting retaining
wall, or space facing a grade of -3:1, or steeper.
17. Label 10' Multi -use pedestrian trail.
18. Label 14' Emergency Fire Access.
19. Provide CG-6 (curb with gutter) to match VDOT Road Design Manual typ. CG section in urban setting, not
CG-2. Provide CG-6 for Road A between Rio Rd. E entrance and the 4 perpendicular parking spaces just
north of the 2 HC- parking spaces on west side of Road A, thru R5' radius return. CG-2 does not meet
VDOT standard for urban design; please revise to VDOT standard. Also, 18-4.12.15.g.
20. Provide CG-6, continuous from point identified in item 19., through last curvilinear parking space (End of
Road A).
21. Provide CG-6, not CG-2, in all parking areas. Ref. 18-4.12.15 a. No exception appears to exist under
Resolution adopted May 1, 2019 (SP201800016), or special permit condition 3., which reads (in part):
`Improvements related to stormwater, drainage, and grading shown on the final site plan and water
protection ordinance plan for Ecovillage Charlottesville shall be in general accord with the same
improvements and grading shown on the "Stormwater Improvements" exhibit and "Proposed Entrance
Layout" exhibit prepared for SP201800016 by Shimp Engineering, P.C. and dated 2/4/2019 and
subsequently revised 2/27/2019, inclusive of additional modifications as noted in a. — c. below, and to the
satisfaction of the County Engineer.' CG-6 is required to meet ordinance design requirements for parking,
and VDOT typ. section for subdivision roads.
22. Recommend Site Summary include Ref. to WP0201900053 1.26 Ac. Forest /Open Space Easement.
23. Label 12' and 14' turnaround W (narrowest) and L dimensions, to clarify, and avoid misunderstanding.
24. Ensue SU design vehicle has adequate room to maneuver at proposed 12' and 14' turnarounds, including
without striking screening enclosure at trash tote storage adjacent to 12' turnaround. [Ref. VDOT Road
Design Manual, Appendix B 1, Fig. 2-2]
1. A single -unit (SLI) truck design vehicle, as defined by AASHTO, should be used for
the design of all local subdivision streets. Dimensions for this vehicle are depicted
in Figure 2-2 of the AASHTO Geometric Design of Highways and Streets 2011,
shown as Figure 1.
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p1M 'F6m
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FIGURE 1 - "FIGURE 2-2" SCANNED FROM "A POLICY ON GEOMETRIC
DESIGN OF HIGHWAYS AND STREETS," AASHTO, 2011
25. Provide sight distance line to ensure 100' min., unobstructed stopping sight distance through curvilinear
section with perpendicular parking, Road A.
26. Label all easement linework.
27. Label all drainage easements downstream of any SWM facility (incl 38 raingardens) as public drainage
easements. Also, reference /address WP0201900053 12/4/19 Engineering review comments.
28. Provide deed bk.-pg. reference to recorded (off -site) sight -distance easement (right), 390' for 35 MPH,
across TMP# 61-190. Ref. Ecovillage Proposed Entrance Layout, SE Engineering, 02-27-2019. This
easement is required prior to Final Site Plan approval. There is no safe safe no from development unless
this sight -distance easement is obtained /recorded. Show /label sight distance easement on C3.
Engineering Review Comments
Page 3 of 4
ECOVILLAGE: PROPOSED ENTRANCE LAYOUT
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29. C3/C4: Identify multi -use pedestrian trail material, either in legend, on plan, or both. Provide typ. detail.
30. C3/C4: Show northern -most extent of 14' Emergency Fire Access (Secondary Exit) point of connection
with: Rio Road, Ex. paths /sidewalks, etc. Any work within VDOT R/W Rio Road E, requires land use
permit, and VDOT approval.
31. Note: Road Plan should provide profile of 14' Emergency Fire Access for comparison with fire apparatus
ground clearance requirements.
C5
32. With CG-6, ensure no nuisance ponding. Provide spot elevations as needed to ensure positive drainage.
33. Revise 8% grade < 5% where Road A serves perpendicular parking spaces. (18-4.12.15.c.)
34. Revise 6% grade < 5% where Road A serves perpendicular HC-parking spaces. (18-4.12.15.c.)
35. Road Plan approval requires 70' CL radius (20 MPH design speed) 4% super -elevation, but proposed grade
reverses required super -elevation, causing inadequate side friction through the 70' R curve. Revise per
Exhibit 5, AASHTO Guidelines for Geometric Design of Very Low -Volume Local Roads (ADT < 400).
AASHTO�Guidelines for Geometric Design of Eery Low -Volume Local Roads (ADT 5400)
Metric
Reduced
Maximum
Minimum radius (m), R,„,,,
Design
design
design side
speed
speed
friction
Max. superelevation rate (%), a,,,
(kmth)
(km/h)
factor, fa:
4
6 8
10
12
20
20
0.180
15
15 10
10
10
30
25
0.170
25
20 20
20
20
40
30
0.170
35
30 30
25
25
50
35
0,170
45
40 40
35
35
60
45
0.165
80
70 65
60
55
70
50
0.160
100
90 80
75
70
80
60
0.150
150
135 125
115
105
90
70
0.140
215
195 175
160
150
100
80
0-140
280
250 230
210
195
US Customary
Reduced
Maximum
Minimum radius (ft), R_
Design
design
design side
speed
speed
friction
Max. superelevation rate
%, era,
(mph)
(mph)
factor, fax
4
6 8
10
12
15
15
0.175
70
65 60
55
50
20
15
0.175
70
65 60
55
50
25
20
0,110
125
115 105
100
90
30
20
0.170
125
115 105
100
90
35
25
0.165
205
185 170
155
145
40
30
0A 60
300
275 250
230
215
45
35
0.155
420
380 350
320
295
50
40
0.150
560
510 465
425
395
55
45
0.140
750
675 615
565
515
60
50
0.140
925
835 760
695
640
Exhibit 5. Guidelines for Maximum Side Friction Factor and Minimum Radius (New
Construction, ADT <250 veh/day, Limited Heavy Vehicle Traffic)
36. Provide inlet capture along inside of Road A revised 70' R curve (w CG-6).
C6
Engineering Review Comments
Page 4 of 4
37. Relocate SWM Facility access (MH) from parking space to parking lot access aisle, to permit access.
38. With CG-6, revise depiction of VDOT-typ. inlets. Integrate inlets with CG-6 as opposed to cut /fill section.
39. Label StormTech Bayfilter SWM Facility Easement width. Compare with ACDSM diagram /equation, p.
15; image, below (Ensure Min. width for proposed SWM Facility — provide calc. /show equation):
Albemarle County Design Standards Manual — Engineering 0
EA5E51E,NTnNT1T. I1LOU ER- Miff-S;•WiNMES,i
EASEIM Tq'
1I.-
Enl]P�IE:T
c. Drainage easements are to be labeled on plans and plats; "Drainage Easement" and
"dedicated to public use".
d. Drainage easement plats must be accompanied by a deed. Standard deeds are
provided by the Count Attorney, along with administrative guidelines. These are also
available in the documents forms center of the county website;
btV-//www.albemarle.orp,/detforms.M?department--cdengyMo.
40. C6/C7: Revise storm inlet /pipe design consistent with WPO201900053 Engineering review comments.
41. C8: Relocate plantings to resolve conflicts with proposed SWM Facility or public drainage easements,
including 38 individual raingardens (easements not currently shown). As a general rule, do not locate plant
center -points within 2' of an easement for storm pipe, or SWM facility, since plants are not points, but
develop central stems /trunks, and extensive root systems. Tree protection typically requires canopy to be
located outside limits of disturbance. In this case, a better design is to ensure mid- to large -caliper species
canopies lie outside public drainage easements. Once SWM facility easements are shown, Engineering
anticipates revision to plant locations. At least 3 large shade trees are shown inside raingardens; at least 3
large shade trees touch raingardens. All six, and perhaps others, must be relocated for raingardens to
function, or be maintained, or for FSP /WPO plan approval.
42. CI51C16: Revise storm sewer profiles consistent with WP0201900053 12/4/19 Engineering review
comments.
C16
43. Revise easement across TMP #61-210B to New 20' Public Drainage Esmt. An easement downstream of a
SWM facility is public. Albemarle requires access for future inspection /possible maintenance.
44. Please check (TMP #61-21013) Parcel A-1-A label; this appears inconsistent with GIS /Real Estate records.
45. C 17: Provide copy of recorded on -site sight -distance easement, left. Sight -distance easements (left /right)
are prerequisite to FSP approval.
46. Sign /date C 1 of FSP. There is instance of recorded Shimp Engineering Site Plan with unsigned /undated
C1 PE -seal, marked review only. Albemarle will (try to) avoid this in the future. (Ref SDP2018-00039)
47. Revise per 18-Sep 2018 Engineering ISP review comment 10, image, below:
10. Slopes steeper than 3:1 must specify a plant type or grass on the landscape plan that can
withstand the steep slope.
48. Provide geocell paver detail.
Please feel free to call if any questions. Thank you
J. Anderson 434.296-5832 -x3069
SDP201900067 Ecovilla-c FSP 120619