HomeMy WebLinkAboutSUB201900061 Review Comments Final Plat 2020-03-03COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Final Plat review
Project title:
Crozet Court — Final Subdivision Plat
Project file number:
SUB201900061
Primary Contact:
Keane Rucker, Shimp Engineering keane(&shimp-engineering corn
Shimp Engineering P.C., 912 E. High Street, Charlottesville, VA 22902
Plat Preparer:
Brian S. Ray, LS, Roger W. Ray & Assoc., Inc. / 663 Berkmar Court,
Charlottesville, VA 22901 infoggysurveyine corn
Owner or rep.:
Stony Point Design/Build LLC
Chris Henry [chenry@stonypointdb.com]
Date Received:
3 May 2019
(Rev. 1)
5 Sep 2019
(Rev. 2)
12 Nov 2019
(Rev. 3)
14 Feb 2020 [ email, K. Rucker, Fri 2/14/2020 3:59 PM ]
(Rev. 3b)
18 Feb 2020 [ email, K. Rucker, Tue 2/18/2020 12:27 PM ]
(Rev. 4)
3 Mar 2020
Date of comments:
30 May 2019
(Rev. 1)
23 Sep 2019
(Rev. 2)
14 Nov 2019
(Rev. 3)
16 Feb 2020
(Rev. 3b)
26 Feb 2020
(Rev. 4)
3 Mar 2020
Reviewer:
John Anderson
Keane, we have reviewed the final plat and have the following comments:
Engineering —Nearly all initial comments addressed. If Addressed, comment is grayscale. Rev. 3b,
please see items 18 -23. (Rev. 4) please see item 19.b.
1. Please revise plat title to `Subdivision Plat and Forest and Open Space, ACSA Utility, Private and Public
Drainage, and SWM Facility and Access Easements, Lots 1 thru 26 Crozet Court'. (Rev. 1) Withdrawn.
Applicant response: `Plat preparer has opted to keep the plat title as shown.'
2. Revise any reference to 50' stream buffer or 50' stream buffers. Replace with 50' stream offset or 50'
stream offsets. Plat should not recognize a buffer classification not recognized by ordinance. Engineering
recognizes value in 50' stream offset linework, since certain development may occur in the landward 50' of
100' or 200' stream buffers, which are the only buffer dimensions referenced in County Code 17-600.
3. Revise Note H to include a new sentence that reads: `Reference Code of Virginia § 18.2-126.'
4. After discussion with Planning, Final Plat must provide Access easement to cemetery as required by state
law (§ 57-27.1; text below). State law requires reasonable access. With this development, please provide:
a. Cemetery Access Easement, Min. 10' width.
b. Label this easement.
c. Provide relevant notes, sheet 1.
d. Note: Engineering recommends (with Road Plan) an on -street parkin space pace available though not
dedicated to public /descendants /research visits to cemetery. If parking is provided to only meet
subdivision requirements, with not one space available for cemetery visitors during reasonable
hours, there is possibility if not likelihood that a cemetery visitor might: (Rev. 1) Withdrawn.
Applicant response: `While we appreciate the consideration which County Engineering puts into
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Engineering Review Comments
Page 2 of 5
cemetery access, Agatha Ridge Lane and Jamestown Road are public streets —there can be no
private reservations of street spaces. Furthermore, we do not think there will be a lack of parking,
as each lot has a driveway that provides 2 off-street parking spaces, in addition to the on -street
spaces.' Engineering accepts this response.
i. Take a space otherwise relied upon by subdivision residents or their guests, or
ii. Be unable to park then access the cemetery via cemetery access easement. (There is no
on -street parking on Park Road.)
iii. Either situation is avoidable if at least one non -reserved on -street parking space near the
cemetery access easement is provided with road /subdivision design.
e. A walkable path between sidewalk on cemetery side of Jamestown Road or Agatha Lane centered
on cemetery access easement, and nearest cemetery boundary, a path to be constructed with the
subdivision, and maintained by the HOA. Provide with Road Plan.
f. Access path (4.c.) must meet, at a minimum, Class B-type 2 trail standard. Ref. ACDSM Sec. 7.H.
(Rev. 1) Not addressed. Applicant response: `The developer opts to refuse this recommendation,
state code does not require 10' asphalt paths for cemetery access. A walkable slope, platted
access, and signage will be sufficient to meet the "reasonable access" required by state.' Asfollow-
up: Comment is neither a recommendation nor a request for a 10' asphalt path, but request for 5'
wide stone dust, gravel or equivalent semi -permanent surface. Without copy of plat, visitors to
cemetery will likely be unaware where they may legally cross Lot 21. The property owner may or
may not be aware where visitors may legally cross. Visitors, property owner, and community will
benefit from modest walkable path between Jamestown Rd. and Cemetery. 5' Minimum surface
width Class B -type 2 high -maintenance pedestrian path may be identified via plat sheet 1 Note.
Road Plan should be revised to identify trail feature between Jamestown Road and cemetery. Ref.
ACDSM /:w..,, w [Image removed with Rev 3a. comments]:
g. Provide a sign using language of §57-27.1. A sign identifying cemetery access is needed. News
of infringement of rights across the U.S., experience of Aug-2017, and potential for
misunderstanding supports request for a sign that makes clear that non-residents may enter Crozet
Court subdivision to visit the cemetery shown on this plat. Provide with Road Plan.
Revise drainage easement on Lots 6-9 (D1, D2, D3) to match approved WPO201700075. Public drainage
easement across Lots 6 - 8 appears unnecessary. (Rev. 1) Withdrawn. Applicant response (partial):
`Drainage Easements match WPO201700075 Amendment.'
Provide 12' wide SWM access easement across Lot 9, per approved WPO201700075. (Rev. 1) Partially
addressed. As follow-up: a) Label easement `20' Public Drainage and SWM Access Easement' to match
WPO201700075 Amendment, to identify access easement; b) Widen access at Agatha Ridge Lane to
extend to Lot 9-Lot 10 property line. Width as shown centers on a DI. Widening the access easement
provides means for a vehicle to largely avoid the DI, minimizing risk of damage, or property owner
complaint. Please include triangular wedge within SWM Access Easement.
(.PDF preview welcome.) (Rev. 2) Addressed.
Provide public drainage easement across Lots 12, 13 to match approved WPO201700075.
Modify Lot 9 drainage easement to match approved WPO201700075.
Review proposed Forest /Open Space Easement proposed with plat v. area proposed with WPO201700075
Amendment. Acreage appears to differ slightly (2.30 v. 2.37 Ac.).
Provide ACSA (FH) Easement, Lot 16.
Provide ACSA (FH) Easement, Lot 24. Ref. SUB201700187.
Provide inset detail for cul-de-sac, Agatha Lane, C22 thru C38.
Provide inset detail, C52, C53, W 18, Jamestown Road. (Rev. 1) NA. Applicant response: `This portion has
been removed/revised, inset no longer necessary.'
Show existing structure on current 56D-2 (TBR). Dwelling shown with 2019 Google Map imagery.
Agatha Lane may need to be revised, per County GIS Road Plan review comment. Ref. SUB201700187.
ACSA is requested to advise on any requirements to protect Ex. ACSA San. Sewer Line, at discharge point,
Storm Str. El, sheet C4, WPO201700075 Amendment (coincident with endpoint, D14). Requirements
may not affect plat, but may require note or revision to WPO201700075 Plan Amendment. (Rev. 1)
Engineering Review Comments
Page 3 of 5
Addressed. Applicant response: `ACSA has approved locations of sanitary sewer and blessed the location
of the discharges.' (Rev. 3): As follow-up to (Private) retaining wall easement established on Lots 17-21:
retaining wall easement occupies (encroaches on) Ex. 20' ACSA sanitary sewer easement. Coordinate with
ACSA and confirm proposed retaining wall easement may encroach on Ex. ACSA sanitary sewer
easement. Also, item 19, below.
17. Include plat Notes concerning permissible activity in Forest /Open Space Easement. Notes should rv�a
[Text image removed with Rev 3 comments]:
(Notes above from UVA Birdwood Golf Course Plat, deed bk.-pg. 5080-432, recorded 8/6/18.) (Rev. 1)
Addressed.
18. (Rev. 2) 14-Nov 2019 CV comment: `No linework, note or label revisions required, or requested.
Engineering review status =Requested Change is placeholder reminder that plat is not approved until
recorded, that recordation requires accompanying deed of dedication of easement. Engineering will format
deed (template) once all other reviewers' comments are addressed. It will help if Applicant (or Planning)
notifies Engineering once all reviewers' comments are addressed, at which point, Engineering will route
.PDF of plat with formatted deed for internal legal review. If no objections or request for revision (by legal
staff), then deed will be sent to Applicant (.PDF) for notarized signature, with request to return signed and
notarized plat and signed and notarized deed to CDD /Engineering for county executive and CAO
signatures, prior to return to Applicant for recordation.' (Rev. 3a, 3b) Withdrawn. Additional review
comments, below.
19. New with Rev. 3 a [Rev. 3a assigned to 14-Feb .PDF submittal] / Re. proposed New 16' and variable
width retaining wall maintenance and access Esmt. (Rev. 3b, 4) Partially addressed. As follow-up: Item
b., below, persists. Ref. images, below. (Rev. 4) 19.b. not addressed.
a. Coordinate with ACSA. Confirm proposed retaining wall easement may encroach on Ex. 20'
ACSA sanitary sewer easement (purple lines). If not, revise wall location or design; image, below.
Rev 3a Addressed. ACSA email, R. Nelson, February 17, 2020 9:47 AM (entire): `I want to
confirm the proposed retaining wall is the same from the plan dated 1/22/20, which shows the wall
outside the sewer easement. As long as the wall is outside of our easement, we are fine with have
the encroaching easement.' Shimp Engineering e-mail, 2/17/2020 9:49 AM, This is correct, the
wall location has not moved and remains outside the ACSA easement.'
b. Please clearly define edge of retaining wall easement on Lots 20, 21. Edge of retaining wall esmt.
on Lots 20 and 21 (64' dimension opposite M1) does not appear to be a single line segment
(Image 2, below [Imp deleted with Rev. 3b. review comments ]). Provide metes /bounds as
needed to completely define retaining wall easement across all lots where retaining wall easement
is proposed. Rev. 3b Not addressed. Please review linework. Variable width retaining wall
maintenance and access easement leader points to what appears to be two (not one) line segments
on Lot 21 that form edge of easement (far edge, relative to easement label). If that edge is
comprised of multiple segments, please provide metes and bounds for this edge of the retaining
wall maintenance easement. Variable width is a useful descriptor, but the edge must still be
defined (metes and bounds). Please call if any questions. (Rev. 4) Not addressed. Please call to
discuss. Note: bearings of edges of retaining wall easement M2, M3, M4, M5 are given. Edge
opposite these 4 segments is 16' away, parallel with M2 - M5. M1 differs. Opposite M4 is one or
more line segments; width varies 11.1' to 13.9' (perhaps wider). G2 bearing defines a portion (but
not all) of retaining wall easement edge opposite M1. Then, a portion of M1 appears to lie on Lot
21, but width and bearing of this portion are indeterminate. At this point, recommend inset detail
for edge of variable width retaining wall easement edge opposite Ml. Please see image, pg. 5.
20. New with Rev. 3b. [Rev. numbering affected by resubmittal; 3b assigned to 18-Feb .PDF] Revise Sheet 1
Note 13 to: `Agatha Ridge Lane (new 36' wide public right-of-way) and Agatha Ridge Court (new variable
width [or 36' wide and 50' wide] public right-of-way) are hereby dedicated to the county for public use.'
(Rev. 4) Addressed.
21. (Rev. 4) Withdrawn /Addressed. Ref. county email, 2/28/2020 2:50 PM (Engineering withdraws final plat
review comments 22, 23, and 21 (that portion of comment 21 relating to WPO201700075 Amendment 2;
Amendment 2 is not required since Ex. 1-story on residue lot (TMP #56-45A2) is to be removed). New,
Reminder: VSMP /WPO201700075 Amendment 2 (Amendment requested, below) review and approval,
and road plan (SUB201700187) approval are required prior to final plat approval (SUB21900061). By
email, 2/26/2020 8:56 AM, county sent road plan review status to Applicant /Applicant's engineer
Engineering Review Comments
Page 4 of 5
(2/26/2020 8:56 AM) partial text: 'VDOT, ACSA, Planning /Transportation, and Planning comments on
latest road plan submittal are pending, Planning /GIS and ACF&R have no objection to the latest road
plan. Crozet Court Road Plan (SUB201700187) is Approved; ref. county email, 3/3/2020 10:55 AM.
22. (Rev. 4) Withdrawn New, 3b. PLAT, Sheet 2: Submit WPO201700075, Amendment 2 Application and
$200 fee as a print or digital submittal. Engineering will expedite review and states in writing that
Applicant request to revise lot layout requires Amendment to lot lines, grading, and easement shown on
/WPO201700075, Amendment 1. This is a routine amendment review. (Grading may continue under
approved WPO201700075, Amendment 1). Specifically, with VSMP /WPO Amendment 2 Application:
a. Revise 10' private drainage easement shown on WPO201700075, Amendment 1, plan sheet C5
(approved 9/25/19), consistent with grading, lot lines (Lots 2 ,3), and drainage easement, Ditch 1,
accurately represented on the road plan, where Ditch 1 is shown ending at Lot 4 N parcel line, not
extending onto Residue TMP #56-45A2. Road plan d. 2/5/20 provides a nearly accurate depiction
(ref. 22.c., below). Revise WPO201700075, Amendment 1. Revise plat, sheet 2, consistent with
Road Plan (SUB201700187, sheet C5). Albemarle may not approve easement in conflict with an
existing structure. Effect, should final plat establish drainage easement across existing structure,
should be apparent. Despite current ownership or development plans, Albemarle must consider
effect on possible future owners of existing one-story structure (TMP #56-45A2); these owners
could face prospect of a recorded drainage easement running through a portion of a built structure
(linework /label revisions or additions appear slight).
b. With WPO Amendment 2: Provide Note that clarifies no calculations, VaRRM.xls revision,
additional nutrient purchase (or credit), or hydraulic routings are needed, and that post -developed
impervious cover associated with units shown on VSMP /WPO201700075 Amendment 1 (not
shown with Amendment 2: Lots 2, 3) are understood to occur in the future, along with demolition
of the Ex. one-story structure, and that for these reasons, revisions to Amendment 1 have no effect
with respect to stormwater quality or quantity compliance calculations.
c. Extend and propose ditch on VSMP /WPO201700075, Amendment 2, C5, and Road Plan, C5,
across the front lawn of the current residence on residue parcel. Grading proposed with road plan
d. 2/5/20 directs water toward the front of the current residence. Ensure proposed grade shown on
WPO and Road Plan, C5, provides design that clearly intercepts runoff from proposed slope
between current residence and Agatha Ridge Lane, and routes this runoff to SWM facility.
d. WPO and Road Plan: Show existing drive /access to current residence. Provide 12" or other piped
conveyance (north -to -south) beneath existing drive /access to current residence to accommodate
runoff from graded slope, which, with latest revision to road plan, proposes 16% slope (8-ft
vertical interval over 50-ft) ending 30' from the front edge of the current residence.
23. (Rev. 4) Withdrawn New — Revise /edit new 10' private drainage easement table, consistent with item 22,
above.
Image 2 (item 19.b., above)
Engineering Review Comments
Page 5 of 5
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Engineering plan review staff are available 2-4 PM on Thursdays, should you request meeting to discuss this review.
If you have questions or concerns, please contact me at janderson2(cr�,albemarle.org, or at 434-296-5832 ext. 3069.
Thank you / J. Anderson
SUB201900061 Crozet Court Final Plat 030320rev4