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Home My WebLink AboutSUB202000047 Correspondence 2020-05-150 ROUDABUSH, GALE & ASSOCIATES, INC. A PROFESSIONAL CORPORATION g p LAND SURVEYING Serving Virginia Since 1956 ENGINEERING LAND PLANNING ENGINEERING DEPARTMENT SURVEY DEPARTMENT 172 SOUTH PANTOPS DRIVE, STE. A 914 MONTICELLO ROAD JIM L. TAGGART, P.E. CHARLOTTESVILLE, VA22911 CHARLOTTESVILLE, VA 22902 WILLIAM J. LEDBETTER, L.S. DON FRANCO, P.E. PHONE (434) 979-8121 PHONE (434) 977-0205 BRIAN D. JAMISON, L.S. DAVID M. ROBINSON, P.E. FAX (434) 979-1681 FAX (434) 296-5220 NICHOLAS M. HUTCHINSON, L.S. AMMY M. GEORGE, PLA INFO@ROUDABUSH.COM May 15, 2020 Tori Kanellopoulos Planner Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: SUB202000047 - Glenmore K2C-11 Phase 3 - Final Subdivision Plat Dear Ms. Kanellopoulos, Below is our responses to the comments issued by the County. Please review these along with the revised plat and let us know if you have any additional questions or concerns. Albemarle County Planning Services 1. [14-302(A)(4)(5)] and [14-303(E)] Easements. Clarify if the new 'variable width storm sewer easement' is private or public. Provide maintenance documentation meeting the requirements of [14-317] for this easement. Addressed. Plat revised to say Private Variable Width Storm Sewer Easement per sheet C7 of Road Plan. Maintenance documentation will be provided. 2. [14-302(A)(16)] Dam break inundation zone. Show the limits of the state dam break inundation zone on the plat. State and Federal dam break inundation zones are shown on sheet 2 of plat. 3. [14-302(B)(8)] Setbacks. The setbacks shown for Lot 27 does not appear to meet the rear setback requirement for lots adjacent to other lots (20'). Addressed. Rear setback is now 20'. 4. [14-302(B)(8)] Setbacks. Some of the 10' rear setbacks (adjacent to open space) appear to scale slightly under 10' (at 8.5-95). Addressed. Linework has been corrected. 5. [14-302(B)(9)] Flood hazard overlay. Note 7 indicates portions of Lots 31 and 32 are located in Flood Zone X. According to the County's GIS, none of lots are located in the flood hazard overlay (100-year floodplain). Confirm that no portion of the lots are located in the flood hazard overlay. A portion of lots 31 and 32 are located within Zone X (Shaded). A small portion of lot 31 is within the 100-year floodplain (Zone AE). Online County GIS does not reflect this, but the County downloaded shape files and the NFIP Firm map does. FIRM 450 D is attached. 6. [14-303(G)] Ownership of common areas. Include a table showing the amount of open space in Phases 1, 2, and 3. Addressed. Added open space area table to sheet 6 showing open space acreages for all phases. 7. (14-317] Instrument evidencing maintenance of certain improvements. Before final approval, the roads for Phase 3 and the equestrian trail in Phase 3 will need to be bonded. Please provide a private street maintenance agreement for the roads. Noted. Private Street maintenance agreement with be provided. 8. [ZMA2006-016] Include a sheet with the signed proffers from the rezoning, as was included with Phase 2 (SUB2018-158). Include the same table showing the number of dwelling units in each phase, as permitted by the ZMA. Addressed. See sheets 5-7. Albemarle County Engineering Services Sheet 1 (Note 7) and sheet 2: please check reference to Flood Zone 'X,' which may need to be revised to ref. Flood Zone 'A.' Lots 31, 32. See addressed planning comment 5. Flood Zone `X', 'A' and 'AE' are all shown on sheet 2. 2. As supplement to Note 7. (Lot 31), please include Note 7a. with text indicating: 'Encroachment prohibited unless owner demonstrates no increase in water surface elevation of the base flood. Any encroachment, including new construction, substantial improvements, fencing crossing a stream channel, or other development, but excluding fill, is prohibited unless the owner demonstrates in a floodplain impact plan that the proposed encroachment will not result in any increase in the water surface elevation of the base flood within the county during the occurrence of the base flood discharge. Encroachment which would increase the water surface elevation may be allowed with Conditional Letter of Map Revision' [code 18- 30.3.13.A.1./2.]. This note is not requested if parcel boundaries Lot 31 are revised to exclude all portions of FEMA mapped flood Zone AE (floodway). This note would need to be added if any portion were in the actual Floodway within zone AE. A small portion of lot 31 is within Zone AE, but it is not located in, or near the floodway (See FIRM 450D). Sheet 2 3. Recommend sheet title be revised to include existing, to read: 'Subdivision and Existing Easement Plat...' Addressed. Sheet 2 is now titled Existing Conditions and Easements. 4. Check FEMA Flood Zone "X" label (between Zone "AE" and higher elevation Zone'X." Possible typo may need to be revised to read Zone "A" in several locations. Zone "A" maps the 1 % probability event, or 100-yr floodplain. Floodway, Zone "AE", requirements are so strict that it may be better to exclude all portions of Zone AE from Lot 31. Also, review item 6, below. See response to comment 2. No typos found in my review of the flood map and our linework shown on sheet 2. Lot 31 is not located in the AE Floodway. 5. Provide deed bk.-pg. ref. for Drumin Road (bk. 5136, pg. 589). Addressed. Added DB 5226 PG 299 (Title) and DB 5136 PG 573 (Plat) to Drumin Road on Sheets 2&3. 6. Lot 31 may include trace area depicted as FEMA Flood Zone "AE." Recommend exclude FEMA Zone AE (floodway) so that future private homeowner activity, although possibly subject to flood hazard overlay district requirements relating to Zone "A", will not be subject to Zone "AE" limitations; else, please provide sheet 1, Note 7a., as supplement. See response to comment 2. Lot 31 is not located in the AE Floodway. Sheet 3 7. Please add C12 to curve table. Addressed. Added C12 to curve table. 8. Please split C21 into 2 arcs, one of L=106.27', the other=40.45'. Revise curve table, as needed. Addressed. Added C21(T) and C23 to sheet 3 and curve table. 9. Road "D", unless a permanent name, may not meet E-911 addressing requirements. Engineering defers to GIS. (GIS review comment, 3/13/20 = 'No objection') Addressed. Road "Y renamed Burleigh Court 10. Drumin Road and Road "Y: Engineering recommends revise 50' private rights -of -way labels to read 50' private access easement. Right-of-way is a term often reserved for roads dedicated to public use (and accepted into the secondary system of highways). Engineering defers to Planning, which may find proposed 50' private right-of-way labels acceptable. Would prefer to use current language of Private Right -of -Way to keep consistency with Road Plan and previously record phases 1 and 2 in this subdivision. 11. If road plan bonds are phased and Road "D" and portion of Drumin Road established with phase 3 are not bonded, Applicant is advised to request bond estimate for phase 3 portion of Glenmore K2CI1 development (roads /equestrian trail). Also, please see 4/3/20 Planning review comment, item 7. Noted. Sheet 4 12. Revise one of two WE31 line segments to WE32. Addressed. Corrected the duplicated WE31 segment to WE32. 13. If Planning supports Engineering review comment 10, then sheet 1, Note 14 may be insufficient, and sheet 4 may need to provide linework /curve data to establish ACSA sanitary and waterline easements. Engineering defers to Planning and ACSA. (Or, to simplify, sheet 4 labels may establish ACSA Waterline /San. Sewer easements identical with 50' private access easements.) (Note: ACSA issued brief review comment 4/3/20, which makes no mention of this.) See comment 10 response. 14. Note: Engineering requests Applicant provide 1.19 lb. nutrient credit purchase prior to Phase 3 final plat approval. Ref. email sent this date to Applicant (April 13, 2020 10:17 AM). Not a matter of survey. I believe this issue has already been resolved. 15. Note: Please consider Planning review comment 5 (4/3/20; email April 3, 2020 3:02 PM). Please examine plat linework /labels for FEMA mapped Zones "X", "A", and "AE" which appear inconsistent with GIS. Zone "AE" in particular appears not to exist on any portion of any Lot in Phase 3 subdivision. If FEMA Zones depicted on plat are accurate (in RGA view), items 1, 2, 4, 6 remain relevant, and require response. Items 2 and 6 may be irrelevant, and require no response, given VFRIS limits of FEMA mapped floodway (red diagonal hatching, Zone AE, image below). See previously addressed comments regarding this matter. Albemarle County Department of Fire Rescue Due to the number of lots being served by Drumin Road a secondary means of emergency access shall be required. Comment has been withdrawn by Department of Fire Rescue. Albemarle County Service Authority Note 14 mentions water, sewer, and storm will be dedicated to ACSA. Storm should be excluded from this note. Addressed. Storm has been removed from note 14. N,v- /G Sincerely, Nick Hutchinson, Roudabush, Gale & Associates Office: (434) 977-0205 Cell: (434) 906-4653