HomeMy WebLinkAboutSUB202000190 Correspondence 2020-11-23 (2)SHIMP ENGINEERING, P.C.
Design Focused Engineering
November 20, 2020
Chris Perez
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia22902
RE: Response Letter #1 for SUB202000190 SLABTOWN MEADOW
Dear Chris,
Thank you for your review for completeness of the initial preliminary subdivision request for
SUB202000190 "Slabtown Meadow." We hope the revisions made to this plat will satisfy the
requirements for completeness for this plat to be accepted for review. This letter contains responses to
County comments dated November 5, 2020.Our responses are below:
Because the above -referenced preliminary plat omits information required by Albemarle County Code
Sections 14-302 and 14-304 through 14-307.1, the plat is incomplete and will not be accepted for official
submittal, pursuant to Section 14-218(C). Below I have provided all corrections or modifications that will
be required to permit acceptance of the plat. Within fifteen (15) days after the date of this letter the
subdivider may resubmit the preliminary plat. The date of the next application deadline after the
resubmittal of the plat shall be deemed to be the date upon which the plat was officially submitted. In the
event the subdivider fails to resubmit the plat within the fifteen (15) day period, the plat shall be deemed
to be disapproved and a new application and fee shall be required for submittal of the plat as provided by
Section 14-218(D).
1.[14-302(A)(16), 14-307.1] Dam break inundation zones. Depict and label the limits of the dam break
inundation zone.
The limits of dam break inundation zone are now shown on the preliminary plat.
The proposed subdivision is entirely within the boundaries of a dam break inundation zone, and the
proposed subdivision is a "development" as defined in this chapter, the site review committee shall
review the preliminary plat, as follows: (i) it shall review the dam break inundation zone map on file with
the county for the affected impounding structure, (ii) notify the dam owner about the proposed
subdivision, and (iii) within ten (10) days after the application is deemed complete, send a written request
to the Virginia Department of Conservation and Recreation to make a determination of the potential
impacts of the proposed subdivision on the spillway design flood standards required for the dam as
provided in Virginia Code § 10.1-606.3.
The plat has been sent to Mark Killgore and Justin Deel of DCR and Greg Harper of Facilities and
Environmental Services with the County for review. Additional comments on this item will be
forthcoming. Attached is the County's SOP related to development in the DBIZ, which provides guidance
as to the next steps depending on the review comments from these above -mentioned parties.
Thank you for this information and for the additional information provided in a separate document about
the DBIZ. We look forward to receiving comments from the above mentioned reviewers.
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
2. [ 14-305] Stormwater management information. The subdivider shall submit with each preliminary plat
the following:
A. Removal rate computations and project drainage area maps as described in the design standards
manual to support conceptual stormwater management plans. In addition, the subdivider shall submit a
written request and justification for any waiver of water detention requirements allowed by the water
protection ordinance, if such a waiver is needed. Submit the Virginia Runoff Reduction Method (VRRM)
spreadsheet.
A VRRM spreadsheet is now provided. Since stormwater management will be provided by sheet flow
into preserved open space and into a mapped floodplain, drainage area maps are not provided.
B. A mitigation plan as provided in Section 17-322 and Section 14-406 of the water protection
ordinance.
The proposed disturbance within the stream buffer is for the construction of sewer improvements for
dedication to public use which is allowed by 17-602(B); a mitigation plan is not required for this
proposed disturbance.
3. [14-302(A)(13)] Proposed facilities. Depict and label the proposed sewer line serving lot 1.
Laterals are now shown from each lot connecting to the proposed new public sewer line.
4. [14-302(A)(13)] Proposed facilities. Depict and label the proposed drainage and stormwater
management facilities and related improvements.
Stormwater management will be addressed by converting all run-off to sheet flow into preserved
open space and into a mapped floodplain therefore, no drainage or stormwater facilities are
proposed. A note describing proposed stormwater management has been added to the cover page.
5. [14-302(A)(12)] Topography. Depict and label the preserved slopes and managed slopes onsite.
Preserved and managed slopes are now labeled.
6. [ 14-302(A)(3)] Existing or platted streets. Provide the width of Crozet Avenue.
The width of Crozet Avenue, "24"' is now depicted on the preliminary plat.
7. [14-302(A)(4)] Public easements. Dimensions the existing and proposed public easements outside
of a street right-of-way. Existing easements shall be labeled with the deed book and page number
and the name of the public owner of record. Proposed easements shall be labeled as "dedicated to
public use."
The proposed ACSA sewer easement is now labeled with the language "dedicated to public use."
8. [ 14-302(A)(8)] Proposed lots. Provide the acreage of each proposed lot to include the open space
lot. Also, label the open space lot. If it is left as residue it will be counted towards the residential
lot count.
The open space lot is now labeled as an open space lot and the acreage of the lot is now depicted.
9. [14-302(A)(9)] Building sites on proposed lots. The plat shall contain the following note modified
to fit the proposal: "Parcel [letter or number] and the residue of Tax Map/Parcel [numbers] each
contain a building site that complies with section 4.2.1 of the Albemarle County Zoning
Ordinance."
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
The following note has been added to the cover page, "Parcels 1-7 each contain a building site
that complies with section 4.2.1 of the Albemarle County Zoning Ordinance."
A preliminary plat shall also contain the following information, provided that the preliminary plat shall
not be deemed incomplete for purposes of section 14-218 if it does not include this information in the
initial plat submittal. When you revise the plat please address these items as well.
10. [Comprehensive Plan, 18-2.4, 14-302(A)(8)] Bonus Factors. The future land use map in the
Comprehensive Plan designates this land use as Greenspace, which does not provide for residential as a
primary use. Section 2.4 states "The provision of bonus factors is intended to encourage development
which reflects the goals and objectives of the comprehensive plan." Residential density bonuses are not
available in areas where the Comprehensive Plan does not designate residential as a primary use.
Residential density bonuses are not available for this parcel. The maximum number of residential units
that will be allowed for this development will be those allowed for the R-1 zoning without the use of any
bonuses. Reduce the number of residential units to 1 unit per acre.
Thank you for this comment; the preliminary plat has been revised to show a seven lot subdivision.
11. The County Engineer, Frank Pohl provides the following comment: Please show the stream
buffer. The subject parcel is within a water supply protection area, therefore, the stream buffer extends to
the floodplain limits [17-600.B]. Types of improvements and activities exempt from duties to retain,
establish or manage a stream buffer are listed in 17-602, however, such improvements or activities must
minimize impacts where possible. The 14-ft wide alley is not an exempt improvement and is not required
to allow reasonable use of the lot considering a single-family home will satisfy reasonable use. Non-
exempt improvements must be removed from the stream buffer.
A note has been added to the cover sheet under the "stream buffer" heading recognizing that stream
buffer extends to the floodplain limits because the property is within a water supply protection area.
The preliminary plat design has been revised to remove the alley from the stream buffer. Instead of
gaining primary access from the alley, the design has been modified so that the lots are primarily accessed
from a series of shared driveways.
12. [14-302(B)(3)] Public areas, facilities or uses. Provide a note on the plat that the land use
designation in the Comprehensive Plan for this parcel is Greenspace.
A note has been added to the cover sheet that identifies the land use designation on this property as
"greenspace."
13. [14-302(B)(5)] Zoning classification. Revise the zoning of the parcel to also include the following
overlay districts: Entrance Corridor (EC), State dam break inundation zone, WPO buffer, Steep Slopes
(managed & preserved).
Thank you for this comment, the zoning note on the cover sheet has been revised to also include the
overlay districts.
14. [14-302(B)(7)] Reservior watershed, agricultural -forestal district. Provide a note on the plat that
states this property is not within an agricultural -forestal district.
A note has been provided on the cover sheet recognizing that this properly is not within an agriculture -
forestal district.
912 E. High St. Charlohesville, VA 22902 1434.227.51401 shimp-engineering.com
15. [14-302(B)(8)] Yards. The building depicted on Lot 1 does not meet the minimum front setback.
Revise so it meets this setback.
Thank you for this comment; the revised layout shows all proposed buildings depicted within the required
setback.
16. [14-302(B)(8)] Yards. Revise the setbacks to also include the following:
Front loading garage: 18 feet from the right-of-way or the exterior edge of the sidewalk if the
sidewalk is outside of the right-of-way
Side loading garage: Five feet from the right-of-way or the exterior edge of the sidewalk if the
sidewalk is outside of the right-of-way
The cover sheet has been updated to note these garage setbacks.
17. [14-302(B)(10)] Stream buffers. Depict and label the stream buffers required by the water
protection ordinance. Additionally, provide the following note: "The stream buffer(s) shown hereon shall
be managed in accordance with the Albemarle County Water Protection Ordinance."
The stream buffers are now depicted and label on the revised plan. The required note is provided on the
cover sheet.
18. [14-301(E)] Blue or black ink. Each copy of the plat shall be clearly legible in blue or black ink.
Revise the vicinity map to only be in blue or black ink, color is not permitted.
Thank you for this comment, the vicinity map has been revised to be in black ink.
If you have any questions or concerns about these revisions, please feel free to contact me at
kelsa shimp-en ing eering com or by phone at 434-227-5140. You may also contact Justin Shimp at
justin@shimp-en ing eering com
Regards,
Kelsey Schlein
Shimp Engineering, P.C.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com