HomeMy WebLinkAboutSUB202000190 Review Comments Preliminary Plat 2021-01-12COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
(434)296-5832
January 12, 2021
Justin Shimp
912 E. High Street
Charlottesville, VA 22902
RE: SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat
Dear Mr. Shimp:
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 Planning Services
Department of Conservation and Recreation (DCR)
Albemarle County Engineering Services
Albemarle County Service Authority
Albemarle County Information Services (E911)
Virginia Department of Transportation
Albemarle County Department of Fire Rescue
Albemarle County Building Inspections
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 Plat approval. Prior to preliminary plat conditional approval,
at a minimum, comments 1— 2 shall be satisfied. Please request a deferral of the preliminary
subdivision plat for a period of up to 6 months while you rectify these items. Please have the
deferral submitted to me by January 14' or I will deny the plan on January 15".
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
Christopher Perez
Senior Planner
Aj
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County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville, VA, 22902
Memorandum
To: Justin Shimp
From: Christopher Perez, Senior Planner
Division: Planning
Date: January 12, 2021
Subject: SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat
Prior to preliminary plat conditional approval, at a minimum, comments 1— 2 shall be adequately addressed. Please request a
deferral of the preliminary subdivision plat for a period of up to 6 months while you rectify these items. Please have the deferral
submitted to me by January 14" or I will deny the plan on January 15'". The following comments are those that have been
identified at this time. Additional comments or conditions may be added or eliminated based on further review:
1. 114-203(1)1, 14-2181 Fees. The public notification fee of $215 was not paid prior to the SRC meeting. Prior
to preliminary subdivision plat conditional approval the fee shall be paid.
2. 114-404, 14-203.1(B)1, 14-106)] Single Point of Access Required. The proposal does not meet Section 14-
404 requirements. Each lot shall have reasonable access to the building site from only one street, shared
driveway, or alley established at the time of the subdivision. To facilitate this proposal the subdivider
(property owner) must submit and be approved for a variation request to Section 14-404. For the County to
review and act on the variation request the property owner shall make the request or he shall submit written
authorization to the County for you to make the request on his behalf.
3. 114-307.1, 14-318, 14-441, Virginia Code § 10.1-606.31 Dam break inundation zones. 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 plat was sent to Justin Deel of DCR for review, attached are
his comments. Because DCR has made a determination that the spillway standards will be affected, the
subdivider (property owner) must submit with the final subdivision plat an Engineering Study and Mapping
Information as described in Section 14-318(A) and Section 14-318(B).' Prior to final subdivision plat
approval the requirements of Section 14-441' shall be applied.
4. 114-302(A)(8), 14-400, Comprehensive Plan, 18-13.3, 18-2.41 Minimum lot requirement. Revise the
minimum lot size of all residential lots to 30,000 SF. Also provide the following note: "Standard Level
Cluster Development".
5. 114-302(A)41 Private easements. Depict, label, and dimension the proposed private waterline easements for
each property. If the easements are to be public the following comment applies.
6. 114-302(A)41 Private easements. Provide sight distance easements over Lot 1 and Lot 5.
' [14-318(A)l Engineering study. If the Virginia Department of Conservation and Recreation determines that a plan of development proposed by a subdivider would
change the spillway design flood standards of an impounding structure pursuant to Virginia Code § 10.1-606.3, the subdivider shall submit an engineering study in
conformance with the Virginia Soil and Water Conservation Board's standards under the Virginia Data Safety Act in Virginia Code § 10.1-604 et seq. and the Virginia
Impounding Structure regulations in 4 VAC 50-20. The engineering study shall be reviewed and acted upon by the Virginia Department of Conservation and Recreation as
provided in Virginia Code § 15.2-2243.1.
[14-318(B)l Mapping information. The subdivider shall provide the data owner, the county, and any other affected localities with information necessary for the dam owner
to update the data break inundation zone map to reflect any new development within the dam break inundation zone following completion of the development.
' [14-4411 Dam break inundation zones; prerequisite to development. Following the completion of the engineering studies in accordance with Virginia Code § 15.2-
2243.1(A) and the determination by the Virginia Department of Conservation and Recreation that the subdivider's plan of development would change the spillway design
flood standards of the impounding structure, before any development within a dam break inundation zone: A. Payment for portion of necessary upgrades. The subdivider
shall pay fifty (50) percent of the contract -ready costs for necessary upgrades to an impounding structure attributable to the subdivision, together with an administrative fee
not to exceed one (1) percent of the total amount of payment required or one thousand dollars 1$1,000.00), whichever is less. Any payments shall be made to the Dam
Safety, Flood Prevention and Protection Assistance Fund held by the Virginia Resources Authority pursuant to Virginia Code § 10.1-603.19:1. "Necessary upgrades" do
not include costs associated with routine operation, maintenance, and repair, nor do they include repairs or upgrades to the impounding structure not made necessary by the
proposed subdivision.; or B. Redesign the subdivision. The subdivider shall amend the plat so that it does not alter the spillway design flood standard required of the
impounding structure.
7. 114-302(A)51 Public easements. Depict, label, and dimension the proposed public waterline easements for
each property.
8. 114-302(A)51 Public easements. Provide the existing sewer and water easements with the deed book and
page number and the name of the public owner of record.
9. 114-302(A)61 Shared driveways. Depict, label, and dimension all easements for shared driveways.
10. 114-302(A)151 Owner. On sheet 1 for owner/developer, remove the term "developer" as the property owner
is not associated with this application.
11. 114-302(B)71 Reservoir watershed Revise the watershed note on sheet 1, as this site is within the
Lickinghole Creek Water Supply Watershed.
12. 14.19, 14-302(B)81 Yards. The structure on lot 7 does not meet the minimum front setback. Revise the
building location to be a minimum of 5' from the property line.
13. 114-302(B)91 Floodplain. It is unclear which line is the flood hazard overlay district. Clearly label the flood
hazard overlay district.
14. 114-302(B)91 Floodplain. It appears that the dwelling on lot 7 is located within the floodplain. Revise the
building location to be outside of the floodplain.
15. 114-302(B)101 Stream buffers. Clearly label the WO buffer.
16. 114-3031 Contents offrnal plat. The final plat shall conform to all requirements of section 14-303 and section
14-206, section 14-300 through 14-318, and section 14-400 through 14-441.
SRC Reviewer Comments
Department of Conservation and Recreation (DCR) - Justin Deel
Comments attached
Engineering — Jahn Anderson
Comments attached
ACSA — Richard Nelson
Comments attached
E911— Brian Becker
No objections
Transportation Planning —Kevin MCDermnn
1. The additional of 4 new private driveways on Crozet Ave is not recommended and it is suggested you find
an alternative method to provide access to the residences or reduce the number of units. Crozet Ave is two-
lane, curvy, Minor Arterial, which carries approximately 8,000 vpd. Any new access point on this highway is
going to introduce significant safety concerns and likely operational issues.
VDOT —Adam Moore
Review letter attached. No objections listed.
Fire and Rescue — Shawn Maddox
Fire Rescue has no objection to the plan as submitted.
Inspections —Michael Dellinger
Note to developer: Due to required distances from lot lines and structures as required by the NFPA,
underground propane tanks may be prohibited. Plan accordingly. Other than this note, no objection.
Please contact Christopher Perez in the Planning Division by using cnerez6Wbemarle.orz or 434-296-5832 ext. 3443 for
further information.
Review Comments for SUB202000190 Preliminary Plat
Project Name SLABTOWN MEADOW - PRELIMINARY - DIGITAL
Date Completed: Wednesday, January 06, 2021 DepartmenVDivisionlAgency: Review Status:
Reviewer: Justin Deel
Dept of Conservation Requested Changes
From: Deel, Justin <justin.deel@dcr.virginia.gov>
Sent: Wednesday, January 6, 2021 11:23 AM
To: Christopher Perez <cperez@albemarle.org>
Cc: Frank Pohl <fpohl@albemarle.org>: Greg Harper <gharper@albemade.org>
Subject: Re: DBIZ review for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat
Chrstopher
This parcel lies within the dam break inundation zone for the Mint Springs Park series of dams: therefore, DCR does not
recommend permitting proposed development. Mint Springs is currently rated as a significant hazard dam. This rating does not
appear to reflect recent downstream development, most notably Chesterfield Landing. Based on recent development, it is likely
that the hazard classification for Mint Springs will need to be increased to High. therefore requiring it to have a higher spillway
capacity. Further development within this dam break inundation zone would make this even more likely.
Justin
Justin Deal, P.E.
Regional Dam Safety Engineer
Department of Conservation & Recreation
804-221-0476
Pape: 0 County of Albemarle Printed On: 0110812021
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Subdivision Plan Review
Project title:
Slabtown Meadow Preliminary Plat
Project file number:
SUB2020-00190
Plan prepares
Shimp Engineering, Justin M. Shimp [ iustin e shimp-engineering.com ]
Owner or rep.:
John W. or Agnes J. Anderson /P.O. Box 10, Crozet, VA 22932
Plan received date:
23 November 2020
Date of comments:
4 Jan 2021, rev 5 Jan 2021
Plan Coordinator:
Christopher Perez
Reviewer:
John Anderson
SUB2020-00190
C1
1. Stormwater Management Note indicates post -developed runoff will be entirely sheet flow.
a. Provide detail, how this is to occur, specifically. Consider /discuss SWM water quality
requirements, and how proposed subdivision proposes to meet requirements at 9VAC25-870-65.
b. Consider and discuss concentrated roof leader line discharge, how this converts to sheet flow.
c. Clarify that subdivision proposes forest /open space easement, to credit post -developed forest
/open space land cover in VRRM.xls, and thereby reduce phosphorus reduction requirements.
d. Submit WPO Application at earliest convenience.
i. WO plan must be approved prior to final subdivision plat approval.
ii. FOS easement (if proposed) may be recorded with the final plat.
iii. Ensure no fill within 100 yr-floodplain.
iv. Ensure grading /proposed subdivision is consistent with permitted and prohibited uses
and structures table (18-30.3.11).
2. Source of boundary and topography: Revise note to include survey date and name of the licensed
professional; or a statement that topography data provided by the county was used. Also, field verification
of topography within the last 12 months is required, if date of survey is not within the last 12 months.
3. Revise Floodzone Note to reference May 16, 2016 (FIRM), rather than Feb. 04, 2005 ( see 18-30.3.2).
C2
4. Show Ex. tree line.
5. Label Lickinghole Creek.
6. Show Ex. OB P /overhead telephone.
7. Increase pitch, Crozet Ave. /other labels, so readable
C3
8. Shift TMP 56-37 label so that property owner data is readable.
C4
9. 14-302.A.6: provide dimensions and locations of easements for shared driveways that extend to edge of
pavement, Crozet Avenue. VDOT will not maintain private shared driveway entrances within public RW.
10. Label all entrance widths (Lots 1-7) at their narrowest point, whether narrowest point occurs within or
beyond public RW.
11. Provide existing contour labels, Lots 1-7.
Engineering Review Comments
Page 2 of 3
12. Provide sight distance easement/s for entrances, wherever required, across lots. Sight distance easements
may be recorded with the final subdivision plat.
13. Label stream buffer, which appears coincident with horizontal limits of the 100-yr floodplain.
14. 14-302.A.12: Provide proposed grading required to evaluate drainage, elevations, etc. Additional
comments are possible.
15. Provide existing and proposed spot elevations to aid review of improvements, FEE, etc. relative to
Floodplain BFE.
16. Show and label existing San. Sewer improvements within Crozet Avenue public RW, if proposed 8" sewer
pipe is to connect with an existing sanitary sewer within Crozet Ave. RW. C4 is ambiguous. It is unclear
whether sanitary effluent is to route to Crozet Ave., or to Ex. 30' wide San. Easement on Lot 1. Please
clarify sanitary sewer design.
17. Provide deed bk.-pg. ref. for existing sanitary and ACSA WL easement/s beyond public RW.
18. Provide note with final plat that no improvements may be constructed within floodplain or stream buffer (at
County Engineer request, per ordinance).
19. Provide sanitary sewer profile. Ensure any portion of proposed sanitary sewer within floodplain is
watertight, with lids elevated above base flood elevation per county /ACSA construction requirements.
20. 14-302.A.13: Stormwater Management Note indicates structural measures are required to convert post -
developed concentrated runoff from impervious surfaces (roof leader lines, for example) to sheet flow.
Revise plat to show /label proposed drainage and SWM facilities (level spreaders /riprap, for example), and
related improvements.
21. With WPO Application, provide detail sufficient to demonstrate compliance with state SWM quality
/quantity requirements.
22. Ensure revised preliminary plat meets 18-30.3 requirements for permissible use or activity within mapped
floodplain.
23. Recommend revise sheet title to Site Layout since this is not a site plan.
24. Provide a grading plan. Grading plan must identify offsite borrow or waste areas. At a minimum, grading
plan should include:
a. Existing grade
b. Proposed grade
c. FFE, for each structure (single-family home)
d. Basement floor elevation, each structure [ see 14-302.B.9 ]
e. Cut /fill balance, or narrative, to give preliminary indication of import /export.
25. Provide Aabel ACSA utility access easement. If ACSA utility access easement is across Lot 6, please label
so that owner of Lot 6 is reasonably notified /able to anticipate movement of equipment across easement,
across lot.
26. Shift location of structure on Lot 7 to provide minimal clearance, outside stream buffer and floodplain, to
construct single-family dwelling. Location of structure on Lot 7 touching 100-yr floodplain and stream
buffer cannot be approved, proposed location does not provide adequate area for construction, while
simultaneously avoiding stream buffer /floodplain trespass.
27. Shift location of structure on Lot 6, for the same reason.
28. 14-302.A.9: Show Aabel location, area and dimensions of a building site on each proposed lot complying
with the requirements of section 18-4.2.
29. Engineering has no objection to request for variation from Sec. 14404(A). Letter d. 11/20/20 requests a
variation from requirements of Section 14-404(A), which requires a single point of access on the lot from
one street, shared driveway, or alley established at the same time as the original subdivision. The letter
request states: `The subdivision plat for Slabtown Meadows proposes the creation of seven (7) single
family home lots from the 7.41 acre parent parcel that is zone R-1 Residential. A considerable portion of
the parent parcel is designated as stream buffer and floodplain, however there are approximately two acres
of the parcel adjacent to Crozet Avenue that do not contain environmentally sensitive features and that can
accommodate seven (7) building sites.' The letter further states: `The proposed design has considerably
less impervious surfaces when compared to a design that accommodates internal road infrastructure that
would be required to provide a single point of access to the subdivision ... The design of the proposed
Engineering Review Comments
Page 3 of 3
Slabtown Meadow will establish seven (7) by -right residential lots that effectively make use of the
developable portions of the parent parcel while minimizing disturbance in areas designated as
environmentally sensitive features and further respecting those environmentally sensitive features by
minimizing the amount of impervious surface needed to access the proposed lots by designing them to be
accessed by a series of shared driveways.' Engineering concurs. Further, shared driveway design and
proposed development may meet stated goal of post -developed sheet flow of storm runoff as opposed to
concentrated runoff anticipated with road construction, with typical storm runoff capture and conveyance.
30. Please clarify intent of showing a BFE line that varies from GIS limits of 100-yr floodplain. Ordinance
keys to flood hazard overlay district visible as shaded linework (areas) in county GIS. It is unclear what is
meant or proposed by including a solid dark line labeled BFE on C4. For example: Does this solid dark
boundary originate with 2016 FEMA FIRMS?
31. A F000dplain Development Permit is required if improvements are proposed within the floodplain (sanitary
sewer, for example, or grading to any extent). An approved FDP is required prior to final plat approval,
please submit a FDP application at earliest convenience.
Please feel free to call if any questions.
Thank you
J. Anderson 434.296-5832 -x3069
SUB202000190 Slabtown Meadow 010521rev prelimplat
Review Comments for SUB202000190 Preliminary Plat
Project Name I SLABTOWN MEADOW - PRELIMINARY - DIGITAL
Date Completed: Tuesday. January 05, 2021 Department/DivisionlAgency: Review Status:
Reviewer: Richard Nelson
ACSA
From: Richard Nelson <melson@serviceauthonty.org>
Sent: Tuesday, January 5, 2021 3:07 PM
To: Christopher Perez <cperez@albemade.org>
Subject: RE: SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat
Requested Changes
Chns,
I recommend SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat for approval with the following conditions:
An approved utility plan will be required prior to final subdivision plat approval.
RWSA sewer capacity certification will be required.
RWSA will need to approve the proposed sewer connection.
Thanks,
Richard Nelson
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(434) 977-4511
Page: 1 County of Albemarle Printed On: 0110612021
Review Comments for SUB202000190 Preliminary Plat
Project Name SLABTOWN MEADOW - PRELIMINARY - DIGITAL
Date Completed: Friday, December 18, 2020 Department/Division/Agency: Review Status:
Reviewer: Brian Becker CDD E911 No Objection
Page: 10 County of Albemarle Printed On: r0110812021
Review Comments for SUB202000190 Preliminary Plat
Project Name I SLABTOWN MEADOW - PRELIMINARY - DIGITAL
Date Completed: I Monday, November 23, 2020 DepartmenVDivision/Agency: Review Status:
Reviewer: Kevin McDermott � CDD Planning Requested Changes
Pape: 10 County of Albemarle Printed On: F0110812021
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
December 14, 2020
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Christopher Perez
(804) 7862701
Fax: (804) 7862940
Re: Slabtown Meadow — Resubmission for Variation from County Code Section 14-404(A)
SUB-2020-00190
Review #2
Dear Mr. Perez:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Shimp Engineering, dated 20
November 2020, and find it to be generally acceptable. Please note that the final plan must show
conformance with the VDOT Road Design Manual Appendices 13(1) and F, as well as any other
applicable standards, regulations or other requirements.
Please provide a digital copy in PDF format of the revised plan along with a comment response
letter. If further information is desired, please contact Doug McAvoy Jr. at (540) 718-6113.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Review Comments for SUB202000190 Preliminary Plat
Project Name SLABTOWN MEADOW - PRELIMINARY - DIGITAL
Date Completed: Sunday, December 06, 2020 DepartrnenODivision/Agency: Review Status:
Reviewer: Shaven Maddox ] Fire Rescue No Objection
Page: 10 County of Albemarle Printed On: r0110812021
Reviewer: Michael Dellinger ] CDD Inspections w I See Recommendations
Page: 10 County of Albemarle Printed On: 01/(18/2021