HomeMy WebLinkAboutSDP202000075 Review Comments Initial Site Plan 2021-01-19� AI
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 229024596
Phone (434) 296-5832 Fax (434) 972-4126
Site Plan review
Project: Scott'sIvy Exxon -ISP
Project file number: SDP2020-00075
Plan preparer: Scott Collins, Collins Engineering [200 Garrett St., Suite K, Charlottesville, VA
22902, scott(a)collins-engineering.coml
Owner or rep.: SR&DR LLC, 1031 Milton Drive, Keswick, VA 22947
Plan received date: 2 Dec 2021
Date of comments: 19 Jan 2021
Reviewer: John Anderson
Project Coordinator: Christopher Perez
Engineering has reviewed the initial site plan, and offers the following comments.
Sheet 1
1. Revise Floodplain note to reference May 16, 2016, rather than February 4, 2005, per 18-30.3.2.
2. 17-1000: A draft Tier 3 Groundwater Assessment (GWA) is required prior to approval of an initial site
plan for a new non-residential or nonagricultural use using < 2,000 gpd, and draft Tier 4 GWA Assessment
if use is > 2,000 gpd. Provide appropriate GWA Report for Engineering review and approval as condition
of ISP approval.
3. Provide Note stating GWA requirements apply to this ISP, list proposed daily use (gpd).
Sheet 3
4. 100-yr floodplain: Notwithstanding intent to apply for a LOMR /LOMC with FEMA, to best of our
knowledge, to date, the FEMA map change process is incomplete. The initial site plan should not show
floodplain limits inconsistent with existing flood hazard overlay district in county GIS. Please revise initial
site plan to show existing mapped FEMA floodplain, or provide evidence of revised, FEMA-approved
floodplain limits identical with limits shown on sheet 3. Barring misunderstanding, unless notes or
narrative elsewhere on the ISP are overlooked, 100-yr floodplain on this sheet is presented as factual, and is
relied upon for proposed improvements that, per 18-30.3.11 and approved special permit narrative, may not
occupy areas within the 100-yr floodplain. ISP must be revised to indicate current location of FEMA-
mapped floodplain. Alternatively: show existing horizontal limits of mapped floodplain, consistent with
flood hazard overlay district on layout plan sheet, and re -label prospective 100-yr floodplain, as pending
FEMA approval. ISP must clarify what is the current effective (FEMA-approved) mapped floodplain.
5. 18-4.12.15.a, surface materials: SP2020-00006 (Approval /8/19/20), pg. 9, includes text box, below (blue
circle, lower left). Revise auto service parking gravel surface to asphalt surface, per 18-4.12.15.a., and
approved SP2020-00006.
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Engineering Review Comments
Page 2 of 6
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6. Label ex. VDOT structure at Little Ivy Creek beneath U.S. Route 250 (quad box culvert, for example);
provide culvert dimensions (L x W x H).
Engineering Review Comments
Page 3 of 6
7. Stream buffer: Approved SP2020-00006, sheet 9, includes graphic label that indicates possible relocation
of stream buffer. Note: Site plan review relies on stream buffer as shown on county GIS. This buffer
extends 100' either side of stream centerline. Please show /label stream buffer on layout plan, consistent
with GIS layer, or show /label revised stream buffer based on surveyed stream centerline, if (and only if)
the estimated 1,000-yr event of May 30, 2018 shifted stream centerline to the east, further away from
existing service station.
8. SP2020-00006, Approved 8/19/20, p.6-7, text excerpts below:
1.5 Environmentallmoacts
Figure 4 illustrates the existing environmental features on the property. There is an existing floodplain on the
property; however, it is currently not mapped in accordance with the existing topography on the property. The
mapping on Figure 4 illustrates the floodplain incorporating about 1/3 of the property, including a portion of the
existing building and service station gas pumps. Using the existing topography of the site from the recent survey
and mapping the FEMA floodplain elevation on the existing topography, the floodplain only overlays a very
small portion of the site. This is illustrated on the existing conditions sheet in this application plan. A letter of
map revision (LOMR) will need to be processed with the site plan for the proposed auto service station
expansion. This LOMR will allow the building expansion and the existing portion of the property where the cars
are currently parked for auto service work to remain in this location. Without the LOMR, the cars could not be
parked in this area overnight, and the existing building could not be expanded. With the approval of the LOMR,
there will be no improvements proposed with this application plan in the limits of the FEMA floodplain.
There is a small area of critical slopes on the property to the north of the existing residential building. This area
of the property will not be disturbed with the expansion of the auto service station. There are no proposed
impacts to the critical slopes on the property with this proposal.
Figure 4: Critical Resource Ntap
Engineering Review Comments
Page 4 of 6
2. DESIGN ELEMENTS & FACTORS FOR THE SPECIAL USE PERMIT
2.1 Traffic and Transportation Improvements
The property is located along Route 250 (Ivy Road) which is a minor arterial roadway in Albemarle County.
The current AADT volume of traffic on this portion of the roadway is approximately 13,000 VPD. The
subject parcel is located along a 2200ft stretch of the roadway where the posted speed limit is 35 mph.
There are no left turn lanes for any of the existing businesses along this portion of Ivy road, mainly due to
the fact that there is an existing 2 lane bridge crossing over Little Ivy Creek and an existing 2 lane railroad
underpass within the 2200 linear feet of roadway. The existing bridge underpass is located approximately
650 feet from the existing bridge, and the intersection for Ivy Depot Road is located between these (2)
restrictions.
The current traffic trips per day with the existing auto service station, per the 10" Editions of the ITE Trip
Generation Manual, is as follows:
Section 944 — Gasoline/Service Station
Daily Trips: 2 existing gas stations (4 pumps total) x 172 VPD = 688 VPD
Peak Hour (AM): 10.28 trips/hr x 4 pumps = 41 VPH (21 trips in & 20 trips out)
Peak Hour (PM): 14.03 tripsthr x 4 pumps = 56 VPH (28 trips in & 28 trips out)
The ITE manual lists the total trips per day for an automobile care center (Section 942) is not applicable.
As noted in this application plan, the proposed expansion of the Ivy Exxon auto service station is only for
the auto service garage portion of the business. The number of gas pumps is not increasing with this
application. The total number of service bays is increasing from 3 bays to 7 service bays. No increase in
the number of mechanics or technicians are proposed with this expansion. The increase of the service bays
is to increase the productivity of the auto service station when working on cars. The additional services
bays will allow a service mechanicltechnician to work on another car in the adjacent service bay while
authorization to proceed with the service work is confirmed with the customers on a car in the current
service bay. Currently, the technician has to put the car back together after the diagnostics is complete and
the car moved out of the service bay while they await authorization from the customer to proceed with the
services.
The auto station services approximately 8 cars a day. It is estimated that this will increase by 70% with the
additional (4) service bays, increasing the total number of cars serviced from 8 cars to 13 cars, for a total net
increase of 5 cars a day (10 tripstday). Based on the ITE Trip Generation Manual (le Edition), the total
trips per day for the auto service station is 344 VPD. This is a much higher number than the actual trips per
day that the service station has been averaging over the past 50 years. In addition, there is an existing auto
service and convenience store across the street from this gas station which also services this area, reducing
the total amount of trips per day for the subject property.
The AADT volumes on this portion of the roadway require most of the existing businesses, the intersection
of Ivy Depot Road & Ivy Road, and the intersection of Owensville Road & Ivy Road to warrant a left turn
lane. Due to the existing conditions of this portion of the road, left turn lanes can not be achieved with the
railroad underpass and existing bridge over Little Ivy Creek. In addition, the increase of efficiency of the
service station does not substantially increase the traffic to the property where a left turn would be
warranted for the proposed auto service expansion. With the reduced speed along this portion of the
roadway, and the existing traffic patterns of vehicles turning left on Owensville Road and Ivy Depot Lane,
gaps are created in the traffic pattern allowing for the left turn into the subject property.
The application plan is proposing traffic and transportation improvements along the frontage of the property
that will control the vehicles entering and existing the site. Currently, the front of the property allows access
from Route 250 along the entire frontage of the property. The proposed application plan will create a
specific entrance and exit on the property, closing the remaining portions of the property from direct access
to Route 250. This will help control the number of conflict points with vehicles currently entering and
exiting the site. With the proposed frontage improvements, a right turn taper will also be added from the
end of the guardrail at the bridge abutment to the proposed entrance to the property. This taper will allow
the vehicles to reduce speed and make the right turn into the site.
Engineering Review Comments
Page 5 of 6
2.3 Water Usaae
The subject property (Scott's Ivy Exxon) is part of an on -going DEQ investigation (Tier III investigation)
with existing monitoring wells and updated yearly inspections on the water table and quality of water on the
property. The ongoing monitoring and investigation is due to an open review of an existing leaking
underground storage tank on the gas station 100 feet west of the subject property. The monitoring wells
have been checked and verified yearly by DEQ on the subject property and the surrounding properties in
this area. Groundwater testing and monitoring was part of this overall analysis.
The auto service bay expansion proposed for the property will have a minimal effect on the current overall
water usage for the business. The auto service station is not increasing in size or the number of gas pumps,
so this will not create an increase of water usage. The total number of employees and technicians is not
proposed to increase, based on the analysis provided in the application. Based on the VA code 12VAC5-
590-690, the estimated water usage for a service station is 10 gallons per day per vehicle serviced. With the
servicing of (5) additional cars a day, this will create an approximate increase of water usage by 50 gallons
per day, which is a nominal increase in the water usage on the property. Renovations to the existing
restrooms are proposed with modifications to the building. Overall, based on the environmental report and
Tier III Water analysis on the property, the current well can accommodate the existing business and the
expansion of the auto service station.
2.8 Stormwater Manaeement
All designs and engineering for the expansion of the auto service station on the property shall adhere to the
State Stormwater Management regulations and Albemarle County Water Protection Ordinance. The site
will accommodate the stormwater management with a combination of rain gardens, water quality swales,
grass retention areas, nutrient credits, and/or other Stormwater management features treat water quality and
water quantity from the runoff from the site before it reaches Little Ivy Creek. The final Stormwater
management design will be part of the site plan and water protection ordinance plan for the development.
Landscape plantings will also be incorporated into the stormwater management facility.
Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from
reaching Route 250 and Little Ivy Creek during the construction phases. Additional measures may include,
but not be limited to, installation of silt fence with wiring backing, usage of filter socks and floc logs for
protection measures, providing additional wet and dry storage area in basins below the disturbed areas, or
installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil
stabilization applications.
9. 18-30.3.11, Permitted and prohibited uses and structures (table) prohibits storage of gasoline, kerosene and
other petroleum products within mapped floodplain floodway, or floodway fringe. Please see Storage as a
Primary of Accessory Use" section of table. Although no change is proposed to existing underground fuel
storage tanks, prohibition would apply to proposed (new) petroleum product storage.
10. Submit CLOMR/LOMC application for Albemarle County Floodplain Administrator review and signature
(required prior to submittal to FEMA), at earliest convenience.
11. Provide FEMA-approved CLOMR as soon as possible (prerequisite to Final Site Plan approval).
12. Submit Floodplain Development Permit Application that references current flood hazard overlay district, or
FEMA-approved revised limits of floodplain (see prior comments).
13. Submit VSMP/WPO application at earliest convenience. Engineering advises WPO plan review will
reference existing FEMA-mapped floodplain, eff. date May 16, 2016. [ Scott's Ivy Exxon circled, image,
below/VFRIS: httos://Consaoosrpt.dcr.virginia.aov/vafloodrisklvfris2.htmi j
Engineering Review Comments
Page 6 of 6
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14. Sheet 4, Grading and Drainage Plan: Recommend one or more notes consistent with 18-30.3.11 (table)
stream crossings and grading activities. While proposed grade does not appear to indicate fill within
mapped floodplain, given relative absence of proposed grade information, please provide floodplain impact
plan (with FDP application) indicating `that the grading will have no impact on the elevations or limits of
the floodplain and further provided that any cut or fill shall be only fine grading activity which will have no
impact on the floodplain.' For purposes of this provision, fine grading is defined as a balanced site
(cut/fill) with no changes to the base floodplain elevation or horizontal limits to the floodplain.
Please feel free to call if any questions: 434.296-5832-x3069.
Thank you
SDP2020-00075 Scott's Ivy Exxon 011921