HomeMy WebLinkAboutSDP202100059 Review Comments Initial Site Plan 2021-09-05V
401 McIntire Road, North Wing
County of Albemarle Charlottesville, VA 22902-4579
COMMUNITY DEVELOPMENT DEPARTMENT Telephone:434-296-5832
WWW.ALBEMARLE.ORG
Site Plan Review
Project: Galaxie Farm — Initial Site Plan
Project Tile number: SDP202100059
Plan preparer: Scott Collins, Collins Engineering [ scottAcollins-engineering.com ]
200 Garrett St., Suite K, Charlottesville, VA 22902
Applicant: Riverbend Dev, 455 Second St. SE, Suite 201, Charlottesville, VA 22902
Alan Taylor, Kent Henry [ alangriverbenddev.com, kent e riverbenddev.com ]
Owner or rep.: Galaxie Farm Investments LLC
600 E. Water Street, Suite H, Charlottesville, VA 22902
Received date:
15 Jul2021
Date of comments:
5 Sep 2021
Plan Coordinator:
Cameron Langille
Reviewer:
John Anderson, PE
For final site plan approval
1. Sheet 4
a. As 9/3/21 Conditional Approval Action letter (SUB202100125, SDP202100059, Cameron
Langille) states, p. 3. Item 3, General Comment: "As of September 3, 2021, Engineering Division
review is not yet complete. Road plans, final site plan, and final plat must demonstrate
compliance with all applicable Engineering Division comments. Engineering staff have informed
Planning Division staff that comments will be provided directly to the applicant in the next 1-3
business days." To this end, please provide ROAD plan at earliest convenience.
b. ROAD Plan, relative to final site plan approval:
i. Provide offsite temporary construction, permanent grading, and private access easements
across School Board County of Albemarle parcel T.M. 91-11 since design provides
development access to Vera Rubin Place via public ROW (Galaxie Farm Lane) within
the development, but also across a portion of Galaxie Farm Lane which lies beyond
development boundary lines, across School Board property.
ii. Provide additional dimensional and pavement design data for off -site sections of Galaxie
Farm Lane from the point Galaxie Farm Lane enters School Board property to the point it
ties into existing Galaxie Farm Lane as the lane continues west.
iii. Note: Labels reading `Tie into existing Galaxie Farm Lane (or Tie into Existing
Driveway). Construction shall be confined to the subject property& public right-of-way,
as shown' are confusing. Beyond parcel boundaries, Galaxie Farm Lane does not appear
to currently or in the future provide public right-of-way, unless County of Albemarle
School Board intends to dedicate a portion of School Board property to public right of
way (to Albemarle County, a separate political subdivision). Also, it is unclear what
legal instruments may be required to approve a final site plan or plat that effectively
connects internal streets across a portion of off -site property. Engineering notes that
without prior -recorded instrument or instrument recorded prior to or with final
subdivision plat, given that the proposed design provides permanent access from Vera
Rubin Place to non-public portions of existing Galaxie Farm Lane to the north, then, via a
short segment, connection with public portions of Galaxie Farm Lane to the east (and
vice versa), owners of certain lots, 54, 55, for example, if this design is built, may cross
development boundaries onto Albemarle School Board property, routinely. Proper legal
Engineering Review Comments
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instruments must be recorded to effect crossing of Albemarle School Board property by
development residents prior to final site plan or final subdivision approval.
iv. Ensure final site plan provides CG-6 wherever grade concentrates runoff against curbing.
v. Additional ROAD Plan comments possible with ROAD Plan application submittal.
vi. ROAD Plan approval is required prior to final site plan or final subdivision plat approval.
c. Provide LD-204 (stormwater inlet computations) LD-229 (stone pipe computations), i.e., a
drainage plan with ROAD plan.
d. Provide stone drain profiles /conventional drainage design data (design tables).
e. Size multi -line culverts at Cow Branch crossing (primary site access, Galaxie Farm Lane) to
convey the 25-yr event without overtopping.
f Coordinate stream crossing with local USACE representative, Vinny Pero.
g. Although primitive trail is stone dust, where trail encounters curb at Galaxie Farm Lane, provide
CG-12 to facilitate transition across vertical interval, CG-6 to paved surface.
h. Stripe Galaxie Farm Lane at primitive trail crossing. Note: concrete sidewalk transitions to
primitive trail on the south side of Galaxie Farm Lane, moving west to east, from within
subdivision to east boundary of development at Rt. 20.
i. Recommend sidewalk to primitive trail detail, recommend wood deck landing at end of concrete
to provide base for stone dust, or other means of limiting pronounced vertical projection of
concrete above stone dust anticipated to occur with settling, wear, use, or over time.
j. Provide striping at every pedestrian crosswalk (Galaxie Farm Lane, Marie Curie Court, Mary
Jackson Court) within public ROW.
k. Ensure final site plan and ROAD plan provide, identify and label:
i. Typical VDOT details
ii. Traffic control signs (stop, no parking, etc.)
iii. Guardrail (specify VDOT Std. — rails, and end terminals)
iv. Street signs
v. Curbing
vi. CG-12 ramps
1. Ensure cul-de-sac radius, Mary Jackson Court, meets ACF&R needs, if <48'R.
in. Revise private driveway -to -curb tie-ins to reflect true scale VDOT private entrance geometry
(show PE radii) to avoid entrance -DI (or any other) conflict. For example: at Lots 27, Lots 19-20.
2. Sheet 6
a. Asphalt paving - roads detail (1.5" SM, 3" BM) is inconsistent with Pavement Design Guide,
Road A, Sheet 11 (2" SM, 4" BM). Please reconcile.
b. Likewise Pavement Design Guide, Roads A, B, C, 4" 21A sub -base depth is inconsistent with
sheet 6 Asphalt paving roads detail (6"). Please reconcile.
3. Sheets 9, 10
a. Retaining walls >4-ft. ht. require:
i. Safety railing
1. provide safety railing labels, plan view
2. provide safety railing detail
ii. Sealed geotechnical retaining wall design. Provide sealed retaining wall design prior to
final site plan approval. Detailed wall design will be reviewed by Engineering prior to
WPO plan and site plan approval, and by building inspections prior to issuance of
building permits for lots in Galaxie Farm.
iii. At off -site storm runoff bypass along parcel south boundary, revise entry to on -site storm
system to ensure Avinity runoff routed through Galaxie Farm does not strike retaining
wall. Design directs Avinity flow directly toward a proposed retaining wall. Design
shows a sharp 90-deg bend without any apparent structural mechanism to direct offsite
runoff into the on -site bypass pipe system. Inertial force or an unexpected event may
undermine retaining wall at Lot 33. Provide a structural headwall and gradually align
Avinity streamline entry into the onsite bypass pipe system. Final site plan must amend
geometry and provide a structure other than retaining wall to effect flowline deflection.
Engineering Review Comments
Page 3 of 4
b. Provide copy of recorded wall maintenance agreement for any retaining wall that spans lots, for
Example: Lots 32, 33, Lots 7-9, Lots 42-48.
c. Label public drainage easement that conveys offsite storm runoff across Lot 40 (public drainage is
required if this pipe lies is of an offsite SWM facility). Provide overland relief (revise grade) for
this pipe along west lot line of Lot 40, should buried storm pipe along west lot line become
blocked or obstructed to prevent Lot 40, especially the residence, from flooding.
d. Provide offsite temporary construction and permanent grading easements on Avinity Estates, LLC
parcel (T.M. 91-1-1E) south of Galaxie Farm Lots 33-40, to effect proposed fmal grade.
e. Provide temporary construction and permanent grading easements for final grade proposed at east
comer of development within VDOT ROW, Rt. 20.
f. If 6' wall along north development boundary requires geogrid, ensure that sealed retaining wall
design indicates space is available to install, maintain, and replace geogrid. An offsite permanent
wall maintenance easement may be required with County of Albemarle School Board.
g. Unless /until county is furnished field run survey data (an Exhibit) confirming portions of the
steep slopes overlay are < 25%, and this data/Exhibit is approved, final site plan design should
reflect GIS steep slopes boundaries, as defined. Please provide an Exhibit for areas of steep slopes
applicant petitions to be removed from the steep slopes overlay. Insufficient information has been
submitted at this point, and final site plan will not approve grading or other impermissible activity
proposed to occur on preserved steep slopes absent approved steep slopes Exhibit, special use
permit, or other ordinance -based approval mechanism.
h. Provide proposed SWM facility access that does not conflict with improvements, hardscapes,
private driveways, etc. An application under review seeks to abandon plan to construct a SWM
facility due to impacts to adjacent property owners' driveways, fences, etc. Provide SWM facility
access with easement free of design conflict, without any improvements occupying any portion of
the SWM facility access.
i. Engineering is unable to confirm or evaluate whether proposed 7' high retaining wall coincident
with SWM facility will be subject to foundation saturation. VSMP /WPO plan will evaluate
retaining wall-SWM facility concept once additional information is submitted.
j. Resolve DI -PE conflict at Lot 12.
k. Sheet 10 includes label at Lot 28 that reads: `Proposed culvert beneath private access road
connection.' Grading does not indicate existence of an off -site private road. If an offsite private
road connects with Galaxie Farm development presently, please provide existing road linework. If
private access is a future private road, provide physical barrier to prevent vehicles leaving paved
surface at this point.
4. Sheet 12:
a. Though tided Stormwater Management Plan, this sheet provides no specific or even general SWM
details relating to stormwater facilities, or compliance with storm runoff quality or quantity
requirements. A single detail in the lower half panel shows outline and label reading `Location of
proposed SWM facility'. Multiple labels on sheet 12 upper panel indicate `proposed storm sewer
to redirect the offsite runoff so that it bypasses the subject property.' Sheet 12 is inadequate basis
for site and subdivision conceptual storm management, notwithstanding initial site plan approval
d. 9/3/21.
b. Remove SWM design information from the final site plan. SWM design will be reviewed with
VSMP-WPO plan application.
c. Note: VSMP-WPO Application received 8/6/21 proposes to amend WPO2020-00037. WPO file #
2020-00037 cannot be used since current initial /final site plan and final subdivision plat do not
correspond with layout shown under WPO2020-00037. A new WPO # will be assigned, this
application will keep its place in review queues. Also, additional VSMP-WPO application fees
are likely to apply to the new WPO plan. The initial site plan that was basis of WPO2020-00037
was withdrawn 6/22/21. SDP202100059 replaces that initial site plan, SDP202000072. Likewise,
a new WPO application is required to correspond with this new initial and eventual final site plan.
Engineering Review Comments
Page 4 of 4
Please feel free to call if any questions. Thank you
I Anderson 434.296-5832 -x3069
SDP202100059 Galaxie Farm ISP 090521