Loading...
HomeMy WebLinkAboutSUB202100077 Correspondence 2022-01-10ipROUDABUSH, GALE & ASSOC. , Inc. A PROFESSIONAL CORPORATION Serving Virginia Since i956 January 10, 2022 Mr. Cameron Langille Albemarle County Community Development 401 McIntire Road Charlottesville, VA 22902 RE: SUB202100077 Jarmans Gap Development Final Plat Dear Mr. Langille, I have reviewed your comment letter dated October 29, 2021 and from VDOT dated November 16, 2021. I am offering my responses below in red. PLANNING 1. [14-303] Contents offinal plat. Revise the plat to include and meet all requirements of a final plat. First Submittal: See comments under "New Comments Final Plat" below. 2. [14-302 (A)(4) and 14-3171 Address the following: a. Please clarify who will own and maintain the 10' private sanitary sewer easement mentioned in Lots 2, 3, 5, TMP 55-3--21, TMP 55-3--20 & TMP 55-3--19 on Sheet 3. A deed of dedication and/or a maintenance agreement may need to be reviewed, approved, and recorded prior to final plat approval. First Submittal: Comment may be addressed pending ACSA review. Rev.1: Comment addressed. b. Show the deed book and page number for the deeds of any existing temporary construction easements for the construction of the sanitary sewer laterals in the TMP 55-E-3--21, TMP 55-E-3-21 and TMP 55-E-3-- 19 or show proposed easements for the construction. First submittal: Comment addressed. c. c. Show proposed private easement for the laterals that will be outside of the existing sewer easement in parcels TMP 55-E-3--21, TMP 55-E-3--21 and TMP 55-E-3-19. First submittal: Comment addressed. d. d. Revise the note on the coversheet that states that "All proposed easements shall be dedicated to public use." It appears that some private easements will be required and therefore this note is not correct. First submittal: Comment addressed. 3. [14-302 (A) (5)] Ensure all existing and proposed public easements are specified on the plat, including their deed book and page number. a. There is an existing residence, but not electrical easement has been listed. First submittal: Comment addressed. b. Show and dimension the proposed sight distance easements. First submittal: Comment not addressed. No sight distance easements are shown. Please verify whether any are proposed. Rev.1: Comment addressed. c. See engineering comments in reference to the SWM Facility easement First submittal: Comment may be addressed pending Engineering review. Rev.1: Please see attached Engineering Division Comments. We have been working directly with the Engineering Division to address this comment The Engineering Division has given a verbal approval of the public drainage easements entering the SWM facility. d. Provide the location of any existing or proposed utilities and utility easements including telephone, cable, electric and gas. First submittal: Comment addressed. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205 SUB2021000771armans Gap Development Final Plat 1/10/2022 4. S. A G] 10. [14-302 (A)14)] Areas to be dedicated or reserved. Add a note on the plat stating that "All new public street right -of way shown hereon are hereby dedicated to the County for public use." First submittal: Comment not fully addressed. Revise Note 9 on sheet 1 so that it states "All new public right-of-way shown hereon..:' Rev. 1: Comment addressed. [14-317] Provide documentation on which HOA will take ownership and provide existing or proposed instruments that guarantee perpetual maintenance of the following: a. All trees and sidewalks that will be within the public ROW for ]armans Gap Development must be submitted. First submittal: Road plans. SUB202100046. is currently under review. Rev. 1: Comment stands, SUB202100046 is still under review. As of the November 1, 2021, the road plans have been approved. b. Please note that all of instruments must be submitted, reviewed, and approved prior to final subdivision plat approval They must also be recorded with the plat First submittal: Comment will be addressed pending road plan approval. All sidewalks and street trees are proposed within public ROW, so instruments for their maintenance will not be required provided they remain within the public ROW. Rev. 1: Comment stands, see comments #10 and #19 below for further information. Acknowledged. See comment response below for #10 and #19. [14-302 (B)(7)] Revise the not on the water supply protection to state "This property is within the Lickinghole Creek Water Supply Protection Area." First submittal: Comment addressed. [14-302(A)(4) & 14-302 (A)(5)] Show the existing prescriptive right of way easement along Jarmans Gap Road. Also provide an instrument (deed book and page number) and width for the prescriptive ROW easement First submittal: Comment addressed. [14-302(A), 14-303 (C) & (E)] Proposed Lots, Boundary Lines, Dimension standards and information on all lots, streets, alleys, easements, and shared driveways. Address the following: a. Ensure all portions of the proposed boundary lines are fully dimensioned. First submittal: Comment not addressed. No line tables are provided for the curve lines (Cl through C10) shown along proposed lot boundaries. Please provide a line table with all dimensions for lot boundaries. Rev. 1: comment addressed. b. Revise the dimension on the eastern lot line of Lot 5. It does not appear to be correct First submittal: Comment addressed. [14-303(E)] Dimension standards and information on all lots, streets. alleys, easements, and shared driveways. Ensure that the typical street section and the plan view of the proposed street match. The section specifies a "54'/Var Width" but the dimensions in the plan view show a width of 62'through the straight section of the proposed street No portion of the street appears to be 54.' First submittal: Comment will be addressed pending approval of the road plan application and verifying that the final plat ROW dimensions meet the approved road plans. Rev. 1: Comment stands, road plans application SUB202100046 is still under review. Once it is approved. staff can verify that this comment is addressed. As of the November 1, 2021, the road plans have been approved. [14-303(G) & 14-317] An instrument assuring the perpetual maintenance of the improvements that are to be maintained by the HOA in perpetuity require County Attorney approval prior to final site plan approval. First Submittal: Will the HOA maintain the private sewer and water easements proposed with the plat? If so and instrument evidencing maintenance of those improvements must be submitted and reviewed prior to final plat approval. If any public or private drainage or stormwater easements are required by Engineering, these easements must be shown, labeled, and dimensioned. Deeds of easements will be required. Contact Engineering for more information regarding stormwater and drainage easements. Rev. 1: Comment stands. Per applicant comment response letter, maintenance agreement will be provided on a subsequent submittal for proposed private 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 2 of 5 SUB2021000771armans Gap Development Final Plat 1/10/2022 11. imnrovementsfprivate easements. Please be aware that public stormwater and drainage easements will each need a deed of easement and dedication. Once all necessary revisions are made to the plat. Engineering Division staff will draft the deeds of dedication for uublic easements. Acknowledged. The document covering the maintenance agreement for the private improvements/easements have been included with this submittal for your review. [14-303(L)l Public utility, drainage, and sight distance easements. Provide sight distance easement and linework, across TMP 55-76 & TMP 55-77A, for the entrance onto Jarman Gap Road. Submit the deed for each of these for review and approval. First submittal: No sight distance easements are shown. Please verify whether any are proposed. Additionally, please show all require public or private drainage easements (if any are required by Engineering). If public drainage or stormwater easements are required, these easements must be shown. labeled as public or private, and dimensioned. Rev. 1: Comment partially addressed. Engineering Division has stated that a public easement is needed over storm sewer pipes related to the SWM facility. See attached Engineering Division comments below. We have been working directly with the Engineering Division to address this comment The Engineering Division has given a verbal approval of the public drainage easements entering the SWM facility. [14-303(M)] Street Names easements. Provide a street name. See E911 comments. Fir submittal: Comment addressed, see attached E911 comments. [14-312] Location of existing buildings. Only the primary structure appears to be shown on the plat Show all existing building. There appear to be two other structures within the parcel. First submittal, comment partially addressed. Please show the existing building that will remain on Sheet 4 so that staff can verify it will meet required setbacks. Rev. 1: Comment addressed. [14-316] VDOT approval of all entrances onto public streets is required prior to approval of the site plan or subdivision plat First submittal: Comment addressed, see attached VDOT comments. [14-410 & 14-4221 Ensure that the sidewalks meet minimum standards. Revise the width of the sidewalk along Jarmans (tap Road to meet standards. First submittal, comment addressed. [14-400 and Section 18-13.31 Revise the "Allowable Density:" of the coversheet to specify the number of units as 5.16 and not 5.2. First submittal, comment not addressed. Allowable density calculation has not been provided. Rev. 1: Comment addressed. [General Comment] A safety railing is required for the proposed 4' high retaining wall. Fir submittal, comment addressed. [14-302 (A)(4) and 14-302 (A)(5)] Please address the following in reference to Off -site easements: a. Provide a copy of all exiting off -site easements from off -site property owners or include in the plat the proposed off -site easements. Any proposed required easements must be included in the plat, and their legal documents, must be submitted for review and approval Those documents must also be recorded with the final plat First submittal: Comment addressed, no off -site easements shown or proposed. Rev. 1: Comment addressed. b. Revise the note on the coversheet that states there is no off -site disturbance and then goes on to state except for the sewer connections There is off -site disturbance for sewer connections that is proposed outside of the existing sewer easements. Therefore, off -site easements for that disturbance will be required. First submittal: Please verify whether off -site easements are required for the connection to the existing ACSA easement on TMP 55E-3-19. Rev. 1: Comment addressed. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 3 of 5 SUB202100077 Jarmans Gap Development Final Plat 1/10/2022 19. [14-302 (A) (4), 14-302 (A) (5), and 14-317] Any required deeds of easement, except where specifically mentioned in other comments, must be submitted for review, approved, and signed and notarized before the final plat is approved. These deeds and legal documents must be recorded with the plat and proof of recordation provide to the County for their records. First submittal: Comment stands pending completion of Engineering review. Deeds of easement are required for public and private stormwater and drainage easements. Rev. 1: See attached Engineering Division Comments. Acknowledged. The document covering the maintenance agreement for the private improvements/easements have been included with this submittal for your review. 20. [Comment] See the other SRC reviewer comments attached. All SRC reviewer comments must be sufficiently address prior to final plat approval. First submittal: See attached comments below. Rev. 1: Comments stands, see comments from SRC members attached to this letter Acknowledged. The individual comment responses for other SRC members are included in this letter. 21. [14-311 and 14-4171 The final plat cannot be approved until the road plan & WPO plan are approved. First submittal: Comment stands, road plans and WPO not yet approved. Rev. 1: Comment stands SUB202100046 and WP0202100013 not approved yet As of November 1, 2021, the road plans have been approved. The WPO plans were approved on June 23, 2021. 22. [14-434] All improvements (Road Plan, WPO Plan) must be built or bonded before the final plat can be approved. First submittal: Comment stands, these improvements must be built or bonded prior to final plat approval. Rev. 1: Comment stands. The bond estimate has been submitted to Community Development Engineering by Collins Engineering under separate cover during the first week of January, 2022. New Comments Final Plat: 23. [14-302 (B)(8)] Please show all setbacks lines within the parcel boundaries of Lots 4 and S. The setbacks shown do not go around the full perimeter of each lot Label the lines with the minimum distance and setback type i.e. 5' SBL. Rev. 1: Comment addressed. 24. [14-400] Sheet 1 states that this is a bonus level conventional development Which bonus factors are being proposed with this development? A note must be added to sheet 1 stating the bonus factors proposed, and their corresponding density increase. See Section 18-13.4 for bonus factors and their corresponding density increase allowances. Rev. 1: Comment not addressed. Bonus factors and bonus density calculation needed to be stated in the notes on the final plat. not the road plans as stated by the applicant comment response letter. Please provide this information on the plat. The bonus factor and bonus density calculations have been added to Note #15 on the Cover Sheet 25. [14-400] Add a note to Sheet 1 stating the maximum building height permitted in the R1 district Rev. 1: Comment not addressed. Building height note needs to be stated on the plat, not just the road plans as stated by the applicant comment response letter. Please add this note to the final plat. The maximum building height has been added as Note #17 on the Cover Sheet 26. [14-302 (A) (14)] At the direction of the County Attorney, Planning staff have asked VDOT to confirm that VDOT has no objections to the proposed electrical easement shown within the new street right-of-way. County staff want to verify that VDOT will accept the road into the public system with the proposed easement VDOT has not yet responded, but Planning staff will forward any comments or questions from VDOT to the applicant upon receipt if VDOT has not objections, this comment will be addressed. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 4 of 5 SUB2021000771armans Gap Development Final Plat 1/10/2022 The proposed electric easement has been removed from the plat Dominion Energy will provide a separate plat showing the electric easement outside of the VDOT right-of-way. 1. Add public drainage easements over the storm sewer pipes entering the SWM facility. We have been working directly with the Engineering Division to address this comment The Engineering Division has given a verbal approval of the public drainage easements entering the SWM facility. RWSA 1. RWSA will require a sewer flow acceptance prior to the final site plan approval. The request will need to be sent to us by ACSA and will include the following: • Estimated average daily dry weather sewage flow (ADDWF) • Point of connection into RWSA system (which manhole) • Number of units/square footage • Estimated in-service date Collins Engineering is coordinating directly with RWSA to confirm that the flow acceptance has been approved. VDOT 1. Please include a note stating WDOT will only maintain within drainage easements to the extent necessary to protect the roadway from flooding or damage." The requested note has been added as Note #12 on the Cover Sheet 2. Please include a note stating "Landscaping plants and trees adjacent to the sight distance triangle will need to be maintained in area between 2 and 7 feet above ground as a clear zone to preserve sight lines and accommodate pedestrians. The HOA will be responsible for the maintenance of sight lines." The requested note has been added as Note #13 on the Cover Sheet 3. Relocated existing electric line will not be allowed under the proposed travelway and will require a quit claim or subordination of rights prior to street acceptance into the Virginia State roadway system. Acknowledged. The developer will work with Dominion Energy to locate the proposed electric line outside of the proposed right-of-way. Sincerely, An vwU cieorroe, PL A 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 5 of 5