HomeMy WebLinkAboutSUB202100077 Review Comments Final Plat 2022-02-25Cameron Langille
Principal Planner, Planning
County of Albemarle blangille@albemarle.org
Community Development Department - Department Telephone: (434) 296-5832 ext. 3432
Memorandum
To: David Nichols, dnicholsC@roudabush.com
Date: June 3, 2021; First Revision: October 29, 2021; Second Revision: February 25, 2022
Re: SUB202100077 Jarmans Gap Development Final Plat - Review Comments
The County of Albemarle Planning Division will grant or recommend approval of the plat referenced above once
the following comments have been addressed: [Each comment is preceded by the applicable reference, which is
to the Subdivision/Zoning Ordinances unless otherwise specified.]
Comments from SRC Action Letter (dated December 16, 2020) for SUB2020-191 Preliminary Plat:
1. [14-303] Contents of final 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 14-317] Address the following:
a. Please clarify whowill ownand maintain the 10'private sanitary sewereasement mentioned in Lots2,3,
5,TMP 55-3--21,TMP55-3--20&TMP55-3--19cn9eet3.Adeed 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. Showthe deed book and page numberforthe deedsof any existing temporary construction
easements for the construction of the sanitary sewer laterals in the TM P 55-E-3--21, TM P 55-E-3--21
and TMP55-E-3--19 or show proposed easements for the construction. First submittal: Comment
addressed.
c. Showproposed private easement for the laterals that wil I be outside of the existing sewer easement in
parcels TM 55-E-3--21, TM 55-E-3--21 and TM 55-E-3-19. First submittal: Comment
addressed.
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)] Ensureal I existingand proposed public easements are specified on the plat, including theirdeed
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. Rev.
2: Comment may be addressed pending completion of Engineering Division review.
d. Provide the location of any existing or proposed utilities and utility easements including telephone,
cable, electric and gas. First submittal: Comment addressed.
4.[14-302 (A)14)] Areas to be dedicated or reserved. Add a note on the plat stating that "Al I 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.
5. [14-317] Provide documentation on which HOA will take ownership and provide existing or proposed instruments
that guarantee perpetual maintenance of the following:
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401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
a. All trees and sidewalks that will be within the public ROW for Jarmans Gap Development must be submitted.
First submittal: Road plans, SUB202100046, is currently under review. Rev. 1: Comment stands.
SUB202100046 is still under review. Rev. 2: Comment addressed, SUB202100046 has 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. Rev. 2: A text amendment that was approved
by the Board of Supervisors on 2/16/2022 changed this code section. Separate HOA documents are no
longer required. Please add this note to the plat, and this comment will be addressed: N. Statement
pertaining to private imarovements If the subdivision will contain one or more private improvements, as
defined in section 14-106, the following statement: "Unless specifically denoted as public, the streets and
other required improvements in this subdivision are private in nature and will not be maintained by either
the Virginia Department of Transportation or any other public agency. The maintenance thereof is the
mutual obligation of the affected lot owners. Failure to maintain the improvements in substantially the
same condition as originally approved by the County may constitute a violation of County ordinance(s)."
6. [14-302 (13)(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.
7. [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.
8. [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.
9. [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' ftoudh 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 plan
application SUB202100046 is still under review. Once it is approved, staff can verify that this comment is addressed.
Rev. 2: SUB202100046 has been approved, comment addressed.
10.[14-303(G) & 14-317] An instrument assuring the perpetual maintenanceof the improvements thatareto be maintained
by the HOA in perpetuity require County Attorney approval prior tofinal 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 improvements/private 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
public easements. Rev. 2: A text amendment that was approved by the Board of Supervisors on 2/16/2022 changed
this code section. Separate HOA documents are no longer required. Please add this note to the plat, and this
comment will be addressed: N. Statement pertaining to private improvements. If the subdivision will contain one
or more private improvements, as defined in section 14-106, the following statement: "Unless specifically denoted
as public, the streets and other required improvements in this subdivision are private in nature and will not be
maintained by either the Virginia Department of Transportation or any other public agency. The maintenance
W W W.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
thereof is the mutual obligation of the affected lot owners. Failure to maintain the improvements in substantially
the same condition as originally approved by the County may constitute a violation of County ordinance(s)."
11. [34-303(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 Jarmans 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 SWIM facility. See attached Engineering Division
comments below. Rev. 2: Comment stands, please contact Engineerine directly for the public easement deed.
12. [14-303(M)] Street Names easements. Provide a street name. See E911 comments. First submittal: Comment
addressed, see attached E911 comments.
13. [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. [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.
15.[14-410 & 14-422] Ensure that the sidewalks meet mini mum standards. Revise the width of the sidewalk along Jarmans
(tap Road to meet standards. First submittal, comment addressed.
16. [14-400 and Section 18-13.3] 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.
17. [General Comment] A safety railing is required for the proposed 4' high retaining wall. First submittal, comment
addressed.
18. [14-302 (A)(4) and 14-302 (A)(5)] Please address the following in reference to off -site easements:
a. Provideacopyofall exiting off -site easements from off -site property owners or include intheplatthe
proposed off -site easements. Any proposed required easements must be included in the plat, a nd
theirlegal 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. Revisethe noteon thecoversheet thatstatesthere is no off -site disturbance and thengoeson tostate
except forthe 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.
19. [14-302 (A)(4), 14-302 (A)(5), and 14-317] Any required deeds of easement, exceptwhere 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. Rev. 2: Comment stands.
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: Comment stands see comments
from SRC members attached to this letter. Rev. 2: Comment stands.
WWW.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
21. [14-311 and 14-417] The final plat cannot be approved until the road plan & WPO plan are approved. First submittal:
Comment stands, road plans and WPO not vet approved. Rev. 1: Comment stands. SUB202100046 and
WP0202100013 not yet approved. Rev. 2: Comment addressed.
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. Rev. 2: Bonds have been submitted to the County and will be posted/approved within the next
few business days. Comment will be addressed once bonds are posted.
New Comments Final Plat:
23. [14-302 (13)(8)] Please show all setbacks lines within the parcel boundaries of Lots 4 and 5. 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 the bonus density calculation need to be stated in
notes on the final plat, not the road plans as stated by the applicant comment response letter. Please provide this
information on the plat. Rev. 2: Comment addressed.
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 must the road plans as stated by the applicant
comment response letter. Please add this note to the final plat. Rev. 2: Comment addressed.
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 still 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 no objections, this comment will be addressed. Rev 2: Comment addressed. VDOT and ACSA have both
issued no objection letters to the plat. See attached from VDOT and ACSA.
Please contact Cameron Langille in the Planning Division by using blangille0albemarle.org or 434-296-5832 ext.3432 for
further information.
Comments from Other Reviewers:
Albemarle County Engineering Division - Frank Pohl, fpohl@albemarle.org - Review not yet complete, but Engineering
staff informed applicant via email on 2/25/2022 that any remaining comments will be issued within the next week.
Planning staff will send any Engineering Division comments or approvals to the applicant upon receipt.
Albemarle County Service Authority (ACSA) - Richard Nelson, rnelson@serviceauthroity.org - No objection, see attached.
Virginia Department of Transportation (VDOT) - Willis Bedsaul, willis.bedsaul@vdot.virginia.gov - No objection, see
attached.
Rivanna Water and Sewer Authority (RWSA) - Dyon Vega, dvegaPrivanna.org - No objection, see attached.
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401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
WWW.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
Review Comments for SUB202100077 Final Plat
Project Name: JARMANS GAP DEVELOPMENT SUBDIVISION PLAT - FINAL - DIGITAL
Date Completed: Friday, February 04, 2022 DepartmenUDivisionAgency: Review Status:
Richard Nelson I ACSA No Objection
Page: 1� County of Albemarle Printed On: 02/25/2022
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
January 28, 2022
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: SUB-2021-00077- Jarmans Gap Development
Review# 4
Dear Mr. Langille:
(804) 786-2701
Fax: (804) 786,2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use Section has
reviewed the Jarmans Gap Development Dated November 2, 2021 as submitted by Roudabush, Gale &
Assoc., Inc. and find it generally acceptable.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434) 422-9399
for information pertaining to this process.
If you have further questions, please contact Max Greene at 434-422-9894.
Sincerely,
Doug McAvoy Jr., P.E.
Area Land Use Engineer
VDOT - Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Review Comments for SUB202100077 Final Plat
Project Name: JARMANS GAP DEVELOPMENT SUBDIVISION PLAT - FINAL - DIGITAL
Date Completed: Thursday, February 03, 2022 Department/DivisiordAgency: Review Status:
Victoria Fort
RWSA No Objection
The previous sewer flow acceptance letter attached, satisfies RWSA's comments for the Jarmans gap plat dated 09/10/21 By
Roudabusch, Gale and Associates. RWSA has also reviewed the most recent plat dated 11/02/2021 and has no further
comments.
Let me know if you have any questions.
Thanks,
Dyon Vega
Civil Engineer
Rivanna Water & Sewer Authority
(434) 977-2970, Ext. 170
695 Moores Creek Lane
Charlottesville, VA22902
www.rivanna.org
Page: 1 --:1 County of Albemarle Printed On: 02/25/2022