HomeMy WebLinkAboutSDP202200031 Correspondence 2022-10-18• see*
. f
608 Preston Avenue p 434.295.5624
Suite 200 IF434.295.1800
T I M M O N S GROUP
Charlottesville, VA 22903 www.timmons.com
October 14, 2022
Cameron Langille
Principal Planner
County of Albemarle
Community Development
401 McIntire Rd
Charlottesville, VA 22902-4579
RE: SDP-2022-00031 Rio Point — Final Site Plan - Comment Response Letter
Dear Ms. Langille:
We have reviewed all of your comments from June 22, 2022 and made the necessary revisions.
Please find our responses to the comments below in bold lettering.
Albemarle County Planning Division — Cameron Langille
1. [32.5.2 (a) and ZMA201900008] Per Note 4 on Sheet 2 of the Application Plan, the
developer is required to design and construct the amenities within the 1.1-acre
trailhead park. The initial site plan does not show any proposed improvements within
the park area. Note 1 states that "the developer will coordinate with the County Park
Authorities to design the amenities and landscaping within the trailhead park. The
developers shall construct all improvements within the trailhead park." This is reiterated
in the proffer statement in Proffer 2. Please address the following:
a. Per staff discussion with applicant, the park design will be incorporated into the
final site plan submission. First submittal: The park is now shown with a travel
way connecting into the development. However, other amenities within the park
area are not yet shown. Per Note 3 on Sheet C4.2, the design of amenities and
other elements within the park will be coordinated with County parks &
Recreation staff. At this time, Parks & Recreation staff have not issued any
comments, but Planning staff expect comments to be issued shortly and these
will be forwarded to the applicant. Per the note on the ZMA Application Plan, the
park must incorporate features such as benches, public art, landscaping, and a
gazebo. Prior to final site plan approval, these features must be shown on the
plan. Please reach out to Parks & Recreation staff for further guidance on the
design of elements within the park.
ENGINEERING I DESIGN I TECHNOLOGY
Acknowledged. A gazebo is shown on the plans. Landscaping for the park can
be found on sheet LP1.00. We will continue to work with Parks and Recreation
staff to ensure that all elements of the proffer are met. The site plan will be
updated accordingly.
b. Please be aware that Proffer 2a requires the developer to dedicate the land by
special warranty deed of fee simple title or grant perpetual easement upon
written request by the County for the 1.1-acre trailhead park. First submittal:
Comment acknowledged by applicant. Pending completion of Parks &
Recreation staff review, additional comments on timing for the dedication may
be forthcoming.
Acknowledged.
2.[32.5.2 (a) and ZMA201900008] The bioretention pond shown in the landscaping buffer
behind buildings 8and 9 must be moved so that 30' of land is available for planting
landscaping/screening as required by the Application Plan. First submittal: Comment
addressed.
3.[32.5.2 (n)] Per staff discussion with applicant, a Special Exception application forthe
requested parking reduction will be submitted with the final site plan and will run
concurrently with the final site plan review. Should the Board of Supervisors not
approve the special exception, the area noted as a future building will be revised to
includethe min imumrequired parking spaces. First submittal: Comment addressed, units
proposed have been reduced to295 and the plan shows the minimum required parking.
4. [General Comment] Please be aware that in orderto construct an additional building
and provide the 28 remaining units, a separate site plan application will need to be
submitted, reviewed, and approved by the County. This site plan is only proposing299
total units. First submittal: Comment acknowledge by applicant. Future building is no
shown on this final site elan.
5. [General Comment ] Please remove the unapproved proffer statement exhibit on
sheet C0.1 and replace with the approved proffer statement onf ZMA201900008.
First submittal: comment addressed.
6. [32.5.2 (a)] Please revisethe property owner information to match County records.
See Engineering Division comment#3f forfurther information. First submittal:
Comment addressed.
7. [32.5.2 (a)] On the Cover Sheet and Sheet C.01, please revise the note that states
"Proposed Zoning" to" Existing Zoning." Remove the existing zoning note that states
the property is zoned R4. It is zoned PRD per ZMA201900008. First submittal:
Comment addressed.
a. State all applicable Overlay Zoning Districtsthat applytothe properties. First
submittal: Comment addressed.
8. [32.5.2 (a)] On all applicable drawings, please revise the labelsfor Preserved Steep Slopes
sothat it identifies these features as "Preserved Steep Slopes Overlay District." Currently,
they are labeled as "Critical Slopes" or "Steep Slopes" on several drawings. See
Engineering Division comment#4aforfurther information.Firstsubmittal: Comment
addressed.
9. [32.5.2(a)] Please provide a note on Sheet C.01 stating the required setbacks for this
project. Setbacks are found in Section 18-4.19oftheZoningOrdinance.Firstsubmittal:
Comment partiallyaddressed. The note onSheet C.01should also state the minimum
required rear setback of 20'. Please revise.
a. Please show all required setback lines on the drawings. Revise setback lines
so they meet the requirements of Section 18-4.19. For example, the
minimum front setback requirement in this district is 5' from the edge of the
right-of-way, but the setback is shown as 15' from the edge of ROW on the
layout drawings. First submittal: Comment partially addressed. Please
show the minimum 20' rear setback on the drawings.
20' min rear setback and label is shown on sheet C4.1, 4.2 and 4.5. The 5'
front setback and label is shown on sheet C4.4 and C4.6. The side setback
is shown on Sheet 4.6.
10. [32.5.2 (a)] Please revise the open space required note on Sheet C.01. The required open
space forthis project is established by the calculations on the Application Plan of
ZMA201900008. First submittal: The note on Sheet C.01 statesthe correct minimum
required open space as approved with ZMA201900008. However, the areas that are proposed
to counttowardthe 8.10-acretotal open space provided are unclearon the drawings. Staff
requests an open space exhibitthatidentifies areasthatwilIcounttowardthe overa118.10acres
ofopenspace proposed, and also clarifywhich amenityareas internal tothe site are counting
toward the required 1.0-acre active recreation areas. The plan identifies a 5,762 sq.ft amenity
area, 6,128 open space (between buildings 10 and 11), 5,030sq.ft. dog park, and a 5,488 sq.ft.
amenity area, but these donot add uptothe required total 1.0 acres of required recreation area.
Please clarifywhatfeatures are proposed to count toward meeting the 1.0 acre minimum, and
label them on the plans with sq.ft.
Sheet C4.9 has been added to the plan to show the overall open space provided. A
table has been added to this sheet to show what is required and what is provided
with this plan. The active recreational area has been indicated with a hatch pattern
and includes the small park, dog park, swimming pool area, and clubhouse which
includes the workout facilities.
11. [32.5.2 (a)] Please revise the building height note on Sheet C.01 so that it is clearthat
the nine (9) townhomes at the south end of the project are permitted to be a
maximum of two stories, per the Application Plan of ZMA201900008. Add a label to
the layout drawings that states the maximum height permitted for those units is two
stories, per the Application Plan of ZMA201900008. First submittal: Comment
addressed.
12. [32.5.2 (b)] Please identify the following:
b. Provide a table identifying the total floorareaofeach building
proposed. First submittal: Comment addressed.
c. Identify how many units are proposed within each residential building.
Specifically, identify how many multifamily units measuring lessthan 500
sq.ft, 1-bedroom units, 2-bedroom units, and 3-bedroom units are
proposed within each multifamily structure. First submittal: Comment
addressed.
13.[32.5.2(b)] Add a note to Sheet C.01 identifying the sizes of all proposed amenities (for
example, the surface area of the pool, size of the clubhouse, etc.) . Add a note stating
"all project amenities must be completed prior to 50% of the units receiving certificates
of occupancy." First submittal: Comment addressed.
14.[32.5.2(f)] Please show all existing topography on existing conditions and label
contour lines. See attached Engineering comments for further information. First
submittal: Comment addressed.
15. [32.5.2 (j)] Please show all existing water, sewer and drainage facilities and easements
within the property. Label easements by type, state dimensions, and state the recorded
instrument number that created the easement. First submittal: Comment addressed.
16. [32.5.2 (k)] Please show all proposed water, sewer, drainage, and stormwater
ease mentsonthefinaI site plan and state the ease menttypeand width. First submittal:
Please see Engineering Division and ACSAcomments regarding proposed utility
easements and adjust the easements as necessary.
Acknowledged. Plat will be submitted under separate cover. For the sake of making
the plan set as legible as possible, Sheet C7.10 shows all easements. Easements are
also shown on the Utility Plan sheets (C4.10 — C4.17).
17.[32.5.2(m)] Please provide pedestrian crossing accommodations at both site
entrances fortheshared use path. See attached VDOT comments for further
information. First submittal: Comment addressed.
18. [32.5.2 (m)] Please see Engineering comment #15a. Provide note to contractor to
coordinate with the developer of the adjacent Rio Commons project to ensure that the
travelway connection to that project is correctly graded and aligned. First submittal:
Comment addressed.
19.[32.5.2(n)] Perthe Application Plan, amenities required include a pool, clubhouse,
fitness area, and recreation field. Please clarify where the following amenities are
proposed: fitness area and recreation field. First submittal: Comment addressed.
20. [32.5.2 (n)] ADA accessible ramps must be provided at all locations where sidewalks
intersect vehiculartravelways. PleaseshowtheseonthefinaIsite plan. Firstsubmittal:
Commentnotfullyaddressed,seeVDOTcomment#1.
Acknowledged. Plan has been revised per the VDOT comments.
21. [32.5.2 (n)] The 10' shared use path must extend for the entirety of the property
frontage along Rio Road E., and connect to the existing path at the intersection of John
Warner Parkway and Rio Road E. Please show this on the final site plan. See attached
VDOTcomments forfurtherinformation. Firstsubmittal: Comment addressed.
22.[32.5.2(n)] Please provide a construction detail in both plan and profile view of the
dumpster pad enclosure and recycling enclosure in order to meet the screening
requirements specified by Section 18-4.12.19 (c). First submittal: Comment
addressed.
23.[32.5.2(n)] Please provide dimensions for a I I buildings, parkingspaces, sidewalks,
wa I kways,walls, etc. First submittal: Comment addressed.
24.[32.5.2(o)] Prior to final site plan approval, the following areas must be dedicated to the
County through approval and recordation of a Special Lot application:
a. 0.12-acre greenway area. First submittal: Comment acknowledged by applicant.
Submittal,approval,and recordation of the Special Lot platwill be required
priorto final site plan approval.
Acknowledged. Special Lot plat will be submitted under separate cover.
b. 0.82 acres of land along the frontage of Rio Road E. for required road
improvements. First submittal: Comment acknowledged by applicant.
Submittal, approval, and recordation of the Special Lot platwill be required priorto
final site plan approval.
Acknowledged. Special Lot plat will be submitted under separate cover.
25. [32.5.2 (r)] Please provide a legend on each drawing. First submittal: Comment
addressed.
26.[32.5.2(u)] Please see attached ARB comments. Prior to final site plan approval, a
Certificate of Appropriateness is needed. This will require building elevations for all
proposed structures to address the architectural notes as indicated onSheet2ofthe
Application Plan. First submittal: Comment stands pending review byARBstaff.
Acknowledged.
27. [32.6] Priorto approval, the final site plan must address all applicable requirements of
Section 32.6, 32.7, and 32.8 of the Zoning Ordinance. First submittal: See comments
under "Final Site Plan Comments" below.
28. [32.7.4] Prior to final site plan approval, a Water Protection Ordinance Plan (WPO)
must be submitted, reviewed, and approved. See Engineering comments for further
information. First submittal: Comment stands, WPO application not yet approved. See
Engineering Division comments for further direction on the WPO application.
Acknowledged. WPO submitted under separate cover.
29. [32.7] Priorto final site plan approval, an easement plat application must be
submitted, reviewed, approved, and recorded for all proposed easements.
a. [32.7.4.1] The easement plat must show all proposed stormwater and
drainage easements. Prior to approval of the final site plan, all stormwater
and drainage easements created by the easement plat will need to be
shown, labeled, and identified as public/private, state the width/size of the
easement, and state the recorded instrument number of the plat that
created the easements. First submittal: Comment acknowledged by applicant.
Submittal, approval, and recordation of the Easement Plat application will be
required priortofinal site plan approval. Oncethe plat is recorded, all new
easements shown on the site plan will need to state the instrument number (deed
book/page) in the easement labels on the site plan prior to final site plan
approval.
Acknowledged. Plat submitted under separate cover. Once plat is
approved, the DB & PG will be added to the plan set.
b. [32.7.5] The easement plat must show all proposed water and sewer
easements. Prior to approval of the final site plan, all water and sewer
easements created by the easement plat will need to be shown, labeled,
and identified as public/private, state the width/size of the easement, and
state the recorded instrument numberoftheplatthatcreatedthe
easements. First submittal: Comment acknowledged by applicant. Submittal,
approval, and recordation of the Easement Plat application will be required priorto
final site plan approval. Oncetheplat isrecorded, all new easements shown onthe
site plan will needtostatethe instrument number (deed book/page) in the
easement labels on thesite plan priortofinal site plan approval.
Acknowledged. Plat submitted under separate cover. Once plat is approved, the
DB & PG will be added to the plan set.
c. [32.7.5] All internal access easements as required bythe ZMA must be
included on the easement plat, and shown on the final site plan once the
easement plat is recorded. An access easement is required from the right -in
only entrance into the site, and then south to connect with Tax Map Parcel
61-167A. See Engineeringcommentsforfurtherinformation.Firstsubmittal:
Commentacknowledgedbyapplicant. Submittal, approval, and recordation of
the Easement Plat application will be required priorto final site planapproval. Once
the platis recorded, all neweasements shown onthesite plan will needtostatethe
instrumentnumber(deed book/page) in the easement labels on the site plan prior
tofinal site plan approval.
Acknowledged. Plat submitted under separate cover. Once plat is
approved, the DB & PG will be added to the plan set.
30. [4.12.16 (c)(6)] Prior to final site plan approval, all proposed parking must meet
minimum County design requirements. Parking space dimensions (length and width)
must be labeled on the layout drawings. It appears that parking spaces meet the
minimum 9' x 18' requirements, but length dimensions are currently not labeled. First
submittal: Comment addressed.
31. [32.7.9] The final site plan will need to include a landscaping plan that meets the following
requirements:
a.[32.7.9.5] Street trees a long a I I streets. Sizesand spacing requirements
must be met. First submittal: Please add a note, either in the street tree
callouts or the plant schedule on Sheet LP2.00, stating that street trees are to
be planted 50' on center.
A note has been added to LP2.00 in the street landscaping requirements
summary and calcs.I has been added.
b.[32.7.9.7] Screening for parking spaces and dumpster areas and
elsewhere as required byARB. First submittal: See comment #4 under
"Final Site Plan Comments" below.
Acknowledged.
c. [32.7.9.7] One tree per ten parking spaces proposed, and 5% of the overall
area used for parking and internal travel ways must be landscaped. First
submittal: Comment notaddressed.The y%parkingarea canopyrequirementis
not stated intheIan dscapingcalculationsonSheet LP1.00. Pleaseadda
calculation stating the total area of parking and travel ways, and statethe proposed
canopyarea based onthetrees and shrubsthatwill be planted inside of the project.
Streettree canopies cannot be counted toward meetingthe 5%parking area
canopy requirement.
This additional calculation is shown on LP1.00 and LP2.00.
d.[32.7.9.8] Minimum tree canopy of 10% must be provided within the site.
Provide a calculation of the tree canopy area provided, and state the tree
canopy area proposed. First submittal: Comment may be addressed
pendingapplicantresponse tocomment#2 in "FinalSite Plan Comments" section
below.
The canopy area calculations are now shown on LP2.00.
e. Landscaping within the required buffers at the west/north side of the
development. See the buffer note on Sheet 2 of the Application Plan for
types, sizes, and spacing of landscaping within these buffers. First
submittal: Comment maybe addressed pending completion ofARB review.
Acknowledged. ARB comments have been received and addressed with this
submission.
f. Provide a landscape schedule identifying the following information for
proposed landscaping: state the species name, common name, quantity,
size/height at time of installation, canopy area per species, and total
canopyareaforeachspeciesoflandscaping material provided. Firstsubmittal:
Commentaddressed.
g. All proposed landscaping must be tree and shrub species
specified on the Albemarle County Recommended Plants List.
First submittal: Comment addressed.
h. Canopy figures for all species can be obtained from the PlantCanopy
Calculations list. First submittal: Comment addressed.
32. [32.5.2 (n)] Any proposed outdoor lighting must be shown on the final site plan. A
photometric plan and lighting cut sheets must be provided with the final site plan.
Proposed lighting must comply with requirements of Sections
32.7.8 & Section 4.17 of the Zoning Ordinance. In addition to meeting all lighting
requirements a standard lighting note will be required. First review: See comment #1
under Final Site Plan comments below.
Final Site Plan Comments:
1. [32.7.8] Please address the following on the lighting plan:
a. [4.17] The luminaire schedule on Sheet E1.01P does not match the legend on
Sheet LP3.00. Please verify how many types of outdoor luminaires are
proposed. Sheet LP3.00 identifies "Forrey" post lights, but the schedule only
identifies three types of Hubbell lights and the bollard lamps. Either revise the
schedule to include the Forrey lights, or revise Sheet LP3.00 so that it
identifies each type of Hubbell light. Ensure that all outdoor luminaires
emitting 3,000 lumens or greater are shown on Sheets LP3.00 and E1.01P.
Fixture specs have been updated on sheets E1.0213-E1.41)
b. [4.17] Please update the photometric data table on Sheet E1.01P sot hat it
statesthe Light Loss Factor (LLF) used to calculate the footcandle
measurements. for each luminaire type. Albemarle County requires
photometric plans to use a Light Loss Factor (LLF) of 1.0 to calculate
footcandle measurements on site plans.
LLF of 1 has been added to table on sheet E1.01P
c.[4.17] Adjust the footcandle measurements on Sheet E1.0113 (if necessary) to
address comment #1b and ensure that footcandle spillover onto adjacent
residentially zoned property and public rights -of -way do not exceed 0.5
footcandles.
Footcandles have been updated on sheet E1.01P
d. [4.17] Footcandle measurements along the southern property line exceed
the maximum 0.5 spillover permitted where the travelway will connect to the
abutting parcel. Please adjust the lighting plan so that the spillover does not
exceed 0.5 footcandles at the property boundary. Either the luminaire types
proposed in that area need to be changed to reduce the spillover, or the
lights need to be moved further into the site so that the footcandle
measurement is reduced.
Footcandles have been updated on sheet E1.01P, see updated light
selections
e.[4.17.4(a)] Pending applicant responsetocomment #la above, please ensure
that manufacturer cut-sheetsfor all outdoor luminaires are provided on Sheet
LP3.20. If the Forrey post lights will not be installed, remove the cut sheet from
Sheet 3.20.
Fixture specs have been updated on sheets E1.02P-E1.4P
f. [4.17.4 (a)] The manufacturer cut -sheets on Sheet 3.20 do not show the light
distribution of the luminaries that will emit more than 3,000 lumens (Forrey and
Hubbell lights). Please provide additional information demonstrating that these
lights will be equipped with full -cutoff fixtures.
See cut sheets on sheets E1.02P-E1.04P
2. [32.7.9.4(c)] On Sheet LP1.00, please state the area of the existing tree canopy
that is proposed to be retained, and identify (generally) the types and sizes of
vegetation within those canopy areas.
See sheet L1.04 for additional information about the trees to be retained.
3. [32.7.9.7] In the labels for the 50' and 30' screening buffers on Sheet LP1.00,
please state the sheet number that shows the typical buffer plantings (Sheet
LP1.10).
Sheet number references have been added as requested. Buffer details are on
LP1.01.
4.[32.7.9.7 [a)(2)] The parking spaces located south of the clubhouse building must
be screened from the adjacent parcel. Currently, no screening is shown. Please
address the following:
a. Show screening on Sheet LP1.00 that meets the requirements of Section
32.7.9.7 (d). The planting strip area must be a minimum of 20' wide, and the
plant materials must consist of a double staggered row of evergreen trees
planted 15 feet on center, or a double staggered row of evergreen shrubs
planted ten feet on center.
The additional evergreen shrubs have been added as requested and the plant
schedule has been updated.
b. Update the planting schedule as necessary to include the new trees/shrubs
that will be installed to meet the screening requirement.
The additional evergreen shrubs have been added as requested and the
plant schedule has been updated.
5. [32.7.9.6(b)] The parking lot tree calculation on Sheet LP1.00states that 500
parking spaces are proposed. However, 528 spaces are shown on the site plan.
The calculation needs to be revised to state that 53 trees are required within
the parking area, and two additional trees must be provided within the site.
The parking count and calculations have been updated on LP1.00. We now show
53 parking area trees.
6. [ZMA201900008] The site plan does not showthetransit stop and associated
improvements (shelter, rest bench, signage) that is required by proffer #3a. The
proffer requires the transit stop to be installed and completed at the same time as
the other proffered road improvements (proffer#1c), unless County transportation
planning staff opt to initiate proffer #3b (cash in lieu of transit stop). Pending
applicant response to this comment, the site plan will be sent to County
transportation planning staff on all future submittals.
a. If the developer plans to address this comment by building the transit stop,
revise the site plan to show its location and all associated improvements.
In coordination with CAT, the transit stop and details have been added
to the plan. See Sheet C4.4 for transit stop location and sheet C1.3 for
transit detail.
Albemarle County Engineering Division —John Anderson
1. General: (FSP) Item 1. Persists. Applicant Acknowledged.
a. WPO202200011 approval is required prior to FSP approval.
Acknowledged.
b. An easement plat must be recorded prior to WPO plan approval. (Also, item 5.c.,
below)
Acknowledged, plat submitted under separate cover.
c. A SWM facility maintenance agreement must be recorded prior to easement plat
recordation.
Acknowledged.
2. C2.1: Please provide a more explicit reference to 'VDOT plan.'
A note has been added to sheet C2.0. The VDOT Plan Referenced is 0631-002-128,
C502. FSP May persist. As follow-up: Note does not appear (possible .PDF flattening
issue?). If .PDF is not flattened then saved prior to digital submittal, text may be stripped
from the plan. Please confirm Note appears on sheet C2.0 and comment will be
withdrawn.
Acknowledged. Note has been confirmed to appear on sheet C2.0 under the scale bar.
3. C2.0-C2.6:
a. Revise to show Ex. paved walk along J. Warner Pkwy C2.1 . If easement exists
over this walk, please label easement and provide deed bk.-pg. ref. to (public)
sidewalk easement.
This falls under the deed to the City of Charlottesville DB 4622 PG 523-537. The
deed book and page number has been added to the plan. The trail lays within
the Permanent park easement with same DB & PG. The width of the trail
easement was not explicitly stated in the document. Towards the north (near
the intersection) the trail easement is covered by the Permanent Drainage,
Trail and Slope Easement.
FSP Addressed.
b. Provide existing contour labels. No elevation is provided across existing
conditions sheets. Additional comments possible.
Labels have been added.
FSP Addressed.
c. Revise steep slopes label/s to read 'preserved steep slopes.' C2.3
Labels have been revised.
FSP Addressed.
d. Revise typo at WB. 173 to read DB. 173 C2.4 .
Typo has been corrected.
FSP Addressed.
e. Label preserved steep slopes C2.5 .
Label has been added.
FSP Addressed.
f. Revise parcel label ref to Helena Ottillia Wetsel et als, consistent with county real
estate records (and C0.0) which identify TMPs 06100-00-00-16700 and 06100-
00-00-167CO as owned by Rio Point LLC.
Label has been revised.
FSP Addressed.
4. C4.0:
Revise 'GIS Critical slopes — preserved' label to read 'GIS Preserved steep slopes.'
Critical slopes exist in rural districts, steep slopes in development districts, and
different review and construction requirements apply to each category (steep v.
critical).
Label has been corrected.
FSP Addressed.
5. C4.1-4.6:
a. Label internal travelways'private access.'
Label has been added.
FSP Addressed.
b. Provide private access easement consistent with Sheet 1, ZMA2019-0008
Application Plan.
Private access is more clearly visible on the Easement plan sheet (C7.10).
FSP Addressed.
c. Label ACSA utility easements. Label ACSA easement width. A separate easement
plat application is required for ACSA utility, SWM, and public drainage
easements.
Please see all easements on sheet C7.10.
FSP Partially addressed. As follow-up: Please submit easement plat with
easement plat application and review fee at earliest convenience.
Easement plat submitted under separate cover. Plans will be updated with DB
& PG once plat is approved.
6. C4.2:
a. Recommend Open Space 1.1 ac. Label be revised as needed to reflect <1.1 Ac. If
future Rio Rd. E./J. Warner Parkway roundabout consumes a portion of Open
Space. Paved roadway/public RW likely do not qualify as Open Space.
Label has been revised per Parks Department comments. Portion of frontage
will be dedicated to right-of-way. Open space calculation matches approved
Application Plan with the rezoning.
FSP Withdrawn.
b. Recommend C4.2 include line-type/label that depict future Rio W./J. Warner
Pkwy. Roundabout, consistent with approved Timmons Group ZMA Application
plan, Sheet 1.
The roundabout layout was conceptual and not designed or approved. It was
included for reference on the Application plan as requested by the County. This
plan reflects the existing conditions per date of plan submission.
FSP Withdrawn.
7. C4.4:
a. Provide (internal development) roundabout inscribed circle linework, consistent
with Min. radius, Figure 2 (table) at VDOT Roundabout Design Guidance, Version
1.1, March 2014. Label inscribed circle R and check to ensure R attains Min.
inscribed circle value (45' — 90' R).
Plan has been revised.
FSP Addressed.
b. Provide, show, label CG-3 Modified Truck Apron curb detail (for internal
roundabout); ref. VDOT Roundabout Design Guidance, Figure 7.
Label has been added to layout sheet and construction detail has been added
to sheet C1.3.
FSP Addressed.
8. C4.5 (Also, C4.0):
a. Separate Rio Commons townhouse development is shown. Please include ref. to
SDP202100045 on C0.0, C4.0, C4.5 to avoid any misunderstanding that Rio
Commons is separate and apart from Rio Point Development.
Reference has been made on C4.0, C4.5, but not C0.0 since the cover sheet
addressed Rio Point.
FSP Addressed.
9. C4.7:
a. Revise sheet index (key map) consistent with C4.8 sheet index, which is correct.
Correction has been made.
FSP Addressed.
10. C5.0:
a. needed when any 2:1 slope exceeds 20' (vertical interval), any 3:1 slope exceeds
30', or any 4:1 slope exceeds 40'.
Reverse slope bench has been added.
FSP Addressed.
11. C5.1+:
Multiple SWM facilities shown on C5.0 series will be reviewed with
WPO202200011. Please ensure any revisions to the WPO plan translate to FSP
proposed contours.
Acknowledged.
FSP May persist.
Acknowledged, at Timmons the same parent file is used for printing FSP and
WPO. Any revisions will be reflected on both plans.
b. With FSP, please limit proposed retaining wall ht. to 10' Max (18-4.3.3.A.).
Retaining wall height has been revised.
FSP Addressed.
c. Provide PE -sealed retaining wall plans (required for Engineering to recommend
FSP approval).
Acknowledged, plans will be provided by others, under separate cover, to the
county for review.
FSP Persists.
Acknowledged, plans will be provided by others, under separate cover, to the
county for review.
d. Wherever grade concentrates storm runoff against curb, provide/label CG-6, as
opposed to CG-2.
CG-6 is provided (and labeled) where applicable.
FSP Partially addressed. As follow-up: A few locations requiring CG-6 persists;
for example: grade concentrates runoff against curb fronting building 1, and
against curb at the Rio Road East north right in -only entrance (C5.3).
CG-6 has been provided and labeled for runoff against curb fronting building 1
and against curb at the right in -only entrance, as well as other required
locations.
e. For all parking spaces fronting 2:1 or 3:1 graded slopes, provide / label VDOT
guardrail (GR-2).
Guardrail has been added.
FSP Partially addressed. As follow-up: 13 parking spaces opposite building 2
face 2:1 Slope at wet pond; location merits GR-2. Please provide, show, label GR-
2 (C5.5).
Guardrail (GR-2) has been added in front of the parking spaces opposite of
building 2.
f. Provide drainage at base of proposed fill slope to convey increased volume of
sheet flow away from Rio Road East and to protect existing / future sidewalk at
this location from wash, or erosion. Sheet Runoff may not release uncontrolled
across this slope without capture / conveyance.
A drainage ditch has been added next to the proposed trail at the base of the
slope.
FSP Addressed.
12. C5.2:
a. Several extraneous TC labels with leader lines appear to float, without pointing
to top of curb.
Labels have been deleted.
FSP Addressed.
b. Provide label to identify heavy line -type rectangles that may be garage or
storage units; these features front 3:1 SWM facility slope.
Label has been added to sheet C4.3, C4.6, C5.2, and C5.5.
FSP Addressed.
13. C5.3:
a. Note railing requirements, VDOT Road Design Manual Appendix A(1), pg. A(1)-76
for sidewalks when separation from the back edge of a sidewalk to the top of a
2:1 slope (or drop-off >_ 4ft.) is <5-ft., as is the case with several proposed
sidewalks adjacent to SWM facilities. Provide required railing, or at least 5'
separation.
SWM facilities have been removed with this submission.
FSP NA. Note: SWM facilities have been removed with this submission.
b. Inlets 602 and 504 appear to collect runoff from Rio Road East. Provide public
drainage easement beyond public RW to downstream SWM treatment or
detention facilities.
Plan has been revised, please see C7.10.
FSP Addressed.
c. Provide public SWM easement for proposed SWM facilities.
Plan has been revised, please see C7.10.
FSP Addressed.
d. Provide public drainage easements for SWM facility outfalls.
Plan has been revised, please see C7.10.
FSP Addressed.
14. C5.4:
It appears the large SWM facility does not have an emergency spillway. SWM
facility design will be evaluated with WPC202200011, including presence or
absence of emergency spillway. Special design criteria apply to emergency
spillways on fill slopes.
Acknowledged.
FSP NA. SWM design evaluated with WP0202200011.
15. C5.5:
a. Provide note to contractor to coordinate grading with Rio Commons
contractor/developer. Coordination is required to avoid misalignment (or
dispute), especially give Rio Commons reliance on retaining walls in vicinity of
travelway proposed to connect the two developments.
Note has been added to sheet C5.5.
FSP Addressed.
b. Label large SWM facility, which appears to be a wet pond. If this facility has a
permanent pool, provide fixed barrier landscaping or fencing to prevent
trespass, and provide signs that warn of drowning hazard.
Fencing has been provided around the wet pond.
FSP Addressed.
16. C8.0-C8.2:
a. Recommend 95% compaction note/label, leader lines for storm MH str. Or pipes
substantially or entirely in fill. Pipes 215, 241, 243, 245, and 221, for example.
Also, MH structures 242, 244, 214, 216, 208, 206, 222.
Label has been added.
FSP Addressed.
b. Provide note/label and leader line requiring %:" steel plate floor for "step down"
manholes where difference between invert of inlet pipe and invert of outlet pipe
is 4' or greater. Ref. VDOT Drainage Manual, 9.4.8.7, Max. Grades.
SL-1 is specified on profiles.
FSP Persists. As follow-up: Certain 'step down' structures with difference
between INV IN — INV OUT>4-ft require %" steel plate in the bottom of the
manhole; for example, Str. 224.
Additional labels have been added to structures where''/=" steel plate is
required. Label has been added to "step down" manholes where required by
the VDOT Drainage Manual.
17. C8.3:
a. Increase pipe slope, pipe #501, to 0.5% Min.
Pipe has been removed with removal of biofilter.
FSP Withdrawn.
b. Decrease pipe slope, pipe #223, to 16% Max.
Pipe slope has been revised.
FSP Addressed.
c. Storm structure table reference to ht. is confusing in places; for example:
426.08', Str. #200. This height does not appear to be an elevation reference.
Please check / revise structure heights for the four (4) structures listed with
height >400'.
Plan has been corrected.
FSP Addressed.
Albemarle County Department of Fire & Rescue — Howard Lagomarsino — 07-08-2022:
1. Provide the available fire flow for the hydrants proposed in the plan as a note on the
plan to ensure they are able to provide the needed fire flow.
Hydrant flow test report by ACSA provided on cover sheet. ISO fire flow calculations
provided on sheet C1.3.
Vireinia Department of Transportation (VDOT) — Doue McAvov— 06-24-2022
1. Provide details for the CG-12 ramps. Particularly, the truncated domes plates must span
the part of the ramp that is flush with the roadway pavement, and the two ramps must
point a pedestrian towards each other across the roadway.
All VDOT details has been taken off the plan as requested and replaced with a table of
VDOT details that references to the VDOT manual (sheet C1.3). The ramps are
perpendicular to each other across the roadway along Rio Road.
2. Why are the stormwater volumes for structures 266 and 268 zero? These structures
may not capture stormwater from the site, but they capture it from the road and carry it
into the site's system, and must be included in the design of that system.
Inlet calculation have been revised with this submission.
Rivanna Water and Service Authority — Dyon Vega — 07-12-2022:
1. Please clarify what manhole you are connecting to. I believe you initially requested a
connection from us, but now it appears to be a different manhole. It is difficult to tell.
A new connection is being proposed since the ISP submission. Please see sheet C4.0
which provides an overall view of the sanitary layout. The existing manhole on the
plan does exist and was provided by Richard Nelson at ACSA. The invert information
used for our design has been updated with additional survey data.
2. Waterline 1 profile has a label for 18" x 8" TSV. I believe your pipe is 6". Please put the
correct size.
Per ACSA, we have updated our plans to reflect a 8" waterline for our development.
Albemarle Service Authority — Justin Weiler — 06-28-2022:
1. All offsite easements must be recorded prior to plan approval and the recordation
information should be shown on the plans.
Acknowledged, easement plat submitted under separate cover. Once plat is approved,
the Final Site Plan will be updated with DB & PG.
2. Manhole EX that you are proposing to connect to does not appear to exist. Is there a
plan to extend the ACSA sewer to this location? This offsite plan would need to be
approved before these plans can be approved.
Please see sheet C4.0 which provides an overall view of the sanitary layout. The
existing manhole on the plan does exist and was provided by Richard Nelson at ACSA.
The invert information used for our design has been updated with additional survey
data.
3. Coordinate the offsite sewer extension shown on these plans with the proposed Rio
Commons development so a manhole is installed at their connection point to the offsite
sewerline.
Acknowledged. We are working with Rio Commons on the shared sewer.
4. ACSA will own the sanitary sewer lineup to and including manhole 8. All sewerlines and
manholes upstream from manhole 8 will be privately owned. Clearly label the privately
owned sewerlines and manholes on the plan and profile views. The ACSA easement for
the offsite sewer should extend to the property line north of manhole 8. There should
be a separate overlapping private sewer easement for the section of sewer between
manhole 8 and the property line that will be privately owned and maintained.
Profile titles have been updated to reflect ACSA/Privately owned sewer on sheet C9.2
— C9.3. On sheet C4.0, note 4 has been added. On sheet C4.14 a label has been added
at the manhole to explain the stopping point of private/public sewer. Please see sheet
C7.10, Easement Plan, for the updated ACSA and private easements for sanitary and
water. The easements will be reflected on the easement plat which is being submitted
under separate cover. Once the easement plat is approved, the DB&PG will be
updated on the plan.
5. RWSA approval is required for the proposed waterline connection. If plans have not
already been routed to RWSA, please submit them directly to RWSA for review.
Acknowledged. Plans have been routed to RWSA and comments received and
addressed.
6. A Flow Acceptance letter is required from the RWSA for this project. ACSA will request
this from RWSA. Provide the anticipated schedule for full build -out of this site.
Expected buildout to be completed April 2025.
7. Provide plumbing fixture counts for each building so that the meters can be sized.
Fixture counts are provided on Sheet C1.3.
8. All onsite waterlines, except fire hydrant leads and lines to buildings, should be 8".
Acknowledged. All onsite waterline sizing has been updated to 8" except fire hydrant
leads and lines to buildings.
9. Shift the waterline connection in Rio Road to the northern entrance of the site. The new
waterline tee where the northern entrance (Road 3) meets Road 2 should be fully valved
(3 valves). If needed, lower storm sewer 259 to maintain 12" of separation between the
waterline and the storm sewer.
Waterline connection to Rio Road has been shifted to the Northern entrance and the
new tee is fully valved. All possible utility conflicts have been cleared in waterline
profiles.
10. Eliminate the waterline that runs through the open space south of Building 10. The
waterline that is in the private access road, to provide service to Building 5, should be
extended to the north and connect to the waterline in Road 1.
Acknowledged. Waterline to Building 5 has been extended to Road 1 and removed
waterline that runs through open space south of Building 10.
11. Extend the waterline that runs along the southern portion of Road 1 (south of Building
11) so that it connects to the waterline in Road 2. This should be a fully valved tee. The
valves should not be located under any concrete.
Acknowledged. Waterline has been extended and connected to the waterline in Road
2 with a fully valved tee.
12. Shift the waterline in Road 2 to the eastern side of the road.
Waterline in Road 2 has been shifted to the eastern side of the road.
13. How will water service be provided to the clubhouse, pool and pool house?
Water laterals has been called out on sheet C4.13 for clubhouse, pool, and pool house.
14. For the combination domestic and fire connections, on the 6" line there should be a
6"x4" tee, with a 4" GV and then a threaded plug to transition to 2" copper for the
domestic line and a 6" GV on the fire line immediately after the 6"x4" tee. The fire line
will be private after the 6" gate valve. None of the valves should be located under
concrete or in a parking space. Due to space limitations, it may be beneficial to have the
domestic service and the fire line tee off the 8" waterline separately for some buildings.
Acknowledged. All utilities have been updated and checked for minimum separation
with storm sewer and sanitary sewer.
15. Relocate the domestic and fire connections for the following buildings:
The building numbers have been revised to match the architectural plans. The
following revisions were made:
• Building 1: Townhouse B
• Building 2: Townhouse A
• Building 4: Building 1
• Building 5: Building 2
• Building 6: Building 9
• Building 7: Building 8
• Building 8: Building 10
• Building 9: Building 11
• Building 10: Building 7
• Building 11: Building 3
• Building 12: Building 6
• Building 13: Building 5
• Building 14: Building 4
• Townhouse C is new
• Building 12 is new
a. Building 1— Locate all meters a minimum of 2' away from driveways and 10'
from sewer laterals.
Acknowledged. Water meters has been moved 2' away from driveways, and
10' from sewer laterals.
b. Building 2- Locate all meters a minimum of 2' away from driveways and 10' from
sewer laterals.
Water meters has been moved 2' away from driveways, and 10' from sewer
laterals.
c. Building 4— Move to a location with more space. Possible locations are near the
southeast corner of the building or in the island to the northeast that already has
a fire hydrant in it.
Domestic and fire connections have been revised with this submission based
on feedback from MEP.
d. Building 5— Move to a location with more space. A possible location is in the
island to the northwest that already has a fire hydrant in it.
Domestic and fire connections have been moved to the Northwest location by
the proposed fire hydrant.
e. Building 6—Shift the meter vault so that it is 10' away from the building. Shift
the sidewalk so that it is centered between the two water meter vaults. Shift the
6"x4" tee and water meter vault to the north.
The meter vault has been relocated to be at least 10' away from the building.
The sidewalk is centered between the meter vaults.
f. Building 7 - Shift the 6"x4" tee and water meter vault to the north.
Location of 6" x 4" connection and water meter vault has been shifted in
accordance with MEP.
g. Building 8—Shift the entire assembly to the south so the 6"x4" tee, valves and
water meter vault are in the island on the south side of the sidewalk.
The entire assembly has been shifted to the island.
h. Building 9 — Shift water meter vault to the north so it is 2' off the sidewalk.
Water meter vault location has been revised.
i. Building 10 - Move to a location with more space. Possible locations are the
islands on the northwest or northeast corners of the building.
Entire assembly has been moved based on feedback from MEP.
j. Building 11- Move to a location with more space. Possible locations are the
islands on the southwest or southeast corners of the building.
Entire assembly has been moved based on feedback from MEP.
k. Potential Future Building — Shift to the west to the open area next to the
building.
The future building has been added to this submission and full connections are
now proposed based on feedback from the MEP.
16. South of Building 2, if the layout of the proposed building(s) is finalized, show the
proposed building(s). Otherwise, remove the water services from the plans.
Acknowledged. The plan has been revised to include the future buildings and utility
connections are proposed accordingly.
17. Show and label an RPZ assembly on the private side of each meter.
The MEP has the RPZ assembly inside the building, and therefore, it is not within the
scope of Civil Plans. Please see building permit plans under separate cover for more
information.
18. Show and label the DDCA for each fire line after the 6" isolation valve. If these will be
located inside the building, note that on the plans. If they will be installed in vaults,
show the vaults on the plans.
The MEP has the DDCA inside the building, and therefore, it is not within the scope of
Civil Plans. Please see building permit plans under separate cover for more
information. A Note has been added to Utility Sheets (C4.10 — C4.17).
19. 1 recommend collocating hydrants in islands with water meters where practical to group
ACSA infrastructure together and leave some of the islands for landscaping.
Thank you for the recommendation, we have consolidated the water lines to the
landscape islands as much as possible.
20. The water pressure at most meters will exceed 80 psi. Private PRV's may need to be
installed on private portion of the service lines or in the buildings.
Where needed, private PRV's are located within the building.
21. The hydrant north of building 2 should be shifted so the hydrant is between the curb
and sidewalk.
Acknowledged. Hydrant has been moved between curb and sidewalk by Building 2.
22. Show and label all tees on the waterline profiles. Show all crossings with other utilities
including sanitary laterals.
All tees and crossings have been shown and labeled on the waterline profiles.
23. Show the ACSA manholes with tops 6" above grade in unmaintained areas.
All ACSA manholes that are in unmaintained areas have been adjusted to be 6" above
grade. (Manhole #3-14)
24. The ACSA easements should extend around all appurtenances, including meter vaults
and hydrants.
Easement has extended around all appurtenances, including meter vaults and
hydrants.
25. Show the proposed ACSA easements on the utility sheets, the landscaping sheet and the
lighting sheet. Move all trees, shrubs and light poles out of ACSA easements.
The proposed ACSA easements have been shown on all utility sheets. Easements are
shown on the planting plan LP1.00.
County of Albemarle Parks Department —Tim Padalino — 07-22-2022:
1. Proffered Trailhead Park (Design): ACPR staff met with representatives from Stony
Point, Timmons Group, and Cline Design on 4/12/2022 to discuss this proffered
trailhead park. SDP202200031 shows a different layout and design than the previous
project materials (prepared by Cline Design, dated 4/25/2022), ACPR generally has no
objections to the revised layout.
However, please explain the proposed material(s) and design for the circular area within
the turnaround (labeled as "Park Area" on Sheet C4.2). ACPR staff recommends that this
area be designed and constructed as a landscaping bed with low -growing ground cover
and three (3) canopy trees. ACPR staff recommends the use of Nyssa sylvatica, Platanus
x acerifolia, or other canopy tree(s) tolerant of urban conditions.
Response: In response to an ARB comment, the additional pavement of the
turnaround area was removed and a turn around space is provided instead. This
results in a lot less pavement and more greenspace.
Please also note the following review comments specific to each proffered element in
the proffered trailhead park:
a. Entrance —complete
b. Minimum of 12 parking spaces — complete (14 spaces provided)
c. Trail connections— partially addressed / revisions required
i. SDP202200031 provides a concrete sidewalk connecting to a proposed
Class A Type 2 low maintenance shared use path along Rio Road E and
then connecting to existing shared use path along John Warner Parkway
Response: Concrete sidewalk connection is provided at the north
entrance of the development to the shared use path along Rio Road
East.
ii. Please revise to specify width of concrete sidewalk in Trailhead Park;
please provide sidewalk with minimum width of 6'.
Dimension has been added for 6' concrete sidewalk in Trailhead Park on
sheet C4.2.
iii. Please revise to add an additional short section of concrete sidewalk
(approximately 20' in length, providing a short connection between the
proposed concrete sidewalk and the proposed travelway) on the SE end
of the parking bay in the Trailhead Park (in order to provide a sidewalk on
both ends of the parking bay) (please see exhibit #1, bottom)
An additional short section of concrete sidewalk has been added per
exhibit #1.
iv. Please revise to provide curb cuts where the Trailhead Park travelway
meets the two sidewalk sections located alongside each end of the
parking bay (please see exhibit #2, bottom)
Curb cuts where the two sidewalk sections are located alongside each
end of the parking bay has been provided per exhibit #2.
d. Benches — not addressed / revision required
i. please provide multiple benches around Trailhead Park site
Additional benches have been added.
ii. please provide product information for any/all proposed site furnishing
amenities to ACPR for review and approval
Please see SD2.40 for furnishings.
e. Public Art— not addressed / revision required
i. please specify location(s) of public art -related amenities
Please see SD1.50 for location and SD2.40 for furnishing details and
specifications.
ii. please explain the strategy/intention for selecting and installing public
art -related amenities
Please see SD1.50 for location and SD2.40 for furnishing details and
specifications.
iii. please provide more information on proposed public art -related
amenities
Please see SD1.50 for location and SD2.40 for furnishing details and
specifications.
f. Gazebo or other small structure — partially addressed / revision required
i. please provide product information for any/all proposed site furnishing
amenities to ACPR for review and approval
Please see SD1.50 for location and SD2.40 for furnishing details and
specifications.
Landscaping — no objection
2. Proffered Trailhead Park (Dedication): ACPR staff acknowledge Note #3 on Sheet C4.2.
Albemarle County Parks & Recreation staff are in coordination with City Parks &
Recreation staff regarding the dedication of the proffered Trailhead Park to public use.
Discussions about which locality will own and maintain the proffered Trailhead Park are
ongoing; ACPR will provide an update on this detail as soon as possible.
Response: Acknowledged via email that the park will be dedicated to Albemarle
county. Special Lot Plat will be submitted under separate cover.
3. Greenway Area(s) along Meadow Creek: Staff acknowledge the Notes on Sheet C4.7
("Greenway to be dedicated to public use 0.12 ac" and "Greenway to be dedicated to
public use, part of conservation area 0.32 ac"). However, the extents of the greenway
easement area(s) are not clear and are not fully understood.
a. Please revise SDP202200031 to include an exhibit or sheet clearly showing the
full extents and boundaries of the greenway easement area(s), and/or reference
the corresponding plat where the greenway easement area(s) will be shown and
dedicated to public use.
Please refer to sheet C4.9 "Open Space Plan" for clarification on greenway
easement area(s). Special Lot Plat will be submitted under separate cover.
b. At minimum, please revise Sheet C7.10 "Easement Plan" to clearly show and
label all existing and proposed greenway easement area(s), including on all
applicable portions of TMP #61-167C and new TMP #61-167A.
Labels for proposed greenway easement area(s) has been included on sheet
C7.10 "Easement Plan" and/or could refer to sheet C4.9 "Open Space Exhibit".
4. Photometric Plan (E1.01P): This lighting plan shows an outdated layout for the
proffered trailhead park. Please revise the Photometric Plan to incorporate the correct /
consistent Trailhead Park information, and provide at least some amount of outdoor
lighting in the vicinity of the pavilion / "park shade structure"
The site plan on the photometric has been updated to the current plan on sheet
E1.01P
We have included PDF copies of the plans and calculations for your review. If you have any
questions or comments, please feel free to give me a call at 434.295.5624 or email at
Jessica.denko@timmons.com .
Sincerely,
Jessica Denko, PE
Project Manager