HomeMy WebLinkAboutSDP202200031 Review Comments Final Site Plan and Comps. 2022-12-20Cameron Langille
Principal Planner, Planning
County of Albemarle blangille@albemarle.org
Community Development Department - Department Telephone: (434) 296-5832 ext. 3432
Memorandum
To: Craig Kotarski, P.E., craig.kotarski@timmons.com; Kevin Miller, kmiller@stonypointdg.com
Date: July 20, 2022; First Revision: December 20, 2022
Re: SDP202200031 Rio Point Final Site Plan - Review Comments
The County of Albemarle Planning Division will grant or recommend approval of the plan 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 Initial Site Plan (SDP202200009) Action Letter:
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 vet 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. Rev. 1: Per attached comments from Parks &
Recreation, staff would like to meet with the applicant to further discuss the amenities within the park
area. Staff will reach out to the applicant to coordinate scheduling the meeting.
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. Rev. 1: Comment
partially addressed. Site plan now contains notes stating that the park will be dedicated to Albemarle
County for public use. Please verify the intended timing for the park dedication. If the park will be
dedicated in fee simple, the 1.1 acre park parcel will need to be subdivided and dedicated to the County
through submission, review, approval, and recordation of a Special Lot application. If the park will be
dedicated through a public easement, an easement plat application and deed will need to be submitted,
reviewed, approved, and recorded.
2. [32.5.2 (a) and ZMA201900008] The bioretention pond shown in the landscaping buffer behind buildings 8 and 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.
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3. [32.5.2 (n)] Per staff discussion with applicant, a Special Exception application for the 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 include the
minimum required parking spaces. First submittal: Comment addressed, units proposed have been reduced to 295
and the plan shows the minimum required parking.
4. [General Comment] Please be aware that in order to 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 proposing 299 total units. First submittal: Comment acknowledge by applicant. Future building is no
longer shown on this final site plan.
5. [General Comment] Please remove the unapproved proffer statement exhibit on Sheet C.01 and replace with the
approved proffer statement of ZMA201900008. First submittal: Comment addressed.
6. [32.5.2 (a)] Please revise the property owner information to match County records. See Engineering Division
comment #3f for further 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 Districts that apply to the properties. First submittal: Comment
addressed.
8. [32.5.2 (a)] On all applicable drawings, please revise the labels for Preserved Steep Slopes so that 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 #4a for further information. First submittal:
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 18-4.19 of the Zoning Ordinance. First submittal: Comment partially addressed. The note on Sheet C.01
should also state the minimum required rear setback of 20'. Please revise. Rev. 1: Comment addressed.
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. Rev.
1: Comment addressed.
10. [32.5.2 (a)] Please revise the open space required note on Sheet C.01. The required open space for this project is
established by the calculations on the Application Plan of ZMA201900008. First submittal: The note on Sheet C.01
states the correct minimum required open space as approved with ZMA201900008. However, the areas that are
proposed to count toward the 8.10-acre total open space provided are unclear on the drawings. Staff requests an
open space exhibit that identifies areas that will count toward the overall 8.10 acres of open space proposed, and
also clarify which amenity areas internal to the 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). 5,030 sq.ft.
dog park, and a 5,488 sq.ft. amenity area, but these do not add up to the required total 1.0 acres of required
recreation area. Please clarify what features are proposed to count toward meeting the 1.0 acre minimum, and
label them on the plans with sq.ft. Rev. 1: Please label the amenity area adjacent to Building 12 on Sheet C4.9.
11. [32.5.2 (a)] Please revise the building height note on Sheet C.01 so that it is clear that 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
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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:
a. Provide a table identifying the total floor area of each building proposed. First submittal: Comment
addressed.
b. Identify how many units are proposed within each residential building. Specifically, identify how many
multifamily units measuring less than 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 0)] 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 easements on the final site plan and
state the easement type and width. First submittal: Please see Engineering Division and ACSA comments
regarding proposed utility easements and just the easements as necessary. Rev.1: Comment stands, see
Engineering and ACSA comments. Per applicant comment response letter, the applicant acknowledges that an
easement plat application will be submitted to create all new easements associated with the project. This
easement plat will need to be approved and recorded prior to final site plan approval.
17. [32.5.2 (m)] Please provide pedestrian crossing accommodations at both site entrances for the shared 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)] Per the 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 vehicular travelways.
Please show these on the final site plan. First submittal: Comment not fully addressed. see VDOT comment #1.
Rev.1: Comment addressed.
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 VDOT comments for further information. First submittal: 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.
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23. [32.5.2 (n)] Please provide dimensions for all buildings, parking spaces, sidewalks, walkways, 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 plat will be required prior to final site plan approval. Rev.1: Comment
acknowledged by applicant. Submittal, approval, and recordation of the Special Lot plat will be required
prior to final site plan approval.
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 plat will be
required prior to final site plan approval. Rev.1: Comment acknowledged by applicant. Submittal,
approval, and recordation of the Special Lot plat will be required prior to final site plan approval.
25. [32.5.2 (r)l 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 on Sheet 2 of the Application Plan. First submittal: Comment stands pending review by ARB staff. Rev.1:
Comment stands, please see attached ARB staff comments.
27. [32.6] Prior to 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 vet approved. See Eneineerine Division comments for further direction on the WPO application.
Rev.1: Comment stands. WP0202200011 has been submitted but is not vet aooroved. See Eneineerine Division
comments for further information.
29. [32.7] Prior to 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 prior to final site plan approval. Once the 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. Rev.1: Comment acknowledged by applicant.
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
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 prior to final site
plan approval. Once the 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. Rev. 1: Comment acknowledged by applicant.
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c. [32.7.5] All internal access easements as required by the 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
Engineering comments for further information. First submittal: Comment acknowledged by applicant.
Submittal, approval, and recordation of the Easement Plat application will be required prior to final site
plan approval. Once the 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. Rev. 1: Comment acknowledged by applicant.
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 along all streets. Sizes and 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. Rev. 1: Comment addressed.
b. [32.7.9.7] Screening for parking spaces and dumpster areas and elsewhere as required by ARB. First
submittal: See comment #4 under "Final Site Plan Comments' below. Rev. 1: Comment addressed.
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 not addressed. The 5% parking area
canopy requirement is not stated in the landscaping calculations on Sheet LP1.00. Please add a calculation
stating the total area of parking and travel ways, and state the proposed canopy area based on the trees
and shrubs that will be planted inside of the project. Street tree canopies cannot be counted toward
meeting the 5% parking area canopy requirement. Rev. 1: A special exception application (SE202200031)
was approved to reduce the amount of parking required for multifamily units to 483 spaces. This results
in 528 total spaces required for both the multifamily and townhouse units. Please verify that the total
parking proposed on the site plan is 543 spaces as stated on Sheet C0.1. The calculation for landscaping
required within a parking lot on Sheet LP3.00 states that 528 spaces are provided. Please verify the total
amount of parking proposed on the site plan, and revise either calculation as necessary.
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 pending applicant response to comment #2 in "Final Site Plan Comments' section below. Rev. 1:
Comment addressed.
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 may be addressed pending completion of ARB review. Rev. 1: Comment stands
pending further ARB comment.
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 canopy area for each species of landscaping material provided. First submittal: Comment addressed.
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 Plant Canopy 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
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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. [32.7.81 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. Rev.1: Comment
addressed.
b. [4.17] Please update the photometric data table on Sheet E1.01P so that it states the 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.
Rev.1: Comment addressed.
c. [4.17] Adjust the footcandle measurements on Sheet E1.01P (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. Rev.1: Comment addressed.
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. Rev.1: Comment addressed.
e. [4.17.4 (a)] Pending applicant response to comment #1a above, please ensure that manufacturer cut -sheets for
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. Rev.1: Comment addressed.
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. Rev.1: Comment addressed.
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. Rev. 1: Comment not fully
addressed. Please complete and sign the conservation plan checklist included on Sheet LP1.00.
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). Rev. 1: Comment addressed.
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. Rev.
1: Comment addressed.
b. Update the planting schedule as necessary to include the new trees/shrubs that will be installed to meet the
screening requirement. Rev.1: Comment addressed.
5. [32.7.9.6 (b)] The parking lot tree calculation on Sheet LP1.00 states 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
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required within the parking area, and two additional trees must be provided within the site. Rev. 1: A special
exception application (SE202200031) was approved to reduce the amount of narking required for multifamily
units to 483 spaces. This results in 528 total spaces required for both the multifamily and townhouse units.
Please verify that the total parking proposed on the site plan is 543 spaces as stated on Sheet C0.1. The
calculation for landscaping required within a parking lot on Sheet LP3.00 states that 528 spaces are provided.
Please verify the total amount of parking proposed on the site plan, and revise either calculation as necessary.
6. [ZMA201900008] The site plan does not show the transit 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. Rev.1: County Transportation Planning staff have no objections to
the transit stop design as it is consistent with the most recent standard design for CAT stops. If the applicant
has any correspondence that can be shared with staff verifying that CAT supports to location as shown, please
forward this to staff.
7. [General Comment] Please update the application number on the Cover Sheet in the title. It should state SDP2022-31.
8. [32.7.2.1; 32.7.2.21 Prior to final site plan approval, all VDOT comments must be addressed.
Please contact Cameron Langille in the Planning Division by using blangille@albemarle.org or 434-296-5832 ext.3432 for
further information.
Comments from Other Reviewers:
Albemarle County Engineering Division - John Anderson, 4anderson2@albemarle.org - Requested changes, see attached.
Albemarle County Architectural Review Board (ARB) - Khris Taggart, ktaggart@albemarle.org - Requested changes, see
attached.
Albemarle County E911 Services - Andy Slack, aslack@albemarle.org - No objection.
Albemarle County Building Inspections - Betty Slough, bslough0albemarle.org - Review not yet complete, comments or
approvals will be forwarded to the applicant upon receipt.
Albemarle County Department of Fire & Rescue - Howard Lagomarsino, hlagomarsino@albemarle.org - No objection.
Albemarle County Department of Parks & Recreation - Tim Padalino, tpadalino@albemarle.org - Requested changes, see
attached.
Albemarle County Service Authority (ACSA) - Richard Nelson, rnelson@serviceauthoritv.org - Requested changes, see
attached.
Virginia Department of Transportation (VDOT) - Max Greene, max.greene@vdot.virginia.gov - Requested changes, see
attached.
Rivanna Water & Sewer Authority (RWSA) - devreview@rivanna.org - Review not yet complete, comments or approvals
will be forwarded to the applicant upon receipt.
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qoH nt 401 McIntire Road, North Wing
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County of Albemarle
o � � Telephone:434-296-5832
COMMUNITY DEVELOPMENT DEPARTMENT WWW.ALBEMARLE.ORG
Site Plan review
Project title:
Rio Point Final Site Plan
Project file number:
SDP202200031
Plan preparer:
Craig Kotarski, PE / Timmons Group [ craig.kotarski@timmons.com ]
608 Preston Ave., Suite 200 / Charlottesville, VA 22903
Owner or rep.:
Rio Point, LLC / 200 Garrett St., Suite 0, Charlottesville, VA 22902
kmillerAstonypointdg.com
Plan received date:
22 Jun 2022
(Rev. 1)
4 Nov 2022
Date of comments:
1 Jul 2022
(Rev. 1)
1 Dec 2022
Plan Coordinator:
Cameron Langille (Rebecca Ragsdale)
Reviewer:
John Anderson
Engineering has reviewed the final site plan and offers these review comments (based upon ISP review comments).
1. General: (FSP) Item 1. persists. Applicant: `Acknowledged.'
a. WPO202200011 approval is required prior to ESP approval. (Rev. 1) Persists. Most recent
WPO202200011 review comments sent to Timmons, 11/11/2022 3:06 PM.
b. An easement plat must be recorded prior to WPO plan approval. (Also, item 5.c., below) (Rev. 1)
May persist. Applicant response (letter d. 10/14/22): `Acknowledged, plat submitted under
separate cover.' Query of review queue does not return easement plat application. As follow -
Please call reviewer to clarify date easement plat submitted.
c. A SWM facility maintenance agreement must be recorded prior to easement plat recordation.
(Rev. 1) Persists. Applicant: `Acknowledged.'
2. C2.1: Please provide a more explicit reference to `VDOT plan.' (FSP) May persist. Applicant response
(letter d. May 6, 2022): `A note has been added to sheet C2.0. The VDOT plan referenced is 0631-002-128,
C502.' As follow- 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. (Rev. 1) Addressed. Note appears beneath scale bar, sheet C2.0.
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. (FSP)
Addressed.
b. Provide existing contour labels. No elevation is provided across existing conditions sheets.
Additional comments possible. (FSP) Addressed.
c. Revise steep slopes label/s to read `preserved steep slopes.' (C2.3) (FSP) Addressed.
d. Revise typo at WB. 173 to read DB. 173 (C2.4). (FSP) Addressed.
e. Label preserved steep slopes (C2.5). (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. (FSP) Addressed.
4. C4.0
Engineering Review Comments
Page 2 of 4
a. 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). (FSP) Addressed.
5. C4.1-4.6
a. Label internal travelways `private access.' (FSP) Addressed.
b. Provide private access easement consistent with sheet 1, ZMA2019-00008 Application Plan.
(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. (FSP) Partially
addressed. As follow-un: Please submit easement plat with easement plat application and review
fee at earliest convenience. (Rev. 1) May persist. Applicant: `Easement plat submitted under
separate cover. Plans will be updated with DB & PG once plat is approved.' See item Lb. above.
6. C4.2
a. Recommend Open Space 1.1 ac. label be revised as needed to reflect <L l 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. (FSP) Withdrawn. Applicant: `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.'
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. (FSP) Withdrawn.
Applicant: `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.'
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). (FSP)
Addressed.
b. Provide, show, label CG-3 Modified Truck Apron curb detail (for internal roundabout), ref.
VDOT Roundabout Design Guidance, Figure 7. (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. (FSP) Addressed.
9. C4.7
a. Revise sheet index (key map) consistent with C4.8 sheet index, which is correct. (FSP)
Addressed.
10. C5.0
a. Review reverse slope bench requirements at 18-4.3.3.C.1. and provide design as needed when any
2:1 slope exceeds 20' (vertical interval), any 3:1 slope exceeds 30', or any 4:1 slope exceeds 40'.
(FSP) Addressed.
11. C5.1+
a. Multiple SWM facilities shown on C5.0 series will be reviewed with W00202200011. Please
ensure any revisions to the WPO plan translate to FSP proposed contours. (FSP) May persist.
Applicant: `Acknowledged.' (Rev. 1) Addressed /NA. Applicant: `Acknowledged, at Timmons
the same parent file is used for printing FSP and WPO. Any revisions will be reflected on both
plans.'
b. With ESP, please limit proposed retaining wall ht. to 10' Max (18-4.3.3.A.). (FSP) Addressed.
c. Provide PE -sealed retaining wall plans (required for Engineering to recommend ESP approval).
(FSP) Persists. Applicant: `Acknowledged, plans will be provided to the county for review.'
(Rev. 1) Persists. Applicant: `Acknowledged, plans will be provided by others, under separate
cover, to the county for review.'
Engineering Review Comments
Page 3 of 4
d. Wherever grade concentrates storm runoff against curb, provide /label CG-6, as opposed to CG-2.
(FSP) Partially addressed. Applicant: `CG-6 is provided (and labeled) where applicable.' As
follow-up: A few locations requiring CG-6 persist, 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).
(Rev. 1) Addressed. Applicant: `CG06 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).
(FSP) Partially addressed. Applicant: `Guardrail has been added.' Asfollow-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). (Rev. 1) Addressed. Applicant: `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. (FSP)
Addressed.
12. C5.2
a. Several extraneous TC labels with leader lines appear to float, without pointing to top of curb.
(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. (FSP) Addressed.
13. C5.3
a. Note railing requirements, VDOT Road Design Manual Appendix All), 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 > 4 ft.) is
< 5-ft., as is the case with several proposed sidewalks adjacent to SWM facilities. Provide
required railing, or at least 5' separation. (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. (FSP) Addressed.
c. Provide public SWM easement for proposed SWM facilities. (FSP) Addressed.
d. Provide public drainage easements for SWM facility outfalls. (FSP) Addressed.
14. C5.4
a. It appears the large SWM facility does not have an emergency spillway. SWM facility design will
be evaluated with WP0202200011, including presence or absence of emergency spillway. Special
design criteria apply to emergency spillways on fill slopes. (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 given Rio Commons
reliance on retaining walls in vicinity of travelway proposed to connect the two developments.
(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. (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. (FSP) Addressed.
b. Provide note Aabel and leader line requiring %:" steel plate floors 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. (FSP) Persists. Applicant: `SL-1 is specified on profiles.'
As follow-up: Certain `step down' structures with difference between INV IN — INV OUT >4-11.
require %:" steel plate in the bottom of the manhole, for example, Str. 224. (Rev. 1) Persists.
Engineering Review Comments
Page 4 of 4
Applicant: `Additional labels have been added to structures where %:" steel plats is required.
Label has been added to "step down" manholes required by the VDOT Drainage Manual.' As
follow-up: %:" steel plate and SL-1 differ. Please include profile labels that call for %:" steel plate,
specifically, wherever INV IN - INV OUT>4-11. Ref image right, below, request labels at blue
circles, and wherever INV IN — INV OUT >4-ft.:
SAFETY SIAHS (SL-1( ME SPECIFIED
FOR STRUCTURES TELLER THAN
12FEET
17. C8.3
a. Increase pipe slope, pipe #501, to 0.5% Min. (FSP) Withdrawn. Applicant: `Pipe has been
removed with removal of biofilter.'
b. Decrease pipe slope, pipe 4223, to 16% Max. (FSP) Addressed.
c. Storm structure table reference to ht. is confusing in places, for example: 426.08', Sir. 4200. This
height does not appear to be an elevation reference. Please check /revise structure heights for the
four (4) structures listed with height >400'. (FSP) Addressed.
Please feel free to call if any questions: 434.296-5832 -x3069
Thank you
J. Anderson
SDP202200031 Rio Point FSP 120122 revl.docx
Review Comments for SDP202200031 Final Site Development Plan
Project Name: RIO POINT -FINAL - DIGITAL
Date Completed: Wednesday, November 30, 2022 Department/DivisiordAgency: Review Status:
Khristopher Taggart
-11 CDD ARB See Recommendations
Page: 0 County of Albemarle Printed On: 12/12/2022
OF Ai4 _
F
"- T ACPR
17 GINS' ALBEMARLE COUNTY PARKS&RECREATIO1
County of Albemarle - Parks & Recreation Department
401 McIntire Road, Charlottesville, Virginia 22902
Telephone (434) 296-5844 1 Fax (434) 293-0299
To: Cameron Langille, Principal Planner, Community Development Department
(Planning Division) - Lead Reviewer for SDP202200031 (Rio Point Final Site Plan)
From: Tim Padalino, AICP, Chief of Parks Planning, Parks & Recreation Department
Date: December 5, 2022
Subject: Updated ACPR Review Comments for SDP202200031 (Rio Point Final Site Plan)
(Resubmittal Dated 10/12/2022)
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.
Update 12/5: ACPR staff and leadership reviewed the revised, resubmitted final site plan
on 12/5. Several questions and concerns were identified with respect to the extensively
modified layout and design of the proffered Trailhead Park. Issues requiring additional
discussion include the following:
o proposed bicycle/pedestrian circulation
o proposed location and design of gazebo and related amenities
o proposed landscape plan including details for turf lawn
o proposed public art
ACPR requests a meeting with the applicants/developers to review and discuss the most
recent proposed revisions, and to work towards mutually agreeable solutions.
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) Update 1211: Revised
final site plan appears to show a reduction from 14 total spaces to 12 total
spaces, including one ADA accessible space and access aisle. No revision
required.
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
ii. Please revise to specify width of concrete sidewalk in Trailhead Park; please
provide sidewalk with minimum width of 6'. Update 1211: Sheet C4.2 identifies
a 6' sidewalk width. Comment addressed.
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) Update 1211: Sheet C4.2
shows the requested sidewalk section. Comment addressed.
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) Update 1211: Sheet C4.2 shows what appears
to be a ramp or curb cut in the southeastern sidewalk adjacent to the ADA
parking space. Please clarify I confirm. However, the plan does not appear
to include any curb cut or ramp at the northern end of the parking area —
please revise.
v. Please clarify if a 2nd ADA parking space is proposed in the northern
parking bay, next to the end space that is graphically depicted as an
access aisle — or if there will be only one (1) ADA parking space and
access aisle (as shown in the southern parking bay). Please note: ACPR
recommends (but does not require) that a 2nd ADA parking space be
provided next to the end space that is graphically depicted as an access
aisle.
d. Benches — not addressed / revision required
i. please provide multiple benches around Trailhead Park site Update 1211:
Sheet SD1.50 shows a total of four (4) benches. Comment addressed.
Please note: ACPR recommends (but does not require) that a third bench
be provided at the turf lawn area next to the gazebo — either by adding a
bench (for a total of 5) or by relocating one (1) of the two (2) benches
proposed along the concrete sidewalk in the Trailhead Park.
ii. please provide product information for any/all proposed site furnishing amenities
to ACPR for review and approval Update 1211: Sheet SD2.40 includes a
bench detail, specifying `Outdoor Vertical Slat Steel Park Bench' by Global
Industrial. Comment addressed.
e. Public Art — not addressed / revision required
i. please specify location(s) of public art -related amenities Update 1211: Sheet
SD1.50 shows the proposed location of the public art installation.
Comment addressed. Please note: ACPR recommends (but does not
require) that the developer consider locating the public art in the vicinity
of the proposed native meadow area, to be more visible from the
intersection of John Warner Parkway and Rio Road East, if feasible.
ii. please explain the strategy/intention for selecting and installing public art -
related amenities Update 1211: Comment partially addressed; no
information about selection criteria or process was identified.
iii. please provide more information on proposed public art -related amenities
Update 1211: Sheet SD2.40 includes a public art installation detail,
specifying a life-size portrait -style sculpture by Virginia artist John
Rubino. Comment addressed.
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 Update 1211: Sheet SD1.50 shows the
proposed location of a gazebo. Sheet SD2.40 includes a gazebo shade
structure detail, specifying a 12' x 14' 'Sunjoy Outdoor Patio' by Sunjoy
Group. Comment addressed. Please note: ACPR recommends (but does
not require) that the powder coated steel roof be revised from brown to
black in order to match the specified benches, if feasible.
g. Landscaping — no objection Update 1211: The revised landscape plan, including
Sheets LP1.00 and LP2.01, specify nine (9) bald cypress for the trailhead park.
ACPR recommends (but does not require) that one (1) additional shade tree be
added to the vicinity of the turf lawn area 1 gazebo area, in order to provide
additional shade. ACPR also recommends (but does not require) that the trees
closest to the turf lawn I gazebo area be revised from bald cypress to a native
tree species that will have a form I canopy that produces more shade, such as
American beech, tupelo, tulip poplar, or a native maple species.
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. Update 1211: As communicated to the
project team via email on 1017/2022, Albemarle County will be receiving the proffered
Trailhead Park and providing perpetual maintenance (not the City of Charlottesville).
ACPR acknowledges the revisions to Note 3 on Sheet C4.2 reflecting that the park will
be dedicated to Albemarle County. Comment addressed.
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. Update 12/1: Comment addressed. The proposed greenway
easement area appears to be the same as the WPO100' stream buffer area.
Please note: ACPR recommends (but does not require) a minor enlargement of
the greenway easement area to follow contour 380 (as shown in Exhibit 3, below)
in order to avoid a potential "pinch point" in the development and maintenance
of the planned greenway trail along Meadow Creek.
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. Update 12/1: APR acknowledges
easement info contained on Sheet C7.10 — comment partially addressed. Please
label the existing 50' greenway easement on TMP #61.167A (recorded in Deed
Book 3324, Page 433), which appears to be graphically depicted but not labeled
or annotated.
4. Photometric Plan (E1.01 P): 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." Update 12/1: Resubmittal includes an updated
layout for the trailhead park area. Comment partially addressed. However, the Electrical
Photometric Site Plan on Sheet E1.01 P is pixelated and illegible, and ACPR is unable to
determine if outdoor lighting is proposed in the trailhead park area or what type of
outdoor lighting is proposed. Please provide this information for ACPR review.
Exhibit 3. Recommended enlargement (blue) of proposed greenway area, extending up to and
following contour 380, in order to avoid a potential "pinch point" in the development and
maintenance of the planned greenway trail along Meadow Creek.
Review Comments for SDP202200031 Final Site Development Plan
Project Name: RIO POINT -FINAL - DIGITAL
Date Completed: Friday, November 04, 2022 DepartmenUDivisionlAgency: Review Status:
Reviewer: Richard Nelson ACSA Requested Changes
Page: 1County of Albemarle Printed On: 12/12/2022
(z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
December 12, 2022
Rebecca Ragsdale
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP-2022-00031- Rio Point —Final Site Plan
Rev. #2
(804) 786-2701
Fax: (804) 786,2940
Dear Ms. Ragsdale:
The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has
reviewed the above referenced Rio Point — Final Site Plan, as submitted by Timmons Group, dated October
12, 2022 and find the following:
1. Smart Scale Concept plan for reconstruction of the existing intersection appears to overlap the
proposed public parking area and should be addressed prior to final site plan approval. Smart Scale
Concept has been surveyed and VDOT's ready to begin working to develop plans for the design -
build procurement. The plans may end up being slightly different from the SS concept plan and
design may be a few months away. Attached is a copy of the 2020 concept plan showing the
proposed limits of temporary grading in orange dashed line.
2. Plan appears to show the construction of raised concrete islands in Rte. 631, Rio Road East and
mill/overlay does not appear to cover the extent of new island area. Please show areas of
mill/overlay for full lane width plus a minimum 2' past all proposed work within the right of way.
3. Please verify existing downstream storm water system is adequate for proposed changes to drainage
areas.
4. Existing hardscapes should be shown such as the EP, and existing shared use trail, etc.
5. Propose curb and gutters should connect to existing curb and gutters along Rio Rd.
6. Gutter pan above right in only entrance appears to direct water across the entry and should be
redirected to prevent black ice in winter months.
7. Shared use path does not appear to meet requirements per RDM Appendix A(1) - VDOT Complete
Streets: Bicycle & Pedestrian Facility Guidelines, Bus Stop Design & Parking Guidelines
8. Sight lines profile (left) on page C 10.0 appears to be approximately 200' and will require additional
grading to obtain a clear sight line of 390' as noted on the profile.
9. Bus Stop location should be relocated to a location that meets the requirements for public transit
stops. See RDM Appendix A(1) Section 4 Transit (BUS) Facilities Design Criteria:
httus://www.virginiadot.org/business/resources/LocDes/RDM/Appenda l .pdf
10. Please note: A Temporary Traffic Control Plan (TTC) is required to obtain a permit to work
within VDOT Right of Way. The TTC shall be prepared by an Advanced Work Zone Certified
person, certification card and verification number is required on the TTC submittal. For
additional information:
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
bm://www.virginiadot.or,g/business/resources/traffic en nrg eering/memos2/TE-
345 Work ZoneTtafficControl Training Procedures.pdf
11. Due to the level of items noted in this review, these comments may not be exhaustive.
12. Please provide a comment response letter with each submission after the initial.
13. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
A VDOT Land Use Permit will be required prior to any work within the right of way. The
owner/developer must contact the 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,
John C. Wilson, P.E.
Assistant Resident Engineer
Area Land Use
Charlottesville Residency