HomeMy WebLinkAboutSUB202300012 Review Comments Preliminary Plat 2023-03-09Cameron Langille
Principal Planner, Planning
County of Albemarle blangille@albemarle.org
Community Development Department - Department Telephone: (434) 296-5832 ext. 3432
Memorandum
To: Justin Shimp, P.E., Tustin@shimo-engineering.com
Date: March 9, 2023
Re: SUB202300012 River Heights Preliminary Subdivision Plat - Site Review Committee Comments
Dear Mr. Shimp:
The Site Review Committee has reviewed the development proposal referenced above. Initial comments from the
following divisions of the Department of Community Development and other agencies, as applicable, are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (Engineer) (attached)
Albemarle County Information Services (E911) (attached)
Albemarle County Building Inspections
Albemarle County Architectural Review Board (attached)
Albemarle County Department of Fire Rescue (attached)
Albemarle County Service Authority (attached)
Albemarle County Parks & Recreation
Rivanna Water & Sewer Authority (attached)
Virginia Department of Transportation (attached)
Virginia Department of Health (attached)
Comments reflect information available at the time the development proposal was reviewed, and should not be considered
final. However, the Site Review Committee has attempted to identify all issues that will be required to be resolved prior to
Final Site Plan approval. The applicant shall request the project be deferred to allow required revisions if required.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
Cameron Langille
Principal Planner
WWW.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
Albemarle County Planning Services (Planner) - Cameron Langille, blangille@albemarle.org
Comments to be address prior to preliminary plat approval:
1. [14-216] The required $237.00 mailed notification fee has not been paid. This fee must be paid by Friday, March
17, 2023 or the preliminary plat will be denied.
Comments to be address prior to final plat approval:
2. [14-302 (A)(3)] Please show and label S. Pantops Drive on all applicable sheets with dimensions of existing street
right-of-way. State the deed book and page number for the recorded instrument that created the right-of-way in
the label.
3. [18-2.2.3] Please provide a calculation on the cover sheet stating the amount of open space required (25% for
cluster developments).
4. [14-302 (A)(4)] Please verify if all existing private easements are shown on the plat. All existing private easements
should be shown and labeled with the easement type, width, and the recorded instrument number.
5. [14-302 (A)(5)] Please verify if all existing public easements are shown on the plat. All existing public easements
should be shown and labeled with the easement type, width, and the recorded instrument number.
6. [14-302 (A)(4); 14-302 (A)(5)] Please update all proposed easement labels to indicate whether they are public or
private. All new public easements must be noted in their labels as "dedicated to public use."
7. [14-302 (A)(9)] Please update general note #3 on the cover sheet so that it states "Lots 1-13 each contain a
building site that complies with section 4.2.1 of the Albemarle County Zoning Ordinance."
8. [14-302 (A)(14); 14-303 (G)] Please provide a note stating who will own and maintain the open space parcel.
9. [14-302 (13)(8)] Please add the required garage setbacks to the setback note.
10. [14-302 (13)(30)] Please show the WPO stream buffer on all applicable sheets and add the following note to the
plat: "The stream buffer(s) shown hereon shall be managed in accordance with the Albemarle County Water
Protection Ordinance."
11. [14-303 (A)] Please add a statement of consent to division to the cover sheet. The statement must read: "The
platting or dedication of the following described land [insert a correct description of the land subdivided] is with
the free consent and in accordance with the desire of the undersigned owners, proprietors and trustees, if any."
12. [14-303 (L)] Please show and label all proposed public utility and drainage easements.
a. [14-302 (A)(14); 14-431] Public easements for drainage and stormwater will require recordation of a deed
of dedication with the final plats. Deeds will be prepared by Engineering Division staff during final plat
review.
13. [14-303 (0)] Please add signature panels for each owner and for the agent or his designee. The signature panel for
the owner shall be located immediately below the statement required by comment #11.
14. [14-303 (P)] Please add a notary panel(s) for the notary to acknowledge the signature of the owner.
WWW.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
15. [14-305] Prior to final plat approval, a WPO application will need to be approved. See Engineering Division
comments for further information.
16. [14-400] Please add a note to the final plat stating the maximum structure height permitted.
17. [14-410; 14-422] Sidewalk along S. Pantops Drive needs to be entirely within the right-of-way or entirely within
private lots. See attached VDOT and Engineering Division comments for further information.
18. [14-410; 14-412] Please clarify the proposed means of access to each lot in this subdivision. The plat currently
labels a 23' private cross access easement at the rear of each lot. Is this intended to be a private street easement
that will comply with all regulations related to private streets in the Subdivision Ordinance?
a. [14-410] See attached Engineering Division comments regarding the alley serving lots 1-13. Alleys must
intersect streets at two locations. Currently, it only intersects S. Pantops Drive at one location.
19. [General Comment] Please be advised that all projects proposing single-family attached dwellings must receive
approval of an initial and final site plan application. This project does not currently have an approved initial or final
site plan.
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, landerson2@albemarle.org - Requested changes, see attached.
Albemarle County E911 Services - Andy Slack, aslack@albemarle.org - No objection.
Albemarle County Architectural Review Board - Margaret Maliszewski, mmaliszewski@albemarle.org - No objection.
Albemarle County Inspections - Betty Slough, bslough@albemarle.org - Review not yet complete, comments or approvals
will be forwarded to the applicant upon receipt.
Albemarle County Fire & Rescue - Howard Lagomarsino, hlagomarsino@albemarle.org - Requested changes, see attached.
Albemarle County Service Authority - Richard Nelson, rnelson@serviceauthority.org - See attached recommendation.
Albemarle County Parks & Recreation - Tim Padalino, toacialino0albemarle.org - Review not yet complete, comments or
approvals will be forwarded to the applicant upon receipt.
Virginia Department of Transportation (VDOT) -Max Greene, max.greene@vdot.virginia.gov -Requested changes, see
attached.
Rivanna Water and Sewer Authority (RWSA) - Dyon Vega, dvegaPrivanna.org -No objection, see attached.
WWW.ALBEMARLE.ORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
Review Comments for SUB202300012 Preliminary Plat
Project Name: RIVER HEIGHTS - PRELIMINARY
Date Completed: Friday, February 17, 2023 DepartmenuDivisionAgency: Review Status:
Reviewer: John Anderson
CDD Enaineerna Requested Changes
- Grading comments. These can be addressed during WPO plan review.
1. The slope in front of units on lots 6-13 appears to direct storm water runoff toward the structure. To direct storm water runoff
away from the foundation, slope permeable surfaces away from the house at least 0.5 inch per foot for 10 feet. This may
affect the finished floor elevation but can be addressed with the WPO grading plan.
2. Drainage between the two buildings may require an improved channel or may need to be piped. This can be addressed with
the WPO grading plan.
3. Grading of the 6-ft planting strip does not reflect a 2% slope from the back -of -sidewalk to the back -of -curb.
janderson2 2/17/2023 6:01 PM
1. C5
a. Lot 1 vehicles may not reverse from driveway without multi -point maneuvers. Revise design to provide adequate
space to exit driveway of Lot 1 with just a single reverse maneuver, before vehicle can shift to forward direction to exit the
subdivision.
b. Ensure horizontal sight distance at Int. S. Pantops Drive and development entrance is unobstructed to the east, it
appears adjoining parcel improvements (existing wall) may obstruct view to the east.
C. Front porches are shown to be within the horizontal sight distance easement to the west. Remove porches from the
easement so that the sight line is not obstructed.
d. Provide vertical sight distance profile, E-W, at development entrance at S. Pantops Drive.
2. Grading comments (May be addressed during WPO plan review):
a. To direct storm water runoff away from the foundation around each building, slope permeable surfaces away from
the structures at least 0.5 inch per foot for 10 feet [UBC requirement].
b. Drainage between the two buildings may require an improved channel or may need to be piped, depending on the
area draining to this space-
C. Grading of the 6-ft planting strip does not reflect a 2% slope from the back -of -sidewalk to the back -of -curb.
3. Extend guardrail in front of all 3 guest parking spaces and around the end of the drive aisle.
4. The drive aisle is acting as an alley. Alleys must intersect streets at two locations. Dead-end alleys with a turnaround
may be permitted by waiver from the county engineer [Design Standards Manual - Section 7.D.4].
5. Portion of sidewalk beyond South Pantops Drive RW (Lots 12 and 13) is not sole maintenance responsibility of Lot
12, 13 owners. Furnish copy of HOA /CC&R indicating HOA maintenance responsibility, or copy of recorded sidewalk
maintenance agreement that assigns identical responsibility to River Heights HOA.
6. WPO plan approval is required prior to final plat approval. WPO202200020 review comments were sent to Applicant,
2/7/23.
7. Ensure final plat is consistent with WPO202000020, once WPO plan is approved.
8. With final plat, show and label SWM facility easement, SWM access (from S. Pantops Dr.), and public drainage
easement from SWM facility outfalls (i.e., permeable pavers) to existing variable width drainage easement shown on C3.
9. C5: Appears to indicate permeable pavement at each townhouse unit driveway /parking pad. Show /label separate
SWM facility easements at each unit driveway on the final plat if pavers are used to meet state stormwater requirements.
WPO202200020 indicates this is the case.
10. Provide PE -seal (cast -in -place) retaining wall design for Engineering review prior to WPO plan approval since
retaining wall affects grade and additional critical elements of subdivision design.
Page: 1 County of Albemarle Printed On: 03/09/2023
Review Comments for SUB202300012 Preliminary Plat
Project Name: RIVER HEIGHTS - PRELIMINARY
Date Completed: Friday, January 27, 2023 Department/Division/Agency: Review Status:
Reviewer: Margaret Maliszewski CDD ARB No Objection
Page: 1--1 County of Albemarle Printed On: 33/09/20 33
Review Comments for SUB202300012 Preliminary Plat
Project Name. RIVER HEIGHTS - PRELIMINARY
Date Completed: Tuesday, February 28, 2023 Department/Division/Agency: Review Status:
Reviewer Howard Lagomarsino Fire Rescue f Requested Changes
1) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or within a jurisdiction. The Fire Apparatus Access Road shall rovide unobstructed travelway width of
20 ft for buildings 30 ft tall or less and 26 ft. for buildings exceeding 30 tall. measured to eaves or top of parapet, whichever is
greater.
2) No parking -Fire Lane signs markings are necessaary where ever parking can rduce the travelway below the widths in # 1.
3) Fire apparatus access roads shall provide access to all sides of the ground level , within 150 ft of the fire apparatus on the
fire apparatus access road.
4) An approved turn around is necessary for any fire appratus access road exceeding 150 feet in length.
5) The raod behind the structures is necessary to provide the required access to all sides of the ground level found in # 3, so it
is considered a fire appartus access road and exceeds 150 feet, so it requires an approved turn around.
Page. 1 County of Albemarle Printed On: 03/09/2023
Review Comments for SUB202300012 Preliminary Plat
Project Name: RIVER HEIGHTS - PRELIMINARY
Date Completed: Friday, March 03, 2023 Department/DivisiordAgency: Review Status:
Reviewer: Richard Nelson ACSA See Recommendations
I recommend SUB202300012 River Heights Preliminary Subdndsion Plat for approval with the following conditions:
Utility plan approval will be required prior to final plat approval.
Show proposed water meters on utility plan.
Include sewer main profiles with utility plan.
Include retaining wall details.
The ACSA has a dedicated fill hydrant for contractor use. The ACSA will need to evaluate if a relocation of the fill hydrant will
be required.
The ACSA requests an additional 2.5-feet of easement on both sides of the existing sewer easement.
Thanks,
Richard Nelson
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(434)977-4511
Page: 1 County of Albemarle Printed On: 03/09/2023
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
February 15, 2023
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: SUB-2023-00012 — River Heights - Preliminary Plat
Dear Mr. Langille:
(804) 786-2701
Fax: (804) 786,2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use Section has
reviewed the River Heights - Preliminary Plat, dated January 17, 2023 as submitted by Shimp
Engineering and find the following:
1. Approved site plan in compliance with the VDOT Road Design Manual are required prior to
final plat approval.
2. Proposed sidewalk should be either all in or all out of the R/W. Sidewalk maintenance
agreement may be required prior to final approval.
3. Existing fire hydrant and valve appear to be in the proposed sidewalk and is not an acceptable
option.
4. Slope behind proposed sidewalk may require safety railing for acceptance. Please see page
A(1)-82, Road Design Manual, Appendix A(1), Railing Requirements
https://www.virainiadot.org/business/resources/LocDes/RDM/Appenda l.pdf
5. Has the R/W bump -out in the fire hydrant area been investigated for abandonment?
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434) 422-9399
for information pertaining to this process.
If you have further questions, please contact Max Greene at 434-422-9894.
Sincerely,
John C. Wilson, P.E.
Assistant Resident Engineer
Area Land Use
VDOT - Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Review Comments for SUB202300012 Preliminary Plat
Project Name: RIVER HEIGHTS - PRELIMINARY
Date Completed: Wednesday, February 22, 2023 Department/Division/Agency: Review Status:
Reviewer: Victoria Fort
RWSA
RWSA has reviewed the Rarer Heights Preliminary plat dated 1/17/2023 and has no comments.
Thanks,
Dyon Vega
Civil Engineer
Rivanna Water & Sewer Authority
(434)977-2970, Ext.170
695 Moores Creek Lane
Charlottesville, VA22902
www.nvanna.org
No Objection
Page: 1 County of Albemarle
Printed On: 03/09/2023