HomeMy WebLinkAboutSDP200800041 Review Comments Preliminary Site Plan 2009-04-10vIRGIN�
County of Albemarle
Department of Community Development
Memorandum
To: Gerald Gatobu, Principal Planner
From: Mark Graham, Director of Community Development
Date: 10 April 2009
Subject: North Pointe, SDP 2008 - 00041, March 10, 2009 Plan
Gerald,
I've looked over the subject plan and offer the following engineering review comments. I note that
while the plan appears to satisfy the minimum engineering requirements for a preliminary site plan,
there are a number of very significant issues that must be addressed prior to approval of the final site
plan.
With respect to the stormwater management facility shown in the southeast corner of the
proposed development, I note the following:
a. This facility must demonstrate that it can be adequately maintained in the future. This
includes assuring a dump truck can reach this facility and haul spoils away as well as
assuring equipment can reach the spoils. As shown, it appears a truck does not have
reasonable access to this area and the facility may be so steep and deep that other
equipment cannot remove the spoils from the bottom of the facility.
b. Under the proffers, the property has a high threshold for stormwater management.
Prior to starting any design on this facility, the applicant is strongly encouraged to
discuss design concepts with County staff. It is anticipate this requirement will prove
difficult to satisfy and it is in everyone's interest to avoid an iterative plan review
process.
c. Similar to b, the property also has a proffer for a high threshold of erosion and sediment
control protection that will likely prove difficult to satisfy. Staff would prefer to avoid
iterative plan reviews while solutions are developed.
d. Related to c, staff anticipates that the adjoining school site / park will be requested in
the time frame of this development and the proffers require this site to be graded before
given to the County. As such, this stormwater facility is likely to prove necessary for
use with erosion and sediment control associated with that proffered grading. While
there is no requirement this facility provide the necessary sediment control for that
grading, I did not see how it can be otherwise addressed. I also note that if the grading
is not done as specified by the approved proffers, the property of this site plan could be
subject to a zoning violation as a result of that failure. Once again, it appears in
everyone's best interest to work this out before submitting a final plan.
2. I did not note any indication of phasing the project (18- 32.5.6.c.). That said, I remember
specifically discussing this at time of rezoning and noting I did not see how this property
could be developed without phasing. While I cannot speak to how a future phasing plan
might require a revised preliminary site plan, if there is interest in phasing the project to
address the erosion and sediment control requirements, the applicant should discuss
concepts with engineering staff as early as possible. Once again, I caution this is a very
difficult site.
3. With respect to the other stormwater management or erosion and sediment control facilities
required for this plan, the applicant is strongly encouraged to discuss design concepts with
engineering staff prior to starting on plans. It is anticipated it will prove difficult to comply
with the proffer requirements and ordinance requirements. The applicant should not
anticipate any flexibility with respect to encroaching into the floodplain or conservation
areas with these facilities or any grading.
4. With respect to Northwest Passage and North Pointe Boulevard, it is noted the proffers
require Northwest Passage to be completed between U.S. 29 and North Pointe Boulevard,
and for North Pointe Boulevard to be completed between Northwest Passage and Northside
Drive in association with this phase of development. While the preliminary plan has not
shown this improvement, those roads must be approved and bonded for construction prior
to approval of a final site plan for this property. That will include erosion and sediment
control plans as well as stormwater management plans for that construction.
Cc: Bill Fritz, Agent
Amelia McCulley, Zoning Administrator
Glenn Brooks, County Engineer