HomeMy WebLinkAboutWPO200900043 Review Comments Mitigation Plan 2009-08-28COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
Project:
Profit Ridge Lot 3; WPO- 2009 -00043
Plan preparer:
Brian Smith, PE
Owner or rep.:
John Kerber
Plan received date:
10 August 2009
Date of comments:
28 August 2009
Reviewer:
Phil Custer
Stream Determination
On the morning of Friday August 21", I visited the site to review the applicant's request to reduce the
stream buffer on Lot 3 based on a field determination that located the start of the stream near the boundary
line with Lot 4. The temperature was in the upper 80's with high humidity. The last recorded rainfall by
the weather station at the airport was 0.25" on Wednesday August 19th.
I began the site inspection from the western property line and walked to the east in the valley. A short
distance down from the western property line I came across a ravine with steep banks that was
approximately 8 -10ft deep. Once in the ravine, looking back uphill I found what appeared to be the
headcut of the channel (photo A). Approximately 20ft downstream of this eroded bank I discovered a
weak flow of water that ran for close to 60ft before infiltrating back into the ground (photos C and D).
From the point of infiltration to the property line with Lot 4 an eroded channel devoid of water
approximately lft deep was encountered (photo D). Considering the upstream conditions, it is reasonable
to anticipate that this channel will run with a live flow at other times of the year.
Therefore, it is my opinion that the intermittent stream begins in close proximity to the point depicted in
the County's GIS system. It is difficult to locate the exact starting point of the stream graphically because
the deep ravine does not appear to be clearly represented in the county 4ft contours. For the purposes of
the building plan for Lot 3 any possible reduction of the buffer would not affect the development
possibilities.
Comments regarding the Critical Resource Plan
The disturbance as shown through the stream buffer and over critical slopes is acceptable to county
engineering as long as the first 50ft of stream buffer is not disturbed (with the exception of the driveway as
it crosses over the low point of the lot). The mitigation required to disturb the buffer as proposed will be
the replanting of any slope downhill of the driveway with landscape found in the CBLAD manual and
reconstructing the headcut so that it no longer erodes. This may entail grading a slope into the headcut and
providing armoring down to the bottom of the channel.
It should be noted that a grading permit can only be given for this site with either an approved building
permit with an approved CRP or an approved erosion and sediment control plan absent of a building
permit. If the applicant still intends to prepare the lot for a building without a building permit, a full ESC
plan must be submitted. In either plan, the area to be planted must be determined so that the landscaping
Albemarle County Community Development
Engineering Review Comments
Page 2 of 4
can be bonded before a grading permit is given. Even if the CRP plan is chosen by the applicant, an
exhibit showing the grading of the driveway to the house site should be provided with a planting plan for
the downhill fill slopes.
Exhibits
Lot 3
Albemarle County Community Development
Engineering Review Comments
Page 3 of 4
Photo B: Looking downstream from inside the ravine
Albemarle County Community Development
Engineering Review Comments
Page 4 of 4
Photo D: Looking upstream from 20ft within Lot 4