HomeMy WebLinkAboutZMA201300017 Review Comments Zoning Map Amendment 2013-12-17*-&A
County of Albemarle
Department of Community Development
Memorandum
To: Claudette Grant, Senior Planner
From: Michael Koslow, Senior Civil Engineer
Date: 17 December 2013
Subject: Spring Hill Village (ZMA201300017)
The proposed rezoning of parcel 90 -28 has been reviewed. The following comments are provided for your
review:
1. Please provide more information regarding the proposed underground manufacturered 30,000 cft
Stormtrap Best Management Practice (BMP) proposed. Will need to know if conceptually this
could provide the treatment for Virginia Stormwater Management Permit (VSMP) requirements
for at least 12.99 Ac of contributing watershed area.
2. It appears that the application proposes internal private roads with slopes up to 12 %. County
ordinances require private streets serving 6 or more lots need to follow VDOT standards. The
VDOT Geometric Design Standards for Residential and Mixed Use Subdivision Streets (GS-
SSAR) Table 1 — Curb and Gutter Section (pg. B(1) -7) indicates that for a proposed road with
traffic volume up to 2,000 ADT, 2011 AASHTO Green Book Chapter 5 (Page 5 -12) provides
guidance as to the maximum grade. The Green Book page indicates local residential streets should
be less than 15% (see attached guidance). However, the application proposes a range of uses for
each block. These uses could potentially generate traffic volumes greater than 2,000 ADT. Please
provide an analysis indicating the maximum anticipated traffic volume impacts for the most
intense proposed uses for each proposed private road. Please reference the ITE Trip Generation
Manual and the proposed Code of Development in the analysis.
Recommend a separate structural certification for proposed Stormtrap BMP. Because this is
proposed under a travel way, the potential for structural collapse needs to be investigated prior to
engineering recommendation for approval of this proposed stormwater management (SWM)
treatment system.
4. Recommend application include ranges of proposed uses instead of exact numbers of proposed
dwelling units and commercial square footage. If approved, providing these exact numbers would
become the zoning for this property and the site would be locked into potentially non - viable
construction solutions without revisiting the rezoning process.
5. Recommend dedication of right of way along Avon Street and SR 20 for public maintenance of
sidewalks (or a Code statement which addresses their maintenance) and sidewalk extensions to
adjacent neighboring driveways for pedestrian continuity.
6. Recommend adjusting proposed Block Plan on sheet 3. Please include entire proposed roadway
easement width for proposed private roads or entire proposed public right of way width with
phases for blocks proposed to serve specific lots. For example, please include the entire width of
proposed access easement for Road "A" as part of the area proposed for Block A.
C: \Users\mkoslow\ Documents \CurrentReviews\ZMA201300017 Spring Hill
Village \E1_ZMA_MAK ZMA201300017 _Spring_Hill_Village.doc
Albemarle County Community Development
Engineering Review comments
Page 2 of 2
7. Recommend an overlot grading plan should accompany each proposed site plan due to the existing
steep topography. Engineering policy is that runoff should not cross more than three lots before
being collected into storm sewers.
8. Recommend proposing an active pedestrian crossing system and crosswalk across Avon Street
between proposed Spring Hill Village and existing Avon Park to address pedestrian connectivity
between these planned residential developments.
ALBEMARLE COUNTY CODE
and fourteen (14) feet in height. The subdivider shall demonstrate to the satisfaction of the county engineer
that the street will meet the requirements of this subsection.
2. Streets serving three to five lots. Each private street serving three (3) to five (5)
lots shall satisfy the following: (i) vertical centerline curvature shall meet a minimum design K value of
five (5) for crest curves and fifteen (15) for sag curves; (ii) sight distances shall not be less than one
hundred (100) feet; (iii) turnarounds shall be provided at the end of each street per American Association of
State Highway and Transportation Officials guidelines; (iv) street easements or right -of -way widths shall
be thirty (30) feet minimum; and (v) the radius for horizontal curvature shall be forty (40) feet or greater,
unless otherwise authorized by this chapter. Any standard in this paragraph (2) may be reduced to the
standard for streets serving two (2) lots where a driveway departs from the street and two lots remain to be
served, and a turnaround is provided. In addition, the following shall also apply:
(a) Private streets in the rural areas. For such private streets in the rural
areas: (i) travelway widths shall be fourteen (14) feet minimum, with three (3) feet minimum shoulder
widths, and a minimum of four (4) feet from the edge of the shoulder to the ditch centerline; (ii) the grade
shall not exceed sixteen (16) percent calculated over a distance fifty (50) feet; (iii) if the grade of any
portion of the street exceeds seven (7) percent, the entire street shall be surfaced as required by Virginia
Department of Transportation standards; streets having a grade of seven (7) percent or less may have a
gravel surface; and (iv) the street shall have a rectangular zone superjacent to the street that is clear of all
obstructions, including any structures and vegetation, that is at least fourteen (14) feet in width and fourteen
(14) feet in height.
(b) Private streets in the development areas. For such private streets in the
development areas: (i) an urban cross - section street design shall be provided, with a minimum width of
twenty (20) feet measured from the curb faces or such alternative design, including a street easement or
right -of -way width, deemed adequate by the county engineer to be equivalent to or greater than the
applicable standard in the design standards manual, so as to adequately protect the public health, safety or
welfare; additional widths shall be provided for gutters to control drainage at the discretion of the county
engineer; and (ii) the entire street shall be surfaced as required by Virginia Department of Transportation
standards.
3. Streets serving six lots or more. Each private street serving six (6) or more lots
shall satisfy Virginia Department of Transportation standards, provided:
(a) Private streets in the rural areas. For such private streets in the rural
areas, the commission may approve Virginia Department of Transportation standards for mountainous
terrain if the subdivider demonstrates, for a specific, identifiable reason, the general welfare, as opposed to
the proprietary interests of the subdivider, would be better served by the application of those standards.
(b) Private streets in the development areas. For such private streets in the
development areas, the agent may approve Virginia Department of Transportation standards for
mountainous terrain or an alternative standard deemed adequate by the county engineer to be equivalent to
or greater than the applicable standard in the design standards manual, so as to adequately protect the
public health, safety or welfare.
4. Streets serving family subdivisions. Each private street authorized to serve a
family subdivision under section 14- 232(B)(1) shall satisfy the following: (i) easement or right -of -way
widths shall be ten (10) feet minimum; and (ii) the surveyor shall include the following wording on the
plat: "The existing and/or proposed right -of -way is of adequate width and horizontal and vertical alignment
to accommodate a travelway passable by ordinary passenger vehicles in all but temporary extreme weather
conditions, together with area adequate for maintenance of the travelway, as required by section 14 -412 of
the Albemarle County Code."
B. Private streets serving non - residential, non - agricultural, attached residential, multi -unit
residential and combined residential and non - residential uses. Each private street authorized to serve non-
14 -53
Supp. #22, 1 -10
m
V!
/
6�L�
V
LC/)
r
LU
LU/
LL
Z
m
VJ
LU
cn
LU
Z
J
Z
W
0
N
LU
O
'LL
vI
LZ
r
N
Z
a
LU
0
L/)
LL
W
O
W
0
Z
L_0
F-
L)
W
N�
6L
W
F-
F-
0
MZ
W
U
r
W
J
m
LQ
r
N
ti
N
1 919
pN
O
O
ca
U
U
a m N
U
m fn
W
_
_
°'
>
C� a)
L
O"
7
E
Cn
0)
N
o
C7
Z O v
rn
H 'a
ca
m co
Q .
co()
N
N
C/)
0
-a a)
a
LL
Q
Q2
E
a m
°
d
a)
E
-
CL
> -o
0�
I E
w
L
E o)
E
N
M
o
L C
O
L
?
m
LaQ)
U
W
�
3
U
m
.L..
rn
L
F-
LL
(n
T
N
N
U C
_0
O
N fOn
c0
> Q
O
z
O
a
cn
�
Ch
n
(QQn
cn
Q
Q)
d
O
w
U O
o
_0
Q
O Co
CD -
m
L
a)
U M
0
-O
w
w Co
LL
N
_N
O V
'a
E a)
p
co C
N M
C�
U
>>
°
&
L o
E
Z
Y
�_
p
O
a
a) (6
ch d
a)
ao
LO
a
3 a)
w
O
Q
V
�
O
(n a)
cu
Ca ~
_
to
U (h
LL
O
N
N
Q
Co U)
a)t
M-Q
l0 N
N ....
N a
Z
co
E
v F-
U°
a)
M O
O O O
M U Ln
a) p O
O co
CO @
N N
0)
W
Z
co
(n
m>
d a V
M CO
� C0) L
Z
CD
U
N 7
U 4
co 0)
(moo
M Lo
rn
CD
Q
U
b
[n
(a
°� o
t t o
°? o
(n
U
N
co
0
0
N Co N
N Co CL
a
N O
J
W
N °1
U U 0
U U
U m
O
~
2
a
0^ LL
Y Y
Y (n Y
Y O .cam...
Z
_
L
0 o p7
m '(n
O Co O
O
-0
N
a) m
m
m E CO
m a)
O
m
L
N O
N �
a) U
Z
a) > N
C)
N
O 0
2
Z
o n c o
C7 C7 1
0
C7 m U
C7 T O
J
C/)
Z
_
d v
L
CD
>
(n
m��
0 02
O O
O E
E
>O
V
W
O
~
N
C)
-Fo
CT a) m
C "
H H a
O
O
H a) H
U 2
H O
2 (n
L
a
LL
o
° o
U 7
O
J °
Y N C
L f0
(n fn
Q m
(n N f¢n
o
(Qn -6 CD
CN
3"�
CL
¢
¢ ¢
¢
W
LU
W
.L °
O N
;: (n
- 'N C
1 1
O
QU
U
2�
W
.N_.
>L>
>m~
N N N
N 2
co
Z
LLJ
O
6
a
Q(D
o
Z
Z
r
N
M 4
O h
06 O
J
° (u
E
a
X
f6 N
W >
W
W
Ti
> '
t L
tT LT
C
O iT
�0 O a)L
a) c Y
O
a TT6
a) 'o -O a)
O
d
W
W
Z
O
Z
O
R)
L
U y
N C O
.7 .�
0 0
'O N
(n O a)
N
N
Q
�
O
N
0
L V
O-0
U
U) O
Co 0
U N
O`
Q
a)
m
a)
n a
L L
LL
a)
m a) ao
O
W
4: -
a) Co (o
N c
:S E
C -a
E a)
T N w
N ac
O O
01
�'�
IL)
E y E '�,N
N '6
u) cn >+
O
Q'
� _� _
W❑
O
O
Ln
M
O CO
0 a-
a)
(n
Co
3 0 N-
a) O -0 0
T
co
m M 0 to
p) w
U
...
Z Z
N
M
cad
3
a)
c
L a) CJ
O C
L
to N D. c
W
O a7
O N .0
cD
N -0
.0 E
H
'O `0 V N .�
N N
N
= 3
a fn 0 to
L)
L N
'. 0'
E
c a)
0 a)
'O N b C L
0
N
7
.0
to j y
C) -0
CL) 3 0
O
w
> Q
(/)'a
la) a O
a)< Co d)
U C >'
N or co Co 0
C O N
-a Co to
� a)
_0 O 'a L O
C6 a) O .0
Z
° U
to C
-�
'Co C 5 N C �
a) c0
tp > ".' (6 U
W d
0 LU
Ch
0)) mH
C) m
rn
��
� °O�0
� o
� - -'a)
i/) W
W a.
Z fn W
N
o
M
E +'' O
L to
0=
O
cv c N .�
_rn
O a to
7? -O �n N
g
Ll
O >
E
V
U cl) O L C
N L s=
'a �-2 0-0
+L.
> N m
L��
(D
L 5
.3
I m
3
o-0 U) 3 cD
aa)� m
o cc
EL m
a (n 3
o a'2 �a
ac aco °
0
p
3 �-2
m
o n
y cu ��
`p
�'C a) o a
C
W
p
°o
p
°�
�0 0
T
m
N U)
c T 0 0
NV
O N L T
�Ug
VLL�~
N
O
w
o coo
a
aa))�
E
�YY >a�
CD oo3 °o a)
L'
��inm�
0ca a
Q
J Q
0
C6 o>
? c
� 0
a �
E ��
�
O
0
N a c
o
O
aaIn
�-
(6
(D
d
o
w •N)
O O
OU'a
0 B L 3
L (n _0) .�
U 7
C
3> a) Z' p c
O a) N
O CD a)
N
o O~
O O a
d
N
Z LL
H'0 0'O
LL >
J ai.�> en a!=
En
Q ai >,E
N
ti
N
1 919
1
y
Z �
L
71 g 2
0
t g v ; .p