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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
Project:
Wintergreen Farm, Preliminary Subdivision Plat
Plan preparer:
Scott Collins; Collins Engineering [200 Garrett St., Suite K, Charlottesville, VA
22902, scott(q�collins -en ing eering com]
Owner or rep.:
Alan Taylor, Riverbend Development [455 2nd Street, Charlottesville, VA 22902 —
alan(&riverbenddev. com]
Plan received date:
14 July 2014
(Rev. 1)
25 September 2014
Date of comments:
19 August 2014
(Rev. 1)
22 October 2014
Reviewer:
John Anderson
Plan Coordinator: Rachel Falkenstein
Preliminary Plat (SUB201400111)
(A plat is a record of property division or reservation. Code Chapter 14)
Sheet 1 of 6
1. Furnish vicinity map at max. Scale 1" = 2,000' [AC Code § 14- 302.A.2.] (Rev. 1) Comment addressed.
2. Building Sites Note: Refers to Parcels 1 -87. Please confirm design includes Lots 86 and 87. (Rev. 1)
Comment addressed.
3. Stream Buffers/Floodplain Note: "100 -year floodplain limits exist on the subject parcel, per FEMA Map
numbers 51003CO229D & 51003CO245D." Delineate limits of 100 -yr floodplain wherever floodplain
exists (sheets 1, 3, 4,5; §14- 302.B.9) —Also: §18- 30.3.1, 18- 30.3.11, 18- 30.3.12, 18- 30.3.14, 18- 30.3.15.
(Rev. 1) Comment addressed.
4. Critical Slopes Note: Plan should identify critical slopes, managed slopes, and preserved slopes. Avoid
mixed descriptors: Managed Critical Slopes or Natural /Preservation Area Slopes not defined by ordinance.
[§18-30.7.3; 18 -4.2] (Rev. 1) Comment addressed.
5. Vacate paved portions of cul -de- sac /curb, existing Hatcher Ct.; replace with typical street section if Hatcher
Court is extended. (Rev. 1) Comment addressed.
6. 20' Paved entrance & shared driveway is also labeled 20' Paved emergency access with bollards at the
entrance. Driveways with bollards do not meet requirements listed at § 188- 4.6.6.b. since bollards prevent
"safe and reasonable access." Lots 51 and 52 face Bleeker Street, natural point of access. "Each lot shall
have reasonable access from only one street ". [§ 14- 404.A.] Eliminate shared driveway. (Rev. 1)
Comment addressed.
7. Show entire exterior boundary of TM Parcel 07600- 00 -00- 049130. (Rev. 1) Comment addressed. As
follow -up, exterior property boundaries are drawn/shown differently (initial plat errors ?). Please explain
unusually high number of boundary discrepancies between initial and this preliminary plat.
8. PE or LS signature required, all sheets. (Rev. 1) Comment addressed.
Sheet 2 of 6
9. Re£ § 14- 302.A.5 — Attach label "dedicated to public use" to public easements, as needed. (Rev. 1)
Engineering Review Comments
Page 2 of 3
Comment addressed.
10. Delineate stream buffer impacts due to: utility installation/easements, storm drain installation/easements,
and construction access, including temp stream crossing required to construct SWM Facility #3. (Rev. 1)
Comment partially addressed; ref underlined text.
11. Note § 18- 32.5.7 states that if the development is located wholly or partially within the flood hazard overlay
district, that ... all public utilities and facilities, such as sewer, gas, electrical and water systems will be
located and constructed to minimize or eliminate flood damage." Revise 8" SDR 35 PVC sanitary sewer to
avoid flood hazard overlay district; examine alternate locations. (Rev. 1) Comment addressed.
12. Furnish additional existing/proposed contour labels. (Rev. 1) Comment partially addressed; please double
number of contour labels. Add labels W of Hallam St and around Bleeker St.
Sheet 3 of 6
13. § 14- 420.A. — "Each utility shall be located, to the extent practicable, in a manner that conforms to the
natural topography, minimizes the disturbance of steep slopes and natural drainage areas..." Locate
sanitary lines outside preserved steep slope overlay district. (Rev. 1) Comment addressed.
14. Furnish additional existing/proposed contour labels. (Rev. 1) Comment partially addressed; please double
the number of contour labels. Add labels S -E -W of Galena St, N of Pfister Ave, and W of Cooper Ct.
15. Label proposed SWM Facility #1. (Rev. 1) Comment addressed.
Sheet 4 of 6
16. Delineate stream buffer impacts due to: utility installation/easements, storm drain installation/easements,
and construction access, including temp stream crossing required to construct SWM Facility #3. (Rev. 1)
Comment partially addressed; ref underlined text.
17. Show post - construction preserved steep slope final grade necessary to provide maintenance /access, if
sanitary sewer not relocated (see item #11). (Rev. 1) Comment addressed.
18. Label each proposed SWM facility — 1, 2, and 3. (Rev. 1) Comment addressed.
Sheet 5 of 6
19. Furnish additional existing/proposed contour labels. (Rev. 1) Comment partially addressed; please double
the number of contour labels. Add labels E of Pfister Ave, around Maroon Creek Ct, and increase pitch of
labels (so readable).
20. Delete Short Version BMP Computations .xls. Water quality criteria found at 9VAC25- 870- 63.A.1. apply
(Part II -B applies), rather than 9VAC25- 870 -96 (Part II -C). (Rev. 1) Comment addressed.
21. Revise SWM concept. (Rev. 1) Comment addressed, but as follow -up, VaRRM spreadsheet shows total
capture of impervious and turf areas within drainages A, B, and C. This is not possible. Areas E of Bleeker
St drain east (uncollected —see #26 below). With final plat, please correct- revise spreadsheet values. It is
essential to base SWM concept on accurate design parameters.
22. Revise Stormwater Management Narrative, consistent with items #19/20, above. (Rev. 1) Comment
addressed.
23. Furnish concept stream buffer Mitigation plan. (Rev. 1) Comment addressed. As follow -up, furnish
Mitigation Plant schedule. Also, note effect of increased stream buffer impact due to SWM Facility `C'
access.
24. Show location and grading required for SWM facility access, SWM facilities 1, 2, and 3. [14- 302.A.12.]
(Rev. 1) Comment not addressed.
25. Show proposed preserved steep slope grading required for utility installation. Estimate area of impact.
(Rev. 1) Comment addressed.
26. Check drainage divides which in places run with (not perpendicular to) contours, or otherwise deviate from
natural drainage divides. (Rev. 1) Comment partially addressed. As follow -up, note that DA `C' should
be subdivided —it is not a single drainage. Also, runoff E of Ridgetop Dr will not reach SWM Facility B.
Areas S of Hallam St/Maroon Creek Ct will not reach SWM Facility C. Urge caution with final plat.
27. Use hatching to show stream buffer impacts due to utility line installation or access required to build or
Engineering Review Comments
Page 3 of 3
maintain proposed SWM facilities. (Rev. 1) Comment addressed.
28. Eliminate tree preservation areas within stream buffers. These areas are preserved by ordinance, ineligible
for planning credit. (Rev. 1) Comment addressed.
New:
1. Label streets, sheet 5.
2. Note, sheet 1, N end Hallam Street: "R/W extended to P/L for possible future connections." R/W alone
does not meet requirement for internal road coordination and extension —§ 18- 32.7.2.2.d./e. Hallam St
should be built to the property line. Existing Redfields Rd lies 35'(f) beyond P/L at this point.
Sheet 6 of 6
29. Revise typical street section; 54' RW lies 1' beyond edge of sidewalk. (Rev. 1) Comment addressed.
With Final Plat (Rev. 1) Reserved comments (final plat)
1. Furnish stormwater management removal rate computations and project drainage area maps "to support
conceptual stormwater management plans" (§ 14 -305). Use VDEQ New Development Runoff Reduction
spreadsheet —ref. 9VAC25- 870 - 63/92: http: / /lis.vir ig nia.gov /c ig bin/legp604.exe ?000 +reg +9VAC25 -870-
63; link to.xls:
http: / /www.deq.vir ig nia ovg /Procrams/ Water/ StormwaterManagement/ VSMPPermits /ConstructionGeneral
Permit.aspx. Stormwater Management Narrative, sheet 5, may underestimate water quality criteria. For
example, using New Development spreadsheet and treating entire development as a single drainage area, if
assume: 50% B soil, 50% C soil [C /D soils predominate]; 2 Ac. turf and 5.30 Ac. impervious area (All
roads /sidewalks, 5.61 Ac., less 0.32 Ac. Bleeker St. not collected) routed to a bioretention #2 SWM facility
(Spec #9) with total treatment volume = 69,163 cf, then Spec #9 bioretention provides 11.18 lb /yr
phosphorus reduction, with 1.41 lb /yr remaining reduction required. Note, sheet 5, references minimal
impacts.
2. Furnish soil type /soil boundary information needed to evaluate runoff reductions spreadsheet.
3. Revise drainage divides to reflect proposed grades on final plat, sheet 5.
4. § 14- 308.A. /B. /C. /D. — Incorporate plan design guidance relating to floodplains.
5. § 14 -303.L —With final plat, furnish location and dimensions of each public utility, drainage, and sight
distance easement outside of a street right -of -way.
6. § 14- 303.E. — Furnish dimension information and standards on all streets and easements.
7. Show inlets and pipes; furnish computations and plan/profile for roadway improvements, Sunset Ave. Ext.
8. § 144 -303.K —With final plat, vacate /abandon portion of existing Hatcher Ct. (cul -de -sac) that lies outside
typical street section, 54' public road RW. Also: 18- 32.7.2.2.a.— Minimum design, public streets.
9. Inlet spread/capacity computations may indicate need for additional inlets: Cooper Ave, for example (500',
including 10% grade, without inlets); at intersection Hallam St /Cooper Ave, at intersection of Hallam
St. /Maroon Creek Rd (sag location), and Bleeker St. (no inlets).
10. Final plat approval requires roads and all necessary infrastructure (ACSA sewer, trails, swm) be built or
bonded.
11. Final plat approval requires Approved VSMP: SWPPP: ESC /SWM /PPP plan (including DEQ permits
issuance).
12. Final plat approval requires Approved stream buffer Mitigation plan.
13. Final plat approval requires recorded Stormwater Management Maintenance Agreements.
Sincerely,
John Anderson
ACCD — 434.296 -5832 ext 3069
SUB2014001 I I- witnergreen farm -ppt- 102214 -revl