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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: Timberwood Square — Road/Final Site Plan
Plan preparer: Mike Myers, Dominion Engineering [172 S. Pantops Drive, Charlottesville, VA
22911, mmyers &dominioneng com]
Owner or rep.: Highlife Townhomes, Inc, 307 West Rio Rd, Charlottesville, VA 22901
Plan received date: 23 Apr 2015 —ROAD PLAN
5 May 2015 —SITE PLAN
Date of comments: 31 May 2015 (Road/Site)
Review Coordinator: Ellie Ray
Reviewer: John Anderson
R o a d P l a n s (SUB201500077)
Principal means of access to townhomes on Landon Lane, a proposed private street, does not conform to
the "standards of the county as set forth in section 14 -412, throughout the street's length, including any
distance between the boundary of the subdivision and any existing public street" ( Timberwood Blvd). —
Ref. Sec. 14- 410.F.
Rather, design proposes access to Landon Lane townhomes via existing entrance to Medical and
Professional Offices located at 1800 Timberwood Boulevard, a small office park. Design may be revised
to meet standards in section 14 -412 for proposed Lois Lane, but a parking lot is unworkable as proposed
connecting section of a private street linking townhomes on Landon Lane, and Timberwood Blvd. This
parking area (sheet R5) has a 24' wide aisle with perpendicular spaces for patients visiting University of
Virginia Health System, Forest Lakes Health Center, or DaVita North Dialysis center. 4 -May site visit
photos help make the point, and are available.
Design does not meet subdivision ordinance private street standards. Landon Lane, a proposed private
street, does not work if sole access to this street is through a parking lot. Recommend extend existing
access via Lois Lane to serve all townhomes, or, alternatively, provide access from Worth Crossing. Note
21 -May Planning comment letter: "It appears that lot lines are shown on the plan, but no subdivision
application was submitted" (comment #2); and "This site plan cannot be approved until ACSA and
Engineering complete their reviews and grant their approval" ( #38). Engineering withholds approval of
proposed design.
The parking lot serving medical offices at 1800 Timberwood Blvd does not meet private street standards,
which, in this case, are identical with VDOT standards for public streets serving six or more lots:
a. Limited sight distance for vehicles reversing from parking spaces at north and south end of
parking lot. Routine conflicts between commercial parking and through - street traffic is likely.
b. This is a parking lot without sidewalk for ten spaces on the east side. Patients to either medical
facility using these spaces are forced to cross the parking aisle (which would become a street to
townhomes) at various points. Pedestrian conflict is inevitable. Design should eliminate conflict.
Engineering Review Comments
Page 2 of 4
c. Anticipate townhome through - traffic speeds of 15mph, minimum. Min. sight distance: l5mph
traffic = 170 -ft; 20mph = 225 -ft; 25mph = 280 -ft. County -wide typical private road minimum speed
limit is 25mph. Design for minimum safe sight distance. Show sight distance lines on plans.
d. Minimum horizontal curve centerline radius: 200'; Provide minimum horizontal curve R.
2. Note: Comment #1, if accepted by Planning, requires redesign. Many comments will be irrelevant if
Applicant accepts that Landon Lane cannot be constructed to meet 14 -410, -412, VDOT, ACDSM
standards as designed. If Applicant/Planning accept need for redesign, many comments will be irrelevant,
but all other comments are relevant if Planning deems comment #1 is not applicable by virtue of prior
(preliminary) site plan approval. Engineering defers, but strongly recommends disapproving proposed
Landon Lane design. [Also: 18-32.7.2. La.; 32.7.2.2.a.]
3. Engineering notes, for the record, that proposed design to use an existing medical office parking lot to
transition to a private street serving multiple residential townhome units is misguided. Conservative
estimate for 24 residential units yields 240 vehicle trips per day. It may be less if townhome ADT < single
family detached ADT, but effect is the same: traffic through an out - patient medical facility parking lot will
escalate dramatically.
4. E -911 addressing — Clarify which private /public street Landon Lane (proposed) intersects.
5. Provide sidewalk in front of 10 parking spaces on east side of existing medical office parking lot so
medical office patients /pedestrians are not forced to cross a street at random locations.
6. Provide pedestrian crosswalk from end of new sidewalk (comment #5) to DaVita Dialysis main entrance.
7. Provide traffic control signs at stop locations (intersections).
8. Provide pedestrian crossing, speed limit, no parking, slow (etc) traffic control signs as needed, at
appropriate locations.
9. Title sheet, sheet index —Use RP sheet designation.
10. RP2 — Provide Approved WPO number for SWM- Facility, Arbor Lake. —see SP 14, SP 15, site plan.
11. RP2 — Provide date of Dominion boundary survey; (Approx.) date of RGA topographic survey.
12. RP2 — Provide brief Narrative for Approved (or proposed conceptual) stormwater management.
13. Road plan approval requires VESCP plan application review and approval.
14. Road plan approval requires an approved VSMP plan, unless an approved unexpired WPO covers proposed
development.
15. RP2 — Please include note about the critical slope and undisturbed buffer waivers granted during the
preliminary site plan review (SDP201100042).
16. RP3 — Provide narrative description that details ESC measures required during construction once portion of
storm sewer to be removed (outfall from Ex. DI 4) is removed.
17. RP3 —Show portion of existing storm line to be removed between EX2A and EX2 to allow installation of
new DI -11.
18. RP4, RP5, RP6 — Revise Private Access label to read Private RW.
19. Provide 30' RW, minimum: Landon Lane, Lois Lane.
20. RP5, RP6 — Provide roadway centerline stationing, horizontal curve data, PC /PT, etc. Additional comments
may reflect horizontal roadway data.
Engineering Review Comments
Page 3 of 4
21. RP5, RP6 — Revise proposed private drainage easement widths between Str. 6A -6, and Str. 3 -2: 20'
easement width is insufficient given storm pipe burial depth —ref. ACDSM 6.A.3.b., image, p. 14.
22. RP5, RP6 — Increase curb radii to 3' minimum.
23. RP5, RP6 —Label 5' paved trail Class B or Class A. (ACDSM, 7.H, Trail standards /table, p. 19 -20.)
24. RP5, RP6 —VDOT minimum horizontal radius =200'. Revise Landon Lane, Lois Lane.
25. RP5, RP6 — Turnarounds do not meet ACDSM turnaround specification; T -type turnarounds and branch
type turnarounds have been discontinued, as ineffective. (ACDSM, 7.F., Private Street Standards table,
footnote #2)
26. R5, R6 — Dimension HC parking space striping.
27. RP5, Existing parking lot —ref. 21 -May site plan (Planning Div.) comment #50: "Some of the parking in the
existing lot looks to be too short..." Area east of 12 existing parking spaces adjacent to proposed 5'
sidewalk requires a 2' strip. Spaces are 16' deep. 2' buffer is required with proposed 5' sidewalk width.
(ACDSM 7.C.6, image, p. 16)
28. RP5, N parking lot — Provide additional area between last parking space, NW corner of lot, and brick
dumpster enclosure. Vehicles reversing from this space may collide with structure. Last space, NE corner
of lot, appears to have sufficient area for reverse maneuver without striking enclosure.
29. RP5 — Similar to #28, provide additional area for vehicles reversing from easternmost parking space in front
of Lot 32 to maneuver without striking curb.
30. RP5 — Eliminate 2 parking spaces in triangular common area. Perpendicular parking disallowed on private
streets. Also, these spaces do not obtain minimum required sight distance: 18- 4.12.15.d. "[sight distance]
shall not be less than one hundred (100) feet."
31. RP5 — Provide sight distance lines, plan view, all internal intersections: at Lois Lane and parking lot
entrances, at Landon Lane and parking lot entrances, for example.
32. RP6 —Sight distance appears problematic for cars reversing from parking spaces between Lot 10 and Lot
11. Show sight lines for vehicles exiting these parking spaces.
33. RP7, RP8 —Shade and show steep slopes (preserved /managed). Use (County GIS) steep slopes overlay
district as source of steep slopes overlay data.
34. RP8, RP11 — Provide DI at sag (LP) Sta. 12 +72.5, Landon Lane, plan/profile.
35. RP 10 — Present storm drain data using VDOT LD -229; include to /from columns, consistent with LD -229.
36. RP 10 /LD -229: revise capacity full column values. All values are 0.00, except Line No. 1 and 2.
37. RP5, RP6 —Label storm lines, 1 -13, in plan views.
38. Note: RP 10- LD -229, Additional comments possible once storm drain calculations revised /complete.
39. RP 10 — Revise storm sewer profile, structure 1 -Ex4 to clarify structure 1 and 2 invert IN /OUT data, which
is confusing. Additional comments possible.
40. RP 10 — Revise storm sewer profile structure 11 -Ex2A to include Ex2 — Ex2A; include structure 11.
41. RP 10 — Provide Nyoplast yard drain rim Elev., revise proposed grading, and/or increase number of inlets to
prevent nuisance ponding in lawn areas; see, for example, 7.44' spread, inlet ID 10.
Engineering Review Comments
Page 4 of 4
42. RP10 — Provide sample calculation for Nyoplast yard drain spread. It is unclear how spread values for yard
inlets was calculated.
43. RP 11 — Provide pavement design per VDOT pavement design guidelines to support typical street sections:
ADT, DR, Dp.
44. RP 11 — Revise caption, typical section, to read Lois Lane and Landon Lane, not road A and road B.
45. RP 13 — Provide Nyoplast yard drain typical detail.
Final Site Plan (SDP201500023)
1. Ref. SUB201500077 road plan review comments, 1 -45, above. Many apply to Final Site Plan. Revise FSP
as appropriate. Note especially comments 1, 2, 3.
2. WPONSMP approval is required prior to Final Site Plan approval. Applicant response to this comment
should include reference to which technical criteria applies, Part IIB, or Part IIC. Albemarle County WPO
review will reference Part IIB water quality criteria, absent evidence project is grandfathered under
9VAC25- 870 -48.
3. SP3 — Contours downslope of outfall pipe from drop inlet, Ex4, appear to indicate grading for a sediment
basin, or trap, and spillway feature before runoff reaches Arbor Lake. Clarify whether this area is a
sediment control measure or SWM facility for 1800 Timberwood Blvd medical offices. Provide WPO
number.
4. Note: SP 14, SP 15, while helpful, provide insufficient detail from a VSMP compliance perspective. If
Arbor Lake is proposed stormwater management for Timberwood Square subdivision, submit WPONSMP
Application. Also, see #2, 3, above.
5. Final Site Plan approval requires VSMP plan approval.
Please call if any questions. Thank you.
434.296 -5832 -0069
File: SDP201500023, SUB201500077_Timberwood Square_053115