HomeMy WebLinkAboutSUB201500133 Review Comments Final Plat 2015-08-27 (2)�•
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
August 27, 2015
Scott Collins, PE
Collins Engineering
200 Garrett Street, Suite K
Charlottesville, VA 22902
RE: SUB 2015000133 Briarwood— Final Plat
Mr. Collins:
The following comments are generated from the Preliminary Subdivision plat Conditions of Approval
letter dated June 8, 2015.
1. [Comment] A plat meeting all the requirements for final subdivision plats per the subdivision
ordinance. Rev 1. Comment still relevant.
2. [Comment] Was the existing right of way, Sunset Drive, truly approved and dedicated to public
use between lot 43 and Lot 37? The last plat that was approved on this roadway only dedicated
the right of way up to Lot 43, where it ended with a temporary turn around. Thus this would make
the right of way beyond Lot 43 proposed rather than existing. If this is the case, assure it is
revised appropriately. Rev 1. Comment addressed Also, a road plan for this section of road will
need to be submitted, reviewed, approved, and built or bonded prior to final subdivision plat
approval, if such has not already been completed for this section of road. Rev 1. Comment
addressed. The road plan for this section has previously been approved. Also, on the final plat
the temporary turn around shall be abandoned. Rev 1. Comment addressed.
[Application plan, Proffer 4] On the plat it is not clear what is taking place with the remainder
of the land in Phase 5, specifically the area beyond the 0.37 acres of open space depicted? Rev 1.
Comment addressed. Dedication of the Phase 5 open space is required with this plat. When the
final is submitted assure you track the amount of open space which is within the 100 year
floodplain and the amount of land which is critical or preserved slopes to assure that the site is
still within the required open space pursuant to Chapter 18 Section 4.7(c)3.
Rev 1. Comment partially addressed by dedicating 1.699 acres of open space in phase 5;
however, the plat fails to label/ designate who the open space is dedicated to. On the plat
provide a note which stated: "Open space dedicated to and maintained by the Homeowners
Association. " Also, on the plat assure you depict and track (in the chart) the amount of
open space which is within the 100 year floodplain and the amount of land which is critical
or preserved slopes to document that the site is still within the required open space
pursuant to Chapter 18 Section 4.7(c)3. Revise appropriately.
4. [Application plan, Proffer 4] The application plan lists the Phase 5 open space area mentioned
above as "Passive Recreational Area consisting of walking /jogging trails ". On the plat assure it
is also labeled as such. Rev 1. There seems to be a typographical error on sheet 5 with regard
to the note. Assure it reads "Phase S Open Space is proffered..." rather than "Lot S Open
Space is proffered..." Revise.
5. [Proffer #4] "... the dedication of open space with the approval of phase 4 and 5 for passive
recreational area which shall include the construction of walking /jogging trails... "
Rev 1. Per a recent Zoning Determination of Proffer 4, bonding of the trails is not
permitted; rather, the trails are required to be built prior to final plat approval per Proffer
4. While the final plat depicts the location of the trail, it does not provide an exhibit which
would be used assure the trail can be built. Provide a trail plan exhibit which can be used to
approve the design of the trails, to contain: topography (elevation contours 50' on either
side of the trail) and a plan view of the trail. Also assure the design standards for a Class B
— type primitive trail are utilized (see below). Once the trail plan has been approved by
County Engineering and Planning, please construct the trails, after which the applicant can
request an inspection of the trails. The above improvements shall be completed prior to
final plat approval.
H. Trail Standards:
Min. surface Min. Design Other design
Class B conswerations
t}�pe Earth, mulch, enough to 20% maximum
i
1 rimitive or stone dust
mark th "e
grade (this is a
Trail breaks to
na
Sl- a,S,c.R _tvna cr.,,,o a.....
location
�, ,.
minimum impact
nature trail)
_ _ __.
prevent erosion, with
foot bridges over
ma'or obstacles .
Notably, the expired WP02010 -45 Briarwood Phase 5 & 6 depicts trails; however, the trail
location does not match that depicted on the final plat. Being the applicant has to do
additional WPO work and have it approved prior to final plat approval, it is advisable that
the applicant provide the above mentioned trail design information & location on the
revised WPO plan for Engineering & Planning review. The location of the trail should match
the final plat and any design documents provided.
Also, the application plan appears to depict access to the recreational areas mentioned above
being in the location of Lot 31. If Lot 31 is to remain as a lot for sale, it is not clear where the
access to the open space areas is coming from. Please provide access to the open space areas from
the public road as required by the application plan.
Rev 1. The portion of the Walking Jogging Trail which is not located in dedicated open
space is required to be located in a 10' wide easement per the design standards manual.
Thus on the final plat, please place said easement over the portions depicted in phase 4, as
that phase is not currently dedicating open space on this plat.
2
6. [14 -317] Instrument evidencing maintenance of certain improvements. Documents relevant to
dedication and/or maintenance of open space must be provided for review to the County Attorney
in order for final subdivision plat approval. Please submit a draft of this document to me and I
will review it and forward it to the County Attorney for his review/ approval. Rev. County
Attorney has reviewed and approved the legal doe in question.
7. [Application plan, note #5] "The developer shall provide one interparcel connection to the
Camelot subdivision. The said connection shall be provided at Point A or B as shown and will be
determined with final engineering design. The connection shall be approved and bonded prior to
the issuance of any building permits for homes in phase 4. "
This plat proposes to divide /plat 2 lots in Phase 4 (Lots 34 & 35), as such the connection at either
point A or B shall be approved and bonded prior to the issuance of any building permit for homes
in Phase 4. Currently neither of the connections has been applied for, approved or bonded. If the
developer chooses to move forward with the division of the lots in Phase 4, a note shall be
provided on the final plat that provides notice that the issuance of the building permits for these
lots shall be withheld till one of the two connection (A or B) is approved and bonded.
Rev 1. The final plat was revised to omit any platting of phase 4. Comment no longer
relevant for the plat under review.
8. [Proffer 1] The maximum dwelling units permitted in Briarwood is 661. Proffer 9 provides a
table for the proposed lot mix. A table providing the existing and proposed dwelling units by
section must be provided on the final plat and updated with each submittal.
Rev 1. Comment addressed.
9. [14- 302(B)8] Yards. The setbacks for the project are front= 20', side= 6', rear 5', and building
separation= 12'. On sheet 1 under setbacks assure the "12' building separation" is noted. Also
provide a note which states `No minimum lot area is specified". Revise appropriately.
Rev 1. Sheet 2 of the final plat lists, and sheet 3 & 4 depicts, the rear setbacks based on lot
location and preserved slopes, presumably to assure the builder does not disturb the
preserved slopes at the rear of the lots; however, the setbacks are dictated by the Zoning of
the property. Per discussions with Zoning, revise the rear setbacks to only provide the 5'.
On the plat for Lots 26 — 29 depict the building site on these lots, additionally provide hatch
markings which signify the preserved slopes that are not to be disturbed, and label this area
as "area not to be disturbed ". The above should cover these lots from the builders
disturbing these areas. Revise appropriately.
10. [14- 302(A)4 &5] Easements. On the plat provide deed book and page references for all existing
easements. Rev 1. Comment addressed.
11. [14- 302(A)8] Proposed lots. On the plat provide the dimensions for each lot.
Rev 1. Comment addressed.
12. [14- 302(B)5] Zoning. There is a typographical error under general notes, Zoning, the plat reads
"AMA 2004 - 00014; however, it should truly be ZMA2004- 00014. Revise appropriately.
Rev 1. Comment addressed.
13. [14 -400; 18 -19.6, Proffer #1 & 91 On the plat the Open space Tabulations Chart appears to have
an error in it, specifically it seems to be missing 5 lots which were platted in Phase 5 on 0.653
acres of land which was applied for under SUB2013 -112 and approved by the County on
September 20, 2013. Notably there was no open space provided on that plat. Regardless, the chart
should be revised to account for this acreage and lot counts. Revise appropriately.
Rev 1. Comment addressed.
14. 114 -400; 18 -19.6, Proffer #1 & 91 Also, the above mentioned chart appears to have another error
in it with regard to the current plat under review, specifically the last line which lists "PH 5, PH
6" total area platted 2.58 acres, with a total of 20 lots. Rather it appears this section should take
into account the 2 lots being platted in Phase 4 on this plat. Also, assure that the total lot counts
for this plat is accurate, currently this same section of the chart lists 20; however, it is truly 16.
Revise appropriately. Rev 1. The final plat was revised to omit any platting of phase 4.
Comment no longer relevant for the plat under review.
15. [Comment] Under general notes, Phasing, all lots listed appear to be in error.
For example: the plat currently lists "Phase 4 — Lots 7 -8 (2 lots total) "; however, it appears to
truly be "Phase 4 plats Lots 34 and 35 (2 lots total). " Rev 1. The final plat was revised to omit
any platting of phase 4. Comment no longer relevant for the plat under review.
16. [14 -303F] Identification of sections, blocks, and lots. On the final plat provide a current phasing
plan; it is important to identify overall street layout and how the plan fits into the existing street
network. Please label applicable phases. Rev 1. Comment addressed.
New Comments
17. [Comment] On sheets 3 and 4 of the final plat the match lines on the respective pages incorrectly
reference the pages they are located on. For example: Sheet 3, for Lot 30 and Lot 41, "See sheet 3
of 5 ". And on sheet 4, for Lot 31 and Lot 40, "See sheet 4 of 5 ". Revise appropriately.
18. [14- 303(G)] Sheet 5 lists the open space as "Hereby Dedicated"; however, the plat does not
specify who this land is dedicated to, or who shall maintain it. On the cover sheet assure the
following note is provided: "Open space dedicated to and maintained by the Homeowner's
Association". Revise appropriately.
19. [Comment] On sheet 5 the plat lists "100 year flood plain "; however, it's limits are not shown.
Revise to show these limits.
20. [Comment] The cover sheet provides a note which reads: "The existing and/or proposed right -of-
way is of adequate..." please remove this note as the portion of road being dedicated is public not
private. Revise appropriately.
21. [14- 303(A)] Statement of consent to division. Changes to the State Code and to the County of
Albemarle Subdivision Ordinance require changes to the consent to division statement. Please
revise the statement to read: "The platting or dedication of the following described land [insert
correct description of the land subdivided] is with free consent and in accordance with the desire
of the undersigned owners, proprietors and trustees, if any. " Revise.
If the applicant would like to continue utilizing the previous ordinance language: `Any reference
to future potential development is to be deemed as theoretical. All statements affixed to this plat
are true and correct to the best of my knowledge. " Please utilize it as a separate note on the plat.
Revise.
22. [Comment] County Planning shall not approve the final plat until approvals are received from
Engineering, VDOT, and ACSA. Please work with the various reviewers to assure all their
requirements are addressed.
23. [14- 302(B)(1)] General Information. When the plat is revised, please provide the date of the last
revision on the plat.
4
VDOT— Troy Austin
- Comments attached dated August 17`''
Engineering Comments — John Anderson
- Comments attached dated August 27`''
ACSA — Alex Morrison
Please instruct the applicant to submit 3 sets of the utility plan to Jeremy Lynn's attention at the ACSA.
This is required to determine what water meters must be relocated so that they are properly placed along
the frontage of the new lots. The submittal was a condition of the initial plat approval.
E911— Andrew Slack
No objections
Building Inspections — Jay Schlothauer
No objections
Fire and Rescue — Robbie Gilmer
No objections
Staff has provided references to provisions of Chapter 14 of the Code of the County of Albemarle. The
Code is kept up to date by the County Attorney's office. The Code may found on the County Attorney's
website which may be found under "Departments and Services" at Albemarle.org.
In accord with the provisions of Section 14- 229(B) of Chapter 14 of the Code if the developer fails to
submit a revised final plat to address all of the requirements within six (6) months after the date of this
letter the application shall be deemed to have been voluntarily withdrawn by the developer.
If you have any questions about these conditions or the submittal requirements please feel free to contact
me at Extension 3443, cperez @albemarle.org.
Sincerely,
Christopher P. Perez
Senior Planner
(:UMMUN WI✓ALM of VIRLjINIA
DEPAKMENll Or i RAN5POR I A t IOR
1601 Osmq= R —d
Culpeper. —rgi. „a
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C:omm;.elvner
Aue..st 17, 2015
Mi. Christopher Perez
Senior PlartucC
Ceu„ty of Albematle
De.artment yr Cu.,.munity Dcvulopment
401 McIntire Koad
ChatlattesviIle. VA 22902
Re: SUB - 2015 -00133 B,ia, Wood Subdivision- LOt 26 and 37 -42 in Phase:)- and Lots 27 -33 in
Phase 6 - Final Plat
Dear Mi. Perez:
We have reviz;wLd the final plat entitles "Subdivision Plat Showing Lot 26 and Lots 37 throug
zFL rhase 5, Lots 27 tnri.ugh 33 Pnzmz 6” dated April 23, 2015 as submitted by Lincoln
Surveying and offer the followin, comment3:
1. The right of way alignment 3nes not match the alignment of the exitinc, rignt or way
recoruea un Page 97 of Deed Book 1556.
z. it may be useful tv show the cu,b and gutter of Sun.et Drive on the plat as a separate
exhibit to ensure that the typical section Work. within the tight Of way since the
alignment does differ from the existing right of way.
Ir yv., need additiunaI information conce,ni„g this project_ please do not hesitate to contact me at
�zF.�zF) zFzc -9782.
S,nueruly_
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T.uy Austin, P.E.
Area Lana U3e Engineet-
Culpeper District
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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: Briarwood —Lot 26 and 37 -42 in Phase 5, and Lots 27 -33 in Phase 6 - FPT
Plan preparer: Scott Collins; Collins Engineering [200 Garrett St., Suite K, Charlottesville, VA
22902, scott(gacollins -en ing eering com]
Owner or rep.: Wendell Wood and Nena Harrell [ulcwww @embarqmail.com]
Woodbriar Associates [P. O. Box 5548, Charlottesville, VA 22905]
Plan received date: 28 Jul 2015
Date of comments: 27 Aug 2015
Reviewer: John Anderson
Final Plat (SUB201500133)
Note: Applicant did not respond to June 8, 2015 preliminary subdivision approval pg. 4 item 3 request for
guidance on WPO Approval. As follow -up, Engineering accepts that WP02006 -00066 covers SUB2015-
00133 Briarwood Subdivision, Lots 26 and 37 -42 in Phase 5, and Lots 27 -33 in Phase 6. The majority of
post - developed runoff from lots and Sunset Drive fronting these lots is collected/conveyed to SWM pond
#3 (WP02006- 00066, sheets 8 & 15). Please note: WP02010 -00045 covering Briarwood Subdivision
Phase 6 north of area shown with this Final Plat has expired. That is, for Phase 6 areas located north, just
beyond limits of this Final Plat, there does not appear to be an approved unexpired WPO.
2. East boundary, Lot 40: Locate begin/end points of 6.66' and 36.36 boundary segments.
3. Primitive trail details were not presented or shown with prelimary plat, are inconsistent with trail locations
shown on WP02006- 00066. Trails are to be constructed (or bonded) prior to Final Plat approval.
Engineering lacks sufficient detail to prepare a bond estimate. A bond estimate requires, at a minimum,
topographic detail 50' to either side of the proposed trail corridor, and a detailed plan view of trails to be
platted with these Lots.
4. Sheet 5: Delinate 100 -year floodplain, N. Fork Rivanna River.
5. Sheet 5: Show N. Fork Rivanna River.
6. Sheet 1: Revise text of (unnumbered) Note 7 if areas shown on sheet 5 lie within Zone A ( Floodplain),
FEMA Maps.
Thank you.
ACCD — 434.296 -5832 -x3069
SUB20150013 3 - briarwood -FPT- 082715