HomeMy WebLinkAboutSDP201000021 Correspondence 2010-07-27Nae
July 27, 2010
Mr. Phil Custer
WAid
ENGINEERS
SURVEYORS
PLANNERS
ASSOCIATES
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Re: North Pointe Northwest Residential Area
SDP - 2010 -00021 and WPO- 2010 -00017
WWA # 206095.08C
Dear Mr. Custer:
16W- n
This letter is to document and respond to review comments generated by County staff for
the above referenced project. The responses are to the comments dated April 16, 2010
from County Engineering Staff and April 21, 2010 from County Planning and Current
Development. Our responses are as follows:
General Review Comments
1. Comment: This plan cannot be approved until the submittal for the road stream
crossing is approved. The ESC plan for this project will not be able to receive a
grading permit until the crossing is established.
Response: This is understood. The stream crossing design is included in a
separate plan set (WPO- 2009 - 00061). A CLOMR plan set has also been
submitted to the FEMA, VDOT and the County in a separate submittal. The
County had no comments on the CLOMR submittal.
2. Comment: The current ESC plan shows disturbance to critical slopes that were
shown as being preserved in the approved rezoning plan. Because of this, a
critical slope waiver must be approved by the Planning Commission before the
current plan can proceed or the ESC plan must be redesigned to stay within the
limits shown on the plan approved by the Board of Supervisors.
Response: Based on the June 24, 2010 meeting with the County Engineering and
Planning Departments, it was decided by the County that a new critical slope
waiver will not be necessary. The intent of the approved critical slopes waiver
obtained during the rezoning was to allow construction of this project in general
accord with the ZMA application plan.
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
.......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
14000,
Proposed grading between Lewis and Clark Drive and SB No. 1 has been revised
to reduce the previously approved disturbance area within the Conservation with
Utilities Area. The sediment trap as shown in WPO- 2009 -00061 Stream Crossing
plans has been removed, and SB No. 1 will be installed as part of the stream
crossing/box culvert project. SB No. 1 has been sized to contain runoff from the
stream crossing project and the site plan project. This will reduce the proposed
disturbance to critical slopes and the Conservation with Utilities Area.
3. Comment: Property lines cannot go through buildings unless a substantial fire
wall is constructed on the boundary. A plat must be submitted and recorded prior
to final site plan approval that rectifies this problem. The simplest solution would
be to combine the two parcels with a Boundary Line Adjustment Plat.
Response: A Boundary Line Adjustment plat has been completed and is to be
submitted under separate cover. Notes have also been added to the site plan on
C -8.
4. Comment: The plan appears to propose features within the 50ft construction
easement granted to the owners of TMP 32 -22K1 in the document recorded in DB
1663, PG 648. The applicant should remove these features from the 50ft
easement or amend the agreement so that it works for both parties.
Response: Above ground features have been removed from the construction
easement.
5. Comment: Please provide a note on the cover sheet of the plan which states that
before a certificate of occupancy is granted, a plat dedicating the ROW, public
drainage easements with associated deeds, stormwater management easements,
and temporary construction easements must be recorded.
Response: The note has been added to C -1.
6 Comment: Per Proffer 4.1, the County will request that the floodplain be
dedicated once the Conditional Letter of Map Revision is approved by FEMA and
the county.
Response: The floodplain area in question will be dedicated to the County. Notes
stating this requirement are shown on C -10. A plat will be submitted under
separate cover.
7. Comment: Per Proffer 4.4, please provide confirmation that all streambank
mitigation required by the Army Corps of Engineers for the Northwest Passage
stream crossing is being provided onsite.
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . .... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . --.1
. . . . . . . . . .
Charlottesville ■ Lynchburg
Page 2 of 26
,.pool
I
Response: A Stream Buffer Mitigation Plan has been prepared as a separate
document. It will be revised by others to address all stream buffer rehabilitation
design.
Site Plan Review Comments (SDP- 2010 - 00021)
1. Comments: The placement of buildings 25, 26, and 27 is not in general accord
with the approved rezoning plan. Please work with the Planning Department to
find a solution to this issue before the next submittal.
Response: This issue was discussed at the June 24, 2010 meeting with the County
Engineering and Planning Departments. The plans have been revised to size
the facility for the additional off -site roadway and partial elementary school site
drainage area as shown in the approved ZMA drawings. The SWM facility design
now exceeds the requirements as stated in the ZMA plan and all applicable
proffers. The facility will be constructed as part of this site plan, and will be large
enough to convey the future off -site runoff without additional redesign or
construction rehabilitation. Stormwater piping connections are being provided on
the south shoulder of Lewis and Clark Drive to allow for connection to the pond
without further future construction. Easements are shown in this plan to allow for
access to SWM No 10 and a plat with easements will be submitted under separate
cover.
2. Comment: The distance between the private access easement to the church
property and Discovery Court is too short for VDOT to provide two entrance
permits. These entrances must be either separated to the minimum spacing
required by VDOT or consolidated. The resolution to this issue should be
addressed simultaneously with the previous comment while in discussion with the
Planning Department to assure that the solution is still in general accord with the
application plan.
Response: The former entrance to Discovery Court has been relocated to meet
VDOT minimum entrance separation distances. The Discovery Court street name
has been revised based on Planning Department comments.
3. Comment: The connection to TMP 32 -22K1 must be designed and constructed
with this development. This travelway must be no narrower than 20ft from curb to
curb. The travelway must be design and constructed along the existing access
easement unless the access easement is modified. [18- 32.7.2.5]
Response: Please note that construction of Lewis and Clark Drive allows for a
significant portion of the access road to this property to be constructed as part of
this plan. Easements exist that provide access to this adjacent property. We
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . . . . .
........................ . ..................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .............
Charlottesville ■ Lynchburg
Page 3 of 26
*✓
respectfully request the Director of Community Development to allow for the
remaining construction to TMP 32 -22K1 to be constructed at a later date when
(and if) this property submits a development plan.
4. Comment: If Buildings 25, 26, and 27 is allowed in the current proposed
location, the travelway southwest of building 27 must be redirected slightly and
extended to the property boundary of TMP 32 -22P [18-32.7.2.5]
Response: As discussed at the June 24, 2010 meeting with the County
Engineering and Planning Departments, the access to TMP 32 -22P will be
provided through an entrance from Lewis and Clark Drive just south of this site.
This entrance is shown in the approved ZMA Application Plan documents. The
entrance will be included in the offsite roadway design for Lewis and Clark Drive
to be submitted under separate cover.
S. Comment: Please provide the date of the topographic information.
Response: The date for topographic information has been included on the cover
sheet, C -1.
6 Comment: Please provide a benchmark on the plan.
Response: Benchmarks are on top of existing concrete DI's and are now shown
on C -8. The northernmost benchmark shall remain undisturbed during Rte. 29
Roadway Improvements.
7. Comment: Please show the stream buffers on all applicable sheets. Any stream
buffer disturbance except exempted items must be mitigated.
Response: The stream buffers are shown on the Existing Conditions (C -8), the 30
scale site plans, and the E &S Plans. Disturbance within the stream buffer shall be
mitigated in accordance with the Stream Buffer Mitigation Plan submitted under
separate cover by TEC, Inc..
8. Comment: Please show the approximate locations of the existing and new flood
elevation lines.
Response: Both existing and proposed flood elevation lines are shown on C -8 and
the 30 scale site plans.
9. Comment: On sheet C -8, please shade all critical slopes and show the
approximate limits of critical slope disturbance authorized by the Board of
Supervisors at the time the rezoning plan was approved.
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 4 of 26
CM
EM
Response: Shading of critical slopes is shown on C -8 as presented in the
approved Preliminary Plan.
10. Comment: Please callout the end treatment for each guardrail section.
Response: Guardrail end treatments are called out on C -10, C -11 and C -40.
11. Comment: Please separate the drainage and stormwater management easements.
Response: The easements are shown separated on C -12 and C -13.
12. Comment: The widths of the public drainage easements from structures 34.3 to
outfall and 11 to 10 are not correct. [DM]
Response: The drainage easement widths have been revised on the plans:
see C -12 and C-13.
13. Comment: Please show all public drainage easements on the landscape plan to
confirm that all significant trees are located outside of the easements.
Response: The easements are shown on the Landscape Plan.
14. Comment: Please provide vertical profiles of the sight distance lines looking
north from the entrances south of buildings 11 and 19. The vertical alignment of
Northwest Passage seems to obstruct the sight lines. When the road is
redesigned, make sure the vertical alignment is corrected to provide adequate
sight distance.
Response: The vertical roadway profile has been revised to provide adequate
sight distance. The vertical sight distance lines are shown on C -40 and C -41.
15. Comment: Please label each entrance with a VDOT designation.
Response: VDOT entrance designations onto Lewis and Clark Drive shall be
CG -11. These designations are shown on C -10 and C -11. Note 6 has been added
to C -40.
16 Comment: Entrances cannot have a slope greater than 4% for the first 40ft from
the edge of the curb line. Please revise the spot elevations at the Discovery Court
entrance so that the cross slope is as close to 4% as reasonably possible. [18-
4.12.17]
Response: The former Discovery Court entrance has been relocated per other
County comments. The entrance slopes have been reduced.
3040 Avemore Square Place a Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...................................... . . . . . . . . . . . . . . . . . . . . . . .................................................
Charlottesville ■ Lynchburg
Page 5 of 26
CM
17. Comment: VDOT approval of all road plans must be received before the final site
plan can be approved by the County.
Response: This is understood.
18. Comment: Curbing is required on the landscaped area between parking spaces.
Please either revise the site plan or request a waiver from the Zoning
Administrator per 18- 4.12.2.c. [18- 4.12.15.gl
Response: The "parking spaces" are driveways which serve solely the unit
directly abutting the driveway(s). The driveway(s) to each unit are separated by
the landscaped area to delineate which driveway(s) serve which unit. In this
configuration, Albemarle County has historically interpreted this parking situation
as a driveway and thus, subject to County driveway standards. We therefore
respectfully request acceptance of this design.
19. Comment: All parking areas and travelways adjacent to parking areas must be no
steeper than 5% (this includes all "driveway" spaces adjacent to buildings). This
maximum appears to be violated consistently throughout the site. Please either
revise the site plan so that no slope is over 5% or request a waiver from the
Zoning Administrator per 18- 4.12.2. c. Engineering review does not recommend
approval of this waiver. [18- 4.12.15. c]
Response: The site was graded to honor the existing topography and minimize
the construction of retaining walls per the request of the County. This resulted in
decreased earthwork quantities, and reduced the square foot face area of retaining
walls from 21,000 SF to approx. 9,500 SF. Reducing wall height has been a
project goal, based on comments previously received from the County. Reduced
wall height has also been an ARB goal for this project. A variation is included in
this submission for approval.
20. Comment: A few spaces on the south end of building 6 are less than 18ft long.
Please rotate the building so the length meets the minimum requirement for a
parking space. [18- 4.12.16 c]
Response: These adjustments have been made in the plans. Parking stalls are now
18' long.
21. Comment: Please remove the 2 southernmost parking spaces east of building 1.
The spaces are too close to the entrance and create an issue when a vehicle is
entering the site at the time another is backing from these spaces. [DM and 18-
32.7.2]
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 6 of 26
'*400"
Response: The former Discovery Court entrance has been moved due to other
County comments. The relocated entrance does not have parking spaces directly
adjacent to it.
22. Comment: The slope of the travelway adjacent to inlet 29 directs concentrated
water across the drive aisle. Please regrade the travelway or move inlet 29 so
that it is immediately downhill of the nearby filterra. [18- 32.7.2]
Response: Grades have been revised and a note added to grade pavement so flow
is directed into DS 29.
23. Comment: It appears that an inlet was omitted from the parking area west of
building 25.
Response: The grading has been revised to eliminate a low point in this area.
24. Comment: The pipe from inlet 35.1 to 35 is at an acute angle. Please revise the
network so that the change of flow direction is at least 90 degrees. [DM]
Response: The angle has been revised.
25. Comment: Pull the guardrail behind the fire hydrant north of building 12.
Response: The guardrail has been adjusted.
26 Comment: Remove the sediment trap grading north of the entrance in all sheets
but the ESC plan, if necessary.
Response: The sediment trap will be eliminated from the Stream Crossing Plan,
and SB No. 1 will be constructed as part of the Stream Crossing Plan. SB No. 1
will remain in use for the duration of the Site Plan construction.
27. Comment: Where is Detail C on Sheet 49 located in the plan? This detail should
be removed from the plan if it is not needed.
Response: The detail is no longer being used in the plan and has been removed.
28. Comment: The standard pavement section is adequate for most of the parking
areas and travelways outside of the ROW. However, it appears as though a few
of the entrances may have ADT's greater than the approximately 260 trips the
standard payment section can handle. Please provide a detail that shows the
projected ADT's of each travelway and entrance so that the pavement sections
can be verified to be satisfactory. [18- 4.12.15. a]
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 7 of 26
,rr/
Response: The travel volumes were analyzed and found to exceed the 260 trip
maximum in some locations. The standard duty pavement section has been
revised to account for these volumes, see C -39.
29. Comment: Please identify the layback angle of the retaining wall in the detail and
consider in plan view the lost horizontal space as the wall height increases.
Response: The layback angle has been accounted for in plan view. An
approximate batter angle is now shown in the retaining wall details.
30. Comment: A bus stop is required on site for the southbound lane of Lewis and
Clark Drive. [Proffer 9.2.al
Response: The Lewis and Clark southbound bus stop has been added to the plans,
see C -11.
31. Comment: In note #6 on the drainage profile sheets, please clarify that the 4ft
drop includes water falling from the inlet to the bottom of the manhole.
Response: The note has been revised to include this clarification.
32. Comment: For all curb inlets that do not have overland flow to SWMfacilities,
the sizing criteria must use 6 5in1hr. [policy]
Response: All curb inlets have been checked for this County requirement. See C-
31A for detailed calculations.
33. Comment: Structures 2 and 3 should be located at the low point of the roadway.
Response: The proposed low point of the roadway centerline is very close to Rte.
29 edge of pavement. The drainage structure low point is not at the road CL low
point due to the existing longitudinal slope of Rte. 29. The cross -slope of Lewis
and Clark Drive will adequately drain the pavement to the proposed DS locations.
34. Comment: I recommend reevaluating the placement of handicap ramps in
parking areas where significant runoff will be traveling in the curb line across
ramps.
Response: Noted.
35. Comment: In the Landscape Plan, please provide a low maintenance, non -
grassed groundcover on all slopes steeper than 3:1. [DM]
Response: This requirement is shown on the E & S control details. General
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 8 of 26
Landscaping Note 31 was added to the Landscape Plan (C -46) to reference the
non - grassed requirement.
Road Plan Review Comments
Comment: Before the final site plan can be approved, all road improvements as
outlined in Proffer 5.3.1.c must be approved and bonded. The WPO plans
associated with these road improvements must also be approved and bonded
prior to site plan approval.
The design of two of these road improvements (i and iii) has been included in a
plan that was previously submitted to the county (WPO- 2009 - 00067). The other
three proffered improvements (ii, iv, and v) have not been included in any plan
received by the county.
All easements (drainage, SWM, ESC /construction, etc.) and ROW associated with
the construction of the offsite road improvements must be platted prior to road
plan approval. [Proffer 5.3.1.c1
Response: This is understood. Proffered improvements ii and iv will be included
in a separate plan set for off -site roadway improvements. Our firm is currently
under contract to design these road improvements and these plans will be
submitted under separate cover. Notes in regard to Proffer v are shown on C -40.
2. Comment: Prior to the approval of the plans for improvements at any US Route
29 intersection, Owner shall provide VDOT traffic signal network timing plans
that VDOT finds acceptably address the impacts of the proposed traffic signals
for peak traffic periods. Please provide proof of this approval from VDOT.
[Proffer 5.3.21
Response: See response to No. 1 above (proffer v).
3. Comment: Currently, there is some question as to whether the primary road
section for Northwest Passage (Lewis and Clark East) is acceptable to VDOT. If
a modification to the typical road section is required by VDOT, a variation must
be submitted to the Planning Department so that cross - section NWP3 as shown
on sheet DI of the Rezoning Plan may be altered to meet VDOT standards.
[Proffer 5.1]
Response: The submitted design was based on the typical sections as shown in
the approved ZMA documents and Preliminary Site Plan. The typical section
revision as required by VDOT has been included in the plans by reducing the
median width and increasing the width between curb and sidewalk. Based on a
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . ............... I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 9 of 26
NWOO
left turn lane analysis completed by WWA, VDOT has determined that left turn
lanes along Lewis and Clark Drive are not required. A variation request has been
filed concurrent to this submission.
4. Comment: The Right of Way must be placed 1 ft outside of the sidewalk and not
on its edge.
Response: This comment was not made by VDOT in their review of the plans. A
1 foot maintenance easement behind the sidewalk is now shown in the typical
sections, and will be incorporated into the required plats.
5. Comment: In the construction set for the extension of Northwest Passage to
North Pointe Blvd., the applicant must design and construct a public road to the
TMP's 32 -22P and 32 -22G. [18- 32.7.2.5 and 14 -4091
Response: Based on the required proffers, the off -site road to North Pointe Blvd.
shall be permitted and bonded for site plan approval. The off -site roadway plans
will be submitted under separate cover. These plans will include the entrance
design for the future road to the respective TMP's. The road design will be based
on future development plans to be completed by others, therefore it will not be
included in the design.
6 Comment: Please remove the temporary turnaround from all sheets since the
roadway will be constructed to North Pointe Boulevard.
Response: Based on the June 24, 2010 meeting with the County Engineering and
Planning departments, it was determined that the temporary turnaround will be
necessary for the construction phasing of the overall North Pointe project until
such time as the Lewis and Clark Drive and NP Boulevard is completed.
Although Lewis and Clark Drive will eventually be extended to NP Blvd. and
Northside Drive East, the turnaround will allow emergency vehicles to turn
around at the end of the NW Residential development.
7. Comment: Condition 7 of SP- 2006 -00034 has not been met.
Response: Adjustments to the landscape plans have been completed and
coordinated with County Engineering reviewers. It is our understanding that the
County accepts the current design, and the Condition has been met.
8. Comment: Inlet 2 and 3 should be located at the low point of the road and the
low point should be moved farther into the site.
Response: See response to Site Plan Review comment No. 33 above. Due to
existing difficult and steep terrain on the project site, the centerline low point
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
...................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 10 of 26
rM
needs to be as shown. This design is in accordance with VDOT standards for
street entrances.
9. Comment: Immediately prior to site plan approval, the applicant must submit a
road bond request form for each road plan. With each bond request, the
applicant must fill out a schedule of completion. All bonds (roads, swm, and esc)
must be posted prior to final site plan approval. [Proffer 5.3.I.cl
Response: This is understood.
SWM Review Comments
Comment: Approval from Filterra for the current design has been received. If
any change to the Filterra watersheds or placement occurs, an updated letter will
be required.
Response: This is understood.
2. Comment: An approval letter from the manufacturer of the Stormfilter system is
required.
Response: An approval letter from the manufacturer is included within this
submittal.
3. Comment: Please provide a stormwater facility maintenance agreement and fee
for each property a facility is located on.
Response: SWM maintenance agreements will be provided in accordance with
County requirements.
4. Comment: I have reviewed the detention waiver request with the County
Engineer. The County Engineer will grant the waiver of 2 and 10 year detention
for the northern drainage area on the condition that detention is provided
upstream of both Stormfilter systems so that the water quality volume is
guaranteed to be routed through the water quality units. This must be
demonstrated through routings of rational method storms of varying durations.
Response: Enclosed please find letters dated July 16, 2010 and July 21, 2010
from Contech -CPI. The letters indicate that the manufacturer has reviewed the
proposed design plans, and they verify that the application of the Contech product
systems ( StormFlter and CDS) is appropriate. Note that these proprietary devices
were sized by the manufacturer using the modified rational method to treat the
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 11 of 26
..w,
I%ww°
peak runoff rate generated from a uniform rainfall intensity of 0.35 inches per
hour, with flows greater than this storm bypassing the treatment system.
Also attached is an information sheet dated February 2004 which discusses the
manufacturer's sizing methodology in the Commonwealth of Virginia. This
correspondence gives assurances to the County that the proposed SWM quality
devices function in a manner to meet the VADCR SWM requirements for this
application as based on the hydrology and hydraulics of the post developed
drainage area. The current design is within State Standards as stated in Section
3.15E of the DCR SWM Handbook.
Based on previous project discussions with the County, it was Albemarle
County's desire not to have detention ponds along the Rte. 29 corridor. We
respectfully request approval of this design as submitted.
5. Comment: Please show all roof drain collectors on the site plan. Roof drain
collectors are required for any portion of any building that does not have
overland flow to a drainage inlet.
Response: At this stage of design, it is anticipated that all roof drains will
discharge to ground and that overland flow to DI's can be accommodated.
6 Comment: The ARB must approve all design aspects of Stormwater Facility 10.
Response: This is understood, an ARB submittal package will be submitted for
review under separate cover.
7. Comment: Water quality requirements for the site will be met if the applicant can
provide enough detention to route the entire water quality volume through the
stormfilter systems. This must be demonstrated through routings of rational
method storms of varying durations.
Response: See response to SWM Review Comment No. 4 above.
8. Comment: For the CN calculation for the post- development drainage area for
SWM 10, use higher CN values than 85 and 90 for townhouses because the
impervious percentage for this site is greater than the 65% found in the VSMH
table.
Response: The calculations have been revised per the comment.
9. Comment: Stormwater Facility 10 must also provide detention for as much of the
extension of Northwest Passage (and surrounding land that drains to Northwest
Passage) that the stubout from 35.3 would collect. Once the full road plans for
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 12 of 26
EMU
Northwest Passage are prepared, the detention calculations can be evaluated
again for compliance.
Response: The SWM Facility No. 10 has been designed to detain and treat the
drainage area as shown in the SWM Master Plan (Sheet No. C -1) of the ZMA
documents. Future developed conditions of this drainage area have been
incorporated into the design.
10. Comment: For all curb inlets that do not have overland flow to SWMfacilities,
the sizing criteria must use 6 5in /hr. [policy]
Response: All curb inlets have been checked for this County requirement. See C-
31 A for detailed calculations.
11. Comment: The downstream slope of the embankment of SWMfacility 10 must be
3:1. [VSMH MS 3.01 -13] When this change is made please make sure the
embankment width is compliant with Table 3.01 -1 and the work is shown outside
of the conservation area and floodplain.
Response: The downstream bank has been revised accordingly.
12. Comment: If SWM -10 is to remain a dry detention basin, please provide a low
flow channel to the riser from all inlet points.
Response: Due to off -site water quantity and quality design requirements, the
pond is now designed as a SWM retention basin.
13. Comment: Proffer 9.1 states that the applicant will grant all permanent and
temporary easements for the use of SWMfacility 10 when the county's school lot
is developed. Although the proffers and plan do not explicitly require the
applicant of this development (NW residential area) to design or build this facility
for the school's stormwater runoff, engineering review understands that the
approval of the variation to allow buildings 25, 26 and 27 in the current proposed
location is contingent upon the design of several aspects of the land surrounding
this facility.
As proposed, the intent of the design of SWMfacility 10 appears to provide
detention of only the impervious area from this development, the Northwest
Residential Area (though, see comment 9). It can safely be assumed that the
facility would require a considerable expansion in order to satisfy a portion of the
school's water quality and quantity requirements. There are two ways the facility
could be increased to meet SWM requirements for the future development of the
school. Without an easement from the property owner of TMP 32 -22P however,
the only option for expansion of the facility would be to the east towards
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 • Fax (434) 978 -1444
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......................... . .............. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......................................
Charlottesville ■ Lynchburg
Page 13 of 26
`400K
Northwest Passage, which would likely require steep slopes and retaining walls.
Because the design of the school site has not be initiated and the ultimate size and
shape of the facility is unknown, the applicant must show a temporary
construction easement bounded by the property line with TMP 32 -22P (south), the
conservation line (west and northwest), the road ROW (east), and a line running
from east -to -west at structure 34.1 from the ROW to the conservation area
(north). The stormwater quality system must be shown outside of this temporary
construction easement. The construction easement will need to be platted prior to
approval of the final site plan. The plat should indicate that all of the
construction easement is reserved for possible future SWM dedication upon
demand of the county when the school lot is developed.
Response: This issue was discussed at the June 24, 2010 meeting with the
County Engineering and Planning departments. The plans have been revised to
size the facility for the additional off -site roadway and partial elementary school
site drainage area (per the SWM Master Plan C -1 of the ZMA documents). We
believe that the SWM facility design exceeds the requirements as stated in the
ZMA plan and all applicable proffers. The facility will be constructed as part of
this site plan, and will be large enough to convey the future developed off -site
runoff without additional redesign or pond rehabilitation. DS 46 will be
constructed with a stubbed inlet pipe to the south to collect future off -site runoff
and convey it to the pond. Since the facility will be designed and constructed to
full build -out, temporary construction easements have not been included.
Permanent SWM and drainage easements are shown in the plans, and plats will be
submitted under separate cover.
14. Comment: The SWM bond will be calculated at the time of WPO plan approval.
Response: This is understood.
Site ESC Review Comments (WPO- 2010 - 00017)
1. Comment: The current ESC plan shows disturbance to critical slopes that were
shown as being preserved in the approved rezoning plan. Because of this, a
critical slope waiver must be approved by the Planning Commission before the
current plan can proceed or the ESC plan must be redesigned to stay within the
limits shown on the plan approved by the Board of Supervisors. Engineering
review recommends placing the sediment basin on the access easement to the
church property (after coming to a mutually acceptable agreement with the
property owner) and phasing the construction of buildings 1 and 2.
Response: See response to General Review Comment No. 2 above. Due to
property access rights, SB No. 1 cannot be constructed within the existing access
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 14 of 26
CM
easement to the church property.
2. Comment: A portion of Sediment Basin I is currently proposed in the
conservation area. The program authority will not allow this disturbance inside
the conservation area. Engineering review recommends placing the sediment
basin on the access easement to the church property (after coming to a mutually
acceptable agreement with the property owner) and phasing the construction of
buildings 1 and 2.
Response: See response to ESC Review Comment No. 1 above.
3. Comment: Please identify separate limits of construction for both this ESC plan
and the Stream Crossing Plan (WPO- 2009 - 00061). Please provide notes on
Sheets 24 and 25 in the area of the stream crossing that refers to the previously
approved plan. Please also refer to the previously approved stream crossing plan
in the construction sequence and eliminate the reference to guardrail demolition
to establish the entrance; this work will be covered by the other plan. This
comment assumes that the plans will not be combined.
Response: This issue was discussed at the June 24, 2010 meeting with the County
Engineering and Planning departments. The stream crossing plan (WPO -2009-
00061) will be revised to eliminate the previously approved sediment trap from
the Conservation Area with Utilities. SB No. 1 as shown in the Site Plan will be
constructed as part of the WPO- 2009 -00061 project. Notes have been added to C-
24 and C -25 to state this. The guardrail notes have been removed, and the E &S
narrative construction sequence revised.
4. Comment: A grading permit for this project will not be issued until the stream
crossing is in place unless the stream cross plan is combined with the site plan
set.
Response: Noted.
5. Comment: Per Proffer 4.3.a., this development is required to provide extra
erosion and sediment control on site to the satisfaction of the Program Authority.
The applicant has identified 6 items that were provided in this plan that he stated
were above and beyond standard erosion and sediment control practices. Those
6 items are: 1) All 2:1 slopes to have EC -2 lining, or annual rye hydroseed with
tackifier. 2) Use of wire - supported fence on the east side of the site bordering NF
Rivanna River. 3) For E &S Control Phase 1, the volume of SB -2 is greater than
the required minimum by approximately 60 %. 4) For E &S Control Phase 1, the
volume of SB -1 will be greater than the required minimum by more than 200 %.
5) Existing sediment traps, silt fence and other E &S control features installed
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 15 of 26
under WPO- 2009 -0061 will remain in place for as long as feasibly possible. 6)
Temporary Slope drains will be installed from the outlets of SB -1 and SB -2.
Though engineering review considers at least half of these items normal
requirements, we will consider this proffer satisfied if the applicant extends the
temporary slope drains from Basins 1 and 2 to the stream. The applicant must
also place a note on sheets 24 and 25 that no heavy equipment must be used to
install this slope drain and associated riprap. [SP Condition #41
Response: The temporary slope drains have been extended to the stream and
additional notes added to C -24 and C -25.
6 Comment: The concept for sediment basin 2 does not seem to work during the
intermediate stages between the two phases. An additional phase to the plan is
necessary to clarify the construction sequence. Please provide a phase between
the two existing phases that shows what the site would look like the day before
Sediment Basin 2 must be removed. The proposed layout, grading, and
stormsewer plan appears to require the basin to be removed or affected too soon.
Similarly, the changes required to address comments I and 2 will likely have the
same issue which could be addressed with this intermediate phase sheet.
Response: The Sequence of Construction on C -26 includes detailed notes on
when the phases are to be completed and SB -2 removed. SB -2 shall only be
removed when all necessary storm drain is complete and conveying runoff to SB
No. 1. Note 12 in the Sequence has been revised to clarify this. The retaining
walls are shown in Phase 1 on C -24.
7. Comment: In the Phase I plan, please show the retaining walls needed to install
the fill diversions being constructed. The work to install the walls will be
performed below the at -grade diversion dikes.
Response: The retaining walls are now shown in Phase 1.
8. Comment: Please move the construction entrance for this ESC plan to just east of
the diversions so that the entrance can drain to a sediment trapping measure.
The construction entrance in phase I should be placed on the existing haul road
and in phase 2 the entrance should be placed on Northwest Passage. This
comment assumes that the plans will not be combined and the grading permit for
this plan will be given after CRS and grass has stabilized the majority of the
stream crossing plan.
Response: WPO- 2009 -00061 plans will be revised to show initial CE at the
existing haul road location. The CE will be relocated to the location as shown in
the Site Plan, after the box culvert work is completed. The CE entrance as shown
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11.1--.- . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 16 of 26
.r'
in the Site Plan will be an existing entrance to remain in place.
9. Comment: In the set, please include the paved wash rack detail found in the
county's design manual, available online, and remove the standard detail from
the VESCH.
Response: The standard County paved wash rack detail is now shown on C -27.
10. Comment: Please provide more DC (both phases) and PS (in Phase 2) symbols
throughout the plan.
Response: The plans have been revised to address this comment: see C -24 and
C -25.
11. Comment: Please show a location for a staging and parking area on the plan.
Response: A parking and staging area is now shown on C -24.
12. Comment: Please provide a location for the soil stockpile on the plan. The
erosion and sediment narrative refers to an offsite stockpile and waste area plan
on another North Pointe parcel. The stockpile must be shown within the limits of
an erosion and sediment control plan.
Response: The soil stockpile will be taken to an approved off -site location in
accordance with County land disturbance requirements.
13. Comment: Please clarify what Phase 1 mass grading is, as referenced in note 7
of the construction sequence.
Response: The mass grading referred to is all earthwork grading on site which
will be completed prior to the filling in of SB No. 2. Prior to SB No. 2 fill -in, all
proposed storm sewers shall be installed and operational to convey site run -off to
SB No. 1.
14. Comment: Please lightly shade or hatch all critical slopes on sheet 24.
Response: The shading has been added to this sheet.
15. Comment: Please label the proposed drainage areas to basins I and 3 on sheet
25. My calculations show the drainage area to Basin 1 being 10.6 acres in Phase
2.
Response: Phase 1 and Phase 2 drainage areas are labeled on C -24 and C -25
respectively. The computed drainage area for SB No. 1 is 10.2 acres.
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 17 of 26
16 Comment: The phase 2 portion of the ESC plan appears to have omitted the
grading required at Sta. 26 +00 of Northwest Passage.
Response: The required grading is now shown on Phase 2 E &S control plan, see
C -25.
17. Comment: For sediment basin 1, please show the 401 contour in plan view. The
actual width of this embankment is only 6ft and must be widened to 8ft. [VESCH
MS 3.14]
Response: The 401' contour is now shown on SB No. 1 and the embankment has
been widened to 8 feet.
18. Comment: Please provide safety fences surrounding all sediment basins stating
"danger, quicksand, do not enter. "
Response: Notes requiring safety fences and warning signs have been added to C-
24 and C -25.
19. Comment: Please provide the hydraflow routings of the sediment basin to
confirm that the 25 year storm is at an acceptable elevation.
Response: The routings have been provided on C -29A.
20. Comment: For the CN calculation in the sediment basin calculations, use values
of 82 (B soils) and 87 (C soils) for exposed earth. Please also consider the
impervious area in Phase II in basins I and 3 when checking the 25 year storm
elevation.
Response: The sediment basin calculations have been revised using the modified
rational method.
21. Comment: The ESC bond will be calculated at the time of WPO plan approval.
Response: This is understood.
VDOT comments from email dated April 7, 2010
1. Comment: This class of road with the proposed horizontal curves will require
superelevation in accordance with the GS -7 standard.
Response: A superelevation typical section has been added to the plans on C -39,
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 18 of 26
and the plans and profiles have been revised accordingly.
2. Comment: The drainage system will require a redesign when the superelevation is
applied to the roadway.
Response: Drainage design has been revised to accommodate the superelevation
in the roadway. DI's have been included along the median curb to collect runoff.
The stormdrain is shown on the high side of the roadway to ensure pipe
alignments do not interfere with required street tree plantings.
3. Comment: Please show pavement underdrains on the typical sections of the
roadways.
Response: Underdrains are now shown on the typical sections.
4. Comment: A median underdrain, UD -2, will be required on median sections that
are on the low side of a superelevated curve.
Response: UD -2 median underdrains are now shown in the typical sections.
S. Comment: Left turn lanes will be required at the commercial entrances.
Response: WWA submitted a left turn lane analysis for Lewis and Clark Drive to
VDOT for review. Based on this analysis, it was VDOT determined that left turn
lanes are not required along Lewis and Clark Drive.
6 Comment: The minimum width for commercial entrances is 30 feet from face of
curb to face of curb and an entrance with one egress lane has a minimum throat
length of 30 feet. All entrances from the urban collector must meet this standard.
Please refer to VDOT's Road Design Manual, appendix F beginning on page F-
80 for additional information.
Response: Entrances to Lewis and Clark Drive have been revised to 30 feet wide.
7. Comment: The 10% grade on the main road at the first entrance off Route 29 will
cause the CG -12 to be fairly steep. The ramp needs to be lengthened as shown in
the CG -12 standard drawing 203.07 in the VDOT Road and Bridge Standards.
Response: Based on additional County comments the first entrance has been
relocated. The sidewalk ramps at the relocated entrance have been lengthened,
and Standard Detail 203.07 is included on C -47.
8. Comment: Street trees must be located out of the 8 foot from face of curb lateral
offset of the road as described in appendix A, page A -19 of VDOT's Road Design
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 19 of 26
Manual. The proposed street trees are located 3 feet off the face of curb. The
sidewalk and the tree line should be reversed to provide adequate lateral offset.
Response: This issue has been resolved based on e-mail correspondence with
VDOT and County Engineering staff. As previously stated left turn lanes on
Lewis and Clark Drive are not required. As shown in the typical sections, the
center median width has been revised from 12' wide to 8' wide. The width
between the back of curb and sidewalk has been increased from 6' to 8' on both
sides of the street.
Gerald Gatobu, Principal Planner
Zoning and Current Development
1. Comment: [32.7.2.81 Sidewalks: Sidewalks for buildings 6, 8, 9, and 17 need to
be provided. Provide sidewalks that will enable pedestrians to walk safely and
conveniently between buildings (6, 8, 9) and extend the sidewalk along building
17 (Meriwether Court) by having it connected to adjacent sidewalks within the
proposed development.
Response: Additional concrete sidewalks and curb ramps have been added in
these locations to address these comments.
2. Comment: Please provide written certification from a licensed surveyor or
engineer confirming that the conservation line shown on the application plan
for Zoning Map Amendment 2000 -0009 and the conservation line shown on the
site plan are in the exact same location. This comment was included in my
preliminary site plan approval letter dated April 24, 2009. Please provide the
requested written certification.
Response: A certification statement has been added to the existing conditions
sheet C -8 to address this comment.
3. Comment: [4.12.1 S.cl The maximum grade for parking spaces, loading spaces
and access isles abutting a parking or loading space shall not exceed five (S)
percent in any direction. Maximum grades for parking spaces shown on the site
plan are steeper than S percent. See Philip Custer's engineering site plan
review comment #19 for guidance.
Response: See the response to Site Plan Review Comment No. 19 above.
4. Comment: Curbing is required on the landscaped area between parking spaces.
Please revise the site plan or request a waiver from the Zoning Administrator per
section 4.12.2.c [4.12.I5.g]
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . ............................ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..............
Charlottesville ■ Lynchburg
Page 20 of 26
Response: See the response to Site Plan Review Comment No. 18 above.
S. Comment: Please submit a boundary line adjustment plat that will combine
TMP 32 -22K and TMP32 -22H. According to our records, these are two
separate parcels owned by Neighborhood Investments NP. These two parcels
need to be combined before final site plan approval is granted.
Response: A Boundary Line Adjustment plat has been completed and is included
with this submittal.
6 Comment: Outdoor lighting must comply with section 4.17 of the Zoning
Ordinance. A lighting plan needs to be prepared and submitted with this final
site plan if outdoor lighting is proposed.
Response: This is understood. Outdoor site lighting is not proposed for this site
plan. See the notes on C -1.
Proffers: Proffers that need to be satisfied or addressed are as follows:
Comment: Proffer 2.1 Creation of a 50 foot buffer along the entrance corridor:
This final site plan shows a fifty foot buffer along the entrance corridor. Please
be aware that VDOT reduced the portion of the buffer located on this property.
The owner of the property shall therefore compensate for the VDOT reduction by
extending the buffer on their property in order to maintain a 40 foot Buffer even if
such compensation shall require the removal of parking adjacent to such buffer.
Please note that a determination was made by the Zoning Administrator on
March 8, 2010, regarding ZM42000 -009 North Pointe Buffer reduction
(Proffer 2.1). The 50 foot buffer along the entrance corridor may be decreased
to 40 feet as provided for in this proffer. The Zoning Administrator's
determination is attached Please revise the site plan accordingly if the VDOT
reduction affects these properties (TMP 32 -22K and TMP32 -22H).
Response: The buffer is shown on the Existing Conditions plan. No parking or
site development is proposed with the buffer.
2. Comment: Proffer 2.2 Appearance of Stormwater Management (SWM)
facilities. Stormwater management facility (SWM) #10 shall be shown on a plan
and be subject to ARB review and approval. SWMfacility 410 shall be designed
such that its shape, placement, and land form (grading) are integral with the
adjacent conservation area. The plan for SWM 410 shall be submitted to the ARB
at the time road plans are submitted to the County and VDOT for Northwest
Passage. This development falls within the Route 29 North Entrance Corridor.
Architectural Review Board approval is required for Stormwater Facility #10
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 21 of 26
CM
%use
prior to final site plan approval. Submit an application for ARB review.
Applications, checklist, schedules and guidelines are available on line at
www albemarle.org
Response: See response to Site Plan Review Comment No. 1 above. An ARB
package will be submitted to the County under separate cover. This package will
include the appearance of SWM Facility No. 10.
3. Comment. Proffer 4.1 Flood Plain compliance: [Action required with this
final site plan submittal]. The owner shall provide a survey and prepare the
necessary documentation and dedicate the land within such flood plain to the
County. This proffer is subject to Albemarle County Engineering Review (see
engineering general review comment #6 for guidance)
Response: See response to General Review Comment No. 6 above. Plats for the
floodplain dedication will be submitted under separate cover.
4. Comment: Proffer 5.1 Internal street construction standards compliance:
[Action required with this final site plan submittal]. All proffered transportation
improvements [phase III road improvements] must be shown on this final site
plan. See engineering road review comment #3 for guidance.
Response: See response to General Review Comment No. 3 above.
S. Comment: Proffer 5.3.1. Cl Phase III Road Improvements compliance. [Action
required with this final site plan]. Approval of a subdivision plat or site plan for
any development of either the Virginia Land Trust Company (32 -22K) or the
Jackson Trust Property (32 -22H) or any portion thereof triggers this proffer. See
engineering road review comment #1 and #9 for guidance
Response: This is understood, see applicable responses above.
6 Comment: Proffer 5.3.1. C.1 Northernmost Entrance (Opposite Lewis and Clark
Drive) on U.S. Route 29 compliance, Northwest Passage and North Pointe
Boulevard. With respect to Northwest Passage and North Pointe Boulevard, it is
noted that the proffers require Northwest Passage to be completed between U.S.
Route 29 and North Pointe Boulevard, and for North Pointe Boulevard to be
completed between Northwest Passage and Northside Drive in association with
this final site plan and phase (phase III) of the development. These roads must
be approved and bonded for construction prior to final site plan approval for this
property. This will include erosion and sediment control plans as well as
stormwater management plans for the construction. See section i -v of proffer
5.3.1. C for all of the required Phase III road improvements. Detailed plans and
computations are required in conjunction with this final site plan. If all
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . ................................................................ . . . . . . . . . . . . . . . . . ............................................ . . . .
Charlottesville ■ Lynchburg
Page 22 of 26
w
necessary Road Plans for the above listed road segments are not received, the
final site plan may /will be in violation of the applicable proffer and review of
the final site plan may be suspended by the Zoning Administrator. ( See
engineering road review comment 91 for guidance)
Response: This is understood, see applicable responses above.
7. Comment: Proffer 8.2.e Each subdivision plat and site plan for land within the
property which includes affordable units (which for this Section 8.2(e) shall
include moderately- Priced units) shall designate the lots or units as applicable
that will be subject to the terms and conditions of this proffer. The first such
subdivision plat or site plan shall include a minimum of three (3) such affordable
units. Designate on the final site plan the units as applicable that will be subject
to the terms and conditions of this proffer.
Response: Three affordable housing units have been designated in Building No.
27, see C -11.
8. Comment: Proffer 9.1 Elementary School site: This proffer needs to be satisfied
before final site plan approval can be granted. Please refer to Engineering
SWM review comments (WPO- 2010 - 00017). Specifically, comment #13 that
relates to the sizing of SWMfacility #10 needs to be addressed
Response: See response to SWM Review Comment No. 13 above.
9. Comment: Proffer 9.2.a Owner needs to show the second bus stop turnoff as
shown on the application plan. The second bus stop turnoff will be placed at a
location that is mutually acceptable to the Owner and the County.
Response: The southbound bus stop is now shown on the plans.
Special Use Permit Conditions (SP -02 -072)
1. Comment: Conservation areas with Utilities. The conservation areas with
utilities shown on the Application Plan shall remain undisturbed and shall be
protected from development impacts to the satisfaction of the Program Authority;
except that: (4A) The streets and pedestrian paths shown on the Application Plan
may be placed in a conservation area with utilities where shown on the
Application Plan. Other pedestrian paths, other streets, and sanitary sewers,
storm drainage outfalls, and/or stream mitigation measures may only be placed in
a conservation area with utilities if the Program Authority finds that no other
location is reasonably available and the disturbance is necessary for such a
proposed use. In any event, the construction, maintenance and use of the
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
. . . . . . . . . . ............ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 23 of 26
improvements shall have the minimum environmental impact on the conservation
area with utilities as necessary for the improvements to be established and
maintained, and the long -term impacts shall be adequately mitigated. Nothing in
this condition shall be construed to obviate the requirements established for
stream buffers under Chapter 17 of the Albemarle County Code or shall constitute
a waiver of such requirements. Action required with this final site plan. See
Philip Custer's Engineering comment number 5 under E. Site ESC review
comments (WPO- 2010 - 00017)
Response: See response to Site ESC Review Comment No. 5 above. Temporary
slope drains have been extended to the stream, and heavy equipment restriction
note was added to C24 and C25.
2. Comment: Sanitary Sewers. All residential uses shall be served by gravity
sanitary sewers; however basements may have grinder pumps. (ACSA has been
notified of this special use permit condition)
Response: I Noted - all sanitary sewer for this project shall be public gravity sewer.
Comments from the Planning Division (Elaine Echols)
Comment: On March 9, 2009, in conjunction with SDP - 2008 -00041 North Pointe
Preliminary Site Plan dated March 10, 2009 for North Pointe Northwest
Residential Area, the applicant requested three variations. Two were granted in
the letter from the Planning Director dated April 22, 2009. Action on the third
variation request was deferred until the final site plan where design of the
stormwater management facility #10 was to be shown. The design of that facility
impacted the decision on whether to grant the third variation.
At this time, the variation cannot be granted because the applicant has not
demonstrated that the stormwater management facility can be redesigned and
enlarged in the future to accommodate the School Lot stormwater. It is our
understanding that the stormwater management facility can handle runoff for the
development itself. However, the applicant must ensure that the proffer (Proffer
9.1) to allow for the enlargement of SWM 410 shown on the application plan can
be accomplished. Given the information shown on SDP 2010 -021 staff believes
that the provision of additional capacity in SWM #10 will involve a larger land
area than shown on the plan. The larger land area is in the place where there are
buildings shown on the site plan. There is a strong likelihood that the area will
be needed for school stormwater.
In order to consider whether to approve the third variation, the Planning Director
needs to know that the stormwater management facility can be redesigned and
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
Charlottesville ■ Lynchburg
Page 24 of 26
VAOr
enlarged in the future to accommodate the School Lot stormwater as required by
Proffer 9.1. Without this assurance, the Director is unable to determine that the
requested variation "is in general accord with the purpose and intent of the
approved application" under Zoning Ordinance section 8.5.5.39 (c)(5).
Response: This issue was discussed at the June 24, 2010 meeting with the County
Engineering and Planning/Zoning Departments. The plans have been revised to
size the facility for the additional off -site roadway and partial elementary school
site drainage area (per the SWM Master Plan C -1 of the ZMA documents). The
SWM facility design exceeds the requirements as stated in the ZMA plan and all
applicable proffers. The facility will be constructed as part of this site plan, and
will be large enough to convey the future developed off -site runoff without
additional redesign or pond rehabilitation. DS 46 will be constructed with a
stubbed inlet pipe to the south to collect future off -site runoff and convey it to the
pond. Since the facility will be designed and constructed to full build -out,
temporary construction easements have not been included. Permanent SWM and
drainage easements are shown in the plans, and plats will be submitted under
separate cover.
Architectural Review Board Comments (Margaret Maliszewski)
1. Comments: This development falls within the Route 29 North Entrance Corridor.
ARB Approval is required prior to final site plan approval. The applicant should
submit an application for preliminary ARB review. Applications, checklist,
schedules and guidelines are available online at www.albemarle.org. Contact
Margaret Maliszewski at 434 - 296- 5832ext 3276
Response: This is understood; an ARB submittal package will be submitted under
separate cover.
Comments from Andrew Slack (E911 Addressing, Geographic and Data Services)
1. Comment: The applicant should contact this office with a list of road names to
replace the following roads:
• Northwest Passage
• Northwest Passage Terrace
• Meriwether Court
• Meriwether Terrace
• Discovery Court
Please contact this office with a list of three (3) replacement names for approval.
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
.................. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 25 of 26
r 1 q
'rMe
rs"
Contact Andrew Slack at 434 - 296 -3384
Response: WWA has coordinated road names with Mr. Andrew Slack, to ensure
the County 911 requirements are met. Road names have been revised accordingly
on the plans.
Fire and Rescue Comments (James Barber) contact 434 - 296 -5833
1. Comment: Must comply with the Virginia Statewide Fire Prevention Code. Final
approval is subject to field inspection and verification.
Response: This is understood.
I trust that the above responses and plan changes properly address the outstanding issues.
If there are any questions, please contact us at your earliest convenience.
Sincerely,
WW Associates, Inc.
Herbert F. White, III, P.E.
President
3040 Avemore Square Place ■ Charlottesville, VA 22911
Telephone (434) 984 -2700 ■ Fax (434) 978 -1444
..................................... . . . . . . . . . . . . ---111- . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Charlottesville ■ Lynchburg
Page 26 of 26