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HomeMy WebLinkAboutSDP200800013 Review Comments 2008-02-07Thomas Jefferson Soil and Water Conservation District February 7, 2008 2134 Berkmar Dr Charlottesville, VA 22901 975-0224 TO: Megan Yaniglos Planning Department RE: Soils Report and Comments for: Dunlora Gates A v r6 5C E59 34p ^ / 2. 7C A y ,p / 346 / C 34D 65B 76 .- y3 /1OI 27C 278 A 65C 27C 21C 34 / 27D / 27C 95 50EoteTJ3E 34E . ! µ,a u \ 39D 34C 27B w' 34C ate { 3E --- 34B C 9 3D 93C \ G 27B m 34D 2Z6 l A 39E 14C 27C 27B 27C 3GC p 34D 27C 34D \ 34B / ^ 39E 34C G 27C 34C "4C 28C 3 ° estm elan 276 27C 9D 34C 34B278 39D 65C 27B o a 34B 348 93E 93C 34C 4C ! 7.7B ` R3 27C 27B 91 \ 34D 34C J r \F 27C 65B 27C „? 27B '/ o ro k \ p 27C 34B C 27B 34D - 27C - ' 27B 34D I,f 94C 276 34C A 95 u, 27C 39D 27B 88 16 27C 27B 39C 73 34C 27C 34Ce. t G50D 53B 34C Northfields 9oB \/ l h 0 27C is 91C 19C U34C 83 Z 20D 3n t / 95 56B 2 / ` 41C 88 27B 28D3 27B 19C o U 038 2003 .a.. 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Base - - - -- 3 ohs prepared by USDA United States Natural Department of Resources Agriculture Conservation Service Prepared by: Thomas Jefferson Soil & Water Conservation District 434 - 975 -0224 Soils Report SOILS REPORT FOR: Dunlora Gates Soil Survey Area: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Unit. 2B Albemarle fine sandy loam, 2 to 7 percent slopes Description Category: Virginia FOTG Albemarle is a gently sloping to moderately sloping, shallow, well drained soil. Typically the surface layer is fine sandy loam about 5 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a low available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 2e. The Virginia soil management group is JJ. This soil is not hydric. Map Unit: 2C Albemarle fine sandy loam, 7 to l S percent slopes Description Category: Virginia FOTG Albemarle is a strongly sloping to moderately steep, shallow, well drained soil. Typically the surface layer is fine sandy loam about 5 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a low available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 3e. The Virginia soil management group is JJ. This soil is not hydric. Map Unit. 19B Cullen loam, 2 to 7 percent slopes Description Category: Virginia FOTG Cullen is a gently sloping to moderately sloping, very deep, well drained soil. Typically the surface layer is loam about 8 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a moderate shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 2e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 21B Culpeper fine sandy loam, 2 to 7 percent slopes Description Category: Virginia FOTG Culpeper is a gently sloping to moderately sloping, deep, well drained soil. Typically the surface layer is fine sandy loam about 8 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a moderate shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 2e. The Virginia soil management group is X. This soil is not hydric. Map Unit: 21 C Culpeperfine sandy loam, 7 to 15 percent slopes Description Category: Virginia FOTG Culpeper is a strongly sloping to moderately steep, deep, well drained soil. Typically the surface layer is fine sandy loam about 8 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a moderate shrink swell potential. This Thomas Jefferson SWCD 1 2/7/08 soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 3e. The Virginia soil management group is X. This soil is not hydric. Map Unit. 39C Hazel loam, 7 to 15 percent slopes Description Category: Virginia FOTG Hazel is a strongly sloping to moderately steep, moderately deep, excessively drained soil. Typically the surface layer is loam about 10 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderately rapid. It has a low available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 3e. The Virginia soil management group is JJ. This soil is not hydric. Map Unit: 39D Hazel loam, 15 to 25 percent slopes Description Category: Virginia FOTG Hazel is a moderately steep to steep, moderately deep, excessively drained soil. Typically the surface layer is loam about 10 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderately rapid. It has a low available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 4e. The Virginia soil management group is JJ. This soil is not hydric. Dwellings With Basements - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 213 Albemarle fine sandy Somewhat limited loam, 2 to 7 percent slopes 2C Albemarle fine sandy Somewhat limited loam, 7 to 15 percent slopes 19B Cullen loam, 2 to 7 percent Somewhat limited slopes 21 B Culpeper fine sandy loam,Somewhat limited 2 to 7 percent slopes 21C Culpeper fine sandy loam,Somewhat limited 7 to 15 percent slopes 39C Hazel loam, 7 to 15 Very limited percent slopes 39D Hazel loam, 15 to 25 Very limited percent slopes Mapunit Hydric Rating Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating Thomas Jefferson SWCD 2 2/7/08 213 Albemarle fine sandy Not hydric Correlation Date: 12/01/1981 loam, 2 to 7 percent slopes Distribution Date: 10/21/2002 2C Albemarle fine sandy Not hydric Symbol Soil Name loam, 7 to 15 percent 2B Albemarle fine sandy 1.5 slopes 19B Cullen loam, 2 to 7 percent Not hydric slopes 21B Culpeper fine sandy loam,Not hydric 2 to 7 percent slopes 1.5 21C Culpeper fine sandy loam,Not hydric 1.5 7 to 15 percent slopes 39C Hazel loam, 7 to 15 Not hydric percent slopes 1.5 39D Hazel loam, 15 to 25 Not hydric percent slopes Soil Shrink -Swell - Dominant Soil Top Depth : 0 Bottom Depth : 0 Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 2B Albemarle fine sandy 1.5 loam, 2 to 7 percent slopes 2C Albemarle fine sandy 1.5 loam, 7 to 15 percent slopes 19B Cullen loam, 2 to 7 percent 1.5 slopes 21B Culpeper fine sandy loam,1.5 2 to 7 percent slopes 21C Culpeper fine sandy loam,1.5 7 to 15 percent slopes 39C Hazel loam, 7 to 15 1.5 percent slopes 39D Hazel loam, 15 to 25 1.5 percent slopes Corrosion Concrete - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 213 Albemarle fine sandy Moderate loam, 2 to 7 percent slopes 2C Albemarle fine sandy Moderate Thomas Jetterson SWCD 3 2/7/08 Corrosion Concrete - Dominant Condition Soil Survey: Albemarle County, Virginia loam, 7 to 15 percent Rating Correlation Date: 12/01/1981 slopes Distribution Date: 10/21/2002 19B Cullen loam, 2 to 7 percent Moderate Symbol Soil Name slopes 2B Albemarle fine sandy 21 B Culpeper fine sandy loam,Moderate 2C Albemarle fine sandy 2 to 7 percent slopes loam, 7 to 15 percent 21C Culpeper fine sandy loam,Moderate 19B Cullen loam, 2 to 7 percent 7 to 15 percent slopes slopes 39C Hazel loam, 7 to 15 High 2 to 7 percent slopes percent slopes 21C Culpeper fine sandy loam, 39D Hazel loam, 15 to 25 High 39C Hazel loam, 7 to 15 percent slopes percent slopes Corrosion Concrete - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Rating Correlation Date: 12/01/1981 Albemarle fine sandy Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 2B Albemarle fine sandy Moderate loam, 2 to 7 percent slopes 2C Albemarle fine sandy Moderate loam, 7 to 15 percent 19B slopes High 19B Cullen loam, 2 to 7 percent Moderate slopes 21B 2113 Culpeper fine sandy loam,Moderate 2 to 7 percent slopes 21C Culpeper fine sandy loam,Moderate 7 to 15 percent slopes 39C Hazel loam, 7 to 15 High percent slopes 39D Hazel loam, 15 to 25 High percent slopes Corrosion Steel - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 2B Albemarle fine sandy Moderate loam, 2 to 7 percent slopes 2C Albemarle fine sandy Moderate loam, 7 to 15 percent slopes 19B Cullen loam, 2 to 7 percent High slopes 21B Culpeper fine sandy loam,Moderate Thomas Jetterson SWCD 4 2/7/08 2 to 7 percent slopes 21C Culpeper fine sandy loam, Moderate 7 to 15 percent slopes 39C Hazel loam, 7 to 15 Low percent slopes 39D Hazel loam, 15 to 25 Low percent slopes I'homas Jetterson SWCD 5 2/7/08 aL1 RGiyt COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 February 18, 2008 Mr. Michael Myers The Engineering Groupe, Inc. 2148 Berkmar Drive Charlottesville, Virginia 22901 RE: SDP - 2008 -013- Dunlora Gates- Preliminary Site Plan Mr. Myers: Fax (434) 972 -4126 The Site Review Committee has reviewed the development proposal referenced above. Preliminary comments for the following divisions of the Department of Community Development and other agencies, as applicable, are attached: Albemarle County Division of Zoning & Current Development (Engineer) Albemarle County Division of Zoning & Current Development (Planner) Albemarle County Division of Planning (E911) Albemarle County Division of Zoning Inspections Albemarle County Division of Planning (Architectural Review Board) Albemarle County Department of Fire Rescue Albemarle County Service Authority Virginia Department of Transportation Comments reflect information available at the time the development proposal was reviewed, and should not be considered final. However, the Site Review Committee has attempted to identify all issues that could affect approval of the proposed project. Please make the revisions that have been identified as necessary for preliminary approval by the Site Review Committee. If you choose not to make the requested revisions, please submit in writing justification for not incorporating such revisions. Submit eight (8) full size copies and one (1) 1 1" x 17" copy to the Department of Community Development including responses to each of the attached comments of the Site Review Committee by March 3, 2008. Failure to submit this information by this date will result in suspension of the review schedule. Review will resume when revisions are submitted along with a reinstatement fee of $65. Please contact me at your earliest convenience if you have questions or require additional information. Sincerely, Megan Yaniglos Planner Zoning & Current Development County of Albemarle Department of Community Development Memorandum To: Michael Myers (mmyers*...enggroupe.com) From: Megan Yaniglos- Planner Division: Zoning & Current Development Date: February 18, 2008 Subject: SDP -2008 -013- Dunlora Gates- Preliminary Site Plan The Planner for the Zoning & Current Development Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items have been satisfactorily addressed. (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.) [Each comment is preceded by the applicable reference to the Albemarle County Code.] 1. All of the waivers that were previously approved with the last preliminary site plan - SDP2006 -109 will need to be applied for and the planning commission will need to approve them again. Since the previously approved preliminary plan expired, all of the waivers associated with the plan expired also. The waivers that will need to be approved are curb and gutter, sidewalks, critical slopes, and the approval of the open space. 2. [32.5.6 (a)] Show on the plan the present use of adjacent parcels. 3. [32.5.6 (a)] Provide the boundary dimensions. 4. [32.5.6 (b)] Provide the maximum amount of impervious cover on the site. 5. [32.5.6 (1)] Indicate if the site is located within a reservoir watershed. 6. [32.5.6 (h)] Provide the flood information for the site. 7. [32.5.6 (m)] Show the distance to the centerline of the nearest existing street intersection. 8. [32.5.6 (n)] Provide the location and dimensions of all existing and proposed improvements for walkways and open space. Also, provide the proposed paving material types for all walks and driveways. Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext. 3004 for further information. ti 11F al,ffF. County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos, Current Development Project Planner From: Phil Custer, Current Development engineering review Date: 19 February 2008 Subject: Dunlora Gates (SDP - 2008 - 00013) The site plan for the Dunlora Gates project has been reviewed. Engineering review for current development cannot recommend approval to the plan at this time. The following comments are provided. Critical slopes are shown being disturbed on the property. A critical slope waiver will be required. When requesting the critical slope waiver, engineering review recommends the applicant consider the Final SWM and ESC design of the site so that a revision to the waiver will not have to be granted in the later stages of design. For instance, it appears the dimensions of the embankment (downstream slope, width, etc.) would need to be amended in the final plan and would cause greater critical slope disturbance. [18 -4.2] 2. Curb and gutter, sidewalks, and a planting strip will be required because the site is located in the development area. A waiver of this requirement must be granted by the Planning Commission. [ 14- 410.H] 3. The applicant needs to show the stream buffer located on the site. It appears that the shape and location of the SWM facility can be adjusted so that there will be less disturbance in the stream buffer. SWM facilities are allowed to take place in the stream buffer only when there is no other practical alternative. [ 17- 317.A; 17-320.B.1] 4. The removal rate computation for the site is based on the facility drainage area, not the entire site (the spreadsheet on sheet 4 titled "Detained Area "). It appears that the intensity of the development will require a facility with a higher removal rate. 5. The diversion on the east side of the property should be extended so that lots 1,2, and 3 are treated. 17- 312.C] 6. It appears that ROW will need to be obtained to gain access to this site. Please show proof that current owners of the needed area will relinquish this part of their property. Service ut 4 TO: Megan Yaniglos FROM: Gary Whelan, Civil Engineer DATE: February 11, 2008 RE: Site Plan Technical Review for: Dunlora Gates SDP200800013 TM 62 -10 The below checked items apply to this site. X 1. This site plan is within the Authority's jurisdictional area for: X A. Water and sewer B. Water only C. Water only to existing structure D. Limited service X 2. An 4 inch water line is located approximately 40' distant. X 3. Fire flow from, nearest public hydrant, located 390' distant from this site plan, is 2,598 Gpm + at 20 psi residual. X 4. A 8 inch sewer line is located approximately 120' distant. 5. An Industrial Waste Ordinance survey form must be completed. X 6. No improvements or obstructions shall be placed within existing or future easements. 7. and plans are currently under review. 8. and plans have been received and approved. 9. No plans are required. X 10. Final water and sewer plans are required for our review and approval prior to granting tentative approval. 11. Final site plan may /may not be signed. 12. RWSA approval for water and /or sewer connections. 13. City of Charlottesville approval for sewer. Comments: 4" water line can not support fire flow to proposed hydrant. Two hydrants can not be served by a 6" main. The site plan does not show or incorrectly shows: meter locations water line size waterline locations sewer line size sewer line locations expected wastewater flows easements expected water demands Ir 'f- :..,t:,yl- f'._1 .,; t. t_., .- . -. ..11! • ^l ( "1- ;,', i'1 ,'.,:< (') ,. - % ALA U 9 I >REIT NN County of Albemarle Department of Community Development Memorandum To: Michael Myers (mmyers @enggroupe.com) From: Megan Yaniglos- Planner Division: Zoning & Current Development Date: February 18, 2008 Subject: SDP - 2008 -013- Dunlora Gates- Preliminary Site Plan The Planner for the Zoning & Current Development Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items have been satisfactorily addressed. (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.) [Each comment is preceded by the applicable reference to the Albemarle County Code.] 1. All of the waivers that were previously approved with the last preliminary site plan - SDP2006 -109 will need to be applied for and the planning commission will need to approve them again. Since the previously approved preliminary plan expired, all of the waivers associated with the plan expired also. The waivers that will need to be approved are curb and gutter, sidewalks, critical slopes, and the approval of the open space.Ar [32.5.6 (a)] Show on the plan the present use of adjacent parcels. 32.5.6 (a)] Provide the boundary dimensions. 32.5.6 (b)] Provide the maximum amount of impervious cover on the site. 32.5.6 (f)] Indicate if the site is located within a reservoir watershed. a1 [32.5.6 (h)] Provide the flood information for the site. .L -e„ KOVS 32.5.6 (m)] Show the distance to the centerline of the nearest existing street intersection. 32.5.6 (n)] Provide the location and dimensions of all existing and proposed improvements for walkways and open space. Also, provide the proposed paving material types for all walks and driveways. 4A* Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext. 3004 for further information. Cdww t,-k `— Cdrhmer IA I /,F,Y fill County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos, Current Development Project Planner From: Phil Custer, Current Development engineering review Date: 19 February 2008 Subject: Dunlora Gates (SDP -2008- 00013) The site plan for the Dunlora Gates project has been reviewed. Engineering review for current development cannot recommend approval to the plan at this time. The following comments are provided. Critical slopes are shown being disturbed on the property. A critical slope waiver will be required. When requesting the critical slope waiver, engineering review recommends the applicant consider the final SWM and ESC design of the site so that a revision to the waiver will not have to be granted in the later stages of design. For instance, it appears the dimensions of the embankment (downstream slope, width, etc.) would need to be amended in the final plan and would cause greater critical slope disturbance. [18 -4.2] 2. Curb and gutter, sidewalks, and a planting strip will be required because the site is located in the development area. A waiver of this requirement must be granted by the Planning Conunission. [ 14- 410.H] 3. The applicant needs to show the stream buffer located on the site. It appears that the shape and location of the SWM facility can be adjusted so that there will be less disturbance in the stream buffer. SWM facilities are allowed to take place in the stream buffer only when there is no other practical alternative. [ 17- 317.A; 17-320.B.1] 4. The removal rate computation for the site is based on the facility drainage area, not the entire site (the spreadsheet on sheet 4 titled "Detained Area "). It appears that the intensity of the development will require a facility with a higher removal rate. 5. The diversion on the east side of the property should be extended so that lots 1,2, and 3 are treated. 17- 312.C] 6. It appears that ROW will need to be obtained to gain access to this site. Please show proof that current owners of the needed area will relinquish this part of their property. 11F .V. /ic, A/ County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos, Current Development Project Planner From: Phil Custer, Current Development engineering review Date: 11 March 2008 Subject: Dunlora Gates (SDP -2008- 00013) The site plan for the Dunlora Gates project, dated 3 March 2008, has been reviewed. Engineering review for current development recommends approval to the plan with the following conditions: 1. Approval of the critical slope waiver must be obtained. 2. Approval of the curb and gutter and sidewalk waiver must be obtained. 3. No disturbance of the stream buffer occurs in the final plan with the enforcement of all ESC and SWM regulations and design standards. 4. The diversion channel to the SWM facility captures the runoff from lots 1, 2, and 3. pF AI.ght COUNTY OF ALBEIVIARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 To: Megan Yaniglos, Planner From: Phil Custer, Engineer Subject: SDP -2008- 00013, Dunlora Gates Site Plan, Waiver Requests Date received: 3 March 2008 Date of Comment: 11 March 2008 The applicant has requested several waivers for the new construction proposed on TMP- 62 -10. The waiver requests were received on 3 March 2008. The engineering analysis of the requests is as follows: Waiver of the requirement for curb and gutter: The applicant has requested a waiver for the construction of curb and gutter for the road design in accordance to County Code Section 14 -4101. The site plan is proposing 18 new lots along the extension of Townbrook Crossing (North). The approximate length of new road is 550 feet. This project is located entirely within a development area. The existing roads leading to the subdivision have a rural section with ditches. If the applicant was to propose an urban road section, the new road would be the only road section in the area with curb and gutter. The use of curb and gutter will assist with the containment of the road drainage and direct the flow more efficiently to the proposed SWM facility. Engineering recommends the use of curb and gutter for this site plan. Waiver of the requirement for sidewalks: The applicant has requested a waiver for the construction of sidewalks for this subdivision in accordance to County Code section 14- 225.1. Per the County Code, section 14 -422, sidewalks shall be established on both sides of each new street within a subdivision creating lots for single family attached dwellings in the development area. The existing roads leading to the subdivision have a rural section with ditches. However, both roads contain sidewalks. Townbrook Crossing North has existing sidewalks along the southern side of the road. Townbrook Crossing South has sidewalks along the northern side of the road. There are no engineering issues that prevent the construction of sidewalks in this subdivision. The adjacent areas have existing sidewalks. Engineering recommends the construction of sidewalks for this subdivision. Shown below are pictures taken 26 April 2006 showing the existing conditions at Townbrook Crossing. Based on the above reviews, engineering does not recommend approval to either of these waiver requests. Copy: SDP - 2008 - 00013, Dunlora Gates Preliminary Site Plan File: El wvr PBC 08 -013 Dunlora Gates Site plan.doc The picture looks west at the existing conunons u Townbrook Crossing North from the cul -de -sac. This picture looks west at the existing conditions of Townbrook Crossing South from the cul -de -sac. RGtN1P COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4.596 Phone (434) 296 -5832 Fax (434) 972 -4126 To: Megan Yaniglos, Planner From: Phil Custer, Engineer Subject: SDP - 2008 - 00013, Dunlora Gates Site Plan, Critical Slope Waiver Request Date received: 3 March 2008 Date of Comment: 11 March 2008 The request for a waiver to develop on areas of critical slope for grading incorporated with the new construction proposed on TMP -62 -10 was received on 3 March 2008. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The critical slope area, within TMP 62 -10, appears to be natural slopes. The disturbance of critical slopes is requested by the applicant to construct the roadway and townhouses, perform grading operations, and install a stonnwater management facility. Areas Acres Total site in Dunlora Gates 7.85 Critical slopes Approx. 2.19 Approx. 28% of development Critical slopes disturbed 0.575 Approx. 26% of critical slopes Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed: nuovennent of soil and rock": Proper slope construction, control of drainage, and vegetative stabilization with approved erosion control measures constructed within the standards of Virginia Erosion and Sedimentation Control Regulations will prevent any movement of soil. excessive stornuvater run- off': Stonnwater runoff will be controlled by the drainage / stormwater management plan required for this site. siltation of 'i7atuf and nian -niade bodies of ta7atei ": There is an existing stream located on the eastern half of the property. The areas of critical slope disturbance are located to the west of the stream and outside of the stream banks. Engineering recognizes the proposed design as being imperative to providing access to the site with minimal disturbance to the critical slope areas and no proposed disturbance to the existing stream. Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. 4. "loss o f aesthetic resource ": This site is visible from the Dunlora Subdivision. The site has existing wooded areas throughout the property. The majority of the onsite aesthetic resources will be preserved with this plan. 5. "septic effluent ": No septic systems or drainfields are proposed in this project. This site is accessible to the public sanitary sewer system. This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No portion of this site plan is located inside the 100 -year flood plain area according to FEMA Maps, dated 04 February 2005. Exemptions [18- 4.2.6c]: A portion of the site may be considered exempt of the regulations of section 4.2. Critical slope disturbance needed to construct a SWM facility may be considered exempt provided that no reasonable alternative alignment with less disturbance is possible. However, engineering review has determined that the currently proposed configuration of the stormwater management facility can be amended to disturb fewer critical slopes by narrowing the biofilter, possibly adding a small site wall, and sliding the facility away from the strearn. Recommendation: Based on the above review, engineering recommends approval to the critical slope waiver with the condition that no critical slope disturbance occurs within the stream buffer except for the necessary stormwater conveyance system from the SWM facility to the stream. Copy: SDP - 2008 - 00013, Dunlora Gates Preliminary Site Plan File: E1 csw PBC 08 -013 Dunlora Gates Site Plan.doc County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos, Current Development Project Planner From: Phil Custer, Current Development engineering review Date: 16 April 2008 Subject: Dunlora Gates (SDP -2008- 00013) The site plan for the Dunlora Gates project, dated 3 April 2008, has been reviewed. Engineering review for current development recommends approval to the plan with the following conditions: 1. Approval of the critical slope waiver must be obtained. 2. Approval of the curb and gutter and sidewalk waiver must be obtained. r COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 To: Megan Yaniglos, Planner From: Phil Custer, Engineer Subject: SDP -2008- 00013, Dunlora Gates Site Plan, Critical Slope Waiver Request Date received: 3 April 2008 Date of Comment: 16 April 2008 The request for a waiver to develop on areas of critical slope for grading incorporated with the new construction proposed on TMP -62 -10 was received on 3 April 2008. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The critical slope area, within TMP 62 -10, appears to be natural slopes. The disturbance of critical slopes is requested by the applicant to construct the roadway and townhouses, perform grading operations, and install a stormwater management facility. Areas Acres Total site in Dunlora Gates 7.85 Critical slopes Approx. 2.19 Approx. 28% of the site Critical slopes disturbed 0.34 Approx. 15% of critical slopes The critical slope disturbance shown in this plan has been reduced by 40% compared to the last plan considered by the Planning Commission on March 25, 2008. Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed: 1. "movement of soil and rock ": Proper slope construction, control of drainage, and vegetative stabilization with approved erosion control measures constructed within the standards of Virginia Erosion and Sedimentation Control Regulations will prevent any movement of soil. 2. "excessive stormwater° run- off "': Stormwater runoff will be controlled by the drainage / stormwater management plan required for this site. 3. "siltation of natural oral Horn- rrtudc bodies of lrcrter ": There is an existing stream located on the eastern half of the property. The areas of critical slope disturbance are located to the west of the stream and outside of the stream banks. Engineering recognizes the proposed design as being imperative to providing access to the site with minimal disturbance to the critical slope areas and no proposed disturbance to the existing stream. Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. 4. "loss ofaesthetic resource ": This site is visible from the Dunlora Subdivision. The site has existing wooded areas throughout the property. The majority of the critical slopes on the property (85 %) will be preserved with this plan. 5. "septic effluent ": No septic systems or drainfields are proposed in this project. This site is accessible to the public sanitary sewer system. This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No portion of this site plan is located inside the 100 -year flood plain area according to FEMA Maps, dated 04 February 2005. Exemptions [18- 4.2.6c]: A portion of the site may be considered exempt of the regulations of section 4.2. Critical slope disturbance needed to construct a SWM facility may be considered exempt provided that no reasonable alternative alignment with less disturbance is possible. Engineering review has observed that the applicant has reduced the impacts onto the critical slopes by the SWM facility as much as possible considering the proposed alignment of the townhomes and roadway. 18 -4. 2.6c- 9ecesstr(1vs, public iltilitV lilies and appurtenances, storilln'atel 117(i11ageiiic11t faeilities, and a17)) othei" pilblic neccssaiy to allotit' the itse of the parcel shall not he re( (tired to he located withill a building site and shall not he subject to the 1 - equi1 - enicnts of this section 4.2.2, provided that the applicant deniolnsti "Cites that no reasonable alternative location or alfgllinent cx sts. Recommendation: Based on the above review, engineering recommends approval to the critical slope waiver. Copy: SDP -2008- 00013, Dunlora Gates Preliminary Site Plan File: E2 csw PBC 08 -013 Dunlora Gates Site Plan a IRacN ^r COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 To: Megan Yaniglos, Planner From: Phil Custer, Engineer Subject: SDP - 2008 - 00013, Dunlora Gates Site Plan, Waiver Requests Date received: 3 April 2008 Date of Comment: 17 April 2008 Fax(434)972 -4126 The applicant has requested several waivers for the new construction proposed on TMP- 62 -10. The waiver requests were received on 3 April 2008. The engineering analysis of the requests is as follows: Waiver of the requirement for curb and gutter: The applicant has requested a waiver for the construction of curb and gutter for the road design in accordance to County Code Section 14 -4101. The site plan is proposing 18 new lots along the extension of Townbrook Crossing (North). The approximate length of new road is 550 feet. This project is located entirely within a development area. The existing roads leading to the subdivision have a rural section with ditches. If the applicant was to propose an urban road section, the new road would be the only road section in the area with curb and gutter. The use of curb and gutter will assist with the containment of the road drainage and direct the flow more efficiently to the proposed SWM facility. Engineering recommends the use of curb and gutter for this site plan. Waiver of the requirement for sidewalks: The applicant has requested a waiver for the construction of sidewalks for this subdivision in accordance to County Code section 14- 225.1. Per the County Code, section 14 -422, sidewalks shall be established on both sides of each new street within a subdivision creating lots for single family attached dwellings in the development area. The existing roads leading to the subdivision have a rural section with ditches. However, both roads contain sidewalks. Townbrook Crossing North has existing sidewalks along the southern side of the road. Townbrook Crossing South has sidewalks along the northern side of the road. There are no engineering issues that prevent the construction of sidewalks in this subdivision. The adjacent areas have existing sidewalks. Engineering recommends the construction of sidewalks for this subdivision. Shown below are pictures taken 26 April 2006 showing the existing conditions at Townbrook Crossing. x b Based on the above reviews, engineering does not recommend approval to either of these waiver requests. Copy: SDP - 2008 - 00013, Dunlora Gates Preliminary Site Plan File: E2_wvr_PBC_08 -013 Dunlora Gates Site plan The picture looks west at the existing conditions of Townbrook Crossing North from the cul -de -sac. This picture looks west at the existing conditions of Townbrook Crossing South from the cul -de -sac.