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HomeMy WebLinkAboutSDP200800074 Review Comments Final Site Plan and Comps. 2007-09-11 A.. GAY AND NEEL, INC. ir 1 2 6 0 RADFORD STREET 9 C H R I S T I A N S B U R G , VA 2 4 0 7 3 September 11, 2007 Ms. Rebecca Ragsdale Department of Planning & Community Development 401 McIntire Road, Room 218 Charlottesville, Virginia 22902-4596 RE: Blue Ridge Cohousing Waiver Requests GNI Job No. 1770.0 Dear Ms. Ragsdale: In accordance with Chapter 18, Section 8.2, Blue Ridge Cohousing requests the following waivers in conjunction with the Application Plan to rezone Tax Parcels 56-67A & 56-67B from Rural to Planned Development Residential: 1) Chapter 18, Section 4.12.15, Minimum Design Requirements and Improvements for Parking Areas g) Curbs shall be established at the edges of parking areas or access aisles . . - As shown in the Application Plan, the site has been designed to sheet flow the drainage from the site into the linear bio-retention trenches. This maintains the natural drainage flows and hydrologic cycles and avoids the concentration of stormwater runoff to a single point. No curbing is proposed for this development project. 2) Chapter 14, Section 14-404, Lot location to allow access from lot onto street or shared driveway A. Each lot, . . . shall have reasonable access to the building site from only one street, shared driveway or alley . . . For the purposes of this section, the term "reasonable access" means a location for a driveway or, if a driveway location is not provided, a location for a suitable foot path from the parking spaces required by the zoning ordinance to the building site . . - As shown in the Application Plan, sidewalks connect every dwelling unit within the neighborhood to the parking areas. This furthers the design intent for Blue Ridge Cohousing and maintains a high standard for the overall public health, safety, and welfare. No individual lots are proposed for this development project. Dwellings units will be developed as condominiums. PHONE' (540) 381 -6011 4E-MAIL:INFO@GAYANDNEEL.COM <4 FAX (540) 381 -2773 Blue Ridge Cohousing er Jirquests aavPage 2 of 2 Jab No. 1770.0 3) Chapter 18, Section 19.8 Building Separation . . . there shall be aminimum of thirty (30)feet between main structures. This provision shall not apply to structures built to a common wall. - All dwellings shall have a minimum separation in accordance with the 2003, International Building Code and 2003 Virginia Uniform Statewide Building Code. The thirty-foot separation requirement shall not apply to the development project. 4) Chapter 14, Section 14-233, When private streets in development areas may be authorized - The commission may authorize a`isubdivision'to be developed with one or more new private streets in the following circumstances: i. Neighborhood model development - Blue Ridge Cohousing will further the intent of the neighborhood model with the use of a private street in the following ways: i. The use of a private street will allow a site plan that respects the terrain. Current VDOT standards would eliminate more vegetation and create more earthwork, thus having a greater impact on the rural landscape. The overall character and appearance of the existing streetscape will remain. ii. The proposed trail adjacent to the roadway is a convenient route for pedestrians and bicyclists, which further connects with the existing sidewalk system along Three Notch'd Road. - The general welfare, as opposed to the proprietary interest of the subdivider, would be better served by the construction of one or more private streets than by the construction of public streets. i. As stated above, the rural character of the existing road will remain due to less overall earthwork and vegetation removal necessary to build the private road. Ifyou have any questions, please feel free to call me at (540) 381-6011. Sincerely, Gay and Neel, Inc. Kevin D. Conner, L.A. Landscape Architect KDC/asw GAY AND NEEL, INC. N, 1260 RADFORD STREET • CHRISTIANSBURG , VA 24073 April 28, 2008 Mr. Bill Fritz County of Albemarle 401 Mclntire Road,North Wing Charlottesville, VA 22902-4596 RE: Blue Ridge Cohousing Job No. 1770.0 Dear Mr. Fritz: Please find enclosed a submittal on the above referenced project for your review and approval. Below is an itemized list of the enclosures in this package. • 17 Copies of the Blue Ridge Cohousing Site Development Plan Dated April 28, 2008 • 2 Copies of the Water and Wastewater Calculations Dated April 25,2008 • 2 Copies of the Final Stormwater Calculations • Application for Site Development Plans and Site Plan Waiver • Final Site Development Plan Checklist • 3 Copies of the Plat of Boundary Line Adjustment Dated March 19, 2008 • Boundary Line Adjustment Checklist • Application for Review of Boundary Line Adjustment& Easement Plats • Check in the amount of $1,225.00 for the Site Development Review Fee and Boundary Adjustment Fee. Thank you for your time in reviewing this project. Please feel free to contact us with any questions or concerns you may have. Sincerely, Gay and Neel, Inc. evin D. Conner,L.A. Landscape Architect Enclosure cc: Colin Arnold KDC/asw PHONE: (540) 381 -6011. 9 E-MAIL:INFO@GAYANDNEEL.COM 9 FAX (540) 381 -2773 GAY AND NEEL, INC. * 1260 1260 RADFORD STREET 9 C H R I S T I A N S B U R G , VA 2 4 0 7 3 June 12, 2008 Ms. Lisa Glass, Planner County of Albemarle Department of Community Development 401 Mclntire Road, North Wing Charlottesville, VA 22902-4596 RE: Blue Ridge Cohousing Job No. 1770.1 Dear Ms. Glass: Please find enclosed a resubmittal on the above referenced project for your review and approval. Below is an itemized list of the enclosures in this package. • 8 Copies of the Blue Ridge Cohousing Site Development Plan Revised June 11, 2008 • 1 Copy on 11"x17" of the Blue Ridge Cohousing Site Development Plans • 2 Copies of the Erosion and Sediment Control Narrative Revised June 11, 2008 • Check in the amount of$65.00 for the reinstatement fee. • Luminaire Description We have addressed the comment letter dated May 20, 2008 with the following changes or comments: Comments from Lisa Glass, Principal Planner 1. We have added the rezoning case number to Note #38 on Sheet 1. 2. As discussed in the review meeting, we have referenced the rezoning case number. 3. The proffers are listed on Sheet 2. 4. The topics were approved. 5. The adjacent parcel information is included on Sheets 2 & 3. 6. The amount of impervious cover can be found on Sheet 1. 7. The amount of parking and circulation area can be found on Sheet 1. 8. The offsite topography request was discussed at the review meeting, and our plans met the requirement. 9. We have included a note on Sheet 8 concerning the easement. The Plat will be submitted after final plan approval to avoid possible design changes. 10. We have added the distance to Three Notch'd Road on Sheet 6. 11. Trash containers is tentatively planned to be contained within the units. PHONE: (540) 381 -6011 4 E-MAIL:INFO@GAYANDNEEL.COM 4� FAX: (540) 381 -2773 vviwo Blue Ridge Cohousing Page 2 of 3 Job No. 1770.1 12. The surface materials can be shown on Sheet 6. 13. No areas are reserved for public use. 14. We have revised the landscaping plan to meet the requirements as shown on Sheet 9. 15. We have added Tree Protection and the requirements for Tree Protection can be found on Sheets 4 & 9. 16. We have added the number of bedrooms to each unit. This can be found on Sheet 6. 17. We have revised the plans in coordination with the County Engineer. 18. We have included a diagram of the poles as provided by the manufacturer. Comments from Jonathan Sharp, Current Development Engineer 1. We will obtain the necessary permits once the extents of the final site plan are determined. 2. The owner is providing the maintenance agreement to your office 3. The FEMA map references can be found on Sheet 1 & 2. 4. We have included the deeds that give permission for any offsite construction, specifically along Parkview Drive. 5. Thanks for the comments. We have not received any correspondence concerning the plat. 6. We have added the expected traffic volume to Sheet 5. 7. Please see our original waiver request during the rezoning. It appears that the curb and gutter request did not carry over to the official resolution. We request that the waiver be granted according to Section 18.4.12.15g. We also request that the parking and travelway requirements be waived according to Section 18.4.12.15a. The area has been designed to act as a plaza area for the residents. The parking spaces are intended for guests and will not be used on a regular basis. The strength of the cross section will be equally as strong compared to traditional asphalt. 8. We have designed retaining walls in order to avoid stream buffer disturbance. 9. We have revised the plans to avoid steep slopes and have added ground cover plantings to areas that are greater than 3:1 slope. 10. The proposed walls address this comment. 11. We have added a ground cover to address the concern. Please see Sheet 7. 12. We have adjusted wall heights to remain four feet or less. The existing fence around the pool area shall remain. 13. We have revised the plan to allow access to the facilities. Please see Sheet 7. We have added gravel areas to the steeper portions and regarded areas to be 10% or less. 14. We have added a note on Sheet 6., 15. We have added the sight distance lines to Sheet 5. 16. Thanks for the comment. 17. We have revised the grades on the parking lot to be 5% or less. 18. We have revised the dimensions of the parking spaces and/or drive aisles to meet the requirements. Blue Ridge Cohousing Page 3 of 3 Job No. 1770.1 19. We have added approximately 150 linear feet of guardrail along Parkview Dr. 20. We have added notes to Sheet 7 that directs roof runoff to a particular facility. We have also added two Stormwater Conveyance Channels to the plan. 21. The Stormwater Conveyance Channels can be found on Sheet 4. 22. Thanks for the comment. 23. We have revised the Erosion and Sediment Control Plan to include two sediment traps and diversions and diversion dikes. 24. We have added a detailed sequence of construction to the plans. 25. Thanks for the comment. We have also added a note to Sheet 1 that identifies the address for the property. The dwellings will be addressed as "Parrot Creek Road". Thank you for your time in reviewing this project. Please feel free to contact us with any questions or concerns you may have. Sincerely, Gay and Neel, Inc. 1111 Kevin D. Conner, L.A. Landscape Architect Enclosure cc: Colin Arnold David Jones KDC/asw `✓ 14pF A COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road,Room 227 Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4126 To: Kevin Conner From: Gerald Gatobu, Senior Planner Division: Zoning and Current Development Date: 09/29/2008 Subject: SDP 2008—00074 Blue Ridge Cohousing Final. The County of Albemarle Division of Zoning and Current Development will grant or recommend approval of the final site development plat referred to above once the following comments have been addressed: [Each comment is preceded by the applicable reference, which is to the Subdivision/Zoning Ordinances unless otherwise specified. Please Note: Mr. Connor, this proposal has been submitted as a final site plan prior to a preliminary site plan. The Albemarle County Ordinance contemplates the approval of a preliminary site plan prior to the submittal of a final site plan. However, by interpretation, the ordinance does allow the submittal of a final prior to approval of a preliminary. No mechanism exists in the ordinance for the County to approve with conditions a final site plan.This site plan does not have all necessary approvals [including approvable Water Protection Ordinance and road plans] to allow signature by the (past) revision deadline.Albemarle County Community Development will therefore have to deny your application. You may request that this project be changed from a final to a preliminary site plan which will allow the County to approve the plan with conditions or you may request that the County defer taking a formal action on your application. If you request deferral, we will continue to review any information you submit that is designed to allow the final to be approved. However, because you will have officially requested deferral no mandatory timeline for review and comment will exist. Let me know your decision as soon as possible. If no response is received by 09/07/2008, your application will be denied. Once the County denies the site plan, you will have 15 days to get approvals from all agencies and departments and resubmit. Failure to resubmit within 15 days will mean that the site plan is denied and the applicant will have to start over with a new application. Thank you, this comment has been addressed. 1 ✓ Nd' 32.5.6 A)The Preliminary/Final Site Plan shall contain the following information. ■ Zoning: The zoning for the property is PRD (Planned Residential Development)and not PDR as shown on the site plan. This comment has been adequately addressed, thank you. 1 ■ escriptions of all variances,zoning proffers and bonus factors applicable to the site; lease show the entire approved proffer form. The date of the proffer signature,the ZMA#, tax map and parcel number,heading and signatures of all owner(s) are missing on sheet 2 of 15 of the site plan. Note that all proffers must be met. Has the ACSA jurisdictional area been amended? This comment has not been fully addressed. Signatures of all owner(s) are missing. Please have a copy of the proffers with the owner(s) signature on sheet 2 of 15. S Inu-llA,M iS C'1., a roffeisS B)Written schedules or data as necessary to demonstrate that the site can accommodate the proposed use, including: ■ Maximum number of dwelling units by type: Please include the breakdown of the type of units, quantity and square footage of the proposed dwelling units per the application plan (sheet 4 of 7) dated 10/19/07. This comment has been adequately addressed, thank you. quare footage of recreation area: What is the square footage for the proposed common area/recreation area?What are the proposed amenities for the common green with playground? [Refer to section 4.16.2 of the Albemarle County Code for guidance] This comment has not been fully addressed What are the proposed amenities for the common green with playground?[Refer to section 4.16.2 of the Albemarle County Code for Quidance/E.z how many tot lots, swings etc will be provided... • Schedule of parking including maximum amount required and amount provided: What is the scheduled amount of parking for this project?Please include the amount required and the amount provided on the site plan and the formula used to arrive at this amount e.g. two spaces per each 2 bedroom unit This comment has been adequately addressed, thank you. F)The name and location of all watercourses and other bodies of water adjacent to or on the site. Indicate if the site is located within a reservoir watershed. This site is located in the Beaver Creek Reservoir Watershed. Please add this note to the site plan This comment has been adequately addressed, thank you P)Landscape plan in conformance with section 32.7.9. All development subject to site development plan review shall include the following required landscaping for parking lots consisting of five(5) spaces or more: (A)Interior landscaping: Exclusive of the requirements of section 32.7.9.7 (a) and (c), an area equal to five (5) percent of the paved parking and vehicular circulation area shall be landscaped with trees or shrubs. What is the paved parking and vehicular circulation area in SF for this site? The calculation on the cover sheet says 5% of lot area, 1,097.47 SF; however, the impervious parking lot area figure is 23,013 SF. .05 x 23,013 = 1,150.65 sf. Please clarify the 2 figure used as the paved parking and vehicular circulation area (in SF), and make sure an area equal to 5% is landscaped with trees and shrubs. This comment has not been fully addressed what is the paved parking and vehicular circulation area in SF for this site? The calculation asks for paved parking and vehicular circulation area not the lot area. (B) This shall include one (1) large or medium shade tree per ten (10) parking spaces or portion thereof,if five(5)spaces or more. How many large or medium shade trees are provided? [Based on the number of parking spaces for this site 52/10=5.2 provide at least 6 large or medium shade trees'. This comment has been adequately addressed, thank you Canopy Calculations The following minimum requirements shall apply: 1) Twenty (20) percent tree canopy for a residential site to be developed at a gross density of ten(10) or fewer dwelling units per acre. 268,111.8 x 0.2=53,622.36 SF Shown on plan 76,245 +4,400+828 +780= 82,253 S.F. a. On the site plan,which/what/where are the existing trees used in the canopy calculation? Indicate the name, symbol, quantity, condition and canopy of all existing trees included in the canopy figure [76,2451. How did you arrive at the 76,245 square feet of existing canopy?Please note that canopy can only be counted for trees within the property boundary. This has been addressed. b. The Albemarle County Conservation checklist must be checked and signed.Please check the conservation checklist shown on sheet 9 of 15 and add a signature panel i.e. the entire checklist needs to be on the site plan and the owner(s) need to sign the checklist. This comment has not been fully addressed. Checklist needs to have check a marks i.e. needs to be checked and the owner needs to sign the checklist. Lighting Plan Comments A. Cut sheets. If any of the fixtures will emit more that 3000 lumens, the fixtures must be full cutoff. Please provide cut sheets on the site plan that show that the fixtures are full cutoff if any of the fixtures emit 3000 or more lumens. This comment has not been fully addressed do any of the fixtures emit 3000 or more lumens?If so, cut sheets are required. a. lumen level(3000 or more must be full cutoff) This comment has not been fully addressed B. Provide a luminaire schedule on the site plan This comment has not been fully addressed I have attached a copy of a luminaire schedule a. Make sure the catalog numbers shown on the luminaire schedule coordinate the with cut sheets b. Quantity/types of fixtures with quantity/types shown on lighting plan must match c. Tilt must be 0 if full cutoff C. Light locations 3 ',ewe a. Light locations must coordinate with other site plan sheets.Has not been addressed. Show lighting fixture symbols on other site plan pages as proof that there are no conflicts with other site elements b. Show all light fixture locations and label the fixtures so as to coordinate with the fixture count in the luminaire schedule.Has not been addressed.Add a luminaire Schedule I have attached a luminaire schedule. Consider us• the fixture symbols (Bigger)in the lighting plan for the two fixtures. D. Photometric plan: Please revise the lighting plan to the calculation grid method.The lighting plan is shown in the light contour method: The calculation grid method is preferred a. Maintenance factor/light loss fac r must be 1.Not addressed. See attached Luminaire schedule. b. Add the standard lighting note which is: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cut off Luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one-half-foot candle." Thank you, this has been adequately addressed. Add the attached approval panel to sheet I (Cover page). Please contact Gerald Gatobu at the Division of Zoning and Current Development at 296-5832 ext. 3385 for further information. 4 GAY AND NEEL, INC. 1 2 6 0 RADFORD S T R E E T 9 C H R I S T I A N S B U R G , VA 2 4 0 7 3 October 3, 2008 Mr, Gerald Gatobu County of Albemarle Department of Community Development '11-\ 401 Mclntire Road,North Wing c Cb, Charlottesville, VA 22902-4596 Q� RE: Blue Ridge Cohousing 1 Job No. 1770.1 Dear Mr. Gatobu: Please find enclosed a resubmittal on the above referenced project for your review and approval. Below is an itemized list of the enclosures in this package. • 8 copies of the Blue Ridge Cohousing Site Development Plan revised October 2, 2008. • 2 copies of the Erosion and Sediment Control Narrative revised September 24, 2008. We have addressed the revisions with the following changes or comments: Planning Revisions: • 1) We have added a signature line to the proffers. We would like to have the owner sign this page once the plans have been approved by your office, to avoid multiple signatures. 2) The recreation area amenities according to section 4.16.2 and 4.16 states that recreational areas shall be provided for every development of 30 units or more. The development consists of 26 units. The group intends to place amenities on the site, but this decision will be made by the residents at a later date. 3) We have changed the note on the cover sheet to read paved parking and vehicular circulation area vs. parking lot. The square footage did not change. 4) We have added check marks to the box and will have the owner sign this page once the plans have been approved by your office. 5) We have added a luminaire schedule to the lighting plan along with showing other site features. PHONE : (540) 381 -6011 • E-MAIL:INFO@GAYANDNEEL.COM ;4 FAX: (540) 381 -2773 Blue Ridge Cohousing Page 2 of 13 Job No. 1770.1 Engineering Revisions: A. Final Site Plans (comments from 15 May 2008) 1. Please provide copies of federal and state permits for stream disturbance (Army Corps, VDEQ, etc.). (Rev. 1) Comment has not been addressed. THIS PERMIT WILL BE OBTAINED. WE ARE WAITING TO OBTAIN THE PERMIT, ONCE FINAL PLANS HAVE BEEN GENERALLY APPROVED. 2. Please provide a completed copy of the standard stormwater maintenance agreement and fee for recordation for the proposed stormwater management facilities. (Rev. 1) Comment has not been addressed. THIS WILL BE PROVIDED BY THE OWNER. 3. Please provide the FEMA map and date references labeled for the FEMA floodplain. (Rev. 1) Comment has been addressed. 4. Please provide all copies of necessary offsite easements. For example, easements to construct water and sewer, road improvements, offsite construction and access easements, drainage easements, etc. (Rev. 1) Comment has not been addressed. The only offsite easement obtained has been for the construction within the private ROW. Permanent easements are needed for this project that must be obtained before approval is granted. Temporary construction easements also appear necessary on adjacent parcels affected by the roadway upgrade and construction of the SCC's to the streams. I HAVE CALLS INTO THE COUNTY ATTORNEY CONCERNING THIS MATTER. 5. The proposed adjacent subdivision and boundary line adjustment must be recorded prior to final site plan approval. (Rev. 1) Please adjust site plan set to match the approved boundaries. WE HAVE ADJUSTED THE SITE PLAN TO REFLECT THE APPROVED BOUNDARY. 6. Please provide traffic generation figures for the proposed site and proposed roadway improvements. (Rev. 1) Comment has not been addressed. The applicant has just mentioned the estimated traffic generation for the proposed development and has not offered an estimate of the traffic load existing on Park View Drive. This is needed in order to check the road is designed to the correct standards. WE HAVE ADDED THE HOMES THAT USE PARKVIEW DR. PARKVIEW DR. IS A PRIVATE ROAD AND SHOULD ONLY BE USED BY THOSE THAT HAVE DEEDED USE OF THE ROAD. 7. Curb and gutter and treated surfaces based on VDOT regulations and standards are required for all travel-ways and parking areas. As proposed, the plan requires a waiver of curb and gutter and parking/travel-way surface requirements. If you want to pursue a waiver of the requirements, please provide a waiver request which includes the items requesting to be waived and a justification in accordance Blue Ridge Cohousing Page 3 of 13 Job No. 1770.1 with the Code Sections provided below: Curb and gutter waiver request: Curb and gutter can be waived administratively for stormwater management purposes by the County Engineer according to Code Section 18.4.12.15g. For all other purposes, a curb and gutter waiver can be administratively waived by the Zoning Administrator in conjunction with the County Engineer according to Code Section 18.4.12.2c2. Parking and travel-way surface waiver request: Parking and travel-way surface requirements can be waived by the county Engineer according to Code Section 18.4.12.15a. (Rev. 1)I have forwarded your request for a waiver of the curb and gutter to the Zoning Administrator. I will forward you her response once it is received. I have also noticed that the site plan is not in compliance with sections 18- 4.12.17.a and 18-4.12.16.c.6 and requested that the Zoning Administrator make decisions on these waivers as well. The County Engineer has approved your request for the alternative surface requirements. These details cannot be amended without County Engineer approval. 8. The proposed plan is showing stream buffer disturbance. Stream buffer disturbance should be minimized. Engineering recommends minimizing stream buffer disturbance along Parkview Drive and eliminating all stream buffer disturbance shown on site, except for any necessary ditches to convey the outletting drainage of the facilities to the streams below. Any stream buffer disturbances will need approval from the Program Authority, and require an approved Mitigation Plan prior to Final Site Plan approval. (Rev. 1) The disturbances of the stream buffer for temporary ESC controls as shown on the latest plan will be allowed through section 17-320B of the Water Protection Ordinance. Comments from the mitigation plan review for the disturbance of the stream buffer for the upgrade of Park View Rd. will appear in the sections to follow. WE HAVE ADDED BACK THE RETAINING WALL TO THE NORTHERN BIO-FILTER AS DISCUSSED IN OUR REVIEW MEETING. 9. The grading plans show proposed slopes steeper than 2:1. Please revise the grading plans so that all proposed slopes are 2:1 or flatter. Some of the proposed spot elevations are very confusing. For example, the spot elevation 651.9 near the existing barn/shed is very close to the existing 650 contour, creating very steep slopes in this area. There are other proposed spot elevations which create very steep proposed slopes. (Rev. 1) Comment has not been addressed. WE HAVE REVISED THE GRADING PLAN ACCORDINGLY. 10. For SWM facilities with embankments 3 feet or higher, the downhill face of the embankment must be minimum of 3:1. Several of the proposed embankments are only 1.5:1. (Rev. 1) Comment has not been addressed. SWM facility 3 has an embankment taller than 3ft and the slope varies between 3:1 and 2:1. Please amend. Nov *Nie Blue Ridge Cohousing Page 4 of 13 Job No. 1770.1 WE HAVE REVISED THE SLOPES TO THE COMBINED 5:1 SLOPE AS MENTIONED IN THE STORMWATER MANAGEMENT HANDBOOK. THE HANBOOK ALSO MENTIONS IF POSSIBLE FOR THE DOWNHILL SLOPE TO BE 3:1. WE HAVE ACHIEVED THE COMBINED 5:1 REQUIRMENT. ALSO, THE NEED FOR THE 3:1 SLOPE IS FOR LARGER VOLUMES OF WATER BEING DETAINED. OUR PONDING DEPTH IS JUST A FEW INCHES. 11. All proposed slopes steeper than 3:1 must have low maintenance (not grass) ground cover specified on the plans (site plan and road plans). (Rev. 1) Comment has not been addressed. The groundcover must not be grass. For instance, juniper would be something that would meet the requirement. Also, not all slopes steeper than 3:1 are shown with the special low maintenance groundcover designation. WE HAVE NOTED THAT THE SLOPES SHALL BE COVERED WITH CROWN VETCH. 12. Safety railing must be specified for retaining walls over 4 feet high. (Rev. 1) Comment has not been addressed. WE HAVE ADDED A NOTE THAT THE FENCE AROUND THE POOL IS TO REMAIN. 13. Adequate access must be provided to all of the SWM facilities. The requirements are: 10 feet wide access not exceeding 20% in grade. For grades in excess of 10%, graveled access is required. Access must be provided to the embankment, any outlet structures, and any forebays. (Rev. 1) Comment has not been addressed. Please clearly show the access paths on the plan. WE HAVE ADDED DASHED LINES AND LABELED THE ACCESS PATH. 14. All entrances must be shown with a VDOT designation. (Rev. 1) Comment has been addressed. 15. Please show the sight distance lines at the entrance of the site on Parkview Drive. (Rev. 1) Comment has not been addressed. A vertical profile of this sight line may be needed because of the existing grading of Park View Drive. WE HAVE ADDED THE MISSING LINE TO THE PLAN. EXISTING SIGHT DISTANCE IS ADEQUATE AND THE IMPROVEMENTS WILL NOT REDUCE THE SIGHT DISTANCE. 16. VDOT approval is required for any work affecting the public right-of-way. (Rev. 1) VDOT approval has not yet been received. VDOT HAS SENT AN EMAIL TO MR.GA TOB U. 17. Parking areas cannot exceed 5% in grade, in any direction. (Rev. 1) Comment has been addressed. 18. The proposed parking area configuration does not meet County requirements. In order to maintain 9 foot wide parking spaces, a 24 foot wide travel-way must be provided. If a 20 foot wide travel-way is provided, parking spaces must maintain 10 feet in width. (Rev. 1) Comment has been addressed. 19. Guardrail is required for the stream crossing along Parkview Drive. Blue Ridge Cohousing Page S of 13 Job No. 1770.1 (Rev. 1) Guardrail placement is not correct. The shoulder needs to be 7ft wide and the guardrail should be placed in the outer 3ft to maintain the required clear zone. Please see VDOT manuals. WE HAVE REVISED THE LOCATION OF THE GUARDRAIL. WE HAVE IT DESIGNED ACCORDING TO THE 20MPH DESIGN SPEED. 20. It appears that the concept for Stormwater Management is not capturing as much proposed impervious area as practicable. It appears that parking areas and structures may bypass the facility. Typically, roof drains of structures tie into the proposed stormwater management facilities, and parking areas/travel-ways are directed to the SWM facilities through use of curb and gutter, piping, or ditches and swales. Any concentrated discharges flowing in to a SWM facility require forebays. (Rev. 1) Comment has not been addressed. Grading around the parking lot and travelway adjacent to SWM 3 indicates that not all stormwater could be captured. It appears a curb along the travelway from SWM 5 to SWM 3 would collect this water. All other site runoff appears to be directed to facilities through roof drains, channels, or overland flow. Also,forebays have not been provided for any of the biofilters. Forebays are required at all concentrated discharge points. The forebay should be sized to hold at least 0.1" of runoff from the impervious area. This volume can be included in your Water Quality volume of the biofilter so the footprints do not need to be increased. WE HAVE ADDED CURBING TO A SMALL PORTION OF THE PARKING AREA. ROCK CHECK DAMS HAVE BEEN ADDED BEFORE THE BIOFILTERS. 21. Please indicate the outlet locations of the proposed SWM facilities. Also, show the required improvements in order to provide adequate channels for the outlets of the facility to the streams below. (Rev. 1) Please show the grading and lining necessary for all stormwater conveyance channels on the site plan. WE HAVE SHOWN THE GRADING ON THE PLANS. THE LINING FOR EACH DITCH IS SPECIFIED IN THE DETAIL. 22. We received a copy of you SWPP permit. This should be sent directly to DCR. Please contact Mr. Matthew Grant, DCR, at 804.225.3068 for more information. This does not affect your review/approval of this plan. (Rev. 1) Comment has been noted by the applicant. 23. Engineering has not yet been able to complete the review of the ESC plans. However, after a quick look at the plans, it appears that the plans are inadequate. Use of only silt fence as ESC protection is inadequate. For adequate perimeter control, please provide diversion dikes which convey drainage to sediment traps and basins. (Rev. 1) ESC comments will be given in the ESC section of this letter. 24. The ESC plans appear to indicate that the SWM facilities will be constructed during the same time that the grading/site construction occurs. SWM facilities cannot be constructed or retrofitted from sediment traps to biofilters until after final stabilization has occurred. ,4100. Blue Ridge Cohousing Page 6 of 13 Job No. 1770.1 (Rev. 1) Comment has not been addressed. Please remove biofilter grading from the ESC plan. Traps 1 and 2 do not appear to be graded to the areas listed in the calculations. WE HAVE REVISED THE SEDIMENT TRAP GRADING. 25. The road plans, drainage plans, ESC plans, SWM plans, and mitigation plans, any easement plats, subdivision plats, and boundary line adjustments must be approved and/or recorded prior to final site plan approval. (Rev. 1) Comment has not been addressed. Engineering review cannot recommend approval to the site plan until all comments are addressed. 26. More comments may be necessary upon resubmittal. a. (Rev. 1) Please provide a detail or call out a specific product number for the Enviroform wheel stops. The proposed wheels stops must be all the requirements listed in section 18-4.12.16.3. WE HAVE ADDED A PRODUCT NUMBER. b. (Rev. 1) Is there a storm drain located adjacent to Building 1? If so please provide calculations, outlet protection, a profile, and all other requirements listed in the design manual. c. (Rev. 1) The sanitary force main is being shown through inlets, water meters,fire hydrants, and storm manholes. Please correct. Please also show the ROW and property boundaries on sheet 8A. WE HAVE SHOWN THE R/W. d. (Rev. 1) The intersection of travelways adjacent to the 2-story log dwelling does not meet the county's standard for safe and convenient access. The northern travelway is at too steep of a grade. The intersected travelway is also at a cross 10% slope which is far to great. Please reduce to a grade no steeper than 5%. WE HAVE REVISED THE GRADES TO MEET THE REQUIREMENT. B. Road Plans 27. Adequate conveyance of drainage must be provided for Parkview Drive. The ditch shown opposite of the development ends at contour 646. An adequate channel must be provided to the channel below. There does not appear to be any adequate ditches or conveyance on the roadside directly adjacent to the development (from the high point — 16 + 00 to the channel below the culvert.) It appears drainage may spill into the street. (Rev. 1) Please show the necessary grading all channels including the SCC's along Park View Drive. A drainage easement will be necessary if a ditch leaves the ROW. Also, the ditch calculations are confusing. I do not see how any of the roadside ditches can have a 10 year flow of 40.04cfs. Please amend calculations for SCC8. Also, there appears to be 4 separate channels along Parkview Drive. There should be 4 separate calculations: SCC8, 9, 10, and 11. The side slopes of the ditch in the computations must match the roadway section (3:1). WE HAVE SHOWN THE NECESSARY GRADING. 28. Please provide pavement design calculations. (Rev. I) Comment has not been addressed. 14,04, Blue Ridge Cohousing Page 7 of 13 Job No. 1770.1 ACCORDING TO THE ALB. COUNTY STANDARD STREET NOTES, CBR VALUES SHOULD BE PROVIDED WHEN THE SUBGRADE IS ESTABLISHED. 29. A traffic generation and distribution summary (ADT's) and design speed limit are needed for design of Parkview Drive (for road width, K values, pavement design, etc.) (Rev. 1) Comment not addressed. The applicant has just mentioned the estimated traffic generation for the proposed development and has not offered an estimate of the traffic load existing on Park View Drive. This is needed in order to check the road is designed to the correct standards. WE HAVE SHOWN THE PROJECTED TRAFFIC NUMBERS. 30. Please show all existing and proposed signs for traffic control (speed limit, stop signs, etc.) (Rev. 1) Comment has not been addressed. Stops signs are needed from Parrot Creek Rd. and the site at Sta. 11+00. The sign at Sta. 11+00 should be placed before the bike path. A speed limit sign should be shown for the lane traveling from Route 240. Please specify what the speed limit and design speed for the roadway upgrade are. WE HAVE SHOWN THE REQUESTED SIGN LOCATIONS. 31. Please show all existing and proposed street name signs. (Rev. 1) A street sign needs to be shown at the intersection of Park View and Route 240. THE PLAN NOTES THAT THE STOP SIGN SHALL ALSO HAVE STREET SIGNS ON THE SAME POLE. 32. Please provide the Albemarle County general construction notes, and notes for streets on the plans, verbatim (It appears old notes are provided.) A copy of the latest notes is provided at the end of this comment letter. (Rev. 1) Comment has not been addressed. WE HAVE REVISED THE NOTES WITH THE REQUESTED NOTES. 33. Please show cross drain locations labeled with VDOT designations (CD-1,2) at every major cut and fill transition or sag curve on the road profile sheet. (Rev. 1) Comment has not been addressed. Please remove the note and locate the cross-drains in the profile meeting the VDOT requirements. WE HAVE REVISDED THE PLANS AND REMOVED THE NOTE. 34. The pavement crown must be specified at 1/4":1' slope. (Rev. 1) Comment has been addressed. 35. The roadway shoulder must be a minimum of 4' width. (Rev. 1) It appears there are many discrepancies between the roadway section and plan view/ The grading in plan view seems to indicate that the shoulder is not graded at 1/471'. Please correct. There doesn't appear to be a shoulder on the west side of the road from Sta. 14+00 to 15+75. Please correct and show grading for the ditch and provide an easement. Easements will be needed over all roadside ditches outside of the ROW. The section should show a fill slope at the edge of the bike path. WE HAVE REVISED THE ROAD CROSS SECTION AND THE GRADING. 36. Proposed slopes steeper than 3:1 must have low maintenance (not grass) ground 44,00, Blue Ridge Cohousing Page 8 of 13 Job No. 1770.1 cover specified. (Rev. 1) Comment has not been addressed. The groundcover must not be grass. Juniper would be something that would meet the requirement. Also, not all slopes steeper than 3:1 are shown with the special low maintenance groundcover designation. WE HAVE NOTED THAT CROWN VETCH SHALL BE USED ON SLOPES GREATER THAN 3:1. 37. Guardrail must be specified over all fill slopes and culverts, with 3' additional shoulder, using VDOT designations. Guardrail end sections must be labeled. (Rev. 1) Comment has not been addressed. The shoulder has not been increased an additional 3ft when the guardrail is necessary. Guardrail is needed over a larger span than what is specified. The guardrail should be accounted for in the roadway section as well. WE HAVE REVISED THE GUARDRAIL DESIGN. 38. Ditches must be dimensioned at 1' depth min., and 4' min. width from shoulder to ditch centerline. (Rev. 1) Comment has been addressed. 39. Please provide a profile for the roadway culvert. • (Rev. 1) The profile of the roadway culvert is adequate but a drainage easement will be needed over the pipe where it exists outside of the ROW. The easement should be placed at the width specified by the formula in the design manual. WE HAVE REVISED THE PROFILE AND CHANGED THE DESIGN FOR THE CULVERT. 40. Please provide culvert calculations. (Rev. 1) Comment has not been addressed. The computations appear to be for the existing culvert that will be replaced with this plan. WE HAVE PROVIDED REVISED CALCULATIONS. 41. Please provide ditch calculations. (Rev. 1) All grass-lined ditches must have side slopes of 3:1. If side slopes are steeper, the channel must be lined with rip-rap because of the county's policy of not allowing grass on slopes steeper than 3:1. Please show accurate grading reflecting the width of the channel on sheet 7. For instance, SCC7 is shown as lft wide on the plan but is Oft wide in the calculations. WE HAVE REVISED THE DITCHES TO HAVE 3:1 SLOPES. 42. Please provide outlet protection and outlet protection calculations for the roadway culvert. (Rev. 1) Comment has not been addressed. Please show the outlet protection dimensions in the plan set. WE HAVE SHOWN THE OUTLET PROTECTION ON THE PLANS. 43. Please show the drainage area drainage to the proposed culvert. (Rev. 1) Comment has been addressed. C. Stormwater Management Plan 44. Stormwater Management drainage area maps (proposed and existing) must have the acreage coefficient, and time of concentration labeled for each drainage area on the maps. 10,00 Blue Ridge Cohousing Page 9 of 13 Job No. 1770.1 (Rev. 1) Drainage area lines do not look accurate. Please amend. Also, show the proposed contour lines on the "Post Development Drainage Area Map'. WE HAVE REVISED THE MAPS. 45. It appears that not all impervious areas drain to the SWM facilities. See comment #20. (Rev. 1) Grading around the parking lot and travelway adjacent to SWM 3 indicates that not all stormwater could be captured. It appears a curb along the travelway from SWM 5 to SWM 3 would collect this water. All other site runoff appears to be directed to facilities through roof drains, channels, or overland flow. WE HAVE ADDED A CURB TO ONE PORTION OF THE PARKING AREA DRIVEWAY. 46. Please provide ditch calculations for all proposed ditches conveying flow to SWM facilities. (Rev. 1) Please show the grading for channels and include in the limits of disturbance on the ESC plan. Please also see comment 41. WE HAVE SHOWN THE GRADING AND THE LIMITS OF DISTURBANCE. 47. The Stormwater Management facilities must not be located within the stream buffers. (Rev. 1) Comment has been addressed. 48. Flow in the facilities must not be short-circuited. The flow path must be 2:1 or greater in all water quality facilities. (Rev. 1) Comment has not been addressed. THIS HAS BEEN DISCUSSED WITH YOU. 49. Cross-section details of each facility must be provided, including: embankments, principle and emergency spillways, sediment forebays, and biofilter floor dimensions. See the County Engineering design manual checklist for all cross- section detail requirements. (Rev. 1) The provided details are missing critical pieces of information. Please list the embankment elevation, embankment width, bed elevation, spillway elevation and TOW (if applicable). And, for all biofilters adjacent to walls, please show the gravel backfill behind the biofilters and any tie backs and how it relates to the mix in the biofilter. Engineering review is concerned about water escaping the mix without treatment by passing through the backfill. Please also provide details for the spillway through the retaining wall. WE HAVE SHOWN THE NECESSARY INFORMATION ON THE PROFILES. THE ONE BIO-RETENTION THAT HAS A RETAINING WALL WILL HAVE NO REINFORCEMENT TIEBACKS. SPOT GRADES ARE SHOWN FOR THE SPILLWAY THRU THE WALL. 50. For facilities with embankments 3 feet or higher, the 10 yr. and 100 yr. high water elevations must be shown on the cross-section details. With an emergency spillway, 1 foot of freeboard for the 100 yr. storm must be provided. Without an emergency spillway, 2 feet of freeboard for the 100 yr. storm must be provided. (Rev. 1) Comment has not been addressed. It appears that all facilities lack adequate free board. Blue Ridge Cohousing Page 10 of 13 Job No. 1770.1 WE HAVE SHOWN 1 FOOT OF FREEBOARD. 51. Areas of sheet flow draining into biofilter facilities must be protected from erosion by appropriate scour protection stone or energy dissipation measure. (Rev. 1) Comment not addressed. The applicant has referred to a VDOT standard detail that is not appropriate for this use. Please specify on the plan the size, depth, and any other necessary characteristics of scour protection for each biofilter. WE HAVE REVISED THE STONE TO BE VDOT#1 STONE. 52. Plants must be shown and labeled with height or caliper in the biofilters. Three species of trees and three species of shrubs are required in each biofilter. (Rev. 1) Comment has not been addressed. Each facility needs to have 3 species of trees and 3 species of shrubs specified where possible. THE LANDSCAPING PLAN HAS BEEN REVISED. 53. The minimum depth of sand/soil media in biofilters is 2.5 feet. (Rev. 1) Please amend the plan to indicate 1.5ft of gravel as the underdrain. All references to the Luckstone mix should be removed and replaced with "State Approved Mix". All underdrains must be 6"in diameter as well. (DMI WE HAVE REVISED THE DETAIL. 54. The outlet of the facilities must be shown on the plans and cross-sections, matching the computations. (Rev. 1) Comment has been addressed. 55. Biofilter underdrains and cleanouts must be shown on the plans. Clean-outs are required at each junction and 50'. (Rev. 1) Comment has been addressed. 56. Please provide the Albemarle County general stormwater notes on the plans. Notes are provided at the end of this comment letter. (Rev. 1) Comment has been addressed. 57. The 100 yr. storm elevations are shown at a lower elevation than the 2 and 10 year storm. This does not make sense. The critical duration storm must be used for the 100 yr. storm. Detention requirements are for the 2 and 10 yr. storm only, the 100 yr. storm does not need to be detained. The routings for the 100 yr. storm are required to show that the freeboard requirements are met for facilities with embankments 3 feet in height and above. (Rev. 1) Detention calculations for Basin 1 do not appear correct. Please clarify. In the calculations, the crest length for SWM 4 is listed as 12ft as opposed to 2ft on the plan. Please adjust. Freeboard requirements do not appear to be met. WE HAVE REVISED THE CALCULATIONS. 58. A SWM bond will be computed by the County once the plans have been approved. (Rev. 1) Comment has been noted by the applicant. D. Mitigation Plan 59. A mitigation plan is required for any stream buffer disturbance. Please provide a mitigation application, plan, and fee. a. (Rev. 1) Please provide the disturbance detail showing a shaded areas of Blue Ridge Cohousing,040- Page 11 of 13 Job No. 1770.1 the proposed stream buffer disturbance so that the 0.32 acres can be confirmed. This area must match the ESC plan. [DMJWE HAVE SHOWN THE AREA OF DISTURBANCE ON THE PLAN. b. (Rev. 1) Please submit maintenance agreement for the mitigation planting area. [DM] TO BE PROVIDED BY OWNER c. (Rev. 1) Please provide a maintenance narrative and schedule on the plan that includes the completion date. [DMJWE HAVE ADDED A MAINTENANCE SCHEDULE TO THE PLANS. d. (Rev. 1) Please show adequate channels from each biofilter through the buffer. [DV WE HAVE SHOWN THE CHANNELS. e. (Rev. 1) The planting locations for each of the landscape categories (canopy tree, understory tree, and shrub) should be heterogeneous. The shrubs, canopy trees, and understory trees should not be grouped together in bands but mixed. THE PLAN HAS BEEN REVISED. 60. A Mitigation bond will be computed by the County once the plans have been approved. (Rev. 1) Comment has been noted. E. Erosion and Sediment Control Plan 61. It appears that inadequate perimeter control is provided. See comment#24. (Rev. 1) Comment has not been addressed. a. The construction of ST-1 will require a retaining wall. This wall needs to be the first measure installed and should be noted in the construction sequence and shown on sheet 4. WE HAVE NOTED THIS IN THE SEQUENCE. b. The grading for the sediment traps I and 2 are not correct. It appears the grading is being shown is the grading of the biofilters which appear on sheet 7. Please correct. It is difficult checking the compliance with the sediment trap calculations without the necessary grading. Additional comments may be necessary once the grading is shown. WE HAVE REVISED THE GRADING. 62. Silt fence must not be used across contours in place of diversion dikes. Silt fence is limited to areas of sheet flow with 'A acre per 100ft of level on-grade silt fence. (Rev. 1) Comment has been addressed. 63. Please provide ESC measures for the road improvements and sewer line improvements. (Rev. 1) Comment has not been addressed. The grading for the sediment traps need to be shown. I do not see any ESC measures for the construction of the sewer line. WE HAVE REVISED THE GRADING TO SHOW THE TRAPS. THE SEWER LINE ESC MEASURES IS COVERED BY THE NOTE ON THE SHEET. 64. Stream crossings and diversions must be provided at all stream crossings. A detailed sequence of construction must be provided for the replacement of the existing culvert and work within the live stream. (Rev. 1) Comment has not been addressed. WE HAVE REVISED THE DESIGN. Blue Ridge Cohousing Page 12 of 13 Job No. 1770.1 65. The County Erosion Control notes must be shown on the plans. Notes are provided at the end of this comment letter. (Rev. I) Comment has been addressed. 66. The limits of clearing and grading encompassing all disturbances must be shown on the plans. (Rev. 1) Comment has not been addressed. THE LIMITS OF DISTURBANCE HAS BEEN REVISED. 67. Please graphically show the construction entrance on the plans. (Rev. 1) A construction entrance will be needed at Park View Rd's intersection with Route 240. Please provide a narrative regarding when the road upgrade will take place. WE HAVE ADDED A CONSTRUCTION ENTRANCE. 68. Please show existing drainage divides. (Rev. 1) The "Pre-Development Drainage Area Map"appears to be incorrect in the delineation of area 5 and 3 and should match the map lines on the sediment trap area map. The sediment trap drainage area map also does not seem to match the ESC plan. The drainage areas for traps 3-6 also needs to be shown in the map. WE HAVE REVISED THE DRAINAGE AREA MAP. 69. Please show existing soil boundaries with labels. (Rev. 1) The map in the narrative is illegible. WE HAVE PROVIDED A NEW DRAINAGE AREA MAP. 70. Please show a stockpile location. (Rev. 1) Comment has been addressed. 71. Please show a staging and parking area. (Rev. 1) Comment has been addressed. 72. Please show outlet protection at all outlets. (Rev. 1) Comment not addressed. It appears there is a low point and inlet protection on the plans adjacent to building 1, but there is no accompanying outlet protection or storm sewer system proposed anywhere on the plan. This system will need a profile. Also, it appears a culvert is needed at the site entrance off of Park View Dr. and outlet protection should be provided. A profile of this culvert will also be needed. WE HAVE ADDED A CULVERT AT THE ENTRANCE AREA AND UNDER THE TRAIL. 73. All ESC measures must remain outside of the stream buffers. (Rev. 1) The disturbances of the stream buffer for temporary ESC controls as shown on the latest plan will be allowed through section 17-320B of the Water Protection Ordinance. 74. Adequate channels (MS-19) are required at each facility outlet and at the outlet of all ditches and culverts. (Rev. 1) Please see comment 41. WE HAVE ADDED THE CHANNEL GRADING AT EACH FACILITY. 75. A paved construction entrance detail is required for the plans. A copy of the detail is attached following the comments. (Rev. 1) Comment has been withdrawn. 76. An ESC bond will be computed by the County once the plans have been approved. Blue Ridge Cohousing Page 13 of 13 Job No. 1770.1 (Rev. 1) Comment noted. 77. (Rev. 1) Please show tree protection to the proper VESCH standard or remove completely from the plan if the tree protection is not required through the ZMA or other agency review. Many trees are called out as having tree protection fencing but the placement of the fence is not shown. The state standard requires fencing at the dripline for each tree. The site plan shows disturbances well within the dripline. WE HAVE REMOVED SOME TREES IN ORDER TO FACILITATE CONSTRUCTION. Thank you for your time in reviewing this project. Please feel free to contact us with any questions or concerns you may have. Sincerely, Gay and Neel, Inc. t► moi Kevin D. Conner, L.A. Landscape Architect Enclosure cc: David Jones KDC/scw 0 GAY AND NEEL, INC. No* 1260 RADFORD S T R E E T , C H R I S T I A N S B U R G , VA 2 4 0 7 3 July 30, 2008 Mr. Gerald Gatobu County of Albemarle Department of Community Development (� A LA 401 Mclntire Road,North Wing �' , Charlottesville, VA 22902-4596 RE: Blue Ridge Cohousing 11°Job No. 1770.1 Dear Mr. Gatobu: Please find enclosed a resubmittal on the above referenced project for your review and approval. Below is an itemized list of the enclosures in this package. • 8 copies of the Blue Ridge Cohousing Site Development Plan revised July 25, 2008. • 1 copy on 11"x17" of the Blue Ridge Cohousing Site Development Plans. • 2 copies of the Erosion and Sediment Control Narrative revised July 25, 2008. • Check in the amount of$70.00 for the Stream Buffer Mitigation Application. • Stream Buffer Mitigation Application. • Luminaire Description. • Various Deeds for usage of Parkview Drive. We have addressed the comment letter dated May 20, 2008 with the following changes or comments: Comments from Lisa Glass, Principal Planner 1. We have added the rezoning case number to Note #38 on Sheet 1. 2. As discussed in the review meeting, we have referenced the rezoning case number. 3. The proffers are listed on Sheet 2. 4. The topics were approved. 5. The adjacent parcel information is included on Sheets 2 & 3. 6. The amount of impervious cover can be found on Sheet 1. 7. The amount of parking and circulation area can be found on Sheet 1. 8. The offsite topography request was discussed at the review meeting, and our plans met the requirement. PHONE : (540) 381 -6011 ;'� E-MAIL:INFO@GAYANDNEEL.COM v FAX (540) 381 -2773 Blue Ridge Cohousing Page 2 of 5 Job No. 1770.1 9. We have included a note on Sheet 8 concerning the easement. The Plat will be submitted after final plan approval to avoid possible design changes. 10. We have added the distance to Three Notch'd Road on Sheet 6. 11. Trash containers is tentatively planned to be contained within the units. 12. The surface materials can be shown on Sheet 6. 13. No areas are reserved for public use. 14. We have revised the landscaping plan to meet the requirements as shown on Sheet 9. 15. We have added Tree Protection and the requirements for Tree Protection can be found on Sheets 4 & 9. 16. We have added the number of bedrooms to each unit. This can be found on Sheet 6. 17. We have revised the plans in coordination with the County Engineer. 18. We have included a diagram of the poles as provided by the manufacturer. May 15, 2008 Comments from Jonathan Sharp, Current Development Engineer 1. We will obtain the necessary permits once the extents of the final site plan are determined. 2. The owner will provide the maintenance agreement to your office. 3. The FEMA map references can be found on Sheet 1 & 2. 4. We have included the deeds that give permission for any offsite construction, specifically along Parkview Drive. 5. Thanks for the comments. The plat has been approved. 6. We have added the expected traffic volume to Sheet 5. 7. Please see our original waiver request during the rezoning. It appears that the curb and gutter request did not carry over to the official resolution. We request that the waiver be granted according to Section 18.4.12.15g. We also request that the parking and travelway requirements be waived according to Section 18.4.12.15a. The area has been designed to act as a plaza area for the residents. The parking spaces are intended for guests and will not be used on a regular basis. The strength of the cross section will be equally as strong compared to traditional asphalt. 8. We have designed retaining walls in order to avoid stream buffer disturbance. 9. We have revised the plans to avoid steep slopes and have added a slope mixture planting to areas that are greater than 3:1 slope. 10. The proposed walls address this comment. 11. We have added a seeded slope mixture to address the concern. Please see Sheet 7. 12. We have adjusted wall heights to remain four feet or less. The existing fence around the pool area shall remain. ow .400e Blue Ridge Cohousing' Page 3 of 5 Job No. 1770.1 13. We have revised the plan to allow access to the facilities. Please see Sheet 7. We have added gravel areas to the steeper portions and regarded areas to be 10% or less. 14. We have added a note on Sheet 6. 15. We have added the sight distance lines to Sheet 5. 16. Thanks for the comment. 17. We have revised the grades on the parking lot to be 5%or less. 18. We have revised the dimensions of the parking spaces and/or drive aisles to meet the requirements. 19. We have added approximately 150 linear feet of guardrail along Parkview Dr. 20. We have added notes to Sheet 7 that directs roof runoff to a particular facility. We have also added two Stormwater Conveyance Channels to the plan. 21. The Stormwater Conveyance Channels can be found on Sheet 4. 22. Thanks for the comment. 23. We have revised the Erosion and Sediment Control Plan to include sediment traps and diversions and diversion dikes. 24. We have added a detailed sequence of construction to the plans. 25. Thanks for the comment. 26. N/A June 13, 2008, Additional Comments from Jonathan Sharp, Current Development Engineer 27. We have added the necessary ditching along with calculations to support the design. The ditch design is very conservative. 28. Pavement design calculations will be provided once the subgrade has been established. At that time, appropriate CBR testing will be performed to determine final pavement section. 29. We have added a note to Sheet 5 that addresses the expected volume of traffic. 30. We have added a sign legend to Sheet 5 with appropriate signage along Parkview Dr. 31. We have added a sign legend to Sheet 5 with appropriate signage along Parkview Dr. 32. We have revised the general construction notes on Sheet 1 and we previously had the notes for Private Streets on Sheet 5 instead of the notes for Public Streets due to Parkview Dr. being a private street. 33. We have shown the necessary cross drain location on the profile on Sheet 5. 34. We have revised the section to reflect the revised pavement crown. 35. We have labeled the shoulder width as four feet. 36. We have added a note to state the seeded slope mixture. 37. We have added VDOT standard guardrails to the plan. we Blue Ridge Cohousing ` Page 4 of 5 Job No. 1770.1 38. We have revised the detail to reflect the requested change. 39. We have provided a profile of the roadway culvert on Sheet 5. 40. We have added the necessary calculations to our Plan Narrative. 41. We have added the necessary calculations to our Plan Narrative. 42. We have added the necessary calculations to our Plan and shown the outlet protection location and construction detail. 43. We have added a drainage map to our Plan Narrative which shows the drainage area. 44. We have labeled the requested changes to the drainage area maps. 45. We have added notes to Sheet 7 that directs roof runoff to a particular facility. We have also added two Stormwater Conveyance Channels to the plan. 46. We have added the necessary ditch calculations to the narrative. 47. We have added retaining walls in order to address the comment. All facilities are out of the stream buffer. 48. The biofiltration practice section of the Virginia Stormwater Management Handbook does not specify the 2:1 geometry requirement. The 2:1 geometry recommendation is appropriate to SWM facilities that rely on particle settling as a pollutant removal mechanism; the 2:1 geometry ratio is mentioned in the stormwater handbook regarding retention, detention, wetlands and Sand filter sedimentation with filtration, specifically in sections 3.06 (p 3.06-13), 3.07 (p 3.07-20), 3.09 (p 3.09-9) and 3.12 (p 3.12C-9). Biofiltration relies on infiltration of 6-12 inches of the first flush of storm water. The routing of larger storms through a shorter flow path would actually enhance the pollutant removal by making more of the biofiltration area "offline" relative to the large storm flow path. 49. We have added cross sections of each facility to Sheets 7A and 7B. 50. The facilities are now designed with retaining walls. We have shown the elevations on the profiles. 51. We have added VDOT Rip Rap to the plan to prevent scour as noted by staff. 52. We have added a detailed planting plan to the Plans along with the specific plant types. 53. We have revised the detail to reflect the minimum depth of 2.5 feet. 54. We have shown the outlet of each facility on the enlarged plans. 55. We have shown the underdrains and cleanouts on the enlarged plans. 56. We have added the general stormwater notes to Sheet 7. 57. We have revised the calculations to correct this. 58. Thanks for the comment. 59. We have added the necessary plantings to the stream buffer area. Option lA was chosen and is reflected on Sheet 9. 60. Thanks for the comment. loge Blue Ridge Cohousing Page 5 of 5 Job No. 1770.1 61. For comments 61-76, we have completely revised the plans. The paved construction entrance is not required since the developed area is less than 10 acres. Comments from Justin Weiler, RWSA via email June 20, 2008 1. We have added the RWSA General Notes to the plans on Sheet 8A. 2. We have labeled the existing 12" waterline that runs along Three Notch'd Road. 3. We have added the requested notes to Sheet 8 4. We have indicated a thrust block behind the wet tap. 5. We have removed the 12" gate valve and box reference. 6. We have shown the location of the 12" waterline. 7. We have added the requested note to Sheet 8A. 8. We have added the requested note to Sheet 12. We have also added a note to Sheet 1 that identifies the address for the property. The dwellings will be addressed as "Parrot Creek Road". Thank you for your time in reviewing this project. Please feel free to contact us with any questions or concerns you may have. Sincerely, Gay and Neel, Inc. Kevin D. Conner, L.A. Landscape Architect Enclosure cc: Colin Arnold David Jones KDC/scw