HomeMy WebLinkAboutSUB201700180 Review Comments Easement Plat 2018-01-23County of Albemarle
Department of Community Development
Memorandum
To: Katurah Roell (Dominion Engineering)
From: Paty Saternye- Senior Planner
Division: Planning Services
Date: December 18, 2017
Rev. 1: January 23, 2018
Subject: SUB-2017-180 Hollymead Town Center Block C6 — Easement
The County of Albemarle Planning Division will grant or recommend approval of the
Final Plat referenced 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.]
1. [14-302 (A)(3)] Existing or platted streets. Berkmar Drive is shown as a
"Variable width R/W" on the plat but an 80' R/W on SDP2017-29. Either revise
the label or provide information to the plan reviewer that documents why this has
changed.
Rev. 1: Comment addressed.
2. [14-302 (A)(3), (4) & (14)] Existing or platted streets; Private Easements;
Land to be dedicated in fee or reserved. Address the following:
• The status of Grand Forks Blvd. and Laurel Park Lane seems unclear
both on the plat and some of the past plats. DB 3704 PG 201 appears to
have changed both from "access easements" to "private streets" but did
not appear to have subdivided either of them from TMP 32-41 L. Provide
documentation that clarifies the streets status. Why Grand Forks Blvd. is
shown as a "R/W" instead of a "private street easement" like Laurel Park
Lane and represent both appropriately on the plat.
Rev. 1: Comment addressed.
• Laurel Park Lane is shown as a "Private Street Easement", however it is
not clearly represented as being part of any other "parcel" and is
graphically shown as part of Grand Forks Blvd which is labeled as a
"R/W". Represent the "Private Street Easement" in a way that make it
obvious what parcel it is still part of.
Rev. 1: Comment addressed.
• If one or both of these "private streets" are "private street easements"
within TMP 32-41 L, as they seem to be, then the additional width of those
easements should not be labeled as "private R/W to be extended".
Revise the labels accordingly.
Rev. 1: Comment addressed.
• Private streets must be labeled as "Private Street". Grand Forks Blvd is
labeled as a "Variable Width Private R/W" and does not include "Private
Street" in it label. Revise appropriately.
Rev. 1: Comment `addressed.
Identify the holder of all private easements. Although there are notes
specifying the future homeowners association for the two alleys and
Grand Forks Blvd. there is no note specifying who will own and be
maintaining Laurel Park Lane. Revise the notes to include Laurel Park
Lane.
Rev. 1: Comment addressed.
If "Grand Forks Blvd" is not a "R/W" ensure all notes and labels on the
plat are revised to no long specify that it is one. Notes 8 and 9 will have
to be revised.
Rev. 1: Comment addressed.
Provide all existing or proposed HOA documents, supplemental
document, deeds and/or separate maintenance documents showing both
the ownership and maintenance of all private street easements that are
being expanded with this plat.
Rev. 1: Comment not addressed. Provide all existing or proposed
HOA documents, supplemental document, deeds and/or separate
maintenance documents showing both the ownership and
maintenance of all existing and proposed access easements and
alleys.
Revise Note 10, about the streets in the subdivision, to state "The Private
Streets" or provide information to the plat reviewer that supports the
current wording.
Rev. 1: Comment addressed.
3. [14-302 (A)(4) & (14)] Private Easements; Land to be dedicated in fee or
reserved. Address the following:
• If the dedication of right of way for Berkmar Drive is not being
accomplished with this plat, and will be dedicated with the subdivision plat
after the site plan is approved, then any easement that will be extending
to it in the future must extend even further now to Berkmar's current
location. This applies to:
o The alley easement
o The sight distance easement
o The landscape easement (not yet shown on the plat)
Rev. 1: Comment addressed.
• Provide on the plat landscape easements for the full length of Berkmar
Drive where it is adjacent to the subject parcel and to the full depth that
would allow 6' of landscaping area behind the sidewalk. No landscaping
easement appears to be shown on the plat for Berkmar Drive.
Rev. 1: Comment addressed.
• Provide a landscaping easement for the full length of the portion of Laurel
Park Lane where it is adjoining the subject parcel. There is a portion of
Laurel Park Lane that does not include a landscape easement. Ensure
that required street trees, at the spacing specified, can be provided in all
of the landscape easements proposed.
Rev. 1: Comment addressed.
• Ensure that the all landscape easement will provide a minimum of 6' of
planting area behind the proposed sidewalk. This plat and the last
submission of the site plan do not appear to be drawn at the same scale
despite them both being labeled at 1 "=30', or that the size of the parcel is
no longer the same. It does not appear, when the two are lined up that
the areas of proposed landscaping easement along Laurel Park Lane will
meet the 6' landscaping requirement mentioned above.
Rev. 1: Comment addressed.
Ensure all sidewalks will either be in right of ways, access easements, or
within open space that will be created with this subdivision plat. It is not
clear whether the sidewalks that pass between the residential units will
meet this requirement. Address the following:
o If any proposed sidewalks will not be within one of the areas
specified above then an access easement for the sidewalks must
be provided with this easement plat.
Rev. 1: Comment addressed.
o The easement required for a sidewalk must ensure sufficient
space beyond the sidewalk for maintenance. As shown on the
site plan the sidewalks between the residential units do not appear
to have any area beyond the sidewalk for maintenance.
Rev. 1: Comment addressed.
o As specified above, this plat and the last submission of the site
plan do not appear to match. Therefore it is uncertain whether
there is sufficient additional width added to Laurel Park Lane in
order to ensure that the private street access easement goes 1'
beyond the proposed sidewalk. Ensure that sufficient private
street width is provided in order to do so.
Rev. 1: Comment addressed.
Revise plat as necessary.
Rev. 1: Comment addressed.
Ensure all new easements specify "NevV' in their label. There are many
labels on the plat that do not specify "new" when the item is being
proposed.
Rev. 1: Comment not fully addressed. Address the following:
o Sheet V2, add "New" to the "private access maintenance and
landscaping" label.
o Sheet V4, add "New" to the "private access maintenance and
landscaping" label.
o Sheet V4, add "New" to the "extents of private access
easement" label in two places.
o Sheet V5, add "New" to the "limits of private alley easement"
label.
o Sheet V5, add "New" to the "limits of private access
easement" labels in two places.
Provide all existing or proposed HOA documents, supplemental
document, deeds and/or separate maintenance agreements showing both
the ownership and maintenance of the alleys, private streets and
landscaping easements and additional access easements for sidewalks.
These documents will be reviewed by the County Attorney. Address the
following:
o With existing documents they must be worded to automatically
incorporate new or expanded easement areas, and expanded
private streets, or a new supplemental document must be
provided that adds the new areas/easements.
Rev. 1: Comment not vet addressed. Address this comment.
o All documents for maintenance must be highlighted showing
where the minimum document requirements are provided. See
the attached "subdivision maintenance instrument review
checklist", which must be filled out and submitted with each
document.
Rev. 1: Comment not vet addressed. Address this comment.
o For existing HOA documents the sections that show either that the
private street or easement is already covered in the document, or
that the maintenance requirements meet the County's minimum
requirements, must be highlighted prior to submission to the plan
reviewer. See the attached "subdivision maintenance instrument
review checklist".
Rev. 1: Comment not vet addressed. Address this comment.
o The plat will not be approved until these documents have all been
approved, signed, notarized, and a copy of the notarized
documents provided to the plan reviewer.
Rev. 1: Comment not vet addressed. Address this comment.
o Any new documents that provide ownership and/or maintenance
of the easements/private streets must be recorded at the same
time as the easement plat.
Rev. 1: Comment not vet addressed. Address this comment.
o Ensure that the final version of all documents reference this plat
with the correct name, date and revision date at the time of
recordation.
Rev. 1: Comment not vet addressed. Address this comment.
4. [14-302 (A)(5) & 14-303 (L)] Public Easements; Public utility, drainage and
sight distance easements. Address the following:
• As specified above, if the dedication of right of way for Berkmar Drive is
not being accomplished with this plat, and will be dedicated with the
subdivision plat after the site plan is approved, then the sight distance
easement that will be extending to Berkmar Drive's future right of way
must extend even further now to Berkmar's current location.
Rev. 1: Comment addressed
• Ensure all new easements specify "Nevi' in their label. There are many
labels on the plat that do not specify "new" when they are proposed.
Rev. 1: Comment not fully addressed. See comment #3 above.
5. [14-302 (A)(6)] Alleys and shared driveways. Address the following:
As specified above, if the dedication of right of way for Berkma, Drive is
not being accomplished with this plat, and will be dedicated with the
subdivision plat after the site plan is approved, then any alley easement
that will be extending to Berkmar Drive's future right of way must extend
even further now to Berkmar's current location.
Rev. 1: Comment addressed.
• The alley access easement, in the upper right corner of Sheet No. V2,
does not accurately follow the proposed alley in the site plan. There is a
curved corner in the alley that should be included in the access easement
area.
Rev. 1: Comment addressed.
6. [14-302 (A)(15)] Identification of all owners and certain interest holders.
Provide all existing or proposed HOA documents, supplemental document, deeds
and/or separate maintenance documents showing both the ownership and
maintenance of all private street, alley, access easement and landscape easement
that are being created or expanded with this plat.
Rev. 1: Comment not vet addressed. Address this comment.
7. [14-303 (C) & (H)] Boundary Lines; Monuments. Address the following:
• Provide boundary information along the existing edge of the private
road "R/W" and/or easements.
Rev. 1: Comment addressed.
• Ensure that the line types utilized clearly differentiate between existing and
proposed as well as easement versus parcel or right of way boundaries.
Rev. 1: Comm-„+ �aarnssed.
8. [14-303 (E)] Dimension standards and information on all lots, streets, alleys,
easements and shared driveways. Address the following:
� I I IC IdUCI IUI Cdl.l I UI ll IC dIICyJ JI IUUIU II II.IUUC dIICy CQJCIIICnt".
Rev. 1: Comment addressed.
• The label for each of the private street must include "private street".
Rev. 1: Comment addressed.
• Ensure that all easement holders are identified on the plat and that the most
recent deed book and page number for the easement is provided.
Rev. 1: Comment not fully addressed. Revise labels on Sheets
V4 and V5 so that the labels are not overlapping in the lower
right hand corner of the page. The private access easement
deed book and page number information cannot be read
because of the conflict.
9. [14-303 (H)] Monuments. Label on the plat the iron pins found and the iron pins
that are to be set.
Rev. 1: Comment addressed.
10. [14-303 (L)] Public utility, drainage and sight distance easements. If the
Berkmar Drive right-of-way is not being expanded to meet the site plan
requirements at this time then any easement that will be extending to it in the
future must extend even further now to Berkmar's current location. Extend the
sight distance easement to reach the road right of way.
Rev. 1: Comment addressed.
11. [14-303 (0)] Signature panel. The address for the owner of the parcel shown in
the signature panel is not the address shown in the County's online GIS for the
parcel. Ensure that the address is correct and confirm to the plat reviewer that the
address provided is correct or revise the plat.
Rev. 1: Comment addressed.
12. [COMMENT] Ensure that the plat accurately represents what is shown on the
most recent final site plan submittal or that the final site plan is updated to match
the plat before the next submission. Provide reviewer information on why there is
a difference between the two and that the parcel, and items within the parcel, do
not line up when the two documents are compared.
Rev. 1: Comment addressed.
13. [COMMENT] Ensure with the next submission that the revision date on the plat is
updated.
Rev. 1: Comment not fully addressed. Ensure with the next submission that
the revision date on the plat is updated.
14. [NEW COMMENTI See the attached comments from other reviewers. Please
note that no legal documents have been provided in reference to these
proposed easements or the maintenance agreements associated with the
easements. These documents once submitted must be reviewed and
approved by the County Attorney's office. See comment #3 above.
Please contact Paty Saternye at the Department of Community Development 296-5832
ext. 3250 for further information.
CC: Town Properties LLC
Albemarle County
Service Auth6rity
Serving &Conserving
TO: Paty Saternye
FROM: Richard Nelson
DATE: 1 /12/2018
RE: Site Plan Technical Review for: SUB-2017-180 Hollymead Towncenter, Block C6 Tax
Map 32 Parcel 41 L
The below checked items apply to this site.
1. This site plan is within the Authority's jurisdictional area for:
✓ A. Water and sewer
B. Water only
C. Water only to existing structure
D. Limited service
2. An inch water line is located approximately distant.
3. Fire flow from, nearest public hydrant, located distant from this site plan, is
Gpm + at 20 psi residual.
4. A inch sewer line is located approximately distant.
5. An Industrial Waste Ordinance survey form must be completed.
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.
10. Final and 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:
Approve
The Albemarle County Service Authority (ACSA) has no technical
comments on the SUB being reviewed. Engineering comments are usually
reserved for the site plan review stage. Subdivision plats should correctly
show ownership of properties and existing easements. Recordation of new
easements should occur before dedication to and acceptance by the ACSA.
The ACSA can review the proposed subdivision plat and determine if it
is included in the jurisdictional area for water and/or sewer service.
Water and/or sewer connections to the ACSA system are allotted on a first
come, first served basis at the time connection fees are paid. The ACSA
does not reserve capacity in its system for a specific project.
168 Spotnap Road • Charlottesville • VA 22911 • Tel (434) 977-4511 • Fax (434) 979-0698
www.serviceauthority.org
Albemarle County
Service Auth6rity
168 Spotnap Road • Charlottesville • VA 22911 • Tel (434) 977-4511 • Fax (434) 979-0698
www.serviceauthority.org