HomeMy WebLinkAboutSUB201400115 Review Comments Road Plan and Comps. 2019-09-13County of Albemarle
Department of Community Development
Memorandum
To: Matt Wentland, Engineering Services Division, Review Coordinator — SUB201400115
From: Tim Padalino, AICP — Senior Planner tyadalino&albemarle.org / (434)-296-5832 x 3088
Division: Planning Services
Date: September 13, 2019
Subject: Review Comments — SUB201400115 (Willow Glen — Phase 2 Road Plans)
[CDD-Planning Review Status]: Requested Changes
1. [Special Exception Application Plan (ZMA200600019)1: The road plans appear to be in general accord
with the major elements of the applicable ZMA application plan (specifically the Special Exception
Application Plan dated 12/14/2018 and approved by the Board of Supervisors on l/16/2019).
2. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: To achieve consistency between the Road Plans
(SUB201400115) and the Major Site Plan Amendment (SDP201900017) for Willow Glen, please ensure
all review comments that were previously provided for the review of the corresponding Major Site Plan
Amendment, as well as any additional forthcoming review comments that may result from future revision
and resubmittal, are also addressed and resolved on the Road Plans (as applicable). The most recent review
comment letter for SDP201900017 (dated 8/5/2019) is provided for reference.
3. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Add application number (SUB201400115) to the project title on
Cover Sheet G000.
4. [Administrative Variation for SDP2019000171: Revise Landscape Plan Sheets as follows:
a. On Sheets L102 and L103, show the locations and identify the species of the ten (10) required
street trees that are to be located within the proposed five (5) foot wide landscape easement(s)
along the outside edge of the right of way in Block 4 (in general accord with the requested
variation that was approved by the Agent pursuant to Z.O. Section 32.3.5 on 9/11/2019).
b. On Sheets L102 and L103, add the following note (or similar): "The street trees located in the
landscape easement are required in order to satisfy the `landscaping along streets'
requirements contained in Zoning Ordinance Section 32.7.9.5. The location of these required
street trees within this landscape easement is permissible per a variation approved with
conditions by the Agent, pursuant to Zoning Ordinance Section 32.3.5, on September 11, 2019.
The landscape easement is recorded in [insert Deed Book and Page reference]. "
c. On Sheet L100, update the Plant List and corresponding landscaping calculations to reflect the
addition of required street trees that must be shown on Landscape Plan Sheets L102 and L103.
5. Advisory: [Administrative Variation for SDP201900017]: The proposed five (5) foot wide landscape
easement(s) along the outside edge of the right of way in Block 4, as approved by the Agent pursuant to
Z.O. Section 32.3.5 on 9/11/2019, must be established in conjunction with the final plat SUB201900132.
6. Advisory: [Administrative Variation for SDP201900017]: The ten (10) required street trees that are to
be located within the proposed five (5) foot wide landscape easement(s) along the outside edge of the
right of way in Block 4, as approved by the Agent pursuant to Z.O. Section 32.3.5 on 9/11/2019, must be
shown on the corresponding major site plan amendment SDP201900017.
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
August 5, 2019
Steve Edwards — Edwards designStudio
4836 Old Boonsboro Road, Lynchburg, VA 24503
stevegedwardsdesignstudio.com / (434)-531-7507
Dickerson Ridge, LLC
690 Berkmar Circle, Charlottesville, VA 22901
RE: Review Comment Letter #2 for SDP-2019-00017 (Willow Glen — Major Amendment; revised 6/28/2019)
Mr. Edwards:
The Planner for the Planning Division of the Albemarle County Community Development Department (CDD), and
other members of the Site Review Committee (SRC), have reviewed the revised resubmittal materials for the
development proposal referenced above.
The Planner will approve the plan referred to above when the following items (below) have been satisfactorily
addressed. The following review 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.]
Community Development Department — Plannin2:
Contact: Tim Padalino / tpadalinogalbemarle.org
Review Status: Requested Changes (8/5/2019)
1. [ZMA200600019 Special Exception Application Plan and Conditions of Approval] : CDD staff has
reviewed the Major Site Plan Amendment and has made the following findings regarding compliance with the
applicable Special Exception Conditions of Approval:
A. The proposed development shown on the Major Site Plan Amendment SDP201900017 appears to
contain all the required major elements of the Special Exception Application Plan and otherwise
appears to be in general accord with the applicable Special Exception Application Plan for
ZMA200600019 (approved by the BOS with conditions on l/16/2019), satisfying Special Exception
Condition #1.
Comment Update — 8/5/19:
i. Access easements for the future vehicular interparcel connection and future pedestrian
interparcel connection must be provided on the (pending) corresponding easement plat (please
see Advisory Note #2).
ii. Please add notes to specify the proposed width of each proposed future interparcel connection on
the Major Site Plan Amendment.
iii. CDD staff have identified concerns with the proposed grading and proposed retaining wall
located within the proposed future vehicular interparcel connection with adjoining parcel #32-
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49H. Such grading and permanent improvements within the proposed access easement appear to
substantially reduce the feasibility of implementing the future vehicular connection, and/or
substantially increase the complexity and cost of constructing the future vehicular interparcel
connection. Please modify the grading plan and relocate, revise, or eliminate the retaining wall
so as to allow for more feasible construction and use of a future vehicular interparcel connection
at that location.
B. Please see the following review comments pertaining to compliance with Special Exception Condition
#2, involving screening requirements for double -frontage lots: comment #7 and comment #8.
Comment Update — 8/5/19: Addressed.
2. [Z.O. 32.5.2(a)]: The Zoning information is incomplete; important zoning details are omitted.
A. Please revise the Revision History information on the Cover Sheet (G000) to correctly reference the
Special Exception to ZMA200600019 (approved by the BOS with conditions on 1/16/2019), and not
reference SDP201400006; and insert a copy of the Board Resolution of Approval (including the
corresponding Conditions of Approval) for that Special Exception into the site plan.
B. Please include reference to ZMA200600019 to the County Project # information on the Cover Sheet
(G000).
C. Staff also recommend (but are not requiring) revision to the reference to MAJOR "SPA" in the
Revision History information on the Cover Sheet (G000) and suggest spelling out "Site Plan
Amendment" or using "Final Site Plan Major Amendment."
D. Staff also recommend (but are not requiring) revision to the "Setbacks" information in the "Project
Data" notes on the Project Data sheet (Sheet G102). The Setbacks information references a "Yard
Table" on the same sheet, but that table is more accurately identified as "Lot / Parking / Building
Regulations" Table. Revising the reference would provide internal consistency and would be clearer for
everyone referencing and using the information on this sheet.
o Note: Staff acknowledge that some the required information identified above is contained in the
"Project Data" notes on the Project Data sheet (Sheet G102). However, these required review comments
(2A and 213) still apply, and must be addressed to ensure consistency and accuracy and to assist in
future project research efforts (as may be applicable).
Comment Update — 8/5/19: Addressed.
3. [Z.O. 32.5.2(a)]: Please revise the Sheet Index on the Cover Sheet (G000) to identify the total number of sheets
contained in SDP201900017.
Comment Update — 8/5/19: Addressed.
4. [Z.O. Sections 32.6.2(a) and 32.5.2(a)]: Add Site Plan Major Amendment application number (SDP201900017)
to the Cover Sheet (G000).
Comment Update — 8/5/19: Addressed.
5. [Z.O. 32.6.2.(a), 32.5.2(b), ana ji..o.2.(b)]: Please identify the maximum building height; this information does
not appear to be included on Project Data sheet (Sheet G102) or other sheets.
Comment Update — 8/5/19: Addressed.
6. [Z.O.32.6.2.(a) and 32.5.2(j)]: Please show and label the location of all existing wells and all existing private
sewer (septic) systems.
Comment Update — 8/5/19: Addressed.
[Z.O.32.6.2.(a) and 32.5.2(a) and ZMA200600019 Special Exception Application Plan and Condition of
Approval #21: Please remove the language in "Specific Condition #5" of the "Lot / Parking / Building
Regulations" Table on the Project Data sheet (Sheet G102) stating that double frontage lot regulations are "non -
applicable" to Block 3. Double frontage lots exist in Block 3 (Lots 3.1 — 3.14), and the Special Exception
Condition #2 establishes project -specific requirements for ensuring appropriate screening of these double -
frontage lots.
Comment Update — 8/5/19: Addressed.
8. [ZMA200600019 Special Exception Application Plan and Condition of Approval #2 and Subdivision
Ordinance (S.O.) 14-419 and Z.O.32.7.9.7]: Please verify if the linear symbol in the rear of Block 3 lots
(between Lots 3.1 3.14 and Trudeau Court) is the six foot tall privacy fence that is required per Special
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Exception Condition #2. There is no label, note, or other annotation to identify this linear feature; and this
linear feature is not included on the Legend on the Cover Sheet (Sheet GOOD). Clarification of this
proposed feature is necessary in order for staff to make the finding that Special Exception Condition #2
has been fully satisfied.
A. Note: Staff acknowledge the proposed screening landscaping, comprised of evergreen plant
materials with a minimum height between six (6) and ten (10) feet, as required by Special
Exception Condition #2. More specifically, these proposed plant materials [as shown on
Landscape Plan Sheets L102 and L103, and as specified with a minimum height of 7-8' on the
corresponding Landscape Notes & Plant List (Sheet L100)], satisfies the landscaping portion of
the detailed terms of Special Exception Condition #2.
Comment Update — 8/5/19: Addressed.
9. [Z.O.32.6.2.(a) and 32.5.2(r)] : Please add the linear symbol shown in the rear of Block 3 lots (between
Lots 3.1 — 3.14 and Trudeau Court) to the Legend on the Cover Sheet (Sheet G000).
Comment Update — 8/5/19: Addressed.
10. [Z.O. 19.6.2 and 4.16]: The following issues have been identified with the proposed Overall Phasing Plan
(Sheet G106):
A. Please modify the language in "Site Phasing" note #5 on the Overall Phasing Plan (Sheet G106)
stating that "Any amenity features may be added or moved to a different phase at the owner's
discretion." This total discretion is not acceptable; per Z.O. 4.16.3.3, required recreation facilities
"shall be completed when fifty (50) percent of the units have received certificates of occupancy."
The owner may reserve the discretion to complete the required recreational facilities (or required
"amenity features") prior to such time when fifty (50) percent of the units have received
certificates of occupancy, but may not wait to do so until after such time.
B. The "Proposed Construction Sequence" must also be modified to ensure the required recreational
facilities (or required "amenity features") are completed at the required time, as well.
Comment Update — 8/5/19: Addressed.
11. [Z.0.32.7.9.4.(d)]: Please add the required "verification of compliance" note. Please include the following
standard plant health note: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained
at, mature height; the toping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to
support the overall health of the plant."
Comment Update — 8/5/19: Addressed.
12. [Z.0.32.7.9.4.(b)]: The Tree Canopy Calculations on the Landscape Notes & Plant List sheet (L10O) reference
"Preserved Tree Save Areas." The following revisions are necessary in order for these calculations to be
permissible:
A. Revise the Grading Plan sheets and Landscape Plan sheets (where necessary) to clearly show the limits
of disturbance, tree preservation practices, and all other required details (as specified in Z.O.
32.7.9.4.b.1) in relationship to the "Preserved Tree Save Areas," in order to demonstrate that required
conservation practices will be utilized for successfully preserving these existing trees.
Comment Update — 8/5/19: Comment response and revisions to Grading Plan Sheets C110-113
acknowledged. No further revision required.
B. Insert a signed Conservation Checklist onto one of the Landscape Plan sheets (as specified in Z.O.
32.7.9.4.b.2).
Comment Update — 8/5/19: Partially addressed. A blank Conservation Checklist will be provided
with this comment response letter; please insert the completed, signed checklist onto sheet L100.
13. [Z.O.32.6.2.(a) and 32.5.2(b) and 4.16]: Please note that the proposed "Fitness Station #2 appears to be
located primarily off -site on adjoining TMP #32-56. Please address if this location is intentional; and if so,
please confirm that an easement will be provided by the adjoining property owner to accommodate this area for
"Fitness Station #2" for access to and use by Willow Glen, and provide documentation of such an easement.
Comment Update — 8/5/19: Addressed.
14. [Z.O.32.6.2.(k) and 32.5.2(n) and 4.17.4.a]: Please revise the Photometric Plan to provide additional notes or
other information about the material specification(s) for all proposed luminaires. Specifically, the Final Site
Plan cannot be approved unless and until all the outdoor lighting information required by Z.O. 32.6.2(k) is
Page 3 of 5
provided to demonstrate compliance with all applicable outdoor lighting requirements as specified in Z.O. 4.17,
including (in particular) the requirement to use full -cutoff luminaires established by Z.O. 4.17.4.a.
Comment Update — 8/5/19: Addressed.
15. [ZMA200600019 Proffer Statement and ZMA200600019 Special Exception Application Plan and
Conditions of Approval]: Staff has reviewed the revised Project Data Sheet (G105) and has identified the
following necessary revisions:
A. Please ensure the updated revised Sheet G105 (provided via email on 7/1/2019 at 5:36 pm) is correctly
inserted into the Major Site Plan Amendment. As explained in the email referenced above, the Project
Data included in the resubmittal contains errors; and inserting the updated revised Sheet G105 would
address and resolve most issues that have been identified by staff on Sheet G105. However, please
reference the following additional issues which are not addressed in the updated revised Sheet G105.
B. In the "Parking Data" table, please revise the "Required Guest Parking" column wherever "0.00" is
specified for townhomes with a "0-car garage" (in Block 2 and Block 4). Please also revise the overall
parking tabulations accordingly. Per Zoning Ordinance Section 4.12.6 ("one (1) guest space per four (4)
units shall be provided"), the required number of guest parking spaces for such unit types is as follows:
i. In Block 2, 1 guest parking space is required for the 4 townhomes with "0-car garage"
ii. In Block 4, 7.25 guest parking spaces are required for the 29 townhomes with "0-car garage"
C. In the "Block Open Space and Amenity Space" table, please revise the figure that incorrectly identifies
the total percentage of the project site in open space or amenity space as "64.10%." Based on the
tabulation of 422,022.72 total square feet of open space and amenity space, it appears that the correct
figure for the total percentage of the project site in open space or amenity space is 38.99%.
D. In the "Affordable Housing Allocated By Phase" table, please revise the figures that incorrectly identify
the minimum required number of affordable units. Specifically:
i. The [Total] "Affordable Units Required" should be revised from 25 to 27, because [(174) x
(0.15) = 26.1], and 26.1 equates to 27 affordable units being required; and
ii. The "Phase 2 # of Affordable Units Required" should be revised from 19 to 21, because
[(138) x (0.15) = 20.7], and 20.7 equates to 21 affordable units being required. Additionally,
because a minimum of 27 total affordable units are required and because 6 affordable units
have been provided in Phase 1, a remaining number of 21 affordable units must be provided.
16. [Z.O.32.7.9.1, 32.7.9.5.d, and 32.3.5.b]: Additional street trees are required along Trudeau Court and
Heathrow Glen Circle in order to comply with Code requirements for street trees to be provided fifty (50) feet
on center. The Code states that "Street trees shall be planted with even spacing in a row within the public street
right-of-way or adjacent to the public street right-of-way if not permitted therein by the Virginia Department of
Transportation, and within the private street right-of-way." More specifically:
A. In Block 4, additional street trees must be added to the north/northeast side of Trudeau Court (in the
area adjacent to proposed Lots 4.1 — 4.25). As shown on Sheets L102 and L103, six (6) street trees are
proposed for approximately 575' of street frontage along 25 proposed lots.
B. In Block 6, street trees must be added to the north/northeast side of the western portion of Heathrow
Glen Circle (in the area adjacent to proposed Lots 6.1 — 6.12). As shown on Sheets L101 and L104,
zero (0) street trees are proposed for approximately 350' of street frontage along twelve (12) proposed
lots.
C. If the required street trees cannot be located within the public or private right-of-way due to sight
distance, utility easements, or other conflicting requirements, then a variation or exception must be
requested and granted in order to locate the required street trees within landscaping easement(s) in the
front yards of proposed lots, as may be appropriate, and as provided in Zoning Ordinance Section
32.3.5.b. Under such an arrangement, the landscaping easement(s) would need to be established on the
corresponding easement plat, and a deed and maintenance agreement would also need to be prepared
and submitted for review and approval/execution by the County.
■ (Advisory 1): It appears that proposed new residential lot lines are shown on the plan, but no subdivision plat
application has been submitted.
Comment Update — 8/5/19: Comment response acknowledged. Advisory note remains in effect. No
further revision to Major Site Plan Amendment necessary to address advisory comment.
Page 4 of 5
■ (Advisory 2): The following remaining (separate) applications and approvals are required prior to approval of
Major Site Plan Amendment SDP021900017:
o [Z.O. Sections 32.7.4.2 and 32.7.5.3]: Easement Plat
o [Z.O. Section 32.7.2 and County Code Chapter 14]: Road Plans
o [Z.O. Section 32.7.4.1 and County Code Chapter 17]: Water Protection Ordinance Plan
■ Note: Staff acknowledge that Water Protection Ordinance Plan Amendment
WP0201900011 was approved by CDD-Engineering on 4/1/2019.
Comment Update — 8/5/19: Comment responses acknowledged. Advisory notes remain in effect. No
further revisions to Major Site Plan Amendment are necessary to address advisory comments.
(Advisory 3): Please note that the period of validity for approved Final Site Plan SDP201400006 will end on
10/17/2019, which is a period of five (5) years after the date of approval, per Z.O. Section 32.4.3.8 which reads
in part: "An approved final site plan shall be valid for: (i) a period of not less than five (5) years after the date of
its approval or for a longer period as the agent may, at the time of approval, determine to be reasonable, taking
into consideration the size and phasing of the proposed development; and (ii) any additional period as may be
provided by state law.
o Note: A Request for Extension to the Period of Validity may be requested in writing, at the applicant's
discretion, pursuant to Z.O. Section 32.4.3.8.b and the procedures specified therein.
Comment Update — 8/5/19: Comment responses acknowledged. Staff acknowledges that an extension
request was received and evaluated, and County staff subsequently acted to not grant the requested
extension. Therefore, the period of validity for approved Final Site Plan SDP201400006 for Willow Glen
currently remains unchanged and will expire on 10/17/2019.
Community Development Department — Engineering:
Contact: Matthew Wentland / mwentlandgalbemarle.org
Review Status: Requested Changes (8/2/2019) — see attached comment letter
Community Development Department — Inspections:
Contact: Michael Dellinger / mdellingerkalbemarle.org
Review Status: No Objection (7/31/2019) — see attached comment letter
Community Development Department — E911:
Contact: Andrew Slack / aslackkalbemarle.org
Review Status: No Objection (5/7/2019) — see attached comment letter
Albemarle County Fire — Rescue:
Contact: Shawn Maddox / smaddoxgalbemarle.org
Review Status: No Objection (7/10/2019) — see attached comment letter
Albemarle County Service Authority (ACSA):
Contact: Richard Nelson / rnelsongserviceauthority.org
Review Status: Pending (as of 8/5/2019) — comments will be forwarded upon receipt from ACSA
Virginia Department of Transportation (VDOT):
Contact: Adam Moore / Adam.Moorekvdot.vir ig nia.gov
Review Status: Pending (as of 8/5/2019) — comments will be forwarded upon receipt from VDOT
Virginia Department of Health (VDH):
Contact: Alan Mazurowski, alan.mazurowski(cr�,vdh.vir ig nia.gov —
Review Status: Pending (as of 8/5/2019) — comments will be forwarded upon receipt from VDH
Please contact Tim Padalino at 434-296-5832, ext. 3088 or 1padalinokalbemarle.org for further information
about any of the comments above and/or any other issues relating to this Willow Glen Major Site Plan
Amendment (SDP201900017). Thank you.
Page 5 of 5
Review Comments for SDP201900017 M ajor Ame nd me nt. I -
Project Name: WILLOW GLEN - MAJOR
Date Completed: Fnday, August 02, 2019 DepartmentlDi+visionlAgency: Review Sys:
Reviewer: Matthew Wentland CDD Engineering Requested Changes
1_ The read plans will need to be approved before final site plan approval_
Page: County of Albemarle Printed On: 10810512019
Review Comments for SDP201900017 M ajor Ame nd me nt. I -
Project Name: WILLOW GLEN - MAJOR
Date Completed: Wednesday, July 31, 2019 Department1DivisionfAgency: Review Sys:
Reviewer: Michael Bellinger CDD Inspections No Obje-Ction
Page: County of Albemarle Printed On: 0810-V20'19
Review Comments for SDP201900017 M ajor Ame nd me nt. I -
Project Name: WILLOW GLEN - MAJOR
Date Completed: Tuesday, May 07, 2019 DepartmentlDi+visionlAgency: Review Sys:
Reviewer: Andrew Slack CDD E911 No Obje-:tion
Page: County of Albemarle Printed On: 10810512019
Review Comments for SDP201900017 M ajor Ame nd me nt. I -
Project Name: WILLOW GLEN - MAJOR
Date Completed: Wednesday, July 10, 2019 DepartmentlDi+visionlAgency: Review Sys:
Reviewer: Shawn Maddox U Fire Rescue I No Objection
Thank you for addressing all previous comments_ Fire Rescue has no objections_ SNIVI
Page: County of Albemarle Printed On: 0810-V20'19
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
September 11, 2019
Steve Edwards — Edwards designStudio
4836 Old Boonsboro Road, Lynchburg, VA 24503
steve@edwardsdesignstudio.com / (434)-531-7507
RE: Approval Letter / Request for Variation to "Landscaping Along Streets" Requirements —
Willow Glen Major Site Plan Amendment (SDP201900017)
Mr. Edwards:
I have received your request for an administrative variation to the "Landscaping Along Streets"
requirements contained in County Code § 18.32.7.9.5.d ("Location and spacing of street trees"), and have
reviewed this request to locate street trees outside of the designated right of way and within landscaping
easements in consultation with other staff in the Community Development Department.
After our review of the "Willow Glen Phase 2 Landscape Easements" exhibit (dated August 29, 2019
and prepared by Edwards designStudio) as well as the corresponding "Special Exception Request"
document (dated August 28, 2019 and prepared by Steve W. Edwards), I find that the proposed variation
would substantially satisfy the overall purposes of this chapter in a manner equal to or exceeding the
desired effects of the requirement in section 32.7.
Specifically, such a variation would allow for the siting of a minimum of ten (10) street trees that are
required per County Code § 18.32.7.9.5 ("Landscaping Along Streets") in locations that would not
conflict with planned utilities and which would still help satisfy the following purposes of the Zoning
Ordinance and the desired effects of the requirements of County Code § 18.32.7:
■ § 18.1.4 ZONING ORDINANCE — PURPOSES: The purposes of this chapter are to promote the
public health, safety, convenience, and welfare and to accomplish the objectives of Virginia Code §§
15.2-2200 and 15.2-2283. To these ends, this chapter is intended to:
C. Facilitate creating a convenient, attractive and harmonious community;
■ § 18.32.7.9.1 LANDSCAPING AND SCREENING — PURPOSES: The purposes for requiring
landscaping and screening as part of a development are to:
b. Promote the public health, safety and welfare;
c. Conserve energy by providing shade and wind breaks;
e. Improve air quality;
Page 1 of 2
Accordingly, I approve this request in this individual case pursuant to County Code § 18.32.3.5 with the
following conditions:
1. A minimum of ten (10) street trees must be planted within the landscape easement(s) in Block 4,
in general accord with the proposed landscaping shown on the "Willow Glen Phase 2 Landscape
Easements" exhibit (dated August 29, 2019 and prepared by Edwards design Studio).
2. The landscape easement(s) must have a minimum width of five (5) feet, in general accord with
the proposed landscaping shown on the "Willow Glen Phase 2 Landscape Easements" exhibit
(dated August 29, 2019 and prepared by Edwards design Studio).
3. The proposed landscape easement(s) to accommodate the required street trees outside of the
right of way (ROW) must be shown on the corresponding final plat (SUB201900132), and a
note must be included as follows (or similar): "The purpose of this landscape easement is to
provide a location outside of the right way for the installation and perpetual maintenance of
street trees, in order to satisfy the "landscaping along streets " requirements contained in
Zoning Ordinance Section 32.7.9.5. The location of the required street trees within this
landscape easement is permissible per a variation approved with conditions by the Agent,
pursuant to Zoning Ordinance Section 32.3.5, on September 11, 2019. "
4. The proposed street trees to be located outside the right of way and within one or more
landscaping easements must be shown on the corresponding major site plan amendment
(SDP201900017) and on the road plans (SUB201400115). These street trees should be
identified by a note (or other convention) which includes reference to the deed book and page
number of the recorded final plat on which the landscape easement(s) are shown.
5. Prior to approval of the final plat (SUB201900132) or the major site plan amendment
(SDP201900017), the developer must submit to the agent a maintenance agreement instrument
that assures the Willow Glen property owners association's access to and perpetual maintenance
of the street trees located outside of the ROW and within the landscaping easement(s), as
specified in County Code § 18.32.7.9.9. The instrument shall be subject to review and approval
by the County Attorney and shall be in a form and style so that it may be recorded in the office
of the Clerk of the Circuit Court of the County.
6. Prior to approval of the major site plan amendment (SDP201900017), the developer must enter
into an agreement with the county to complete the installation of the street trees located outside
of the ROW and within the landscaping easement(s) within a period of time agreed to by the
parties, and shall provide a surety to guarantee the completion of the improvements, as specified
in County Code § 18.32.8.2. Specifically, the street trees located outside of the ROW and within
the landscaping easement(s) must be bonded as part of the bonds associated with the road plans
(SUB201400115). (Please reference condition 4.)
If you have any questions or requests for assistance, please feel free to contact me at (434)-296-5832 x
3088 or 1padalino(&albemarle.org. Thank you.
Sincerely,
r J
s-
Tim Pada ino, AICP
Senior Planner I Community Development Department I County of Albemarle
Page 2 of 2
tz"qzrolp
designStudio
Landscape Architecture and Site Planning
28 August 2019
Mr. Tim Padalino, Senior Planner
Albemarle County Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Willow Glen: Administrative Landscape Special Exception Request to SDP201900017
Dear Tim:
This formal request is in response to your August 5th comment #16.
Pursuant to Section 32.3.5b in the Albemarle County Zoning Ordinance, we respectfully request
permission to locate several of the required street trees outside the designated right-of-way.
These few instances occur on both the public and private streets within the Willow Glen (Phase 2
portion) development. Included are exhibits illustrating these easement areas which extend five
(5) feet behind the designated right-of-way onto the individual lots. These easements will also be
reiterated on the easement plat and site plans being submitted.
The purpose for this request is due to apparent conflicts with the necessary utilities and their
associated easements, sidewalks, and required sight distance clearances imposed by VDOT.
By making this request, it is our understanding that this is not a special exception; therefore, it
doesn't require the BOS approval- only yours as the Agent.
Comment 16A states additional trees are required along Tradeau Court between lots 4.1-4.25.
We feel the area between lots 4.1-4.6 are satisfied and can remain as shown. The street frontage
measures 107'. Divided by 50 requires two (2) trees. These are shown on either side of the street
parking.
Between lots 4.7-4.25 the street frontage measures 432'. Divided by 50 requires nine (9) trees.
Fifteen (15) trees have been shown of which (10) are located within the proposed landscape
easement shown. That provides an additional six (6) trees.
We feel the above now satisfies the concern along lots 4.1-4.25.
Comment 16B states additional trees are required along the northeast side of Heathrow Glen
Circle between lots 6.1-6.12. The street frontage in this area measures 375'. Divided by 50
requires seven and half (7.5) trees. We have shown six (6). The remaining trees we feel can be
displaced and included/counted within the inside portion of the Heathrow Glen Circle. Since this
section doesn't include any lots but only open space, we feel there is no requirement for street
trees. Just along the outside section in front of lots 8.1-8.10. However, in order to achieve
continuity and a human scale along the street we have shown six (6) trees. We feel these should
account for something and be accepted as an alternative location within the right-of-way where
street trees can't be planted directly along Heathrow Glen Circle due to the above mentioned
conflicts.
Furthermore, on the east side of Block 6, along the inside edge of Heathrow Glen Circle between
lots 6.13-6.24, there is 344' of street frontage. Divided by 50 requires seven (7) trees. We have
shown seven (7) to satisfy this section. Again, between this section and the section along lots 6.1-
6.12, there are an additional six (6) trees which should be considered extra and used to satisfy
situations where we fall short.
4936 Old Boonsboro Road • Lynchburg, Virginia • 24503 • tele: 434.531.7507
email: steve@edwardsdesignstudio.com
1 of 2
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Landscape Architecture and Site Planning
In considering the above, it's also worth noting, there are some non-negotiable conditions by the
utility providers. For instance, Dominion Power requires direct access to their services and
distribution boxes from the street. Charlottesville Gas requires the same. This is necessary to
provide immediate and a safe repair environment for their crews. As for Comcast and
CenturyLink, they typically follow Dominion Power and are located in the same trenches;
therefore they are also located in these areas.
Fortunately, the above providers are somewhat flexible towards landscaping- where they allow
trees and shrubs to occur within their easements; despite requiring agreements with the
developer. VDOT is also somewhat flexible provided sight distances aren't impacted. However,
Albemarle County Service Authority is less willing to allow street trees in their easement; hence,
that is why we haven't opted to remove parking in front of lots 4.1-4.25 to allow for additional
parking islands and within any development it seems to always be wise to have more parking
available. The fact remains even though the easements aren't shown they still exist within the
private road right-of-way.
Additionally, it's also worth pointing out the enormous effort given to adding additional plants to
the project that certainly exceed minimum standards for required plantings. We aren't trying to
lessen the need for street trees but we do want credit for the effort we have given in other regards
to make Willow Glen a vibrant community while trying our best to meet all the requirements.
Through this effort, we hope Willow Glen will blend as well as buffer itself to the surrounding area
and make the residents thoroughly appreciate the uniqueness of Willow Glen from other
developments in the area.
In closing, placing these trees as shown is the best we can possibly do and still satisfy not only
the County but the Service Authority, VDOT and the other utility parties. What is being shown has
been revised from our previous submittal and we have additionally made efforts to shift water
meters and sewer laterals (and their respective easements) wherever possible to allow for
additional trees along the streets.
We hope with your familiarly and our recent discussions this request makes sense where you
can justify supporting it quickly. If you have any questions please do not hesitate to call. I can be
reached at 434-531-7507.
Sincerely,
<�Nu
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cc: Lori Schweller, Anne Yost
attachments
4936 Old Boonsboro Road • Lynchburg, Virginia • 24503 • tele: 434.531.7507
email: steve@edwardsdesignstudio.com
2 of 2
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