HomeMy WebLinkAboutSUB202000222 Review Comments Final Plat 2021-01-22COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
(434)296-5832
Memorandum
To: William White, Roudabush Gale & Assoc., Inc (wwhite@roudabush.com)
From: Mariah Gleason
Division: Community Development — Planning
Date: January 22, 2021
Subject: SUB202000222 Glenbrook at Foothills Phase IIB — Final Plat
The County of Albemarle Planning Division will recommend approval of the plat referenced above once the following
comments, and those provided by other Site Review Committee, SRC, members, have been satisfactorily addressed. The
following comments are those that have been identified at this time. Additional comments or conditions may be added or
eliminated based on further review. [Each comment is preceded by the applicable reference to the Albemarle County Code.]
1. [14-400, 16.7, 4.16, 2.2.3] Recreation requirementfor R-6 cluster developments. As proposed, this development needs to
satisfy the minimum recreation requirements outlined in Sec. 4.16. An option for meeting these requirements is to locate
intended recreation areas - including the tot lot and trails - on the subdivision plat map and then describe specific planned
improvements (e.g. equipment, ground cover, additional requirements, etc.) within the required maintenance documents.
2. [ZMA201600005] Traihvays
a. Provide a sheet, with the plat or as an exhibit, that shows the intended trail system. Information on this
sheettmaterial should include existing and proposed trail locations, notation as to whether trails are public or
private, current and proposed trail material(s), and proposed property boundaries. The location of the greenway
trail to surrounding residential and non-residential properties is of particular interest as the County considers
future improvements and maintenance to the greenway trail. Please keep in mind that proposed trailways
should be in general accord with the approved Application Plan and proffers.
b. Add a trail connection from the proposed east -west connector road (Arboleda Dr) to the greenway trail, to
align with the Application Plan and proffers. The proffers identify this connection as a major element of the
Application Plan.
Staff understands that the road plan for this development (SUB202000216 — under review) shows a 1 Oft
pedestrian trial/access easement behind Lots 191-198. This alignment would satisfy the proffer. However,
consider adjusting the rear property line of these lots to provide loft of common space for the trail in lieu of an
easement. This separation of space could avoid unwanted conflicts between property owners and trail users in
the future as well as a need to address fencing and landscaping limitations in the aforementioned lots that
would otherwise be needed if the trail were provided in an easement.
c. Include the existing trail connection from the southeastern portion of the greenway trail to the sidewalk along
Eastern Ave.
3. [14-401, 14-203.1] Doublefromage. Albemarle County Code prohibits double frontage lots. While the Code allows for
special exceptions and variations to this regulation, upon reviewing the criteria to grant such requests, staff does not believe
the necessary findings can be made to support the current lot configuration of proposed Lots 183-185. Therefore, these lots
will most likely need to be revised to provide 20ft of common area between the rear of the lots and Eastern Ave.
4. [Comment] Boundary line adjustment. On Sheet V3, provide an inset map(s) to more clearly show the boundary line
adjustments proposed to TMP 56K-A2 and TMP 56K1-F.
5. [ZMA201600005] Open space. Note 6 of the approved Application Plan for this development requires a minimum of 25%
open space. Provide a phase -by -phase breakdown, with deed book references, of open space provided in the rezoning area.
6. [ 14-303(I)] Bearing and distance ties.
a. There are two instances of bearing "C58" on Sheet V4 -one by Lot 177 and one by Lot 180. Revise the
subdivision map and boundary line table such that each line is uniquely identified.
b. On Sheet V4, provide bearing and distance information for boundary lines enclosing Open Space A,
specifically along Eastern Ave.
7. [ 14-302(A)(11)] Instrument creating property. Provide information, such as the assigned TMP and instrument creating the
property, for Lot 155 in Glenbrook Phase HA when known.
8. [14-303(D)] Acreage. This plat will need to align with the property acreages for new and residue parcels created by the
subdivision plat for Glenbrook Phase IIA. Note, the plat for Glenbrook Phase IIA is still in review by the County at this
time, but is anticipated to precede this plat in approval.
9. [14-302(B)(5)] Steep slopes. On the plat maps, show the location of the preserved steep slope area on TMP 56K-A2.
10. [USPS] Group mailbox. Please be aware that, per USPS, new residential developments require centralized mail delivery.
Please see the attached letter from the USPS for more information.
11. [ 14-317] Maintenance instruments. Prior to approval, instruments evidencing maintenance of certain improvements,
including but not limited to, public drainage easements, open space, recreation requirements, and trails will be needed.
When submitted, this information will be forwarded to the County Attorney's Office for review/approval. (Note: Trailways
should be established and maintained such that they are in general accord with the Application Plan and Proffer 3 of the
rezoning. Please work with Parks & Recreation, Zoning, and Planning to ensure the standard of trailways within the
Greenway area to be dedicated is satisfactory. Also, perpetual care of the "SWM Forest and Open Space Easement" within
the intended greenway dedication area may need to be addressed.)
12. [14-302(B)(1)] Resubmission. Reminder that revised plats must include the original date of drawing and the revision date(s)
of each subsequent version of the plat.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland"bemarle.org — Requested Changes
1. The road plans will need to be approved and bonded before final plat approval.
2. A Deed of Dedication will need to be signed and recorded for the public drainage easements. This will filled out by the
County and forwarded to the applicant when the plat is nearing approval.
3. Several easements are not shown on the road plans that will also need to be shown on this plat. This includes on Lot
165 for pipe 12E, on Lot 195 for pipe 8C, and on Lot 174 for pipe 4C. Please verify no other easements are missing.
Albemarle County Information Services (E911)
Brian Becker, bbecker e.albemarle.org —No Objection
Albemarle County Building Inspections
Betty Slough, bslou hg_Oa albemarle.org —No Objection
Albemarle County Department of Fire Rescue
Shawn Maddox, smaddox(a),albemarle.orQ — No Objection
Albemarle County Service Authority
Richard Nelson, melson(i�serviceauthoritv.org — Requested Changes
1. Utility plan approval will be required prior to final plat approval.
2. Dedication of ACSA utilities in Glenbrook at Foothills Phase 1 will be required.
3. Show the proposed access easement to ACSA utilities.
4. Show private sewer lateral easement for Lot 203.
5. Callout sewer easements as "variable width" where they are not truly 20' wide (ie. Running parallel to ROW)
Virginia Department of Transportation
Adam Moore, adam.moore(c�r�vdot.vir ig nia.gov — Requested Changes, see comment letter attached
Albemarle County Zoning Division
Rebecca Ragsdale, rragsdalegalbemarle.org— Requested Changes
1. Proffer 3- The County requests that the entire greenway as proffered and shown on the application plan be dedicated
to the County. Detailed comments are provided by Planning and Parks & Rec.
2. Proffer 6- The plat indicates the correct number of affordable units (8) for this phase. Will the proffer be addressed
with for -sale, for -rent, or cash payments? To -date affordable housing proffers have not been satisfied in any prior
phases of Glenbrook.
Albemarle County Parks & Recreation
Tim Padalino, toadalino(iWbemarle.org — Requested Changes
1. Staff acknowledges Note 22 on the Cover Sheet, which states that the greenway parcel is hereby dedicated to the
County of Albemarle County" in accordance with the Proffer Statement and Application Plan for ZMA-2016-00005.
The Albemarle County Attorney's Office provides deed templates for such greenway dedications, which are available
upon request and also online at httos://www.albemarle.org/home/showdocument?id=1058.
2. Staff acknowledges the legal boundaries of the 2.663 acre "Greenway Dedication" area.
3. An area noted on the preliminary plat (SUB202000167) as "additional greenway easement over open space area for
trailway connection" located adjacent to the proposed greenway dedication area and behind Lots 200 and 201 is now
shown as private Open Space C on the final plat, with no greenway easement.
a. In order to help ACPR staff determine if the proposed greenway dedication parcel contains adequate area for
the public use and maintenance of the Crozet Connector greenway trail, please revise the plat to show the
location of the existing Crozet Connector greenway trail.
b. Alternately, please provide via email a separate exhibit (showing location of existing trail within proposed
greenway dedication area) directly to ACPR for review and comment, prior to revision and formal resubmittal
of SUB202000222. This would enable ACPR staff to gain clarity on this detail and provide review comments
on this issue directly back to you in a timely manner.
4. Please note that the Proffer Statement for ZMA-2016-00005 requires that "The Greenway trail system shall include a
connection to this phase of the Foothills Crossings Neighborhood and a connection to Crozet Park," and the
Application Plan for ZMA-2016-00005 shows a "Proposed connection from greenway trail to Crozet Park."
a. Please clarify if any addition(s), modifrcation(s), or improvement(s) will be made to the existing trail
connecting Glenbrook Phase BB (TNT #56-57132) to the lower portion of the existing dog park (located on
TNT 956-55), if so, please provide details of where, how, and when this required connection from the Crozet
Connector greenway trail into Crozet Park (TNT #56A2-1-72A) will be constructed and established. If there
is any need for clarification or opportunity for collaboration on this detail, ACPR staff will be happy to meet
on -site to review existing conditions and discuss the required connection "to Crozet Park" - including any
potential improvements that can be made to improve the accessibility and quality of this high -profile, major
access point to/from Crozet Park along the communitywide Crozet Connector greenway trail.
b. Neither the "Greenway Dedication" area (in particular) nor the final subdivision plat (in general) appear to
include the "proposed trailway connection to greenway trail" between the Crozet Connector greenway trail
and the proposed new street (identified as "Arboleda Drive" on the final plat), as shown and annotated on the
approved Application Plan for ZMA-2016-00005. Please address this required connection.
In accordance with the provisions of Z.O. 14-229 of the County Code, if the applicant fails to submit a revised plat to address all
of the requirements within six (6) months after the date of this letter, the application shall be deemed to have been voluntarily
withdrawn by the applicant.
Please contact Mariah Gleason in the Planning Division by using mgleasonAalbemarle.org or 434-296-5832 ext. 3097 for
further information.
CC:
Glenbrook LLC
PO Box 1467
Charlottesville, VA 22902
(emailed to simpson & riverbenddev.com)
MANAGER, OPERATIONS PROGRAM SUPPORT
UNITED STATES POSTAL SERVICE
POUNITEDSTATES
T POSTAL SERVICE
Date: November 23,2015
Subject: New Developments
In April 2012, the USPS revised regulation to clarify options for delivery and to provide the USPS
greater autonomy in determining how deliveries are added to the Postal Service network. While
curbline and sidewalk delivery remain viable and approved modes of delivery, the USPS will
determine how and when to approve these modes of delivery consistent with existing Postal
Operations Manual (POM) regulation regarding in -growth and both establishment and extension of
delivery.
Each year, new delivery addresses are added to our city, rual and contract routes which has a major
impact to our delivery cost. To control costs, we need to ensure new residential deliveries are being
made via centralized delivery. We must adhere to the guidelines that govern establishment of new
delivery. The City/County authorities (Planning and Zoning) can not give approval of delivery service.
The Postal Service cannot honor agreements that have been made between Planning and Zoning
and the developer.
At a minimum, the USPS will work with the builders and developers to determine what the best mode
of delivery is for the area prior to establishing or extending delivery service. However, as a national
agency, the USPS reserves the right to establish delivery in the most consistent and cost effective
means viable to meet our federal mandate of providing a free form of service that best meets the
need to establish and maintain a safe, reliable and efficient national Postal Service.
Please review the changes to the POM regarding Modes of Delivery and Delivery Equipment.
The changes are designed to enhance our ability to increase centralized and CBU delivery.
• Centralized and CBU delivery is now the default mode of delivery in business areas. Any
exceptions to centralized or CBU delivery mode in business areas must be approved by the District.
(631.2)
For new residential delivery, CBU is now the default. Exceptions to permit curbline delivery must
be approved by the District. (631.32)
• New deliveries within an existing block with an established mode of delivery no longer assume the
existing mode of delivery. We can require a more efficient mode of delivery (sidewalk delivery, for
example). (631.41)
• While we do not control addresses for buildings, we do control the sequential ordering of addresses
within any centralized delivery equipment. (631.442)
If more than one building in a complex has the same street address, the delivery equipment must
be grouped at a single location even if some of the units are in a different building. (631.452)
• Centralized delivery or CBU is the default option for delivery in mobile homes or trailer parks that
are permanent residences. Any exceptions to centralized or CBU delivery mode must be approved
by the District (631.462b)
• For dormitories and residence halls not directly affiliated with colleges, the Postal Service
determines the mode of delivery and can require the property owner to accept mail for all the
tenants. We will not distribute mail into centralized delivery equipment. (631.52)
• Delivery equipment must conform with the USPS standards for CBUs and high-rise delivery
equipment, USPS STD 4C wall mounted mail receptacles. Local offices do not have the authority to
approve any other centralized delivery equipment. (631.441)
-2-
• When obsolete delivery equipment is replaced in multi -unit buildings, it must be replaced with
equipment that meets current standards. (632.621)
The USPS standards include options for parcel lockers that we should ensure are provided.
There was also great consideration regarding safety of delivery, which also resulted in the
determination the the type of delivery warrented in your area.
Keith Smarte
Crozet Postmaster
1210 Crozet Virginia 22932
Work 434-823-9847
Cell434-529-0241
Keith.A. Sm a rteO usps.aov
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
January 14, 2021
Marian Gleason
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SUB-2020-00222- Glenbrook at Foothill Crossing Phase IIB — FP
Dear Ms. Gleason:
(804) 786-2701
Fax: (804) 786,2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has
reviewed the above referenced Glenbrook at Foothill Crossing Phase TIB — Final Plat, as submitted by
Roudabush, Gale & Assoc., dated December 7, 2020 and find the following:
1. Approved road plans meeting SSAR, and in compliance with the VDOT Road Design Manual are
required prior to final plat approval.
2. Please include a note stating that VDOT will only maintain within drainage easements to the
extent necessary to protect the roadway from flooding or damage.
3. Please include a note stating the homeowners and/or homeowners association shall be responsible
for keeping the variable sight distance easements clear from obstruction at all times for public
safety.
A VDOT Land Use Permit will be required prior to any work within the right of way. The
owner/developer must contact the Charlottesville Residency land Use Section at (434) 422-9399 for
information pertaining to this process.
If you have further questions please contact Max Greene at (434) 422-9894.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING