HomeMy WebLinkAboutSUB202000222 Correspondence 2021-03-15ROUDABUSH, GALE & ASSOC. , Inc.
A PROFESSIONAL CORPORATION Serving Virginia Since 1956
March 15, 2021
Ms. Mariah Gleason, Planner
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE. SUB202000222 Glenbrook at Foothills Phase IIB — Final Plat
Ms. Gleason,
The plat has been revised to address your comments received on January 22, 2021 in accordance
with the following:
1. [14-400, 16.7, 4.16, 2.2.3] Recreation requirement for 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.
RESPONSE — REVISED OPEN SPACE PARCEL B.
2. [ZMA201600005] Trailways.
a. Provide a sheet, with the plat or as an exhibit, that shows the intended trail system.
Information on this sheet/material 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.
RESPONSE — ADDITIONAL TRAIL EXHIBIT CREATED.
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 1Oft 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 1Oft 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
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
SUB202000222 Glen brook at Foothills Phase I16— Final Plat
3/11/2021
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.
RESPONSE — PARCEL LAYOUT UPDATED; FURTHER INFORMATION
PROVIDED ON TRAIL EXHIBIT.
c. Include the existing trail connection from the southeastern portion of the greenway trail to
the sidewalk along Eastern Ave.
RESPONSE — SEE TRAIL EXHIBIT.
3. [14-401, 14-203.1] Double frontage. 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.
RESPONSE — PARCEL LAYOUT UPDATED.
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.
RESPONSE — ADDED SHEET, NEW SHEET V4.
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.
RESPONSE — UPDATED PLAT, SEE SHEET V1 "OPEN SPACE".
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.
RESPONSE — UPDATED.
b. On Sheet V4, provide bearing and distance information for boundary lines enclosing Open
Space A, specifically along Eastern Ave.
RESPONSE — UPDATED.
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 IIA when known.
RESPONSE — STILL UNDER REVIEW
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.
RESPONSE — NOTED.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 2 of 6
SUB202000222 Glen brook at Foothills Phase I16— Final Plat
3/11/2021
9. [14-302(B)(5)] Steep slopes. On the plat maps, show the location of the preserved steep slope
area on TMP 56K-A2.
RESPONSE — UPDATED PLAT.
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.
RESPONSE — SHOWN ON SITE PLAN, NOTHING TO ADD TO SUB PLAT.
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 tradways within the Greenway area to be dedicated is satisfactory. Also,
perpetual care of the "SWM Forest and Open Space Easement" within the intended Geenway
dedication area may need to be addressed.)
RESPONSE — SUBMITTED UNDER DIFFERENT COVER
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.
RESPONSE — UPDATED.
Albemarle County Engineering Services (Engineer)
1. The road plans will need to be approved and bonded before final plat approval.
RESPONSE — NOTED.
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.
RESPONSE — NOTED.
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.
RESPONSE — UPDATED EASEMENTS.
Albemarle County Service Authority (ACSA)
Utility plan approval will be required prior to final plat approval.
RESPONSE — NOTED.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 3 of 6
SUB202000222 Glenbrook at Foothills Phase 1113 —Final Plat
3/11/2021
2. Dedication of ACSA utilities in Glenbrook at Foothills Phase 1 will be required.
RESPONSE — NOTED.
3. Show the proposed access easement to ACSA utilities.
RESPONSE — ACSA EASEMENTS ARE ADJACENT TO PUBLIC R/W.
4. Show private sewer lateral easement for Lot 203.
RESPONSE — EASEMENTS UPDATED.
5. Callout sewer easements as "variable width" where they are not truly 20' wide (ie. Running
parallel to ROW)
RESPONSE — UPDATED LABELS.
Virginia Department of Transportation
1. Approved road plans meeting SSAR, and in compliance with the VDOT Road Design Manual
are required prior to final plat approval.
RESPONSE — DIFFERENT COVER
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.
RESPONSE — UPDATED PLAT, SEE NOTE 24.
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.
RESPONSE — UPDATED PLAT, SEE NOTE 25.
Albemarle County Zoning Division
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.
RESPONSE — GREENWAY PARCEL DEDICATED TO COUNTY.
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.
RESPONSE — SUBMITTED UNDER DIFFERENT COVER
Albemarle County Parks & Recreation
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 4 of 6
SUB202000222 Glen brook at Foothills Phase I16— Final Plat
3/11/2021
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 https://www.albemarle.org/home/showdocument?id=1058.
RESPONSE — SUBMITTED UNDER DIFFERENT COVER.
2. Staff acknowledges the legal boundaries of the 2.663 acre "Greenway Dedication" area.
RESPONSE — NOTED.
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.
RESPONSE — FINAL SUB PLAT REFLECTS THE LATEST SITE PLAN
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.
RESPONSE (A & B) — SEPARATE EXHBIT SUBMITTED.
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."
RESPONSE — PARCEL LAYOUT UPDATED.
a. Please clarify if any addition(s), modification(s), or improvement(s) will be made to the
existing trail connecting Glenbrook Phase IIB (TMP #56-57132) to the lower portion of
the existing dog park (located on TMP 456-55); if so, please provide details of where,
how, and when this required connection from the Crozet Connector greenway trail into
Crozet Park (TMP 456A2-1-72A) 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.
RESPONSE — DIFFERENT COVER
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 5 of 6
SUB202000222 Glenbrook at Foothills Phase 1113 —Final Plat
3/11/2021
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.
RESPONSE — PARCEL LAYOUT UPDATED.
Thank you for taking the time to review this plat. Please let me know if you have any questions or
require additional information.
Thank you,
William White
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 6 of 6