HomeMy WebLinkAboutSUB202000222 Review Comments Final Plat 2021-04-30COUNTY 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
Revision 1: April 30, 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.]
[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.
Rev. 1: Comment not yet satisfied. Thank you for locating the recreation area on the plat. Staff has reviewed your
request for a recreation substitution and would like to meet with you to discuss the proposal. (Please note, once
recreation facilities are agreed upon, a private maintenance instrument for these improvements will be needed, per
14-317. Please refer to Comment 11, below, for more information.)
2. [ZMA201600005] Traihvays
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. Rev. 1: Comment addressed.
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. Rev. 1: Comment partially addressed.
The trail segment between Arboleda Drive and the primary Greenway trail may be designated for either
public or private use. If it is public, an easement for public use should also be provided in coordination
with this pathway, since it is located on private land.
c. Include the existing trail connection from the southeastern portion of the greenway trail to the sidewalk along
Eastern Ave. Rev. 1: Comment addressed.
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. Rev. 1:
Comment likely addressed. Lots 183-185 have been revised so they no longer have double frontage conditions. Please
add a label/measurement to Sheet V5 to confirm that the distance between the rear of these lots and segment C7 is at
least 20 feet.
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. Rev. 1: Comment addressed. Thank you for the addition of
Sheet 4. It was very clear and well laid out.
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.
Rev. 1: Comment not yet satisfied. Thank you for providing the phase -by -phase listing. However, the open space
provided in Phase I does not all count towards the provision of open space required by the rezoning, since a
significant portion of Open Space A fell outside the rezoning area. Therefore, please remove Open Space A, or the
appropriate portion thereof, from this accounting. Based on staffs calculations, if Open Space A is removed entirely,
the total Open Space requirement (9.483ac) would still be met (Phase I = 5.715 ac; Total Provided = 9.649 ac). Please
revise accordingly.
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. Rev. 1: Comment
addressed.
b. On Sheet V4, provide bearing and distance information for boundary lines enclosing Open Space A,
specifically along Eastern Ave. Rev. 1: Comment addressed.
c. [Rev. 11 It looks like there may be a few boundary line measurements in the table on Sheet V8 that do
not total as I had expected based on the plat map on Sheet V5. For example, lines L18(T), L21(T), and
L22(T). Please review and revise if needed. Also did L26 get cut off of the table?
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. Rev. 1: Comment remains.
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. Rev. 1: Comment addressed.
9. [14-302(B)(5)] Steep slopes. On the plat maps, show the location of the preserved steep slope area on TMP 56K-A2. Rev. 1:
Comment addressed.
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. Rev. 1: Comment requires no action. There is no site
plan for this development. Thus, no area has been formally designated for mail delivery for these units. This may be
a consideration for the applicant to discuss with the developer. Please note, the rezoning document indicates that: "A
group mailbox location shall be provided within the Civic Area."
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.) Rev. 1: Comment not yet addressed. Please provide
these materials when the plat nearing approval. If these materials will be provided within an HOA agreement, please
use the attached coversheet to identify the page and paragraph where required information is addressed. The cover
sheet is crucial to reducing the review time of these documents.
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.
Additional comments based on revised plat dated 1-22-2021
13. [14-302(A)(4), 14-302(A)(13)] Revise the plat to include any changes to the SWM Forest and Open Space Easement,
recorded in DB 5075 PG 664, that may be required by Engineering and Parks & Recreation comments below.
14. [Comment] Revise or remove the first note on Sheets V2-V7. The plat for Glenbrook Phase IIA has been approved.
15. [Comment] If setbacks will be noted on Sheet V5, include all applicable setbacks (see Note 10 on Sheet VI).
16. [Comment] Revise the Greenway Dedication area label to read "Hereby Dedicated to the County of Albemarle". The
current label has a minor but important typo.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland(iUbemarle.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 be filled out by
the County and forwarded to the applicant when the plat is nearing approval.
3. Include the vacation of the Forest and Open Space Easement over the proposed trail on this plat. This will need to be
vacated before or at the same time as the dedication of the greenway to the County. A V SMP amendment will be
required and can simply be an exhibit showing the area being removed along with the VRRM spreadsheet. The
nutrient credits will also need to be purchased prior to the vacation.
Albemarle County Information Services (E911)
Brian Becker, bbecker(a),,albemarle.org —No Objection
Albemarle County Building Inspections
Betty Slough, bslough(a),albemarle.org — No Objection
Albemarle County Department of Fire Rescue
Shawn Maddox, smaddox(a),albemarle.org — No Objection
Albemarle County Service Authority
Richard Nelson, rnelson(d),serviceauthority.org—No Objection
Virginia Department of Transportation
Adam Moore, adam.mooreavdot.virginia.gov — Requested Changes, see comment letter attached
Albemarle County Zoning Division
Rebecca Ragsdale, rragsdale"bemarle.org — PENDING, comments will be forwarded upon receipt
Albemarle County Parks & Recreation
Tim Padalino, ipadalino e albemarle.org — Requested Changes
1. Prior to any recommendation of approval from ACPR, please provide more information about the proposed (partial)
vacation of the existing variable width greenway easement, including:
a. Please identify who is responsible for constructing each of the 4 proposed trail segments shown on Sheet V 1
of the Trail Exhibit. ("All proposed trails shall be constructed to the Albemarle County's Standards of a Class
B - Type 1 Primitive Trail.")
b. Please explain how the proposed trail segment through "private open space B" (and not located within the
public greenway easement) as shown on Sheet V 1 of the Trail Exhibit would be accessible for public use.
ACPR recommends either modifying the note "all existing and proposed trails are public" or expanding the
greenway dedication area to include this proposed trail segment - either revision would be acceptable to
ACPR.
2. Please incorporate the "Trail Exhibit" into the final plat.
3. (Prior ACPR comment) -- Please submit a corresponding deed of dedication for the greenway easement. Staff
acknowledges Note 22 on the Cover Sheet, which states that the "Greenway dedication parcel 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.
4. (Prior ACPR comment not addressed, no modification to FOS easement on Sheet V7 of final plat revision date
1/22/2021) -- Please amend/modify the existing Variable Width Forest and Open Space (FOS) Easement to
accommodate the planned future construction, improvement, and maintenance of the Crozet Connector Trail through
the Greenway Dedication area. The County plans to upgrade the Crozet Connector Trail to a Class A Type 2 Shared
Use Path in the future, as identified in the Crozet Master Plan and Parks & Green Systems Plan. This planned
improvement would not be permissible within a FOS easement, therefore, before accepting the dedication of the
greenway area, the FOS easement must be modified (reduced).
This requested modification/amendment to the existing FOS easement within the greenway dedication area was further
described in an email dated 2/17/2021. ("I think that revision could be done by having a 15' wide linear area removed
from the FOS easement, and leaving the remaining outer portions of the FOS easement in place ... The 15' wide linear
area to be removed/eliminated from the FOS easement should be centered on the existing centerline of the Crozet
Connector Trail (where it exists) and should follow the planned alignment of the trail to the north/west (where it
doesn't currently exist)."
Please also note: in conjunction with the applicant's proposed vacation of a portion of the existing Crozet Connector
trail and the applicant's proposed establishment of a new trail segment within the adjacent proposed greenway
dedication area, the FOS easement amendment/modification should be centered along the centerline of the proposed
new segment of the Crozet Connector Trail in this particular section of the greenway dedication area, to enable the
construction and future improvement of that relocated segment of the Crozet Connector Trail.
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 mjzleason@aibemarle.org albemarle.org or 434-296-5832 ext. 3097 for
further information.
CC:
Glenbrook LLC
PO Box 1467
Charlottesville, VA 22902
(emailed to simpsongriverbenddev.com)
Review of Private Improvement Maintenance Instrument
(Albemarle County Code S 14-317)
RE: SUB
The instrument required by Albemarle County Code § 14-317 for this subdivision:
is approved.
is not approved because it fails to satisfy one or more of the following requirements (number references are to
Albemarle County Code § 14317(A)):
1. Identify the plat to which the instrument applies; if the plat has been recorded, the identification shall
include a deed book and page number.
2. State that the improvement will be maintained in perpetuity.
3. State that the improvementwill be maintained to a standard that, at a minimum, ensures that itwill
remain in substantially the condition itwas in when approved by the county if the improvement was
installed prior to the agent signing the plat or the condition it is to be in when the surety was released
as provided in section 14-436; for a private street, shared driveway, or alley, the instrument also shall
state substantially as follows: `The travelway shall at all times be maintained so thatit is safe and
convenient for passenger automobiles and emergency vehicles at all times except in severe temporary
weather conditions."
4. If the instrument pertains to the maintenance of one or more private streets, alleys or shared
driveways, it shall define "maintenance" by stating substantially as follows: "For purposes ofthis
instrument, `maintenance' includes the maintenance of the private streets or alleys, and all curbs,
curbs and gutters, drainage facilities, utilities, dams, bridges and other private street improvements,
and the prompt removal of snow, water, debris, or any other obstruction so as to keep the private
street or alley reasonably open for usage by all vehicles, including emergency services vehicles."
5. Describe the condition of the improvement when itwas approved by the county if the improvement
was installed prior to the agent signing the plat or the condition it is to be in when the surety was
released as provided in section 14-436.
6. Identify the timing or conditions warranting maintenance of the improvement.
7. State a means to collect funds necessary for the cos t of maintaining the improvement; at a minimum,
the means stated shall include the right of any landowner subject to the instrument to record alien
against a non-contributing landowner, to bring an action at law to collect the funds, or both.
8. Describe how maintenance costs will be prorated among the landowners subject to the instrument
(eg., "equally," or on a percentage basis); if any lot within the subdivision may be further divided, the
instrument shall also describe how maintenance costs will be prorated among the landowners after
division.
9. State substantially as follows: "No public agency, including the Virginia Department of
Transportation and the County of Albemarle, Virginia, will be responsible for maintaining any
improvement identified herein."
Greg Kamptner
Deputy County Attorney
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
April 1, 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 January 22, 2021 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.
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
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