HomeMy WebLinkAboutSDP202100024 Action Letter 2021-05-0600UNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 229024596
Phone (434) 296-5832 Fax (434) 972-4126
May 6, 2021
Scott Collins
Collins Engineering
200 Garrett St, Ste K
Charlottesville, VA 22902
scott(a-),collins-eneineerine.com
RE: SDP202100024 Glenbrook at Foothills, Phase III — Initial Site Plan I Disapproval Action Letter
Dear Mr. Collins:
Pursuant to Albemarle County Code § 18-32.4.2.5(d), the above referenced initial site plan has been
disapproved. The specific reasons for disapproval are provided with references to specific duly adopted
ordinances, regulations or policies. Required modifications or corrections that will permit approval of the
subdivision plat are included as well. Please see Planning Comments #144 for required modifications or
corrections that will permit approval of the initial site plan.
The Site Review Committee has reviewed the development proposal referenced above. Initial comments
from the following divisions of the Department of Community Development and other agencies, as
applicable, are attached:
Albemarle County Planning Services (Planner)
Albemarle County Engineering Services (Engineer)
Albemarle County Information Services (E911) (attached)
Albemarle County Building Inspections
Albemarle County Department of Fire Rescue
Albemarle County Service Authority
Rivanna Water and Sewer Authority
Virginia Department of Health (attached)
Virginia Department of Transportation (attaches!)
Albemarle County Architectural Review Board (attached)
Albemarle County Parks & Recreation
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
k"*
Mariah Gleason
Senior Planner, Community Development
mgleason@albemarle.org
CC: GLENBROOK LLC
PO BOX 1467
CHARLOTTESVILLE VA, 22902
Ashley Davies (ashla@riverbenddev.com)
Albemarle County Planning Services (Planner) — Mariah Gleason, mgleason&albmarle.org
In accordance with Albemarle County Code § 18-32.4.2.5(e), within fifteen (15) days after the date the
notice of disapproval required by subsection (dl is mailed or delivered by the agent, the applicant may
resubmit the initial site plan to address Planning Comments #144 below. The date of the next application
deadline after the resubmittal of the plan shall be deemed to be the date upon which the plan was officially
submitted. In the event the developer fails to resubmit the plan within the 15-day period, the plan shall be
deemed to be disapproved and a new application and fee shall be required for submittal of the plan.
The following comments must be resolved prior to Initial Site Plan approval:
1. [32.5.2(n), Sec. 4.6, Sec. 16] Unit count, type, and lot layout.
a. Staff cannot confirm or approve the number of units proposed.
i. The plan maps show 133 lots and 12 basement units for a total of 145 units. However,
the cover sheet notes a total of 144 units.
ii. To qualify for Affordable Housing Bonus (30%) at least 13 units out of 145 (number of
units shown on maps) need to be provided as affordable housing units. Currently, the
plan only notes six (6) affordable housing units and shows five (5) affordable housing
units which does not qualify the development for an Affordable Housing Bonus.
iii. Lots 56-65 and Lots 86-97 do not have frontage. See minimum frontage requirements
provided in Sec. 4.6.
iv. No improvements can be located in the stream buffer area. Please revise the units shown
on Lots 39 and 40, and possibly 41.
v. Sheets 2 and 4 show proposed lot locations overlapping existing residential lots, as well
as residual areas which are not assigned to any lot or use. See Lots 6-8 specifically.
1. Revise lot configuration so proposed lots do not encroach on abutting lots.
2. Assign a use to the land area behind proposed Lots 7 and 8, or extend these lots
to absorb said area and abut the rear property lines of Glenbrook Phase I
residential lots.
vi. The units with one -bedroom basement rental units must be noted as multifamily units
and meet all of the requirements of multifamily units. The County has previously
interpreted over/under unit configuration where the upper unit is in a townhouse form
and lower unit is an apartment as a multifamily unit permitted in R6 Residential. Please
review and revise accordingly.
b. Because the proposed unit count, type, and lot layout cannot be confirmed/approved, staff
cannot confirm that the resulting density, recreation, or parking requirements or any associated
issues that are tied to the unit count are being met.
2. [32.5.2(n), 4.12] Driveways. Driveways providing off-street parking must have at least an 18-foot,
unobstructed length. A number lots do not meet this standard, in both the single-family detached and
attached lots. Lots 45-47 had the shortest driveway lengths, at approximately 11 feet. Provide typical
driveway length measurements for each grouping of attached units and ensure that all driveways
proposed to accommodate off-street parking meet the minimum design requirements. If parking will be
offered elsewhere for certain model unit types, provide additional and sufficient information to make
this clear.
3. [32.5.2(n)] Extent. Show TMP 56-57B1 in its entirety on the appropriate plan maps, particularly as
development appears to be proposed across the entire parcel.
4. [32.5.2(d)] Topography. The ordinance requires existing grading to be shown to an extent not less than
50 feet outside the subject parcel. Please see comment directly above.
The following comments must be resolved prior to Final Site Plan approval:
5. [Comment] Greemvay. The Greenway on the subject property was not platted with Phase II, as indicated
by the plan notes. This area will need to be platted in this phase. If it has already been platted, provide
the deed and page. Is it intended for this area to be provided as an easement or dedicated?
6. [Comment] Rental units.
a. Who will be managing the proposed rental properties? How will they ensure affordable housing
units will remain affordable for the required time period?
b. Any affordable units that are required to be affordable to achieve the density bonus are subject
to the requirements of Section 16.4.3.
7. [32.5.2(n), Sec. 4.16] Recreation area. Per Sec. 4.16.1(6), the location of recreation areas must be
compatible with adjoining uses. Staff finds that the proposed location of the "'/z basketball court' does
not currently meet this requirement due to its proximity to a railroad (-6ft), private lot (-5ft) and perhaps
even the vehicular parking area and travelway (-7ft), in case of vehicular/user conflicts.
8. [32.5.2(a)] Scales. Please check the scale on Sheet 2. Measurement labels did not seem to align with the
scale provided.
9. [32.5.2(n)] Open space.
a. Include Open Space G in the open space notes on Sheet 1 since it is contributing to the open
space requirement.
b. Revise the acreage of Open Space E noted on Sheet Ito align with the plan maps.
c. Revise the acreage of Open Space F noted on Sheet 1 to align with the plan maps.
10. [32.5.2(a)] Parcel information. On Sheet 2, provide all required parcel information for TMP 56A2-0I-
62. Also, clearly identify and label portions of this parcel that exist on either side of the Park Ridge Dr
right-of-way.
11. [32.5.2(a)] Boundary Dimensions. Without the irons indicated, it is difficult to tell if all required
boundary measurements are provided. Please see standards contained in 14-303(C) for boundary line
standards, particularly for curved boundary lines.
12. [32.5.2(a)] Zoning notes.
d. In the zoning notes on Sheet 1, include language to indicate that TMP 56A2-1-62 is subject to
the application plan and proffers associated with ZMA201600005.
e. In the zoning notes on Sheet 1, include language to indicate that TMP 56-57D is in the Entrance
Corridor.
13. [32.5.2(a), 32.5.2(d)] Managed steep slopes. Notes on Sheet 1 and 2 indicate managed steep slopes are
shown on the plan map on Sheet 2, however no locations appear to be shown or identified, or maybe
they were accidently turned off. Please locate managed steep slopes on TMP 56-571).
14. [32.5.2(b)] Overall acreages. On Sheet 1, the Overall Acreages assigned to each use only account for
5.84 acres out of the 19.94 acres proposed within this development. Please review and revise
accordingly.
15. [32.5.2(n)] Maximum footprint. Provide the maximum building footprint for all unit types proposed.
16. [32.7.9.4(c)] Existing landscape features. Identify whether the existing wooded area on TMP 56-57B 1
is composed of evergreen, deciduous, or a mix of tree types.
17. [32.5.2(n)] Walls. On Sheet 1, Note 10 indicates that no retaining walls are proposed, however the
"retaining wall" notes on the same sheet indicate a retaining wall is shown on Sheet 5. Please clarify
whether a retaining wall being proposed and update notes accordingly.
18. [32.5.2(a)] Source. Provide the source of information for the stream buffer.
19. [Comment] Benchmarks. Reference the benchmarks used for surveys, if not already provided.
20. [32.5.2(a)] Abutting parcel information.
f. On Sheet 2, please fix the parcel labels on the plan map that key to the abutting parcel owner
table. It looks like several labels, on what should be identified as #1-4, were placed on top of
one another.
g. As required by the ordinance, provide the present uses of abutting parcels
21. [32.5.2(a)] Sheets. There are two sheets labeled "Sheet 9". Please revise.
22. [32.5.2(i)] Emergency access. A label on Sheet 4 indicates a detail for the Emergency Access and
Bicycle/Pedestrian Access Roadway is provided on Sheet 8. No such detail was found. Please review
and revise as needed.
23. [32.5.2(i)] Street trees. Concerning Note 1 on Sheet 4, street tree locations are not reviewed or approved
by this plan. They will be reviewed with the road plan
Please contact Mariah Gleason at the Department of Community Development at mgleason@albmarle.org or
296-5832 ext. 3097 for further information.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentlandCa albemarle.org — Requests changes
1. A VSMP plan will be required and will need to be approved prior to Final Site Plan approval. Review of
the VSMP plan may generate additional comments on the Final Site Plan. Improvements should not be
located in stream buffers.
2. A road plan will be required and will need to be approved prior to Final Site Plan approval. Review of the
road plan may generate additional comments on the Final Site Plan. The minimum ROW/easement width
for multifamily private roads is 30' (DSM).
Albemarle County Information Services (E911)
Elise Kiewra, ekiewrg@albemarle.org — Requested Changes, see comment letter attached
Albemarle County Building Inspections
Betty Slough, bsloug—h@albemarle.org —No Objection
Albemarle County Department of Fire Rescue
Howard Lagomarsino, hlaQomarsino@albemarle.org — Requests Changes
Review based on plans dated 3/22/2021 and labeled Glenbrook at Foothills Phase III - Initial site plan and
Preliminary Plat:
1. Fire and emergency apparatus access roads are required to provide access to all sides of the ground level
within 150 It of apparatus on the road. The required travel way width, unobstructed, of these roads is 20
ft. for areas with structures under 30 ft in height and 26 ft for structures over 30 feet in height. In general,
this limits parking for any such road that is less than 36 ft. wide. As such, less than 36 ft to 29 ft. allows
parking on one side and anything less than 29 feet does not allow on street parking. Where parking is
restricted, no parking signs are required. Please indicate on plans the location of no parking signs.
2. Please calculate the ISO fire flow and place note on the plan.
3. Please provide a note on the plan of the flow test for hydrant system on the plan.
4. Please indicate location of hydrants on the plan. The number, spacing and location is based on the
required fire flow, but in no case are they spaced more than 500 feet and arranged so that no structure is
more than 250 feet from a hydrant.
Albemarle County Service Authority
Richard Nelson, melson@serviceauthority.org —Requests Changes
1. Submit 3 copies of the utility plan and water/sewer data sheets to ACSA for review and approval.
2. RWSA sewer capacity certification will be required.
3. Dedication of ACSA utilities installed with Glenbrook at Foothills —Phase 1 will be required prior to site
plan approval.
Rivanna Water & Sewer Authority
Dyon Vega, dvega@rivanna.org—Requests Changes
1. Please show WL and Easement on all relevant pages. RWSA easement is only shown on sheet 2.
Virginia Department of Health
Alan Mazurowski, alan.mazurowski@vdh.vir ig nia.gov —No Objection; see comment letter attached
Virginia Department of Transportation
Adam Moore, adam.moore@vdot.virginia.gov — Requests Changes; see comment letter attached
Albemarle County Architectural Review Board
Khristopher Taggart, ktaaeart@albemarle.org — No Objection; see comment letter attached
Albemarle County Parks & Recreation
Tim Padalino, toadalino@albemarle.org — Requested Changes
1. Annotation on Sheet 3 and other sheets state that the Greenway was platted with Phase II development.
However, SLJB202000222 (Glenbrook IIB at Foothills Crossing Final Plat) has not been approved, and
initial staff research indicates that the greenway easement has not yet been dedicated to Albemarle
County for public use. A recent staff inspection indicated that no trail exists within the 2.29-acre
greenway area. Therefore, the County hereby respectfully demands dedication of all greenway easement
areas that have not yet been dedicated, regardless of phase or block. Alternately, if this greenway
easement has previously been approved and recorded/dedicated, then please add the Deed Book and Page
Number instrument reference to the "Var. Width Greenway Easement' note on Sheet 2.
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
�r
PLAN REVIEW COMMENTS - E911
APPLICATION#: SUB202100060
TMP: 05600-00-00-057D0
DATE: 5/3/21
FROM: Elise Kiewra
ekiewra(oalbemarle.org
Geographic Data Services (GDS)
www.albemarle.ora/ads
(434) 296-5832 ext. 3030
The following road names are acceptable:
ANLEE RD
MEYERS WAY
ARBOLEDA DR
MCKAY ST
LEEHAM ST
The following road names will need to be changed:
BARKLEY CT
There is already BARCLAY HL in the county which sounds to similar to BARKLEY. You could add a
word before or after to mitigate this such as Barkley View Ct or something of that sort.
Per Part I, Section 4-j of the County's Road Naming and Property Numbering Manual (page 10 of
PDF).
"No proposed name shall be a homophone or homograph of an official road name
or may be easily confused with an official road name (e.g., "Forrestview" and
"Forestvue" are homophones and "bow" in "Bow and Curtsie Ln" and "Bow Tie"
Dr" is a homograph).
This site will require a one (1) new private road name. Per Sec. 7-200-B of the County's Road
Naming and Property Numbering Ordinance (Page 2 of PDF).
"It is intended by this article that all roads within the County which serve or are designed
to serve three or more addressable structures will be named; and that all addressable
structures within the County will be assigned property numbers.
We recommend providing three (3) candidate names for each road to our office for
review, in case your first choices are not acceptable.
A PDF version of the Ordinance and Manual can be found here:
https:Hgisweb.albemarle.org/gisdata/Road Naming and Property_ Numbering Ordinance and Manu
al.pdf
Please consult the County's Road Name Index to check your road names prior to submittal. The
Index can be found here: https://Ifweb.albemarle.org/Forms/RoadNamelndex
Parcel and mapping information can be found here:
https:Hgisweb.albemarle.org/gpv 5INiewer.aVxx
COMMONWEALTH of VIRGINIA
In Cooperation with the Thomas Jefferson Health District
State Department of Health
1138 Rose Hill Drive
Phone (434) 972-6219 P O. Box 7546
Fax (434)972-4310
Charlottesville, Virginia 22906
May 5, 2021
Mariah Gleason, Senior Planner I
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Glenbrook at Foothills, Phase III
Initial Site Plan & Preliminary Plat
SDP2021-24
Ms. Gleason:
ALBEMARLE CHARLOTTESVILLE
FLUVANNACOUNTY(PALMYRA)
GREENE COUNTY ISTANARDSVILLE)
LOUISA COUNTY LOUISA)
NELSON COUNTY ILOVINGSTON)
As requested, I've reviewed the subject plan, dated 3/22/21, for the proposed construction
referenced above. It appears all proposed construction will be connected to public water &
sewer, and therefore, I have no objections.
If there are any questions or concerns, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Thomas Jefferson Health District
alan.mazurowskikvdh.vir ig.nia. og_v
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street (804) 786-2701
Commissioner Richmond, Virginia 23219 Fax: (804) 786,2940
April 14, 2021
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Mariah Gleason
Re: SUB-2021-00060 — Glenbrook at Foothills — Phase III — Preliminary Plat - Review #1
SDP-2021-00024 - Glenbrook at Foothills — Phase III — ISP - Review #1
Dear Ms. Gleason:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Collins Engineering, dated
October 26, 2020, and find the following:
1. Private roads must intersect public roads at stop signs. If 2 of 3 approaches are public streets
then it should be designed as a curve with the private street approaching at a stop. There are a
number of such intersections shown on the plans.
2. Leeham Street intersection with Park Ridge Drive Appears to require a larger radii on the
Northeast corner for alignment.
3. Approved road plans meeting SSAR, and in compliance with the VDOT Road Design
Manual are required prior to final plat approval.
4. Landscaping plants and trees adjacent to the sight distance triangle will need to be
maintained in area between 2 and 7 feet above ground as a clear zone to preserve sight lines
and accommodate pedestrians.
5. 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.
6. Sight lines will be required from all intersections.
7. Please show sight lines from adjacent phase.
8. Sight easement plats will be required for several lots as shown on both sheets labeled #4.
Please note sight easement plats will be required from the adjacent phase.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
9. Please show No Parking within 20 feet of any intersection measured from the curb return of
the intersection per RDM Appendix A(1).
10. All "No parking" areas will be signed.
11. CG-12's appear to be missing from several intersections.
12. Utilities need to be shown and labeled in plan and profile view with calculation spreadsheets.
13. Water lines will be in centerline of road, not in wheel path. Water lines should be moved out
of asphalt area if possible.
14. Stubouts must be signed per the SSAR concerning potential/eventual street extension.
15. Please show where/how Park Ridge Drive connects to existing road.
16. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
17. Due to the level of items noted in this review, these comments may not be exhaustive.
If further information is desired, please contact Max Greene at 434-422-9894.
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 Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
�1 OF `tt8
County of Albemarle
Community Development Department - Planning
�tactNt'. _
May 4, 2021
Scott Collins
Collins Engineering
200 Garrett St, Suite K
Charlottesville, VA 22902
Khristopher Taggart
ktaooart@albemarle.org
Telephone: (434) 296-5832 ext.3278
RE: ARB2021-33: Glenbrook Initial Site Plan (TMP: 05600-00-00-057D0, 056A2-01-00-06200,
05600-00-00-057131)
Dear Mr. Collins,
At its meeting on Monday, May 3, 2021, the Albemarle County Architectural Review Board unanimously voted
to forward the following recommendations on the above -noted Initial Site Development Plan to the agent for
the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and
recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
None. The ARB recommends approval of the Initial Plan without conditions.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None
• Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all
items on the ARB Final Site Plan Checklist must be addressed:
1. Provide architectural designs with the next submittal.
2. Update the plans to include information on accessory structures and equipment.
3. Indicate if fencing is possible for lots 116-121 and if it is, provide a fence detail in the site plan.
Chain link and white vinyl are not appropriate fence material choices.
4. Include the standard mechanical equipment note on the site and architectural plans: 'Visibility of all
mechanical equipment from the Entrance Corridor shall be eliminated."
5. Provide a lighting plan with the next submittal.
6. Revise the landscape plan to provide a consistent row of large shade trees spaced 40' on center
along the northern perimeter of the site.
7. Revise the landscape plan to provide a consistent row of large shade trees spaced 40' on center
along both sides of Park Ridge Drive.
8. Revise the landscape plan to provide large shade trees 40' on center along the northern perimeter
of the parking row located west of lot 116.
9. Provide a complete plant schedule on the site plan.
10. Add the standard plant health note to the site plan: "All site plantings of trees and shrubs shall be
allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs
and trees shall be pruned minimally and only to support the overall health of the plant."
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579
If you have any questions concerning any of the above, please feel free to contact me.
Sin�cerely,
in
/Ct
Khris Taggart, Planner
cc: Glenbrook, LLC
P.O. Box 1467
Charlottesville, VA 22902
File
W W W.ALBEMARLLORG
401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579