HomeMy WebLinkAboutSUB202100060 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@collins-en ing eering com
RE: SUB202100060 Glenbrook at Foothills, Phase III — Preliminary Plat I Disapproval Action
Letter
Dear Mr. Collins:
Pursuant to Albemarle County Code § 14-222(D), the above referenced preliminary subdivision plat 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 #145 for required modifications
or corrections that will permit approval of the preliminary subdivision plat.
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 (attached)
Albemarle County Zoning Division
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, mgleasonkalbmarle.org
In accordance with Albemarle County Code § 14-222(E), within fifteen (15) days after the date the
notice of disapproval required by subsection (D) is mailed or delivered by the anent, the applicant
may resubmit the preliminary plat to address Planning Comments #1- #5 below. The date of the next
application deadline after the resubmittal of the plat shall be deemed to be the date upon which the
plat was officially submitted. In the event the subdivider fails to resubmit the plat within the fifteen
(15) day period, the plat shall be deemed to be disapproved and a new application and fee shall be
required for submittal of the plat.
The following comments must be resolved prior to Preliminary Plat approval:
1. [14-302(A)(8), 14-403, Sec. 16, Sec. 4.6] Unit count, type, and lot layout.
a. Staff cannot confirm or approve the number of units proposed.
i. The plat 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 or any associated issues that are tied to the unit
count are being met.
2. [14-302(A)(3), 14-410] Private streets. In development areas, private streets should be
constructed with curb and gutter, sidewalks, and planting strips. Sidewalks and planting strips
should be designed and constructed in accordance with 14-422. Some of the proposed private
streets/roads are proposed as having an alley cross-section instead of a private streettroad cross-
section. Please also see comment #3 provided by Engineering reviewer regarding minimum right-
of-way needed for private streets. This will likely affect the proposed lot layout.
3. [14-302(A)(4-5)] Parking areas and sidewalks serving basement units. Clarify how parking areas
and sidewalks serving proposed basement units be platted.
4. [Comment] Extent. Show TMP 56-57B 1 in its entirety on the appropriate plat maps, particularly
as development appears to be proposed across the entire parcel.
5. [14-302(A)(12)] Topography. The ordinance requires existing grading to be shown to an extent
not less than 50 feet outside the subject parcel.
The following comments must be resolved prior to Final Site Plan approval:
6. [14-302(A)(4-5), 14-302(B)(3)] Greemvay. The Greenway on the subject property was not platted
with Phase II, as indicated by the plat 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?
7. [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.
8. [14-302(A)(4-5)] Relocation of platted travelway easements. Prior to final plat approval, the
following easements will need to be appropriately vacated/amended:
a. Portion of Park Ridge Dr right-of-way recorded in DB 5075 PG 664
b. Portion of the "20ft Emergency Access Road and Bicycle & Pedestrian Path Easement'
recorded in DB 5420 PG 586
9. [14-410, 14-412] Turnaround. Is a turnaround needed behind Lots I I 1-115 since the proposed
alley will serve more than four units?
10. [14-302(A)(11), 14-302(B)(6)] Parcel information. On Sheet 2, provide all required parcel
information for TMP 56A2-01-62. Also, clearly identify and label portions of this parcel that
exist on either side of the Park Ridge Dr right-of-way.
11. [14-302(B)] Scales. Please check the scale on Sheet 2. Measurement labels did not seem to align
with the scale provided.
12. [14-302(B)(5)] Zoning notes.
a. 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.
b. In the zoning notes on Sheet 1, include language to indicate that TMP 56-57D is in the
Entrance Corridor.
13. [14-302(B)(5)] Managed steep slopes. Notes on Sheet 1 and 2 indicate managed steep slopes are shown
on the plat 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 56-57D.
14. [14-317] Instruments evidencing maintenance. Prior to final plat approval, instruments
evidencing maintenance of all required improvements will need to be reviewed and approved by
the County.
15. [14-409] Extension ofstreets. McKay Street will need to be platted and constructed to the
abutting property line or an adequate easement area will need to be provided to allow for future
construction and extension of the street.
Please contact Mariah Gleason at the Department of Community Development at mgleasongalbmarle.org
or 296-5832 ext. 3097 for further information.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland@albemarle.org — Requests changes
1. A VSMP plan will be required and will need to be approved and bonded prior to Final Plat approval.
Review of the VSMP plan may generate additional comments on the Final Plat.
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. A road plan will be required and will need to be approved and bonded prior to Final Plat approval.
Review of the road plan may generate additional comments on the Final Plat. The minimum
ROW/easement width for multifamily private roads is 30' (DSM).
Albemarle County Information Services (E911)
Elise Kiewra, ekiewra&albemarle.org — Requested Changes, see comment letter attached
Albemarle County Building Inspections
Betty Slough, bsloug—hgalbemarle.org —No Objection
Albemarle County Department of Fire Rescue
Howard Lagomarsino, hlaQomarsino@albemarle.org—No Objection
Review based on plans dated 3/22/2021 and labeled Glenbrook at Foothills Phase III - Initial site plan and
Preliminary Plat. The preliminary plat was submitted jointly with the initial site plan. No objection to preliminary
plat (SUB2021-00060) but requested changes are submitted in regards to the site plan are listed below for
reference:
1. Fire and emergency apparatus access roads are required to provide access to all sides of the ground level
within 150 ft 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, rnelson@serviceauthority.org —Requests Changes
1. Dedication of ACSA utilities installed with Glenbrook at Foothills —Phase 1 will be required prior to
final plat approval.
2. Utility plan approval will be required prior to final plat 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.vir ig nia.gov — Requests Changes; 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 H development.
However, SUB202000222 (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. 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 War. Width Greenway Easement' note on Sheet 2.
2. The 2.29-acre Greenway area is referred to as Open Space F on the Cover Sheet and referred to as Open
Space G on Sheet 3 and other Sheets. Please ensure the Open Spaces are identified consistently/correctly.
3. The southern portion of the subject property (including a portion of the greenway area) has been omitted
from this plat. Please revise the plat to ensure the entirety of the subject property and greenway area are
shown without omission.
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