HomeMy WebLinkAboutSUB202000222 Correspondence 2021-05-19ROUDABUSH, GALE & ASSOC. , Inc.
A PROFESSIONAL CORPORATION Serving Virginia Since 1956
May 19, 2021
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 April 30, 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. 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.)
RESPONSE — SUBMITTED UNDER DIFFERENT COVER
2. [ZMA201600005] Trailways.
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 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
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 — UPDATED PLAT; NEW ACCESS EASEMENT, SEE SHEET V9
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
SUB202000222 Glenbrookat Foothills Phase 1113—Final Plat
5/19/2021
[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. 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.
RESPONSE — UPDATED PLAT; DISTANCE CALLS, SEE SHEET V6
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 staff s
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.
RESPONSE — UPDATED PLAT; NOTE UPDATED, SEE SHEET VI
6. [14-303(I)] Bearing and distance ties.
c. [Rev. I] 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?
RESPONSE — UPDATED PLAT; TABLE CORRECTED, SEE SHEET V 10
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.
RESPONSE — UPDATED PLAT; UPDATED PROPERTY DATA
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."
RESPONSE — COMMENT ACKNOWLEDGED
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 2 of 5
SUB202000222 Glenbrookat Foothills Phase 1113—Final Plat
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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 geenway
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.
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 PLAT; REVISION DATE ADDED, ALL SHEETS
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.
RESPONSE — UPDATED PLAT; PORTION VACATED, SEE SHEET V3
14. [Comment] Revise or remove the first note on Sheets V2-V7. The plat for Glenbrook Phase IIA
has been approved.
RESPONSE — UPDATED PLAT; NOTE REMOVED
15. [Comment] If setbacks will be noted on Sheet V5, include all applicable setbacks (see Note 10
on Sheet V 1).
RESPONSE — UPDATED PLAT; UPDATED NOTE TO REFERENCE SHEET V1
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.
RESPONSE — UPDATED PLAT; CORRECTED LABEL
Albemarle County Engineering Services (Engineer) [Matthew Wentland]
1. The road plans will need to be approved and bonded before final plat approval.
RESPONSE — COMMENT ACKNOWLEDGED
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 3 of 5
SUB202000222 Glenbrookat Foothills Phase 1113—Final Plat
5/19/2021
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.
RESPONSE — SUBMITTED UNDER DIFFERENT COVER
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 VSMP 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.
RESPONSE — UPDATED PLAT; PORTION VACATED, SEE SHEET V3
Virginia Department of Transportation [Adam Moore]
1. Approved road plans meeting SSAR, and in compliance with VDOT Road Design Manual are
required prior to final plat approval.
RESPONSE — COMMENT ACKNOWLEDGED
Albemarle County Zoning Division [Rebecca Ragsdale]
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 — COMMENT ACKNOWLEDGED; GREENWAY DEDICATION SHOWN
ON SHEET V6
Albemarle County Parks & Recreation [Tim Padalino]
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 VI of the Trail Exhibit. ("All proposed trails shall be constructed to the
Albemarle County's Standards of a Class B - Type 1 Primitive Trail.")
RESPONSE — UPDATED PLAT; SEE NOTE 26 ON SHEET VI (DEVELOPER)
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.
RESPONSE — UPDATED PLAT; ADDED ACCESS EASEMENT, SEE SHEET V9
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 4 of 5
SUB202000222 Glenbrookat Foothills Phase 1113—Final Plat
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2. Please incorporate the "Trail Exhibit" into the final plat.
RESPONSE — UPDATED PLAT; SEE SHEET V9
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 https://www.albemarle.org/home/showdocument?id=1058.
RESPONSE — SUBMITTED UNDER DIFFERENT COVER
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.
RESPONSE — UPDATED PLAT; REMOVED PORTION OF FOS, SEE SHEET V3
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 5 of 5