HomeMy WebLinkAboutSUB202000222 Review Comments Final Plat 2021-07-14COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
(434)296-5832
Memorandum
To: Ashley Davies, Riverbend (ashleykriverbenddev.com)
From: Mariah Gleason
Division: Community Development — Planning
Date: January 22, 2021
Revision 1: April 30, 2021
Revision 2: July 14, 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.) Rev. 2: The recreation substitution request was approved by the Director
of Planning on June 1, 2021. The approved alternative recreation amenities plan is attached.
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. 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 loft
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 1 Oft 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. Rev. 2: Comment addressed.
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] 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.
Rev. 2: Comment addressed. Thank you.
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 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. Rev. 2: Comment
addressed.
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. 1] 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? Rev. 2: Comment addressed.
7. [14-302(A)(11)] Instrument creatingproperty. 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. Rev. 2: Comment addressed.
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. Rev. 2: Comment not yet satisfied. Staff has reviewed these documents
and provided comments in an email to the applicant on 7/8. Please let staff know if additional questions or materials
are needed from our office. Also, per our conversation earlier, please provide a maintenance agreement for the
recreation amenities approved by the substitution request. A private maintenance agreement template and checklist
are attached here for your convenience.
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. Rev. 2:
Comment addressed. The County Engineer has reviewed and approved changes to the SWM Forest and Open
Space Easement. Thank you.
14. [Comment] Revise or remove the first note on Sheets V2-V7. The plat for Glenbrook Phase IIA has been approved.
Rev. 2: Comment addressed.
15. [Comment] If setbacks will be noted on Sheet V5, include all applicable setbacks (see Note 10 on Sheet VI). Rev. 2:
Comment addressed.
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. Rev. 2: Comment addressed.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland&albemarle.org—Requested Changes
1. The road plans will need to be 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 after review by the County Attorney's Office.
Albemarle County Information Services (E911)
Brian Becker, bbecker(2,,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(aserviceauthority.org — No Objection
Virginia Department of Transportation
Adam Moore, adam.mooreavdot.virginia.gov — No Objection, see comment letter attached
Albemarle County Zoning Division
Rebecca Ragsdale, rra2sdale2albemarle.org—No Objection
Albemarle County Parks & Recreation
Tim Padalino, ipadalino e albemarle.org —No Objection
Albemarle County Parks & Recreation staff conducted a site visit on 7/13 to inspect the Crozet Connector greenway
trail conditions on Glenbrook Phase IIB. Trails Crew Supervisor Tucker Rollins indicated that the previously -
identified trail issues on Glenbrook Phase IIB have been addressed and resolved.
Therefore, ACPR reviews status is being updated to "No Objection" and ACPR recommends approval of this final plat
ACPR looks forward to continued coordination with the applicants on the implementation and dedication of the Crozet
Connector greenway across Glenbrook Phase III, in conjunction with the review of preliminary plat SHB202100060
and future review of the corresponding final plat.
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 mg1easonAalbemarle.org or 434-296-5832 ext. 3097 for
finther information.
CC:
Glenbrook LLC
PO Box 1467
Charlottesville, VA 22902
(emailed to simoson(a),,riverbenddev.com)
RIVERBEND DEVELOPMENT
May 22, 2021
County of Albemarle - Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE. Glenbrook IIB — Request for Substitution of Required Recreational Amenities
Dear Mariah Gleason:
Please consider this request to allow substitution of the recreation facilities specified in section 18- 4.16 of the Zoning
Ordinance. Per the proposed development plan, the density for this section of Glenbrook IIB is 48 units. The required
amenities, as listed below, include one tot lot.
The proposed development plan includes active and passive recreational areas, with a total size of 43,080 SF. This area
will include (3) multi -generational fitness stations and a primitive trail for the passive and active recreational uses. In
coordination with fitness stations that were recently installed at the Crozet Park, we propose the installation of Burke
Activate Fitness Circuit Stations and will supply options that are different than what has been provided in the park. The
recreation area also enjoys the benefit of being immediately adjacent to the neighboring recreation area of the
greenway.
liy aeg{ \ wa
Each phase of the Glenbrook development includes recreation areas that serve the neighborhood (see attached exhibit).
A tot lot is included in Phase 1 and a tot lot is also proposed within Open Space B of Phase 3. With the proximity of the
Glenbrook residential units to the Crozet Park, any additional active recreational elements can easily be accommodated
for this development with the playgrounds and fields located on the Crozet Park property.
455 SECOND STREET SE / SUITE 400 / CHARLOTTESVILLE. VA 22902
P / 434 245 4970 / www.riverbenddev.com
RIVERBEND DEVELOPMENT
Required Amenities
The following summarizes the required amenities per the ordinance:
Required Recreation area: 200 s.f. x 48 units = 9,600 s.f.
One tot lots required, each to include:
❑ 1 swing with 4 seats ❑ 1 slide ❑ 2 climbers ❑ 1 buckabout or whirl
❑ 2 benches
Proposed Amenities.
43,080 square feet or 0.989 acres of active and passive recreational area is provided, of which excess areas beyond the
9,600 square feet that are required for this phase may be applied to future phases of the development, if necessary.
This area is identified as Open Space B Recreation Area on Sheet V6 of the Final Subdivision Plat for Glenbrook at
Foothills Phase 11B.
Please consider the proposed active and passive recreational areas shown on the next page as a substitution for the
required recreational amenities per the Albemarle County zoning regulations. Thank you for your consideration of this
request.
Sincerely,
Ashley Davies
Within the proposed recreational area for Glenbrook Phase 2B, we will provide 3 fitness stations, similar to what is
shown below and from the Burke Activate collection:
Balance Challenge
Develops lower body and core muscles
and enhances balance and
coordination.
Muscle Groups: Core, Quadriceps,
Hamstrings, Calves
Climber CoLLection
Climb up and over for leg strength
development and improved
coordination.
Muscle Groups: Core, Quadriceps,
Hamstrings
High Stepper
Develop both cardiovascular and
strength on this versatile event.
Muscle Groups: Core, Quadriceps,
Hamstrings, Calves
455 SECOND STREET SE / SUITE 400 / CHARLOTTESVILLE. VA 22902
P / 434 245 4970 / www.riverbenddev.com
TOTAL ALLOWABLE REZONING UNITS: i8o UNITS
TOTAL REZONING UNITS PROVIDED: 18o UNITS
15%AFFORDABLE UNITS REQUIRED: 27 UNITS
AFFORDABLE UNITS PROVIDED: 27 UNITS
BYRIGHT R6 COMPLIANCE:
\� TOTAL ALLOWABLE DENSITY: 22.94 ACRES x 6 DUA = 137 UNITS
6.85 ACRES x 6 DUA x 30% (BONUS DENSITY)=53 UNITS
TOTAL UNITS: igo UNITS
AFFORDABLE UNITS PROVIDED FOR BONUS DENSITY= 6 UNITS
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Stephen C. Brich, P.E.
Commissioner
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1401 East Broad Street
Richmond, Virginia 23219
June 3, 2021
Mariah Gleason
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SUB-2020-00222 — Glenbrook at Foothills 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 Foothills IIB — Final Plat, as submitted
by Roudabush, Gale & Assoc., Inc., dated April 30, 2021 and find it to be generally acceptable.
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
WE KEEP VIRGINIA MOVING