HomeMy WebLinkAboutSUB202100167 Review Comments Final Plat 2022-02-08�� pF AL8
County of Albemarle
' yl Community Development Department - Planning Division
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MEMORANDUM
To: Kris Winters, Roudabush, Gale & Assoc., Inc. (kwinters@roudabush.com)
From: Mariah Gleason
Division: Community Development - Planning
Date: November 30, 2021
Revision 1: February 8, 2022
Subject: SUB202100167 Glenbrook Phase III - Final plat
Mariah Gleason
mgleason@albemarle.org
tel: 434-296-5832 ext. 3097
fax:434-972-4126
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.]
1. [14-301(B), 14-302(B)(1)] Scale. A scale bar is needed on Sheets V10, V16, and V21. Rev. 1: Comment addressed.
2. [14-301(D), 14-302(B)(1)] North Arrow. North arrows are needed on all sheets. Rev. 1: Comment addressed.
3. [14-302(A)(3)] Street Information. Road Plans for this development - being reviewed under SUB202100155 - note
the width of Park Ridge Dr R/W as 61ft while this plat notes the R/W width as 62ft. Please review and revise for
consistency between plans. Rev. 1: Comment addressed.
4. [14-302(A)(4-5), 14-302(A)(14), 14-302(A)(15)] Public and private easements. Rev. 1: Comment addressed.
a. Note the recording instrument (deed book and page) that created the Park Ridge R/W reservation.
b. Locate and note the Emergency Access Road and Bicycle & Pedestrian Path Easement recorded in DB
5420 and 586 on all sheets where the easement area is present. Staff will want to confirm that no
conflicting improvements are shown in the easement area.
c. Label whether easements are dedicated to public or private use.
d. Is the intention of the applicant to dedicate Open Space G (Greenway) to the County, similar to what was
done in previous phases? If so, please include a note that "hereby dedicates' this area to the County.
(Note: Note 17 on the Cover Sheet may also need to be revised if this is the case).
5. [14-302(A)(8)] Proposed lots.
a. The Dwelling Unit Table provided on the Cover Sheet notes a total dwelling unit count of 93. However,
the subsequent unit breakdown and larger plat demonstrates a total of 144 dwelling units being proposed.
Is the total supposed to be 144 units? Rev. 1: Comment addressed.
b. Provide a boundary dimension for the southern terminus of Arboleda Dr, abutting TMP 56-57132. Rev. 1:
Comment addressed.
c. Please clarify what the 10.78ft measurement along the front boundary line on Lot 5, Sheet V9 represents.
d. It appears stormwater-related labels were accidentally left on Sheet V9, please remove them and ensure
there are no overlap between remaining labels, particularly tie-in measurements. Rev. 1: Comment
addressed.
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e. Provide the distance and bearing, if needed, for the new southernmost boundary line for TMP 56A2-1-62.
,rmati( i Sheets V3 and V7. Rev. 1: Comment addressed.
f. [Rev. 11 While the plat clearly lists the number of proposed units, the number of proposed lots is also
needed to meet the subdivision requirements. Please list the number of lots proposed.
6. [14-302(A)(13)] Proposed facilities. Is the intention to include the retaining wall easements proposed by the
preliminary plat and site plan in this plat? If so, please indicate whether the easements are public or private and
refer to 14-302(A)(4-5) for what is needed on the plat. (Note: Maintenance agreements will be needed for these
improvements.) Rev. 1: Identify the ownership of the "private wall easement" on the Cover Sheet. Will it be an
HOA? Note: There is a zoning text amendment going before the Board of Supervisors next Wednesday, February
16th that may impact notes on this plat and may also alleviate the need for the review of private maintenance
agreements by the County.
7. [14-302(B)(5)] Zoning.
a. Include in the Zoning Notes that the properties are subject to a variation to the private street sidewalks
and planting strips that was approved by the Planning Commission on September 28, 2021 with
SUB202100060 (the preliminary plat) with the following conditions. See the variation approval, conditions,
and associated reference document attached.
i. The design of the sidewalk and planting strips must be in accord with the provisions of Section 14-
422, with the exception of the location of these elements which may be located in general accord
with the layout shown for Lots 56-65 and Lots 86-97, as shown in the preliminary plat titled
"Glenbrook at Foothills - Phase III, Initial Site Plan & Preliminary Plat," prepared by Collins
Engineering, last revised May 20, 2021.
ii. A maintenance agreement for the sidewalks and planting strips associated with the private street
must be recorded with the final plat.
Rev. 1: Comment not fully addressed. The Zoning notes need to identify the variation approved and list
all associated conditions imposed by the Planning Commission. Revise Note 19 on the Cover Sheet to
more clearly state the following: "On September 28, 2021, the Planning Commission approved a variation
request with SUB202100060 for the sidewalks and planting strips along the proposed private street
(shown hereon as Humboldt St), subject to the following conditions: 1. The design of the sidewalk and
planting strips must be in accord with the provisions of Section 14-422, with the exception of the
location of these elements which may be located in general accord with the layout shown for Lots 56-65
and Lots 86-97, as shown in the preliminary plat titled "Glenbrook at Foothills - Phase III, Initial Site Plan
& Preliminary Plat," prepared by Collins Engineering, last revised May 20, 2021.2. A maintenance
agreement for the sidewalks and planting strips associated with the private street must be recorded with
the final plat.
b. Please clarify which parcels are subject to specific overlay districts and rezonings as not all of the subject
properties are subject to all of the above.
i. Revise Note 5 to state that only TMP 56A2-1-62 is subject to the rezoning and proffers of
ZMA2016-00005. Rev. 1: Comment not fully addressed. Revise Note 5 to state more specifically
that "ZMA2016-00005 and its proffers apply to TMP56A2-01-62".
ii. Revise Note 12 to specify the parcels to which the Entrance Corridor and Managed Steep Slopes
Overlay Districts apply. Rev. 1: Comment not fully addressed. Revise Note 12 to replace "Steep
Slope Management' with "Managed Steep Slopes overlay district' to align with the zoning
overlay district name.
,t maps. particularly the sheets with the Lot Overview and Subdivisions.
d. Locate managed steep slopes areas on the plat maps. Rev. 1: Comment not fully addressed. In addition to
the Existing Condition Sheet, locate the managed steep slope area on Subdivision Overview Sheet so that
it is clear how proposed improvements relate to this area.
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8. [18-16.4.31 Affordable housing. In Note 14 on the Cover Sheet, include a statement that all affordable dwellings are
subject to § 18-16.4.3 of the Albemarle County zoning ordinance. Rev. 1: Comment addressed.
9. [14-302(B)(8), 4.191 Yards.
a. Revise setback notes on the Cover Sheet to state that the side building setback is a "5ft minimum, unless
the building shares a common wall".
b. Include a note that the minimum building separation is 10ft.
10. [14-302(B)(10)] Stream buffers. Show the location of the stream buffer on the plat such that staff can sufficiently
confirm that certain improvements are located outside the stream buffer area.
11. [14-303(C)] Boundary lines.
a. Provide all required curvilinear data for existing boundary lines shown on Sheet V2: Existing Boundary
Conditions. The ordinance requires that curvilinear data shall include radius, central angle, arc length, and
tangent distance. Rev. 1: Comment not fully addressed. Curvilinear data for the curve abutting
development in Glenbrook Phase 1, along the easternmost edge of the subject property is also needed.
This curve is shown on Sheets V2 and V3.
b. There are areas of the subject property that are not covered in the Subdivision Sheet sets, such as the
northeast corner of TMP 56A2-01-62 or the open space/greenway area adjacent to TMP 56-57133.
Bearing and distance information for new/existing boundary lines or tie in data is needed for these areas
of the subject property as well. Please revise the sheets to include this information. Feel free to reach out
to the Planning reviewer if desired. Rev. 1: Comment not fully addressed. Bearing and distance
information is needed for the new northern parcel boundary of the Future Development site.
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12. [14-303(D)] Acreage of lots. Please provide the acreage for the "Future Development" block shown on Sheet V11.
Rev. 1: Comment withdrawn.
13. [14-303(N)] Private street. Since the subdivision will contain a private street the following statement is needed on
the plat: "The streets in this subdivision may not meet the standards for acceptance into the secondary system of
state highways and will not be maintained by the Virginia Department of Transportation or the County of
Albemarle." Rev. 1: Comment addressed.
14. [14-303(S)] Control points. Please provide at least four (4) control points, evenly distributed across the property and
located at survey property corners, and shown on each sheet depicting the property. At the option of the
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subdivider, the control points maybe shown on a copy of the final plat, rather than on the original final plat. Rev. 1:
Comment addressed.
15. [14-317] Maintenance instruments. Maintenance instruments will be needed for all improvements shown on the
plat, such as alleyways, the private street, etc. Additional maintenance instruments may be necessary if the
development makes use of the approved variation to the private street sidewalks and planting strips (see Zoning
comment above) and retaining walls that were proposed in the initial site plan and preliminary plat. The final list of
required maintenance instruments will depend on revisions to the plat. Rev.1: Comment remains. Note: There is a
zoning text amendment going before the Board of Supervisors next Wednesday, February 16th that may impact
notes on this plat and may also alleviate the need for the review of private maintenance agreements by the
County.
16. [14-401] Doubie frontage. Please include a measurement from the rear of Lots 56-65 to the public street (Meyers
Way) and similarly, Lots 86-97 to the public street (Park Ridge Dr) to confirm that these lots are not double
frontage lots.
17. [14-409] Coordination and extension of streets. Will offsite easements be needed for the construction of the
proposed rights -of -way to the abutting property lines?
Rev.1: Comment not fully addressed. The current road plan shows an easement located on the Future
Development parcel. This easement is needed for the proposed development to satisfy the coordination and
extension of streets ordinance regulation. Please revise the plat to include this easement or provide the required
easement in a separate easement plat.
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18. [14-422] Sidewalks and planting strips. Should the development choose to make use of the aforementioned
approved variation, provide easements for the relocated planting strips and sidewalk easements if those amenities
are to be placed on private lots, as depicted on the approved preliminary plat. The plat will need to assign
ownership to the HOA (per 14-422(C)), provide for their maintenance in deeds (per 14-317) and access to the
easement areas (to be public, under 14-428). Rev.1: Refer to comments 15 and 22.
19. [Comment] Reminder that revised plats must include the original date of drawing and the revision date(s) of each
subsequent version of the plat.
Due to the number and nature of comments provided as well as anticipated changes to the plat, these comments may
not be exhaustive.
Additional comments based on revised plan dated 12/20/2021:
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20. [14-302(A)(3)] Emergency access. The revised plan introduced information related to the Emergency Access Road
and Bicycle & Pedestrian Path Easement platted by DB 5420 PB 586.
a. [14-303(0 and P)] This plat is showing vacation of some areas of the original easement, to align with the
desired development. Because Stanley Martin is part of the original agreement for the easement, Stanley
Martin Companies LLC, or its predecessor, will need to be party to the revision of the easement. Please
add a signature and notary panel for Stanley Martin, or its predecessor, to this plat or submit a separate
easement plat application for County review. If the applicant would like to discuss this comment with staff,
staff would be happy to meet and discuss.
b. [14-302(A)(4-5)] Consistent with the previous plat for the Emergency Access Road and Bicycle &
Pedestrian Path Easement, please add the following note to the Cover Sheet: "The New 20' Emergency
Access Road and Bicycle & Pedestrian Path Easement is a private easement to remain open to public use."
c. [14-317] Vacating the existing 20ft Emergency Access Road and Bicycle & Pedestrian Path Easement will
require establishing minimum design standards, maintenance, and security for this section of the facility.
These aspects should be the consistent with the previous agreement that was in place. See the previous
recording instrument (DB 5420 PG 586) or reach out to staff for more information.
21. [14-302(A)(3)] Park Ridge Dr. The revised plat included the recordation instrument for Park Ridge Dr. According to
the recorded instrument, the area south of TMP 56A2-1-62, TMP 56A2-1-63, TMP 56A2-1-64, TMP 56A2-1-65,
TMP 56A2-1-66, and TMP 56A2-1-67B was previously dedicated to the public right-of-way and is currently
providing these parcels with frontage onto a public road. The area beneath these parcels, indicated as "Future
Development" could be seen as a potential spite strip. Please revise the plan to remove the previously dedicated
right-of-way from the "Future Development" parcel and instead identify this area as part of the Park Ridge Dr
right-of-way (DB 5075 PG 664). If the applicant would like to discuss this comment with staff, staff would be
happy to meet and discuss.
22. [14-302(A)(3-5)] Sidewalks and planting strips associated with the private street section of Humboldt St.
a. On Sheet V22, please also show an easement for the relocated planting strip that would otherwise be
required along the private street section of Humboldt St. The planting strip easement should be a private
easement at least 6ft in width. Be advised, the easement should align with the road plan (SUB202100155)
and capture street tree locations proposed in the rear of Lots 56-65 and Lots 86-97.
b. The "6ft Private Sidewalk Easement" and the private planting strip easement - noted in the comment
above - will both need to be noted on the Cover Sheet as "private easement(s) to remain open to public
use".
c. Assign ownership of the sidewalk and planting strip facilities to an HOA, or another appropriate entity, in
the Cover Sheet notes.
23. [14-303(E)] Dimensions.
a. Provide length of southern terminus of Hastings Court.
b. On Sheet V8, provide a corner between the two rear lot dimensions on Lot 61.
c. On Sheet V9, it appears there may be a distance (and possibly bearing) missing from proposed Lot 11.
d. On Sheet V10, provide the bearing and distance for the northern and westernmost exterior boundary line
for Open Space G, such that this boundary is able to be tracked across multiple sheets (Sheets V8, V10,
and V11)
e. On the inset map of Open Space F and G provided on Sheet V11:
i. Label Open Space G
ii. Provide the bearing and distance information for both boundary lines shown
iii. Provide a label for the dashed easement shown along the border of Open Space G
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24. [14-302(B)(1)] Sheet Index. In the Sheet Index on the Cover Sheet, Sheet V4 is identified as "Right of Adjustment".
Please update this title to match the heading on the aforementioned sheet or make it clear that rights -of -way are
shown on that sheet.
25. [Comment] Suggested minor clerical changes.
a. Spelling of "abandoned" on Sheet V2 for the existing sanitary sewer lines located on parcel TMP 56-57D.
b. Removal of the sight distance easement and tie labels and leader lines from Lots 3 and 29 on Sheet 9.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland@albemarle.orQ - 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 be filled out
by the County and forwarded to the applicant when the plat is nearing approval.
3. The road plan 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.
4. A Deed of Dedication will be required for the changes to the existing SWM Facility easement. This will be filled out
by the County and forwarded to the applicant when the plat is nearing approval.
Albemarle County Information Services (E911)
Elise Kiewra, ekiewra@albemarle.ore - Requested Changes
1. Per site plan dated 12/20/21, Page 9 still says Barkely Ct. Please update this to Barkley View Ct. Thanks.
Albemarle County Building Inspections
Betty Slough, bslough@albemarle.org - No Objection
Albemarle County Department of Fire Rescue
Howard Lagomarsino, hlagomarsino@albemarle.org - No Objection
Albemarle County Service Authority
Richard Nelson, rnelson@serviceauthority.org - PENDING; comments will be forwarded upon receipt.
Virginia Department of Transportation
Doug McAvoy Jr., douglas.mcavoy@vdot.vireinia.gov - No Objection; see letter attached
Albemarle County Parks & Recreation
Tim Padalino, tpadalino@albemarle.ore - Requested Changes
1. ACPR conducted a site visit with the applicant, and identified a small number of minor issues that needed to be
addressed prior to recommending approval of final plat and accepting the greenway dedication for public use. A
subsequent site visit was made to review the current conditions, and ACPR determined that the previously -
identified issues (including the need to clip roots, and trim some damaged/dead tree branches) had been addressed
and resolved. However, ACPR identified an unknown cable across the greenway dedication area, and requested
that the applicant identify this cable and ensure it's removal (or otherwise resolve this additional issue). As of
2/4/2022, this cable issue has not been addressed and resolved. Therefore, ACPR recommends that the greenway
dedication area not be accepted by the County (through approval and recordation of SUB202100167) unless and
until after this cable issue is resolved.
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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 mgleason@albemarle.org or 434-296-5832 ext. 3097 for
further information.
CC: GLENBROOK LLC
PO BOX 1467
CHARLOTTESVILLE, VA 22902
(Joe Simpson, Simpson@riverbenddev.com; Kent Henry, kent@riverbend.dev)
W W W.ALBEMARLE.ORG
401 McIntire Roadl Charlottesville, VA 22902-4596
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
January 25, 2022
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Mariah Gleason
Re: SUB-2021-00167 - Glenbrook at Foothills Phase III — Final Plat
Review# 1
Dear Ms. Gleason:
(804) 786-2701
Fax: (804) 786-2940
The Department of Transportation, Charlottesville Residency Transportation and Land Use Section has
reviewed the Glenbrook at Foothills Phase III — Final Plat, dated December 20, 2021 as submitted by
Roudabush, Gale & Assoc., Inc. 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 VDOT 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,
Doug McAvoy Jr., P.E.
Area Land Use Engineer
VDOT - Charlottesville Residency
VirginiaDOT.org
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