HomeMy WebLinkAboutSUB202100167 Correspondence 2022-04-216PROUD"USH, GALE & ASSOC. , Inc.
A PROFESSIONAL CORPORATION Serving Virginia Since 1956
April 21, 2022
Mariah Gleason
Community Development - Planning, County of Albemarle
401 McIntire Road, North Wing,
Charlottesville, VA 22902
Subject. SUB202100167— Glenbrook Phase 111— Final Plat
The plat has been revised to address the comments received on February 8, 2022 in accordance with
the following:
5. [14-302 (A)(8)] Proposed Lots.
f. [Rev. 11 While the plat clearly lists the number of proposed units, the number of proposed
lots is also needed to met the subdivision requirements. Please list the number of lots
proposed.
RGA Response: Lot totals have been added to Table.
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.
RGA Response: Note added to Sheet Vl.
7. [14-302 (13)(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.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205
Glenbrook Phase III —Subdivision Plat
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.
RGA Response: Note 19 has been revised.
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".
RGA Response: Note 5 has been revised.
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.
RGA Response: Note 12 has been revised.
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.
RGA Response: Managed steep slopes are now shown on subdivision overview sheet as
well.
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.
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Glenbrook Phase III —Subdivision Plat
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.
RGA Response: Curve tag and data has been added to plat.
b. There are areas of the subject property that are not covered in the Subdivision Sheet sets, such
as the northeast comer of TMP 56A2-01-62 or the open space/greenway area adjacent to TMP
56-57B3. 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.
RGA Response: Distance has been added on sheet V6.
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.
RGA Response: Maintenance Agreements will be provided.
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.
RGA Response: Easement has been added on Future Development Parcel. As shown on
sheet V12. ACSA Easements have been adjusted/removed inside of this portion.
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.
RGA Response: See responses to Comments 15 & 22.
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Glenbrook Phase III —Subdivision Plat
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.
RGA Response: Noted. Revision dates are updated.
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.
RGA Response: Easements will be created by a separate plat. Revised to show as such on
this plat. Recording information currently shown as INST#XXXX:XXXX due to being
currently under review.
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."
RGA Response: Easements will be created by a separate plat.
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.
RGA Response: Easements will be created/vacated by a separate plat.
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.
RGA Response: Parcel has been revised to be show as a portion of the Right -of -Way.
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 4 of 7
Glenbrook Phase III —Subdivision Plat
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.
RGA Response: Private sidewalk & landscape maintenance are now shown.
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".
RGA Response: Note 23 has been added.
c. Assign ownership of the sidewalk and planting strip facilities to an HOA, or another
appropriate entity, in the Cover Sheet notes.
RGA Response: Note 23 has been added.
23. [14-303(E)] Dimensions.
a. Provide length of southern terminus of Hastings Court.
RGA Response: Dimension has added on sheet V7.
b. On Sheet V8, provide a comer between the two rear lot dimensions on Lot 61.
RGA Response: Symbol has been added on Lot 61.
c. On Sheet V9, it appears there may be a distance (and possibly bearing) missing from proposed
Lot 11.
RGA Response: Missing curve data is now provided for Lot 11.
d. On Sheet V 10, provide the bearing and distance for the northern and westemmost exterior
boundary line for Open Space G, such that this boundary is able to be tracked across multiple
sheets (Sheets V8, V10, and Vl1)
RGA Response: Add dims V10 and V11.
e. On the inset map of Open Space F and G provided on Sheet V 11:
i. Label Open Space G
ii. Provide the bearing and distance information for both boundary lines shown
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 5 of 7
Glenbrook Phase III —Subdivision Plat
iii. Provide a label for the dashed easement shown along the border of Open Space G
RGA Response: Open Space G and the bearing and distance is now shown. Dashed
easement has been removed from this sheet as it is shown on sheets V14 & V16.
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.
RGA Response: Sheet Index has been corrected to say "RIGHT-OF-WAY
ADJUSTMENT"
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.
RGA Response: Spelling has been corrected.
b. Removal of the sight distance easement and tie labels and leader lines from Lots 3 and 29 on
Sheet 9.
RGA Response: Sight distance easement information no longer shows on Sheet 9.
Other SRC reviewers:
Albemarle County Engineering Services (Engineer)
Matthew Wentland
RGA Response: Noted
Albemarle County Information Services (E911)
Elise Kiewra
1. Per site plan dated 12/20/21, Page 9 still says Barkely Ct. Please update this to Barkely View Ct.
RGA Response: Barkely Ct. has been updated to Barkely View Ct.
Albemarle County Service Authority
Richard Nelson
Sheet V 12:
Remove portion of ACSA easement that falls within the proposed Leeham Street ROW.
RGA Response: Portion of easement within Leeham Street has been removed.
Include additional easement for the proposed hydrant near Lot 116.
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Glenbrook Phase III —Subdivision Plat
RGA Response: Easement has been revised.
Show sewer easement across from Lot 81.
RGA Response: Easement is now shown on V14.
Sheet V 13:
Fill in easement gap along Humboldt Street, between Lots 34 and 35.
RGA Response: Access easement has been added on V14.
Vacate portion of ACSA easement that falls within proposed Myers Way ROW.
RGA Response: Portions of existing ACSA easements within public ROWS are now being
vacated. Easement has also been revised to reflect the new R/W at Arboleda Drive.
Label Lot 43 10' easement as a "private lateral easement".
RGA Response: Lot 43 easement is now called 10' Private Sanitary Lateral Easement.
Sheet V14:
Label Lot 43 10' easement as a "private lateral easement".
RGA Response: Lot 43 easement is now called 10' Private Sanitary Lateral Easement.
Sheet V 15:
Provide ACSA access easement between Lots 34 and 35.
RGA Response: Access easement has been added.
Extend portion of ACSA easement, behind lot 12, to ROW. The 10' section should be called out
as a private lateral easement.
RGA Response: Added.
Revise Lot 7 variable width easement to private lateral easement.
RGA Response: Lot 7 easement is now called 10' Private Sanitary Lateral Easement.
Albemarle County Parks & Recreation
Tim Padalino
RGA Response: Noted
Thank you for taking the time to review this plat. Please let me know if you have any questions or
require additional information. There have been additional changes due to revisions to the site plan,
Tyler R. Jamison
999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 7 of 7