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HomeMy WebLinkAboutSUB202100167 Review Comments Final Plat 2022-06-03County of Albemarle Community Development Department - Planning Division MEMORANDUM To: Kris Winters, Roudabush, Gale & Assoc., Inc. (kwinters@roudabush.coml Tyler Jamison, Roudabush, Gale & Assoc., Inc. (tiamison@roudabush.com) From: Mariah Gleason Division: Community Development - Planning Date: November 30, 2021 Revision 1: February 8, 2022 Revision 2: June 3, 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. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 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. e. Provide the distance and bearing, if needed, for the new southernmost boundary line for TMP 56A2-1-62. Please include this information on 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. Rev. 2: Comment addressed. 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. Rev. 2: Comment addressed. 7. [14-302(B)(5)] Zoning. she 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. Rev. 2: Comment addressed. 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". Rev. 2: Comment not fully addressed. Following the recent approval of ZMA2021-00015 on May 4, 2022, Note 5 on the Cover Sheet should to be revised to state: "...The area of TMP 56A2-01-62 is subject to the rezoning and proffers of ZMA2021-00015 and ZMA 2016-00005...." WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 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. Rev. 2: Comment addressed. c. Locate the rezoning are on the plat maps, particularly the sheets with the Lot Overview and Subdivisions. Rev. 1: Comment addressed. 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. Rev. 2: Comment addressed. 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), 4.19] 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. Rev. 2: Comments addressed. 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. 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 subdivider, the control points may be shown on a copy of the final plat, rather than on the original final plat. Rev. 1: Comment =+dressed. 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 WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 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 161' that may impact notes on this plat and may also alleviate the need for the review of private maintenance agreements by the County. Rev. 2: Comment remains. a. As mentioned previously, the Board of Supervisors was considering a zoning subdivision text amendment which, if adopted, effected a note on this plat. That amendment was adopted on Feb 16th, effective immediately, and thus requires Note 20 on the plat to be replaced with the following statement: "Unless specifically denoted as public, the streets and other required improvements in this subdivision are private in nature and will not be maintained by either the Virginia Department of Transportation or any other public agency. The maintenance thereof is the mutual obligation of the affected lot owners. Failure to maintain the improvements in substantially the same condition as originally approved by the County may constitute a violation of County ordinance(s)." b. The conditions attached to the special exception associated with this plat (for the modified sidewalks and planting strips along the private street section of Humboldt St) supersede the newly adopted subdivision section mentioned above. One of the conditions of the special exception is: "A maintenance agreement for the sidewalks and planting strips associated with the private street must be recorded with the final plat". Agreements satisfying the special exception condition will be needed for County review and approval prior to final plat approval. Please submit the aforementioned material when ready. 16. [14-401] Double 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. Rev. 2: Comment addressed. 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. Rev. 2: This aspect will be tracked with comments 15 and 22. 19. [Comment] Reminder that revised plats must include the original date of drawing and the revision dates) 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: WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 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. Rev. 2: The applicant is pursuing the revised Emergency Access Road and Bicycle & Pedestrian Path Easement as a separate easement plat application. That application is being reviewed by staff under SUB202200066 Revised Access Easement for Glenbrook at Foothills Phase III. As such, this comment is withdrawn from this review. 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. Rev. 2: Comment addressed. This plat is no longer proposing improvements on the previously dedicate right-of-way area abutting parcels 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. 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. Rev. 2: In the revised plat, the Cover Sheet notes a 6ft easement width while the plat map shown on Sheet V23 identifies these same easements as a variable width easement (largest width being 15ft) on Lots 86-97 and an lift easement on Lots 56-65. Please revise the plat so the notes and plat map align. 23. [14-303(E)] Dimensions. a. Provide length of southern terminus of Hastings Court. Rev. 2: Comment addressed. b. On Sheet V8, provide a corner between the two rear lot dimensions on Lot 61. Rev. 2: Comment addressed. c. On Sheet V9, it appears there may be a distance (and possibly bearing) missing from proposed Lot 11. Rev. 2: Comment addressed. WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 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). Rev. 2: Comment addressed. e. On the inset map of Open Space F and G provided on Sheet V11: i. Label Open Space G. Rev. 2: Comment partially addressed. Likely due to a clerical error, the Open Space was labelled "Open Space C", instead of "Open Space G". Please revise accordingly. ii. Provide the bearing and distance information for both boundary lines shown. Rev. 2: Comment addressed. iii. Provide a label for the dashed easement shown along the border of Open Space G. Rev. 2: Comment addressed. The easement is no longer shown on the plat. 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. Rev. 2: Comment addressed. 25. [Comment] Suggested minor clerical changes. Rev. 2: Comments addressed. 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. Additional comments based on revised plan dated 4/21/2022: 26. [14-302(A), Sec. 2.2, Sec. 4.7] Open space. This version of the plat revised private rights -of -ways (e.g. alleyways and parking spaces) from separately platted areas to easements and generally divided their land areas between abutting lots and open spaces. As a cluster development, this development is required to provide a minimum amount of open space. Per Sec. 4.7(b), alley and parking areas are not permitted uses within open spaces. Therefore, alleys and parking areas will need to be removed from open space areas. Please review and revise the plat accordingly. (Note: Platting alleys and adjacent parking areas can be done as private rights -of -way, as proposed in the previous version of the plat) 27. [Comment] Does Note 17 of the Cover Sheet correctly identify the intended name for the HOA? If not, please update the language to more generally reference a homeowners association. 28. [Comment] On Sheet V2, add a leader line from the "Existing 20' Emergency Access Road and Bicycle & Pedestrian Path Easement" label to said feature location. It looks like the leader line dropped off in this iteration of the plat. 29. [14-302(A)(4-5)] Public and private easements. Easements were revised, added, and removed in this iteration of the plat. a. The revised plat shows site distance easements in locations that differ from the last version of the road plan. What lead to the changes in the site distance easement locations? For examples, please see Leeham Court, Open Space C, and the Apartment Block. b. The final site plan proposes a site distance easement on Open Space B that is not included on the final plat. Please review and revise accordingly. c. Generally, identify whether easements are "new" or "existing" (see easements for ACSA, sanitary laterals, storm drainage, private wall easement, sidewalk and landscape maintenance, etc.). If it is an existing easement, provide the deed book and page number for the recorded instrument d. Show the location of the proposed revised 20' Emergency Access Road and Bicycle & Pedestrian Path Easement on Sheets V21 and V22 in relation to the lots and storm drainage easements sheet. This information was shown on previous versions of the plat but was removed from this version, presumably WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 due to the easements realignment being processed as a separate plat. However, the plat will need to depict how all improvements located on the subject parcel coordinate together. e. If alleyways and associated parking areas will be designated as "private easements", the Cover Sheet notes should designate the owners of these easements. 30. [Comment] Process. Since the change to the existing 20ft Emergency Access Road and Bicycle & Pedestrian Path Easement is now being reviewed and recorded under a separate easement plat, its recording instrument will need to be noted on this plat prior to final plat approval. Please add this information once known. 10) I :I A z4rl:td:l:01 WSrl I :M Albemarle County Engineering Services (Engineer) Matthew Wentland, mwentland@albemarle.org - Requests changes 1. The VSMP plan 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) Andrew Slack, aslack@albemarle.org - No Objection 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 Albemarle County Parks & Recreation Tim Padalino, tpadalino@albemarle.ore - See recommendation attached 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) WWW.ALBEMARLE.ORG 401 McIntire Roadl Charlottesville, VA 22902-4596 COUNTY OF ALBEMARLE Parks & Recreation Department 401 McIntire Road, Charlottesville, Virginia 22902 Telephone (434) 296-5844 1 Fax (434) 293-0299 To: Mariah Gleason, Senior Planner II — Urban Designer, Community Development Department (Planning Division) — Lead Reviewer for SUB202100167 (Glenbrook Phase III Final Plat) From: Tim Padalino, AICP, Chief of Parks Planning, Parks & Recreation Department Date: May 27, 2022 Subject: ACPR Review Comments for SUB202100167 (Resubmittal Dated April 21, 2022) 1. ACPR staff acknowledges previous revisions to the final plat as well as associated actions to address previously -identified deficiencies and other issues within the greenway area. Thank you. 2. Similar to other reviews for this application, ACPR staff conducted a site visit and inspection of the greenway easement area before determining our review status or developing review comments for SUB202100167. More specifically, Dan Butch, Parks Planner, inspected the greenway area and recently -constructed greenway trail on Thursday, May 26 and identified issues of concern that will need to be addressed and resolved prior to ACPR recommending approval or accepting the greenway dedication. These issues include the following: a. Multiple sections of the new greenway trail that have large puddles where the trail is not draining effectively; b. Sections of the new greenway trail where recent excavation equipment/activity has torn up the greenway trail surface, and created what looks like future drainage issues (if not corrected); and c. The recent installation of numerous survey stakes (with white flags) in and beside the new greenway trail — these stakes are not identified, and the purposes and consequences of these stakes are unknown. Therefore, ACPR cannot accept the greenway area and trail under the current conditions, and cannot currently recommend approval of SUB202100167; and ACPR recommends that the issues identified above be addressed, resolved, and confirmed via site inspection prior to approval of final plat SUB202100167. ACPR staff remain available to discuss these comments and/or to meet on -site to conduct inspections of the greenway area and greenway trail, either with or without the applicants (as may be preferred). Thank you. Enclosed. Site visit photos and descriptions (by Dan Butch, Parks Planner, 5/26/2022) Tou <„ . ; .fit.