HomeMy WebLinkAboutSDP202200021 Review Comments Final Site Plan and Comps. 2022-08-08County of Albemarle
Community Development Department - Planning Division
MEMORANDUM
To: Scott Collins, Collins Engineering(scott(acollins-eneineerine.com)
From: Mariah Gleason
Division: Community Development - Planning
Date: June 1, 2021
Revision 1: August 8, 2022
Subject: SDP202200021 Glenbrook at Foothills Phase III - Final Site Plan
Mariah Gleason
mgleason@albemarle.org
tel: 434-296-5832 ext. 3097
fax:434-972-4126
The site plan amendment referenced above has been reviewed by the Planning Services Division of the Albemarle County
Department of Community Development (CDD) and by other members of the Site Review Committee (SRC).
The Planner will approve the plan when the following items (from the Planner and other SRC plan reviewers) have been
satisfactorily addressed and when all SRC plan reviewers have indicated in writing their tentative approvals. [Each
comment is preceded by the applicable reference to the Albemarle County Code.]
1. [Comment] Application number. This application has been assigned an application number. Please update the plan
set and future submission materials to reference SDP202200021. Rev. 1: Comment addressed.
2. [32.5.2(a)] Proffers. Include in the final site plan document the proffers associated with ZMA202100015, which
were recently approved in May 2022 and to which TMP 56A2-1-62 is subject. Please see the aforementioned
document attached. Rev. 1: Comment addressed.
3. [32.6.20), 32.7.9] Landscape Plan. Overall, staff acknowledge and commend the applicant's use of a variety of tree
types and species. Necessary revisions are provided below:
a. The proposal is not currently meeting the minimum tree canopy requirement for this development. This
requirement will need to be satisfied prior to final site plan approval. Rev. 1: Comment addressed.
b. Are there existing trees that will be preserved? A conservation checklist included on Sheet 23 suggests
some preservation of existing trees in lieu of new tree plantings however, no existing tree area was
indicated to remain within the proposal. Rev. 1: Comment addressed.
c. For trees with that will be installed at two caliper sizes, create a line item for each caliper size so the
resulting tree canopy totals can be confirmed. Rev. 1: Comment addressed.
d. There are 14 London Planetrees (PA) provided on Arboleda Drive, making the total PA trees provided 58,
instead of 57. Please revise the plan map labels and Plant schedule accordingly. Rev. 1: Comment
withdrawn based on revised Landscape Plan.
e. Per 32.7.9.7, parking areas consisting of four or more parking spaces shall be screened from adjacent
residential districts. In evaluation against the following screening requirements contained therein,
subsection (b) is satisfied with the provision of a planting strip, subsection (c) is satisfied by proposing
evergreen trees at least 4ft in height, however subsection (d) is not satisfied. In accordance with this
section, if only a planting strip or existing vegetation is provided as screening, the planting strip or the
existing vegetation shall not be less than 20 feet in depth. If a planting strip is provided, the plant materials
shall consist of a double staggered row of evergreen trees planted 15 feet on center, or a double staggered
row of evergreen shrubs planted ten feet on center, or an alternative vegetative screening approved by
the agent. Rev. 1: Comment addressed.
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f. On Sheet 24, tree species labels located on Lots 1 and 2 current use the same symbol to identify two
different species. Revise so that each tree species is uniquely symbolized. Rev. 1: Comment addressed.
g. Remove faded tree line areas in places that are proposed for new development (such as on Lots 2-13).
h. Comparison between the landscape plan sheets and the recreation plan sheet reveal potential conflicts
between proposed tree locations along the northern subject property boundary and the location of the tot
lot recreation area, as shown on Sheet 25. Rev. 1: Comment addressed.
i. [Rev. 1] The botanical and common name for the Princeton Elm appear to be flipped in the Planting
Schedule. Please revise accordingly.
j. [Rev. 1] Under the evergreen tree list, is the first item meant to be Magnolia Grandiflora "Little Gem" or
Nellie R. Stevens Holly (Ilex x'Nellie R. Stevens')? The Planting Schedule lists them as a single plant
species, but they are two different species. Please review and revise accordingly.
k. [Rev. 1] Please review the number of tree plantings noted for London Planetree and Ulmus Americana
'Princeton'. Staff counted 13 and 20 of these species on the plan, respectively, while the Planting
Schedule notes 12 and 21.
I. [Rev. 1] On Sheet 24:
L Revise the street tree label at the top of the sheet near the match line to indicate that (12) QP
street trees are located along Meyers Way. Sheet 23 notes the number correctly.
ii. Revise the street tree label at the bottom left corner of the sheet, in the breakout map, to
indicate that (28) QL street trees are to be located along Park Ridge Drive, instead of PA trees.
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m. On Sheet 23, a few plantings along the eastern end of the northern retaining wall appear to be located
directly on the wall. Please adjust as necessary such that plants are not in conflict with the improvement.
4. [32.6.2(I), 4.16] Recreation Plan.
a. Since this proposal consists of facilities that differ from the prescribed minimum recreation facilities
required by the ordinance, a substitution request will be needed for the Planning Director consideration
and approval. In the substitution request, list the required facilities and what is being proposed instead.
Before a request is submitted, staff would like to meet with the developer and applicant to provide
preliminary feedback. Rev. 1: Thank you for incorporating feedback from staff into the revised site plan.
Please provide a recreation substitution request, with the information described above, for simultaneous
administrative review/approval by the Planning Director.
5. [32.5.2(n)] Proposed Units. Rev. 1: Comments addressed.
a. In the building height notes on the Cover Sheet, identify which unit models - Popular, Balfour, Bayberry,
etc. - fit under each unit type listed (e.g. villa vs townhouse)
b. Per the label on Sheet 5, the dimension for the proposed garages on Lots 116-120 does not appear to
match what is shown on the plat map or in the unit examples provided on Sheet 21. Review and revise as
needed.
6. [32.5.2(n)] Paving materials. If not already provided, identify the typical paving material for driveways on the plan
map sheets or on Sheet 20. Rev. 1: Comment addressed.
7. [32.5.1(c)] Boundary dimensions. Existing boundary measurements provided on Sheet 3 do not match those shown
on the plat associated with the development. Also, boundary measurements are impeded in some areas by
overlapping labels. Revise and adjust where needed to align with the plat. Rev. 1: Additional revisions provided
below:
a. Revise the southern boundary line of TMP 56-57D so that it reflects the length identified by the plat.
b. Identify exterior corners between identified boundary edges.
c. For curvilinear boundaries, provide radius, central angle, arc length, and tangent distances either directly
on the corresponding boundary or in table form.
d. At the southern terminus of the Dedicated Right of Way to Park Ridge Drive, it is not currently clear
whether the 57.38-foot length is the total length of the interior southern boundary or the measurement
between the eastern edge and centerline.
e. Some boundary labels are obscured. Seethe western terminus of the Existing Park Ridge Drive R/W, and
the southeastern corner of the subject property, abutting Foothills Phase V. Please revise so labels are
fully visible.
8. [32.5.2(a)] General information. Rev. 1: Comments addressed.
a. On Sheet 1, revise Note 2 under the Vicinity Map to make it clear that only one dwelling unit will be
permitted on each lot, with the exception of units provided on the apartment lot.
b. On Sheet 1, the ordinance section dictating the language of Note 11, under the Vicinity, has been
amended. Be advised, this note is not needed on the final site plan, however, if it remains the note should
be updated to state the following: "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)."
c. The "Tax Map No" and 'Preserved/Managed Slope" notes should reference Sheet 3 Existing Conditions
instead of Sheet 2 proffers.
d. Provide a north arrow on Sheet 3.
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e. On Sheet 3, show the rezoning area boundary. Currently, the label is provided, however the feature is not
shown.
f. On Sheet 4, label the rezoning area boundary.
9. [32.5.2(1)(b)] Match lines. Rev. 1: Comment addressed.
a. The match line on Sheet 5 references Sheet 15 as a continuation of the map, however it looks like the map
is continued on Sheet 11 instead. Review and revise the label reference accordingly.
b. Likewise, the match line on Sheet 11 references Sheets 5 and 7, however the companion match line is not
provided on Sheet 7. Please review and revise as needed.
10. [32.5.2(o)] Greenway. See the requested changes identified by ACPR below concerning the Greenway. Rev. 1: As
identified by ACPR below, the final plan and plat differ in treatment of the Greenway area (i.e. easement versus
dedication). Please revise the plans/plat for consistency and update any notes, labels, and maps accordingly.
11. [Comment] Alignment with final subdivision plat.
a. ice easement on Open Space B that is not included on the fin=
b. [Rev. 1] Lots 62-65, 86 and perhaps 87, will need to be revised to avoid a double frontage issue. At least
20 feet must be provided between the rear boundary lines of these lots and nearby public roads. Please
coordinate revised lot lines with the final subdivision plat.
c. [Rev. 1] The final plat notes a different total open space acreage than what is noted on the final site plan.
Please coordinate with Roudabush, Gale & Associates accordingly. Be advised, the Open Space notes
may need to be revised if the Greenway will be provided as an easement instead of a separate parcel.
d. [Rev. 1] On Sheet 7, label the 20 ft ACSA Utility Easement on the Future Development Phase IV area.
12. [Comment] Alignment with road plan. As the final site plan and road plan progress, both plans will need to be in
alignment prior to approval.
13. [Comment] Recording instruments. Prior to approval, the final plan will need to note the recording instruments for
all easements associated with the development.
14. [Comment] Reminder that revised plans should include the original date of drawing and the revision dates) for
each subsequent version of the plan.
Additional comments based on the revised plan dated 6/20/2022:
15. [Rev. 1] Easements.
a. Label the vacated and revised portions of the 20ft Emergency Access Road and Bicycle & Pedestrian
Path Easement on Sheet 4. Note recording instruments in the labels.
b. Label both site distance easements at the intersection of Park Ridge Dr and Anlee Rd.
c. Label the site distance easement on the western side of the intersection of Anlee Rd and Leeham Ct.
d. Label the site distance easement on Lot 29. This easement is shown on the plat.
e. Label the site distance easement on the Future Development Phase IV lot.
OTHER SRC REVIEWERS
Albemarle County Engineering Services (Engineer)
Matthew Wentland, mwentland0albemarle.ora - Requests Changes
1. The road plan will need to be approved prior to Final Site Plan approval. Review of the road plan may generate
additional comments on the Final Site Plan and was not reviewed in depth with these plans.
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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 - No Objection
Virginia Department of Transportation
Doug McAvoy Jr., douglas.mcavoy@vdot.vireinia.gov - No Objection
Albemarle County Planning Services - Architectural Review Board (ARB)
Khristopher Taggart, ktaggart@albemarle.org - No Objection
Albemarle County Parks & Recreation
Tim Padalino, tpadalino@albemarle.ore - Requests Changes
1. ACPR acknowledges recent revisions to this final site plan SDP202200021 in response to prior ACPR review
comments. Thank you.
2. ACPR is willing to accept dedication of the 2.29-acre Open Space G (Greenway) area via fee simple dedication or
via dedication of a greenway easement. However, the notes, annotation, and other details for this Open Space G
dedication contained within this final site plan SDP202200021 must be consistent with the notes, annotation, and
other details for the corresponding Greenway area dedication shown on the corresponding final plat
SUB202100167. Please ensure consistency between these two associated applications.
In accordance with the provisions of Section 32.4.3.5 of Chapter 18 of the Code, if the applicant fails to submit a revised
site plan 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 meleason@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, Ashley Davies,
ash ley@riverbenddev.co m)
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401 McIntire Roadl Charlottesville, VA 22902-4596