HomeMy WebLinkAboutSDP201700069 Review Comments Final Site Plan and Comps. 2018-02-07 aMott
e.
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville,VA,22902
Phone 434-296-5832
Memorandum
To: William Park&Brasil W. Hamrick Jr.
From: Christopher P.Perez, Senior Planner
Division: Planning
Date: 2-7-2018
Subject: SDP201700069 Brookdale—Final Site Plan
The County of Albemarle Planning Division will approval of the plan referenced above once the following comments have
been satisfactorily addressed:
Conditions of Initial Site Plan approval(March 20,2017)
1. [325.2(a),32.5.2(o)j Areas to be Dedicated. On the plan clearly depict and label any areas intended to be dedicated
to public use(such as street right-of-way).Also,provide a note stating that the land is to be dedicated for public use.
Prior to final site plan approval any dedications shall take place on a plat to be reviewed by the County,approved,
and then recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site
plan. CD1: Comment addressed.
2. (32.5.1(c), 4.191 Front Setbacks/Non-Infill. On sheet 1 under Setbacks please label it as a "Non-Infill Setback"
development. Also, this is a double-frontage lot, with frontage on Country Greene Road (State Route 875) and
Mountain Wood Road(State Route 1112). Front maximums do not apply to Mountain Wood Road because of the
presence of significant existing vegetation and steep slopes as provided for in Section 4.19(3).Please document this
on the cover sheet. Final: Comment addressed.
3. 132.5.1(c),4.191 Front Stepbacks/Non-Infill. List Non-Infill convention:,t AKldentuai Districts
Stepbacks as: "Front Stcpback on Country Green Road the Front Stepback(side view)
back a minimuin 91.15 feet". Final: Stepbacks only apply to each
story that begins above 40' in height or for each story above the
111
3rd story,whichever is less. Additionally. stepbacks apply to all ';°"
building on the property that meet these criteria.rather than just
buildings that front on a public road. Stepbacks apply to this = ° ilk' = ' =
proposal based on building height.CD1: Comment Cry .r,11.wu.,.wtois rr.»
addressed,stepbacks are not triggered for this development.
11, 4.1
4. [32.5.1(c),4.191 Side Setbacks/Non-Infill Building Separation.
RCM
Under the Side Setbacks provide the following note: "Minimum II
Side Setback-any building that exceeds 35 feet in height shall be
separated from any other building by 10/fret plus one foot,*each foot the building exceeds 35 feet in height".
As proposed
there does not appear to be any problem with your side setbacks/building
separation. Final: Comment addressed.
5. (32.7.2.3( Sidewalks and Landscape Strip. Provide the required sidewalks (5 feet wide) and landscaping strips (6
feet wide) along Country Green Road and Mountain Wood Road. The sidewalks along Country Green Road shall
connect to the projects internal sidewalks.The sidewalks along Mountain Wood Road do not need to connect to the
internal sidewalks due to the presence and preservation of the steep terrain/the gulley. Final: Comment partially
addressed. Continue the sidewalk along Mountain Wood Road to the parking lot, currently they stop short
and do not connect to the sidewalks provided along Mountain Wood Road.CD1: Comment addressed.
Also, continue the sidewalks along both public roads; County Green (the eastern most side of the property)
and Mountain Wood Road (the western most side of property).The sidewalks stop just shy of the property
• • ..
lines. Revise so they continue to the property lines, construction in the right-of-way is permitted. CD1;
Comment addressed.
Additionally,label and dimension the 6'landscape-planting strips on each public road.Provide County Green
Road a 6'landscape-planting strip.The street tree plantings as currently depicted are permitted to be pushed
outside of this landscape strip due to the overhead utilities,and are currently appropriately located;however,
the 6' landscape-planting strip shall still be provided within the right-of-way between the sidewalk and the
roadway.CD1: Comment addressed.
6. (4.16,4.16.1] Recreation Area. On the plan provide recreational area calculations(required and provided).The site
is required to provide 200 SF/unit of recreation area onsite in common area or open space,for a minimum of 16,800
SF. Final: The November 30,2017 letter documenting the substitution is acceptable; however,the plan cites
1.57 acres of passive open space and the letter cites 3 acres. Provide a copy of the substitution letter on the
site plan and ensure the acreage matches/are accurate. Also,on the plan hatch, depict,and label the passive
recreational area being provided.CDI: Comment addressed.
Ensure these areas meets the following guidelines as provided in Section 4.16.1:11. Slope in active recreation
areas shall not exceed ten(10)percent.Slope and drainage shall be approved by the county engineer;2. The size
and shape of each recreation area shall be adequate for the intended use; 3. Groundcover shall consist of turf
grass or contained mulch such as pine bark,shredded tires,or pea gravel;4.Existing wooded or steep areas may
qualify as passive recreation area provided no other suitable area is available on the site; 5. Access shall be
adequate for pedestrians and service vehicles if necessary; 6. Location shall be compatible with adjoining uses,
convenient to users and suitable for supervision.[ Existing wooded or steep areas may qualify as passive
recreation area provided no other suitable area is available on the site.CD1: Comment addressed.
7. [4.16.2] Minimum Facilities within the Recreation Areas. Depict and label the location and provide the square
footages of the two (2)required tot lots for the site. Each tot lot shall be a minimum of 2,000 SF in area. Also, on
the final site plan document the amenities provided in these tot lots. The required equipment is outlined in Section
4.16.2.1. Substitutions of equipment or facilities may be approved by the director of planning and community
development,provided they offer a recreational amenity equivalent to the facilities listed above,and are appropriate
to the needs of the occupants.If this is your intent w/the clubhouse—with the submittal of the final site plan provide
a written request documenting the square footage of the clubhouse building, equipment provided in the clubhouse
which are equivalent, and the appropriate needs of the occupants. Prior to final site plan approval the director of
planning shall assess the request and take an action. Final: The November 30, 2017 letter documenting the
substitution is acceptable;provide a copy of the substitution letter on the site plan.CD1:Comment addressed.
8. [32.5.2(d),30.7.4(b)(h)] Steep Slopes. Label all slopes onsite as"managed slopes". Final: Comment addressed.
9. [32.5.1(c)]Dimensions. Throughout the plan dimension all proposed improvements.Final: Comment addressed.
10. [32.5.1(c)] It appears offsite grading is taking place on TMP 76-46A. All required off-site easements must be
approved and recorded prior to final site plan approval. Final: Comment addressed.
11. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as
required by the standards of the Virginia Department of Transportation. VDOT approval of the entrance to the site
shall be required prior to final site plan approval. CD1: Pending VDOT approval. Additionally, pending
approval from ACSA.
12. (32.6.20)] Landscape Plan. A landscape plan that complies with section 32.7.9 is required with the final site plan.
Final; Comment addressed.
13. [32.5.2(e),32.7.9.4(c)]Existing Landscape Features.On the landscape plan identify whether existing wooded areas
being preserved are evergreen, deciduous,or a mix thereof. Final: Comment addressed.
14. [32.7.9.5] Street Trees. Street trees are required along all existing streets; provide the required street trees along
Country Green Road and Mountain Wood Road. These requirements are driven by the amount of street frontage.
Entrances are not to be excluded from frontage calculations. Provide street frontage calculations, required and
provided street trees. Final: Provide County Green Road a 6' landscape-planting strip. The street tree plantings as
currently depicted are permitted to be pushed outside of this landscape strip due to the overhead utilities, and are
currently appropriately located: however,the 6' landscape-planting strip shall still be provided within the right-of-
way between the sidewalk and the roadway.CD1: Comment addressed.
15. [32.7.9.7(a)(2)]Screening/Parking Areas. Parking areas shall be screened from adjacent residential districts.Revise
the landscape plan to provide the required screening as provided in Sec 32.7.9.7.Final:The screening for the parking
area is not adequate. Because there is not enough space for a double-staggered row of evergreen trees with a
minimum of 20' depth, in order to meet the screening requirement in addition to the single row of Yoshino
Cryptomeria provide a 6' tall wooden fence or wall. Depict., label, and dimension the improvement on the plan.
CD1: Comment addressed;building 400's parking is screened with double staggered row of plantings.
16. [32.7.9.5(e)] Shrubs Along Public Streets. The parking area closest to Country Green Road is located so that the
parked cars will be visible from this street, as such additional planting of low street shrubs between the street and
the parking area is required.Provide shrubs in this area that meet the criteria in Section 32.7.9.5(e).Final:Comment
addressed.
17. (32.7.9.8(a)(3)] Tree Canopy.The minimum required tree canopy for the site is 15 percent. Provide calculations on
the final site plan to show this requirement has been met. Final: Comment addressed.
18. 132.7.9.4(b)] Existing trees may be preserved in lieu of planting new plant materials in order to satisfy the
landscaping and screening requirements of section 32.7.9...Final: Comment no longer relevant,as no additional
trees are being saved.
Site Plan Checklist Items,Please Revise:
19. [32.5.2 lb] Scale and size.
a. Provide a scale to the site plan. "The plan shall be prepared to the scale of one(1)inch equals(20)feet or
to another scale approved by the agent in a particular case."Final: Comment addressed.
20. [32.5.2 a] General information.
a. There are errors with the sheet numbering. Please correct. Final: Comment addressed.
b. List uses of abutting parcels. If vacant, list as vacant. Final: Comment addressed.
21. [32.5.2 b]Information regarding the proposed use.
a. Include the maximum height of all structures, including the clubhouse.
Final: Comment addressed.
22. [32.5.2 i] Streets, easements and travel ways.
a. Provide pavement widths of all existing and proposed streets/travelways and sidewalks.
Final: Comment addressed.
23. [32.5.2 k] Proposed sewer and drainage facilities.
a. Provide direction of flow with arrows for all storm drainage systems.
Final: Comment addressed.
24. [32.5.2 i] Existing sewer and drainage facilities.
a. Provide indication of existing versus new water, sewer and storm water lines. The legend is inconsistent
with the plan. Final: Comment addressed.
b. Where does the storm water lines discharge? Is there a BMP on the northeastern portion of the site?
Final: Comment addressed.
25. [32.5.2 n]Existing and proposed improvements.
a. Indicate the maximum footprint of all buildings.Provide square footages.
b. Depict and Label trash container areas.
c. On the northern end of the site,the parking counts are incorrect. By the maintenance building,there are
1 1 parking spaces,but the label indicates 12. Across the aisle,there are 5 parking spaces,but the label
indicates 6. Please correct and recalculate parking.
d. Show locations and details of outdoor lighting.
e. Show locations and details of any existing or proposed signs.
Final: Comment addressed.
26. [32.5.2 p] Landscape Plan.
b. Meet the tree spacing regulations from Sec. 32.7.9.5d. Final: Comment addressed.
g. Show the location on the 23 shade trees,identified in the notes.Final: Comment addressed.
27. [32.5.2 r] Symbols and abbreviations.
• • .
a. The legend is inconsistent with the site plan. Please correct and use a consistent theme throughout the
plan. Final: Comment addressed.
Additional Comments on the Final Site Plan
27. .32.6.2(k)& 4.171 Lighting Plan. On the lighting plan,clearly depict and label the location of the proposed lights.
it is suggested you modify the symbol sizes and make them stand out more clearly, currently it is unreadable. Also,
provide cutsheets for all three light fixtures and ensure they are provided labels that aid in identifying the fixture in the
lighting calculation chart. If possible, provide a photometric plan that supports the footcandle calculations chart.
Final: Comment addressed.
28. 132.6.2(k)&4.17J Lighting Plan. On the lighting plan provide the following standard lighting note:"Each outdoor
luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall he
arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The
spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall
not exceed one-half footcandle."Final: Comment addressed.
29. 132.5.2(p)1 Landscape Plan. On the landscape plan,distinguish between tree heights at time of planting and caliper
at time of planting. The Betula nigra"Heritage"is required to be a minimum of 10' tall at time of plantings,provide its
height at time of planting. Final: Comment addressed.
30. 118.4.31 Affordable Housing. At least one-half of the additional housing units allowed by this density bonus shall be
developed as affordable housing units that meet the County affordable housing standards listed below.On the cover sheet
and throughout the plan designate and label which units are to be affordable. Final: Comment addressed.
b. The initial sale price for sale units or the rental rate for a period of at least ten(10)years for
rental units shall qualify as affordable housing under either the Virginia Housing
Development Authority,Farmers Home Administration or Housing and Urban Development
housing choice voucher program.
c. If rental units, the developer shall enter into an agreement with the County of Albemarle
restricting the rental rates of the affordable units for a period of at least ten(I0)years or until
the units are sold as affordable units,whichever comes first.
d. If sale units,the developer shall provide the chief of housing with confirmation of the initial
sale price for the affordable units prior to the issuance of building permits for the bonus units.
e. Manufactured homes for rent in an approved manufactured home park shall be considered
rental units under this section provided they qualify as affordable housing under the Housing
and Urban Development housing choice voucher program.
f Manufactured home lots for rent in an approved manufactured home park shall qualify for this
bonus provided the developer enters into an agreement with the County of Albemarle that the
lots shall be available for rent to manufactured home owners for a period of at least ten(10)
years.
g. Manufactured home lots for sale in an approved manufactured home subdivision shall qualify
for this bonus provided the developer restricts the use of the lots to manufactured homes or
other afli rdable housing for a period of at least ten(10)years.
h. The decision to extend the periods beyond the ten(10)year minimum provided in subsections
(b),(c),(I)and(g)shall be in the sole discretion of the developer.
i. The occupancy of the affordable units shall be restricted to those households with incomes at
or below eighty(80)percent of the area median income for for-sale units and at or below sixty
(60)percent of the area median income for rental units. The chief of housing or his designee
must approve all purchasers of for-sale units based on household income. Prior to issuance of
the first certificate of occupancy for a building providing anixdable rental units,the developer
shall enter into a rental rate agreement with the county,approved by the county attorney,that
delineates the terms and conditions pertaining to rental rates,occupancy and reporting during
the minimum ten(10)year period.
31. [Comment) On sh(.. 1 provide few site plan nn7.bc.1- " 1")P2017-00069" Final: Comment addressed.
Please contact Christopher P. Perez in the Planning Division by using cperez(aalbemarle.org or 434-296-5832 ext. 3443
for further information.
gis3HAMRICK
ENGINEERING, P.C.
Engineers • Surveyors • Land Planners
January 31, 2018
nior Planner
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902
RE:SDP-2017-00069 Brookdale-Final Site Plan
Dear Mr. Perez:
A final site plan submission for the above referenced project has been made to
your office. The plans have been revised per your site plan review comment letter dated
January 8, 2018. The specific revisions are listed below in the same order as your
comment letter.
1. [32.5.2(a), 32.5.2(o)] Areas to be dedicated. Per ou orrespondence the
dedication plat has received technical approval, upon receipt, the signed
plats will be brought to your office.
2. Completed no action required
3. [32.5.1(c), 4.19] Front Stepbacks/Non-Infill. Non-Infill. Per o correspondence
front stepbacks do not apply to this project. Thus any ref ence to front
stepbacks has been removed from the cover sheet.
4. Completed no action required •
5. [32.7.2.3] Sidewal and Landscape Strip. As shown on sheet C.005, the
sidewalk alone ountainwood Road has been extended to the parking lot serving
building 400 A dditionally, the sidewalk on Mountainwood Road has been revised
to contin • to the western most property line of the project. Per our
corres•.ndence, the sidewalk along County Green Road cannot be extended to
the -:stemmost property line in common with tax map parcel 76-46A. That
po ion of County Green Road does not have dedicated right-of-way and resides
' a prescriptive easement. Extension of the sidewalk to the property line would
cause a disturbance on the adjoining property. Sidewalk construction is shown to
terminate 5-feet prior to the property line within the newly dedicated right-of-way
for this project.
156 Laurel Hill Road(Rt.612 E.),Verona,VA 24482 • (540) 248-7407 • Fax(540) 248-7408
Li* 41froi
Mr. Christopher P. Perez
January 31, 2018
Page 2
6. [4.16, 4.16 Recreation Area. A copy of the substitution letter is provided on
sheet C • .2 of the site plan. The required size of the recreation area for this
proje' and the provided recreation areas are documented on the front cover of
th •Ian. The provided recreation area conforms to the required area per Section
4 .16 of the ordinance. Additionall ,-the passive recreational areas has been
hatched, depicted and label-: on sheet C.012 of the plans.
7. [4.16.2] Minimum F. !lities with the Recreation Areas. A copy of the substitution
letter is provide, on sheet C.002 of the plans.
8. Complet:• no action required
9. Comp • ed no action required
10. Co leted no action required
11. 2.7.2.1] Vehicular Access to Site. VDOT comments have been addressed
under a separate cover letter. For your convenience and reference a copy has
been forwarded to you.
12. Completed no acti. • required
13. Completed no - ► ion required
14. [32.7.9.5] = reet Trees. The landscape-planting strip 6-feet in width, has been
labeled 'in sheet C.005 of the pla • ••th County Green Road and
Mou inwood Road. PI-- - note the require. - doff of 10-feet from the
exi- ing water line - • g Mountainwood Road cause• he street trees to be
I,. 1-• ou of • - andscape strip. Please refer to ACSA comment number 2 on
sheet C.0 .
5. [32.7.9.7(a)(2)] Screening/Parking Areas. A •oden privacy fence, 6-feet in
height is now shown and labeled o - -et C.005 of the plans. It appears
raphically on sheet C.012.
16. Completed no action required
17. Completed no action required
18. Completed no action required
19. Completed no action required
20. Completed no action required
21. Completed no action required
22. Completed no action required
23. Completed no action required
24. Completed no action required
25. Completed no action required
26. Completed no action required
27. Completed no action required
Mr. Christopher P. Perez
January 31, 2018
Page 3
Additional Comments from First Review
27. [32.6.2(k) & 4.17] Lighting Plan. The lightin• plan has been modified to address
your comments. Cutsheets are provides in the plan for all fixtures and they are
appropriately labeled in the lighting c. :rt. Photometric information is provided
showing the lighting plan complie ith the one-half footcandle requirement at
the property line.
28. [32.6.2(k) & 4.17] Lightin. -Ian. The standard lighting note as outlined in your
comment letter has be- added to the plan.
29. [32.5.2(p)] Lands :pe Plan. Tree heights at time of planting and caliper heights
at time of planti • have been labeled. The height at time of planting for the
Betula nigra " -ritage" has been noted.
30. [18.4.3]Aff•rdable Housing. All 96 of the proposed unit are affordable. This is
now note. on the cover sheet.
31. The si - plan review number"SDP2017-00069" is now shown on sheet C.001.
Sincerely,
\C-:A
111
Brasil W. Hamrick, Jr., P.E.
Enc
BWH/jIm
cc: William Park
}.. HAMRIC?(
ENGINEERING, P.C.
li iii cc es • .S it r e y c, r s • L cc n cl Plan a e r s
January 31, 2018
Christopher P. Perez, Senior Planner
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902
RE:SDP-2017-00069 Brookdale-Final Site Plan
Dear Mr. Perez:
A final site plan submission for the above referenced project has been made to
your office. The plans have been revised per your site plan review comment letter dated
January 8, 2018. The specific revisions are listed below in the same order as your
comment letter.
1. [32.5.2(a), 32.5.2(o)] Areas to be dedicated., Per our correspondence the
dedication plat has received technical approval, and upon receipt, the signed
plats will be brought to your office.
2. Completed no action required
3. [32.5.1(c), 4.19] Front Stepbacks/Non-Infill. Non-Infill. Per our correspondence
front stepbacks do not apply to this project. Thus any reference to front
stepbacks has been removed from the cover sheet.
4. Completed no action required
5. [32.7.2.3] Sidewalks and Landscape Strip. As shown on sheet C.005, the
sidewalk along Mountainwood Road has been extended to the parking lot serving
building 400. Additionally, the sidewalk on Mountainwood Road has been revised
to continue to the western most property line of the project. Per our
correspondence, the sidewalk along County Green Road cannot be extended to
the easternmost property line in common with tax map parcel 76-46A. That
portion of County Green Road does not have dedicated right-of-way and resides
in a prescriptive easement. Extension of the sidewalk to the property line would
cause a disturbance on the adjoining property. Sidewalk construction is shown to
terminate 5-feet prior to the property line within the newly dedicated right-of-way
for this project.
156 Laurel Hill Road(Rt.612 E.),Verona,VA 24482 • (540) 248-7407 • Fax(540) 248-7408
'tine *too
Mr. Christopher P. Perez
January 31, 2018
Page 3
Additional Comments from First Review
27. [32.6.2(k) & 4.17] Lighting Plan. The lighting plan has been modified to address
your comments. Cutsheets are provided on the plan for all fixtures and they are
appropriately labeled in the lighting chart. Photometric information is provided
showing the lighting plan complies with the one-half footcandle requirement at
the property line.
28. [32.6.2(k) & 4.17] Lighting Plan. The standard lighting note as outlined in your
comment letter has been added to the plan. ,
29. [32.5.2(p)] Landscape Plan. Tree heights at time of planting and caliper heights
at time of planting have been labeled. The height at time of planting for the
Betula nigra "Heritage" has been noted.
30. [18.4.3]Affordable Housing. All 96 of the proposed unit are affordable. This is
now noted on the cover sheet.
31. The site plan review number "SDP2017-00069" is now shown on sheet C.001.
•
Sincerely,
,'\
‘, .
Brasil W. Hamrick, Jr., P.E.
Enc
BWH/jIm
cc: William Park
Mr. Christopher P. ilitidez
January 31, 2018
Page 2
6. [4.16, 4.16.1] Recreation Area. A copy of the substitution letter is provided on
sheet C.002 of the site plan. The required size of the recreation area for this
project and the provided recreation areas are documented on the front cover of
the plan. The provided recreation area conforms to the required area per Section
4.16 of the ordinance. Additionally, the passive recreational areas has been
hatched, depicted and labeled on sheet C.012 of the plans.
7. [4.16.2] Minimum Facilities with the Recreation Areas. A copy of the substitution
letter is provided on sheet C.002 of the plans.
8. Completed no action required
9. Completed no action required
10. Completed no action required
11. [32.7.2.1] Vehicular Access to Site. VDOT comments have been addressed
under a separate cover letter. For your convenience and reference a copy has
been forwarded to you.
12. Completed no action required
13. Completed no action required
14. [32.7.9.5] Street Trees. The landscape-planting strip 6-feet in width, has been
labeled on sheet C.005 of the plan for both County Green Road and
Mountainwood Road. Please note the required standoff of 10-feet from the
existing water line along Mountainwood Road caused the street trees to be
moved out of the landscape strip. Please refer to ACSA comment number 2 on
sheet C.012.
15. (32.7.9.7(a)(2)] Screening/Parking Areas. A wooden privacy fence, 6-feet in
height is now shown and labeled on sheet C.005 of the plans. It appears
graphically on sheet C.012.
16. Completed no action required
17. Completed no action required
18. Completed no action required
19. Completed no action required
20. Completed no action required
21. Completed no action required
22. Completed no action required
23. Completed no action required
24. Completed no action required
25. Completed no action required
26. Completed no action required
27. Completed no action required
Christopher Perez
From: Christopher Perez
Sent: Monday,January 08, 2018 10:44 AM
To: 'Brasil Hamrick'; 'William Park'
Cc: Matthew Wentland;Andrew Gast-Bray; David Benish
Subject: SDP2017-69 Brookdale— Final Site Plan; SUB2017-202 Brookdale— Final Sub Plat (Right
Of Way Dedication); SUB2017-218 Brookdale— Final Sub Plat (SWM Forest and Open
Space Easement)
Attachments: CD1 SUB2017-202 Brookdale - Final Plat - Right of Way Dedication Plat - Consolidated
Comments - 1-8-2018.pdf; CD1 SUB2017-218 Brookdale - Final Plat Stormwater Forestal
Open Space Easement 1-8-18.pdf; CD1 SDP201700069-Brookdale- Final Site Plan
(Consilidated Comments) 1-8-18.pdf
Brasil/Mr. Park,
Attached are the review comments for 3 items associated with Brookdale:
1) SDP2017-69 Brookdale—Final Site Plan (Consolidated review comments, pending ACSA comments
((unless you already received them from ACSA))
2) SUB2017-202 Brookdale—Final Sub Plat (Right Of Way Dedication) (Consolidated review comments
((unless you already received them from ACSA))
LINK To Special Lot application
3) SUB2017-218 Brookdale—Final Sub Plat(SWM Forest and Open Space Easement) (Attached is
merely Planning Comments, Engineering is the lead on this one and will have all other reviewer comments to
you.)
Christopher P.Perez I Senior Planner
Department of Community Development I County of Albemarle,Virginia
401 McIntire Road I Charlottesville,VA 22902
434.296.5832 ext.3443
1
•
OF
a ' ?
J
County of Albemarle
Department of Community Development
401 McIntire Road,
Charlottesville,VA,22902
Phone 434-296-5832
Memorandum
To: William Park&Brasil W.Hamrick Jr.
From: Christopher P. Perez, Senior Planner
Division: Planning
Date: 1-8-2018
Subject: SDP201700069 Brookdale—Final Site Plan
The County of Albemarle Planning Division will approval of the plan referenced above once the following comments have
been satisfactorily addressed:
Conditions of Initial Site Plan approval(March 20,2017)
1. 132.5.2(a),32.5.2(0)]Areas to be Dedicated.On the plan clearly depict and label any areas intended to be dedicated
to public use(such as street right-of-way).Also,provide a note stating that the land is to be dedicated for public use.
Prior to final site plan approval any dedications shall take place on a plat to be reviewed by the County,approved,
and then recorded in the Clerk's Office. The DB page information of this action shall be provided on the final site
plan. Final: Comment still relevant. The final plat (SUB2017-202) has been submitted and comments are
provided. Prior to final site plan approval the final plat shall be approved, and then recorded in the Clerk's
Office. The DB page information of this action shall be provided on the signature set of the final site plan.
Review comments on the final plat are provided at the end of this letter.
2.
3. 132.5.1(c),4.191 Front Stepbacks/Non-Infill. List Non-Infill Conventional Residential Districts
Stepbacks as: "Front Stcphack on Country Green Road the Front Stepback(side view)
.. . :: , :. _ as .
back a minimum of 15 feet". Final:Stepbacks only apply to
each story that begins above 40'in height or for each story
above the 3'story,whichever is less.Additionally,stepbacks
apply to all building on the property that meet these criteria,
rather than just buildings that front on a public road.
Stepbacks apply to this proposal based on building height. *o!]owes...two,»r.*
VII6V-4
4. .....
front setback ROW
sw
25 ws.IR*I*bowl
5. [32.7.2.3] Sidewalks and Landscape Strip. Provide the required sidewalks(5 feet wide) and landscaping strips (6
feet wide) along Country Green Road and Mountain Wood Road. The sidewalks along Country Green Road shall
connect to the projects internal sidewalks.The sidewalks along Mountain Wood Road do not need to connect to the
internal sidewalks due to the presence and preservation of the steep terrain/the gulley. Final: Comment partially
addressed. Continue the sidewalk along Mountain Wood Road to the parking lot, currently they stop short
and do not connect to the sidewalks provided along Mountain Wood Road.
Also, continue the sidewalks along both public roads; County Green (the eastern most side of the property)
and Mountain Wood Road(the western most side of property). The sidewalks stop just shy of the property
lines.Revise so they continue to the property lines,construction in the right-of-way is permitted.
Additionally,label and dimension the 6'landscape-planting strips on each public road.Provide County Green
Road a 6'landscape-planting strip.The street tree plantings as currently depicted are permitted to be pushed
outside of this landscape strip due to the overhead utilities,and are currently appropriately located;however,
the 6' landscape-planting strip shall still be provided within the right-of-way between the sidewalk and the
roadway.
6. [4.16,4.16.1]Recreation Area. On the plan provide recreational area calculations(required and provided).The site
is required to provide 200 SF/unit of recreation area onsite in common area or open space,for a minimum of 16,800
SF. Final: The November 30,2017 letter documenting the substitution is acceptable; however,the plan cites
1.57 acres of passive open space and the letter cites 3 acres. Provide a copy of the substitution letter on the
site plan and ensure the acreage matches/are accurate.Also,on the plan hatch, depict, and label the passive
recreational area being provided.
Ensure these areas meets the following guidelines as provided in Section 4.16.1:11.Slope in active recreation
areas shall not exceed ten(10)percent.Slope and drainage shall be approved by the county engineer;2. The size
and shape of each recreation area shall be adequate for the intended use; 3. Groundcover shall consist of turf
grass or contained mulch such as pine bark,shredded tires,or pea gravel;4.Existing wooded or steep areas may
qualify as passive recreation area provided no other suitable area is available on the site; 5. Access shall be
adequate for pedestrians and service vehicles if necessary; 6. Location shall be compatible with adjoining uses,
convenient to users and suitable for supervision./ F xisting wooded or steep areas may qualify as passive
recreation area provided no other suitable area is available on the site.
7. [4.16.2] Minimum Facilities within the Recreation Areas. Depict and label the location and provide the square
footages of the two(2)required tot lots for the site. Each tot lot shall be a minimum of 2,000 SF in area. Also,on
the final site plan document the amenities provided in these tot lots. The required equipment is outlined in Section
4.16.2.1. Substitutions of equipment or facilities may be approved by the director of planning and community
development,provided they offer a recreational amenity equivalent to the facilities listed above,and are appropriate
to the needs of the occupants.If this is your intent w/the clubhouse—with the submittal of the final site plan provide
a written request documenting the square footage of the clubhouse building, equipment provided in the clubhouse
which are equivalent, and the appropriate needs of the occupants. Prior to final site plan approval the director of
planning shall assess the request and take an action. Final: The November 30, 2017 letter documenting the
substitution is acceptable; provide a copy of the substitution letter on the site plan.
8. 132.5.2(d),30.7.4(b)(h)I Steep Slopes. Label all slopes onsite as"managed slopes". Final: Comment addressed.
9. 132.5.1(c)I Dimensions. Throughout the plan dimension all proposed improvements. Final: Comment addressed.
10. 132.5.1(c)I It appears offsite grading is taking place on TMP 76-46A. All required off-site casements must be
approved and recorded prior to final site plan approval. Final: Comment addressed.
11. [32.7.2.1] Vehicular Access to Site. Each entrance onto any public street shall be designed and constructed as
required by the standards of the Virginia Department of Transportation. VDOT approval of the entrance to the site
shall be required prior to final site plan approval.Final: Comment still relevant.VDOT comments attached.
12. I32.Ct.2(.1)I
apt' t"ttdt 1. 11 land,k,tpk: plan that iVlill);R:a �a..;. . 't„it.;! . ..., `f i5 ie'.Juiie ilii' iiii.il `f U f)iiltl.
3;in al: Comment addressed,
13. 132.5.2(e),32.7.9.4(c)I foisting Landscape Features. On the landscape plan identify whether existing wooded areas
being preserved are evergreen, deciduous, or a mix thereof. Final: Comment addressed.
14. [32.7.9.5] Street Trees. Street trees are required along all existing streets; provide the required street trees along
Country Green Road and Mountain Wood Road. These requirements are driven by the amount of street frontage.
Entrances are not to be excluded from frontage calculations. Provide street frontage calculations, required and
provided street trees.Final:Provide County Green Road a 6'landscape-planting strip.The street tree plantings
as currently depicted are permitted to be pushed outside of this landscape strip due to the overhead utilities,
and are currently appropriately located; however, the 6' landscape-planting strip shall still be provided
within the right-of-way between the sidewalk and the roadway.
15. [32.7.9.7(a)(2)]Screening/Parking Areas. Parking areas shall be screened from adjacent residential districts. Revise
the landscape plan to provide the required screening as provided in Sec 32.7.9.7. Final: The screening for the
parking area is not adequate.Because there is not enough space for a double-staggered row of evergreen trees
with a minimum of 20' depth, in order to meet the screening requirement in addition to the single row of
Yoshino Cryptomeria provide a 6' tall wooden fence or wall. Depict,label, and dimension the improvement
on the plan.
16. 02.i.9.;1(01 parkarea closest u
parked cars w,._ il)le fri nr ti as such additional planting
the parking area is teclraired. Provide shrubs in this arca that meet the eri:
17. ,.",. (J111', f he minimum required tree canopy ll1!'
the !Mal site plan ro show this requirement has been met. I ti
18. 132.7.9.4(b)1 i'Akting urges may he preserved in lieu of planting new plant
Ninckc;tpillg and seieeniii requirements of:sectio11 _;2.".9 .. Conlfnent no how
trees arc been ' saved.
Site flan C'hceMist Items, Please Revise:
19. [32.5.2 1 b[ Scale and size.
a. Provide a scale to the site plan. ''The plan shall be prepared to the scale of one(I) Mel!uyiiii, t.iii lee(
to another scale approved by the agent in a particular case.'" Final: Comment addressed.
20. 132.5.2 al General in/urtnatirrn.
a. There are errors with the sheet numbering. Please correct. Final: Comment addressed.
b. List uses of abutting parcels. It-vacant, list as vacant. Final: Comment addressed.
21. [32.5.2 b[ In/inflation regarding the proposed use.
a. Include the maximum height of all structures, including the clubhouse.
Final: Comment addressed.
22. 132.5.2 i[ Streets. easements and travel wap.
a. Provide pavement widths of all existing and proposed streets/travel ways and sidewalks.
Final: Comment addressed.
23. [32.5.2 k[ Proposed Now/.and drainage facilities.
a. Provide direction of How with arrows for all storm drainage systems.
Final: Comment addressed.
24. 132.5.2 l l;.eistin,�xeim'rr and drainage lircrlitie.c.
a. Provide indication of existing versus new water, sewer and storm water lines. The legend is inconsistent
with the plan. Final: Comment addressed.
b. Where does the storm water lines discharge'' Is there a HMl'on the northeastern portion of the site?
Final: Comment addressed.
25. 132.5.2 n[ Existing and proposed improvements.
a. Indicate die maximum footprint ofall buildings. Provide square lbot'tges.
b. Depict and Label trash container areas.
c. On the northern end of the site, the parking counts are incorrect. By the maintenance building, there are
II parking spaces, but the label indicates 12. Across the aisle, there are i parking spaces, but the label
indicates(i. Please correct and recalculate parking.
d. Show locations and details ofoutdoor lighting.
c. Show locations and details of any existing or proposed signs.
Final: Comment addressed.
26. 132.5.2 p[ Landscape Plan.
b. Meet the tree spacing regulations from Sec. 32.7.9.5d. Final: Comment addressed.
g. Show the location mi.&ie 23 shade trees,identified in the notes. Final: omment addressed.
27. [32.5.2 r] Symbols and abbreviations.
a. The legend is inconsistent with the site plan.Please correct and use a consistent theme throughout the
plan. Final: Comment addressed.
Additional Comments on the Final Site Plan
27. [32.6.2(k)& 4.17]Lighting Plan. On the lighting plan,clearly depict and label the location of the proposed lights.
It is suggested you modify the symbol sizes and make them stand out more clearly, currently it is unreadable. Also,
provide cutsheets for all three light fixtures and ensure they are provided labels that aid in identifying the fixture in the
lighting calculation chart. If possible,provide a photometric plan that supports the footcandle calculations chart.
28. [32.6.2(k)&4.17] Lighting Plan. On the lighting plan provide the following standard lighting note:"Each outdoor
• luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be
arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The
spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall
not exceed one-half footcandle."
29. [32.5.2(p)]Landscape Plan. On the landscape plan,distinguish between tree heights at time of planting and caliper
at time of planting. The Betula nigra"Heritage"is required to be a minimum of 10'tall at time of plantings,provide its
height at time of planting.
30. [18.4.3]Affordable Housing. At least one-half of the additional housing units allowed by this density bonus shall be
developed as affordable housing units that meet the County affordable housing standards listed below.On the cover sheet
and throughout the plan designate and label which units are to be affordable.
h. The initial sale price for sale units or the rental rate for a period of at least ten(10)years for
rental units shall qualify as affordable housing under either the Virginia (lousing
Development Authority,Farmers home Administration or Housing and Urban Development
housing choice voucher program.
c. If rental units, the developer shall enter into an agreement with the County of Albemarle
restricting the rental rates of the aflardable units for a period of at least ten(10)years or until
the units are sold as atli rdahle units,whichever comes first.
d. If sale units,the developer shall provide the chief of housing with confirmation of the initial
sale price for the affordable units prior to the issuance of building permits for the bonus units.
e. Manufactured homes for rent in an approved manufactured home park shall be considered
rental units under this section provided they qualify as affordable housing under the I lousing
and Urban Development housing choice voucher program.
f Manufactured home lots for rent in an approved manufactured home park shall qualify for this
bonus provided the developer enters into an agreement with the County of Albemarle that the
lots shall be available for rent to manufactured home owners for a period of at least ten(10)
years.
g. Manufactured home lots for sale in an approved manufactured home subdivision shall qualify
for this bonus provided the developer restricts the use of the lots to manufactured homes or
other affordable housing for a period of at least ten(10)years.
h. The decision to extend the periods beyond the ten(10)year minimum provided in subsections
(b),(c),(f)and(g)shall he in the sole discretion of the developer.
i. The occupancy of the affordable units shall be restricted to those households with incomes at
or below eighty(80)percent of the area median income for for-sale units and at or below sixty
t 60)percent of the area median income for rental units. The chief of housing or his designee
must approve all purchasers of for-sale units based on household income. Prior to issuance of
the first certificate of occupancy for a building providing affordable rental units,the developer
shall enter into a rental rate agreement u ith the county,approved by the county attorney,that
delineates the terms and conditions pertaining to rental rates,occupancy and reporting dunng
the minimum ten(10)year period.
31. [Comment] On sheet 1 provide the site plan number: "SDP2017-00069"
Please contact Christopher P.Perez in the Planning Division by using cperezna,albemarle.orr or 434-296-5832 ext.3443
for further information.
Sid
mote
:pC.IN,'
County of Albemarle
Department of Community Development
Memorandum
To: Chris Perez
From: Matt Wentland
Date: 20 December 2017
Subject: Brookdale-FSP(SDP201700069)
The final site plan for Brookdale has been reviewed by Engineering. The following comments will need to
be addressed before approval:
1. An approved WPO submittal will be required containing ESC and SWM plans and a
SWPPP before site plan approval(17-300, 17-301).
2. All drainage,stormwater, and Forest&Open Space easements and related deeds will need
to be platted and recorded.
3. Sidewalks should follow VDOT standards and be a minimum of 5' wide(Design
Manual).
4. Engineering recommends all proposed grading be at least 5' from the property or a
temporary grading easement be obtained from the adjacent landowner.
5. All storm pipes carrying water through the site from off-site or VDOT ROW will need to
be in an easement. The pond will also need a stormwater management facility easement
around it with an access easement leading to it from a public street(Design Manual,
DEQ).
6. Any walls proposed in managed slopes will need to be designed to the standards in
Chapter 18.30.7.5. This includes a maximum wall height of 6'.
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper Virginia 22701
Charles A. Kilpatrick,P.E.
Commissioner
January 4, 2018
Christopher Perez
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SDP-2017-00069- Brookdale—Final Site Plan
Dear Mr. Perez:
The Department of Transportation,Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Hamrick Engineering, P.C.,
dated October 23, 2017 and offer the following comments.
Land use
1. Remove easement lines crossing right of way.
2. Plot HGL on storm profiles.
3. Landscaping proposed is in right of way, must be covered by VDOT landscaping permit
and be pruned in accordance with applicable requirements.
4. Please include storm drainage calculations. Please demonstrate that the existing 42"
storm pipe at the outfall is adequate.
Please provide two copies of the revised plan along with a comment response letter. If further
information is desired, please contact Willis C. Bedsaul at 434-422-9866.
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.
Sincerely,
Oki/L. 1)'
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
WE KEEP VIRGINIA MOVING
From: Elise Kiewra [mailto:ekiewra@ albemarle.orq]
Sent: Wednesday, December 06, 2017 6:56 AM
To: Brasil Hamrick
Cc: 'William Park'; 'Betty Groth'
Subject: RE: Brookdale
Great, I will reserve those road names for you. I had to turn in site plan comments earlier this week so
you may see a note saying the old road names are unacceptable but please just ignore it as this email
overwrites that.Thank you for being flexible.
Elise Kiewra, GISP
GIS Specialist
Division of Information Services
http://gisweb.albemarle.org
ekiewra@albemarle.org
434-296-5832 ext. 3030
From: Brasil Hamrick [mailto:bwheng@verizon.net]
Sent:Tuesday, December 05, 2017 4:27 PM
To: Elise Kiewra <ekiewra@albemarle.org>
Cc: 'William Park' <wpark@pinnacleconstructionva.com>; 'Betty Groth'
<bgroth@pinnacleconstructionva.com>
Subject: RE: Brookdale
Elise:
Let's go with "Upper Brook Ct" off of County Green Road and "Lower Brook Ct" off of Mountainwood.
Thanks
Brasil
tiE HAMRIC. K
ENGINEERING, P.C.
1 it . i , c ( _ ;r' r . <' )' n r s • 1 c, l.' ti 11 n ,
November 17, 2017
Christopher P. Perez, Senior Planner
County of Albemarle Planning Division
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902
RE: SDP201700003 Brookdale-Initial Site Plan Comments
Final Site Plan Submission
Dear Mr. Perez:
A final site plan submission for the above referenced project has been made to your
office. The plans have been revised per your initial site plan review comment letter dated March
20, 2017. The specific revisions are listed below in the same order as your comment letter.
1. [32.5.2(a), 32.5.2(o)] Areas to be dedicated. Sheet 3 of the plan shows the
area to be dedicated and a separate final plat has also been submitted.
2. [32.5.1(c), 4.19] Front Setbacks/Non-Infill. On sheet 1 under Setbacks, it has
been labeled a "Non-Infill Setback' development. The cover sheet has been
revised to document that front maximums do not apply to Mountainwood Road
because of the presence of significant existing vegetation and steep slopes as
provided for in Section 4.19 (3).
3. [32.5.1(c), 4.19] Front Stepbacks/Non-Infill. Non-Infill Stepbacks are now
listed as: "Front Stepback on Country Green Road-the third story of Building 100
& Building 200 shall be stepped back a minimum of 15 feet." Plan sheet 5 shows
the step back to be 58.22-feet for building 100. Building 200 does not have
frontage on CountryZ',reen Road but is set back 40.26-feet from the property
line. -
4. [32.5.1(c), 4.19] Side setbacks/Non-Infill Building Separation. Under Side
Setbacks the following note has been added: "Minimum Side Setback-any
building that exceeds 35 feet in height shall be separated from any other building
by 10 feet, plus one foot for each foot the building exceeds 35 feet in height."
The building separation dimensioned on sheet 5 exceeds this requirement.
5. [32.7.2.3] Sidewalks and Landscape Strip. As shown on sheet 5, the required 5-
foot wide sidewalks and 6-foot wide landscaping strips have been provided along
Country Green Road and Mountainwood Road; additionally the sidewalks along
Country Green Road now connect to the inter Sidewalks of the project.
156 Laurel Hill Road(Rt.612 E.),Verona,VA 24482 • (540) 248-7407 • Fax (540) 248-7408
Mr. Christopher P. Perez
November 17, 2017
Page 2
6. [4.16, 4.16.1] Recreation Area. The required recreational area is 200 sf. per unit
or a maximum of 5 percent of the total gross site area. Thus the 5 percent
controls. A total of 12,5.45 sf. or 0.288 acres of recreation area must be provided.
The active recreational areas are shown on sheet 5 and include t12,600 s.f."tot
lot area and the 1,522 s.f. recreational amenities within the clubhouse. The
remaining recreational area is the passive 3.0 acre green space of the
development. The total passive and active recreational area is 3.09 acres.
7. [4.16.2] Minimum Facilities with the Recreation Areas. Enclosed you will find a
letter requesting substitution of the required equipment for the amenities listed
on sheet 5 of the plans.
8.- [32.5.2(d), 30.7.4(b)(h)] Steep Slopes. As shown on sheet 4 of the plans, all
slopes on site have been labeled as "managed slopes."
9. [32.5.1(c)] Dimensions. As shown on sheet 5 of the plans, all proposed
improvements have been dimensioned.
10!' [32.5.1(c)] No offsite grading is taking place except for the necessary grading at
L the entrances within the public right-of-way.
11. [32.7.2.1] Vehicular Access to Site. All entrances onto the public streets have
been designed in accordance with the standards of the Virginia Department of
Transportation.
12. [32.6.2(j)] Landscape Plan. A landscape plan that complies with section 32.7.9
can be found on Sheet 12.
13. [32.5.2(e), 32.7.9.4(c)] Existing Landscape Features. The identification of
I, existing wooded areas is provided on Sheet 4.
14. [32.7.9.5] Street Trees. The required street trees along Country Green Road
and Mountainwood Road have been provided along with frontage calculations
that includes the entrances.
15. [32.7.9.7(a)(2)] Screening/Parking Areas. To the greatest extent possible while
avoiding existing utility easements, the landscape plan has been revised to
provide the required screening, pursuant to Sec. 32.7.9.7.
16. .7.9.5(e)] Shrubs Along Public StreeTT. i zona sTirubs have been provided
for the parking lot closest to Country Green Road and Mountainwood Road and
meet the criteria in Section 32.7.9.5(e).
17. 132.7.9.8(a)(3)] Tree Canopy. The calculations delineating that the proposed
tree canopy is in compliance with the 15% requirement can be found on Sheet
- 12.
132.7.9.4(b)] Existing trees within the project boundary will not be saved.
8. .
Mr. Christopher P. Perez, Senior Planner
November 17, 2017
Page 3
Site Plan Checklist Item Revisions:
1. [32.5.2 1 b] Scale and size.
a. Enclosed you will find a letter requesting the use of the plan scale one (1) inch
equals 30-feet.
2. [32.5.2 a] General Information.
a. All sheets are now numbered correctly.
b. All uses of abutting parcels have been graphically shown or listed as vacant
where applicable, as shown on sheet 3 of the plans.
3. [32.5.2 b] Information regarding the proposed use.
a. The maximum height of all buildings, including the clubhouse are noted on
sheet 5 of the plans.
4. [32.5.2 I] Streets, easements and travel ways.
a. The pavement widths of all proposed travelways and sidewalks have been
42rbvided as dimensioned on sheet 5.
5. [32.5.2 k] Proposed sewer and drainage facilities.
a. Flow directional arrows have been provided for all storm drainage
systems as shown on sheet 9.
6. [32.5.2 j] Existing sewer and drainage facilities.
a. All existing utilities are shown on sheet 3 and differ in symbols from the
proposed utilities shown on sheet 7.
b. Stormwater discharges into a detention pond located between the
recreation area and the entrance off Mountainwood Road as shown on
sheet 9. The detention pond discharges into an existing 42" storm
sewer that crosses under Mountainwood Road where it discharges into
a open ditch..
7. [32.5.2 n] Existing and proposed improvements.
a. The maximum footprint, including square footage, has been
provided for all buildings as shown on sheet 5.
b. Trash container areas are depicted and labeled as shown on sheet 5
and detailed on sheet 15.
c. The parking counts have been corrected.
d. Locations of outdoor lighting is shown on sheet 14.
e. Note number 9 under "General Notes" on sheet 5 indicates a
separate sign permit is required.
Mr. Christopher P. Perez, Senior Planner
November 17, 2017
Page 4
8. [32.5.2 p] Landscape Plan.
b. Spacing regulations for the street trees are in accordance with
32.7.9.5d. Please note the street trees along County Green Road
were not placed within the 6-foot planting strip because of the existing
overhead utility line.
d. The locations of all trees identified in the planting schedule are now
shown on sheet 12.
9. [32.5.2 r] Symbols and abbreviations.
a. The legend has been revised to maintain a consistent theme
throughout the plan.
Sincerely,
, \ V \
1...).\,
t
Brasil W. Hamrick, Jr., P.E.
Enc
BWH/jIm
cc: William Park
1.1E71 llt
HAM RIC
ENGINEERING, P.C.
• Su rr ,, t' Hrs • Land Planners
November 30, 2017
Mr. Christopher P. Perez
Senior Planner
County of Albemarle
401 McIntire Road
Charlottesville, VA 22902
RE: Recreational Amenity Substitutions for Brookdale
Dear Mr. Perez:
The purpose of this letter is to request substitutions for the required recreational
facilities for the development entitled Brookdale. The reason for the request is safety
concerns with swing sets and springer animals. In addition the basketball court does not
match up with the majority of the targeted demographic of this development and can
become a nosie nuisance for those not using the facility.
Specifically, the developer would like to provide substitute facilities for the
requirement of two (2) tot lots and a half court basketball court. One tot lot and the half fl
court basketball court would be substituted by the fitness center, yoga/stretch area,
vN
community room, and setting porch within the clubhouse along with the passive •
recreational opportunities within the 3-acre green space of the development. The ti�5
equipment within the second tot lot would be substituted with the attached modular play 0/\ /
facility. t
Your consideration of this request is appreciated. If you should have any
j
questions, or need additional information, please contact me at your earliest
convenience. � r
ov
Sincerely,
Brasil W. Hamrick, Jr., P.E.
Cc: William Park
156 Laurel Hill Road(Rt.612 E.),Verona,VA 24482 • (540) 248-7407 • Fax(540)248-7408
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