HomeMy WebLinkAboutSDP201800014 Action Letter 2018-05-25
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
May 25, 2018
Ryan Yauger, P.E.
Bohler Engineering VA, LLC
28 Blackwell Park Lane
Warrenton, VA 20175
ryauger@bohlereng.com
RE: SDP201800014 Brookhill Section 1, Block 4B – Initial Site Plan - Action Letter
Mr. Yauger:
The Agent for the Board of Supervisors hereby grants administrative approval to the above referenced initial site plan
with a revision date of May 24, 2018.
This approval shall be valid for a period of five (5) years from the date of this letter, provided that the developer
submits a final site plan for all or a portion of the site within one (1) year after the date of this letter as provided in
section 32.4.3.1 of Chapter 18 of the Code of the County of Albemarle, and thereafter diligently pursues approval of
the final site plan.
In accordance with Chapter 18 Section 32.4.2.8 Early or Mass Grading may be permitted after the following approvals
are received:
1. Engineering approval of a VSMP plan meeting the requirements of Chapter 17 of the Code of the County of
Albemarle.
2. Approval of all easements for facilities for stormwater management and drainage control.
3. Submittal of a tree conservation checklist with areas for tree preservation identified.
The final site plan will not be considered to have been officially submitted until the follo wing items are received:
1. A final site plan that satisfies all of the requirements of section 32.6 of Chapter 18 of the Code.
2. A fee of $1,613.
Please submit 11 copies of the final plans to the Community Development Department. The assigned Lead Reviewer
will then distribute the plans to all reviewing agencies (for ACSA, please submit 3 copies of construction plans directly
to them, as stated in their comments). Once you receive the first set of comments on the final site plan, please work
with each reviewer individually to satisfy their requirements.
The Department of Community Development shall not accept submittal of the final site plan for signature until
tentative approvals for the attached conditions from the following agencies/reviewers have been obtained:
SRC Members:
Albemarle County Planning Services (Planner) – 3 copies (Cameron Langille, blangille@albemarle.org)
Albemarle County Engineering Services (Engineer) – 1 copy (John Anderson, janderson2@albemarle.org)
Albemarle County Information Services (E911) – 1 copy (Elise Kiewra, ekiewra@albemarle.org)
Albemarle County Building Inspections – 1 copy (Michael Dellinger, mdellinger@albemarle.org)
Albemarle County Planning Service (Architectural Review Board) – 1 copy (Heather McMahon,
hmcmahon@albemarle.org)
Albemarle County Fire & Rescue – 1 copy (Shawn Maddox, smaddox@albemarle.org)
Albemarle County Service Authority – 1 copy (Richard Nelson, rnelson@serviceauthority.org)
Rivanna Water and Sewer Authority – 1 copy (Victoria Fort, vfort@rivanna.org)
Virginia Department of Transportation – 1 copy (Adam Moore, adam.moore@vdot.virginia.gov)
If you have any questions about these conditions or the sub mittal requirements please contact me at extension (434)
296-5832 ext. 3432 or blangille@albemarle.org.
Sincerely,
Cameron Langille
Senior Planner
CC: Alan Taylor
Riverbend Development
321 E. Main Street
Charlottesville, VA 22902
alan@riverbenddev.com
Albemarle County Planning Services (Planner) – Cameron Langille, blangille@albemarle.org – Required changes:
Changes to be addressed prior to final site plan approval:
1. [General Comment] Please see VDOT comment #1 regarding the driveway entrance proposed along Stella
Lane for Block 4B. The entrance does not meet the required minimum spacing distance of 225’ for separation
from the roundabout. VDOT staff have stated that Access Management Exception requests typically do not get
approved for new developments along new roads. As such, the design of the site may need to shift in order to
provide greater separation between the Block 4B driveway and the roundabout.
a. Per VDOT correspondence with Planning staff, the initial site plan can be approved so long as the
driveway is shifted and shown on the final site plans in accordance with the 225’ minimum spacing
requirement. Planning staff would like to discuss this further at the Site Review Committee meeting to
verify that this condition can be met on the final site plan.
2. [General Comment] The information provided on the site plan application states that a total of 173 units are
proposed in Block 4B, but the parking calculation only calculates for 171 units. Please verify the total number
of units proposed, additional parking may be needed.
3. [32.5.2 (a)] Please revise the owner name listed on the Cover Sheet because it is incorrect. Albemarle County
GIS identifies the owners of TMP 46-19B3 and TMP 46-19B4 as Crockett Corporation, address of 435 Park
Street, Charlottesville, VA 22901.
4. [32.5.2 (a)] The “Height of All Structures” section of the Zoning and Site Tabulations table on Sheet C-102 is
incorrect. Table 2.3.2.2 from page 17 of the Brookhill Code of Development that states that there is a maximum
building height of 4 stories/60’ by right or 5 stories/70’ with a special exception for Block 4.
a. Table 2.3.2.2 of the Code of Development also states that buildings greater than 3 stories must step back
a minimum of 15’ after the third story or provide a minimum 15 foot front setback or side se tback
adjacent to the street. The site plan says all buildings a re proposed to be 4 stories, and each building
appears to meet the minimum setbacks that eliminates the stepback requirement. This comment is for
information purposes only; please be aware that if buildings move closer to the property lines and no
longer meet the setback requirement, the stepback may be required during final site plan review.
b. As stated on page 17 of the Code of Development, buildings exceeding three (3) stories shall require a
26’ wide, exclusive of shoulders, aerial fire apparatus access road that is no more than 30’ from the
building to meet Fire and Rescue Regulations.
5. [32.5.2 (a)] There is currently a two-lot division plat under review to create the Block 4B parcel, and this may
be approved and recorded prior to final site plan submittal. On the final site plan, please show and label all parcel
boundaries with dimensions for the Block 4B. Please be aware that the TMP numbers and parcel acreages may
change between the initial and final site plans. Staff may request that the tax map numbers, parcel acreages, and
ownership information be updated on the final site plan to reflect any recorded plats that may be approved prior
to final site plan approval.
6. [32.5.2 (i)] The road plans for Stella Lane and Road A have not yet been approved by the County, but this is
required prior to approval of the final site plan. Please be aware that the final site plan will need to accurately
depict all improvements within the right-of-ways. Please refer to the attached VDOT comment letter for
additional information.
a. Please shade out all road improvements that are subject to review and approval with the road plan
application. Add labels to all applicable drawings stating that Stella Lane and Road A are proposed/under
review and are shown for clarity purposes only on the initial site plan for Block 4B. The roads are
currently under review as part of road plan SUB201700117.
b. State “proposed public right-of-way” in the labels for Stella Lane and Road A.
c. All construction details, road profiles, etc. related to the design/construction of Stella Lane and Road A
improvements within the proposed public right-of-way will be approved through SUB201700117. These
details do not need to be included with the initial site plan.
7. [32.5.2 (a)] On Sheet C-100, please add the ZMA application number under the “Code of Development” section.
The approved application number is ZMA201500007.
a. On Sheet C-100, the revision date shown for the Code of Development is incorrect. The approved Code
of Development had a final revision date of October 13, 2016. Please amend the label.
8. [32.5.2 (a)] Proffer 4 requires 15% of the total residential units constructed within Brookhill to be affordable
housing. Please provide information on whether any affordable housing units will be within Blocks 4 A/4B. If
none, please provide staff with an update on the status of how this proffer will be met.
9. [32.5.2 (a)] On Sheet C-100, please state the Special Use Permit application number that was approved to allow
grading activities in the Flood Hazard Overlay District. The approved application number is SP201500025 and
the County approval date was November 9, 2016.
10. [32.5.2 (a)] Please amend the “Zoning and Overlay Districts” in the Zoning and Site Tabulations table on Sheet
C-102. It should state Neighborhood Model Development District as the primary zoning district. Block 4B also
lies within the following overlay districts: EC - Entrance Corridor Overlay, AIA – Airport Impact Overlay, the
Managed and Preserved Steep Slopes Overlay District, and the FH – Flood Hazard Overlay.
11. [32.5.2 (a)] Please amend the “Associated Plans” section in the Zoning and Site Tabulations table on Sheet C -
102. It should be titled “Proffers and Code of Development ZMA201500007” and should state the November 9,
2016 approval date by the County next to the Brookhill Code of Development. It should also state “Special use
Permit SP201500025” with the approval date of November 9, 2016.
12. [32.5.2 (a)] Please add a line to the Zoning and Site Tabulations table on Sheet C-102 titled “Block
Classification” with “Urban Density Residential” as the block type for Block 4B, as stipulated by the Brookhill
Code of Development.
13. [32.5.2 (a)] Please amend the Building Yard Setbacks section in the Zoning and Site Tabulations table on Sheet
C-102. Please insert Table 2.3.2.2 from page 17 of the Brookhill Code of Development that states the correct
minimum and maximum setbacks for Block 4.
14. [32.5.2 (a)] Please remove the “Off Street Parking/Loading Space Yard Setbacks” section from the Zoning and
Site Tabulations table on Sheet C-102. Please add the minimum setbacks and notes for parking as an accessory
use from the Relegated Parking Guidelines table from Section 2.9, page 27 of the Code of Development.
15. [32.5.2 (b)] Please amend the “Proposed Use” section in the Zoning and Site Tabulations table on Sheet C-102.
The proposed use should be “multi-family dwellings” and should state the number of bedrooms proposed (i.e.
75 1-bedroom units and 96 2-bedroom units).
16. [32.5.2 (b)] Please state the square footage and acreage occupied by each use in Block 4B on Sheet C-102. This
includes residential uses (including square feet of individual buildings), ancillary uses (including recreational
areas), non-residential uses, parking and vehicle circulation areas, percentage of open space, etc.
a. Please be aware that recreation areas are classified as ancillary uses to residential uses, per Section 2.2.2
(page 10) of the Code of Development. Per Table 5 Density Regulations (Page 15), ancillary uses do not
count against the maximum non-residential square footage permitted in each block.
b. Please clarify the types and sizes of recreation facilities proposed between Blocks 4A and 4B (i.e. pool,
tot lot, basketball courts). If indoor fitness facilities or meeting spaces will be provided in any of the
buildings, this counts toward the minimum recreation square footage of required recreation space.
c. Sheet C-102 states that a 16,000 square foot pool area is proposed, but this is not shown on the plans.
Is this a reference to the pool proposed in Block 4A?
17. [32.5.2 (b)] Please state the permitted and proposed gross residential density of Block 4/4B in the Zoning and
Site Tabulations table on Sheet C-102. Per Table 5 Density Regulations (page 15) of the Code of Development,
the permitted density range of Block 4 is 6-34 units/acre.
a. The total number of proposed residential dwelling units should be clearly stated in the de nsity
calculation.
b. Please state the proposed square footage of non-residential uses proposed in Block 4B, and state the
remaining available non-residential use square footage allowed in Block 4, per Table 5 of the Code of
Development.
18. [32.5.2 (b)] No loading spaces are shown, will any be provided? Any loading spaces must meet the design
standards specified in Section 18-4.12.13 of the Zoning Ordinance.
19. [32.5.1 (c)] Please show the boundaries and dimensions of all Managed and Preserved Steep Slopes and wetland
areas on the site plan.
20. [32.5.2 (f)] Please state whether the property lies within a water supply watershed on Sheet C-102.
21. [32.7.7 & ZMA201500007] There was a comment made in error regarding recreational requirements during the
review of the initial site plan for Block 4A. Please refer to the attached PDF titled Brookhill Zoning Map
Amendment ZMA2015-007 – Request for Substitution of Required Recreational Amenities, dated 9/21/2015,
revised May 16, 2016, and prepared by Collins Engineering.
a. This request was approved to allow the proposed substitutions to the minimum civic space and recreation
requirements listed in Section 2.4.3 of the Code of Development. It allowed a substitution of the specific
types of amenities required for recreational purposes. The Proposed Amenities listed in each Civic
Space are the specific recreational items that can go in the parks to meet the County’s minimum
recreational requirements. This substitution request did not waive the minimum 10,000 sq. ft.
recreational amenity requirement for the first 650 apartments in Brookhill as required by the Code of
Development.
b. Per Section 2.4.3 of the Code of Development, 10,000 sq. ft. of recreational space must be provided with
the multi-family development portion of Block 4. The recreation requirement can be a combination of
the amenities listed in the table on page 22 of the Code of Development. Based on the proposed pool
square footage listed on Sheet C-102, it appears that this requirement is being met between Blocks
4A/4B. Please verify whether there will be any other square footage of recreational amenities provided
in Blocks 4A/4B, including indoor gyms that may be located inside of the leasing office, indoor or
outdoor meeting space, etc. Prior to final site plan approval for either block, the plans must demonstrate
that a minimum of 10,000 sq. ft. of recreational amenities are provided between these blocks.
22. [32.5.2 (e)] Please provide more details about the existing landscape features as described in Section 18-
32.7.9.4(c). Sheet C-401 shows grading within the 30’ planted/reforested portion of the buffer and some areas
of the 70’ undisturbed buffer.
a. [ZMA201500007 and 32.5.2 (e)] In accordance with page 33 of the Code of Development Section
3.2.3, please provide the locations, species, and sizes of existing trees with diameter at breast heights
greater than 18 inches within the Route 29 buffer and the greenway area at the north of Block 4B.
b. Staff has been informed that the existing treeline does not occupy the entire 70’ portion. As discussed
via email with Ryan Yauger on July 28, 2017, the applicants were to provide an arborist report or
drawings that show the species, density, and locations of existing vegetation in the 70’ portion. The
applicants stated that they may need to perform some grading in the 70’ portion of Block 4A, and staff
stated that disturbances to the 70’ buffer may be permitted if additional landscaping needs to be installed.
However, this will require approval from the Director of Community Development, as specified in
Section 2.4.2 (page 19) of the Code of Development.
c. The Albemarle County Conservation Plan Checklist and Chapter 3.38 of the Virginia Erosion and
Sediment Control handbook. The Conservation Plan Checklist will need to be signed by the owners and
provided as an exhibit on the final site plan for Blocks 4A/4B.
23. [32.5.2 (a)] The building setback lines shown on the plans are incorrect, per Table 2.3.2.2 of the Code of
Development. Please amend the minimum and maximum setback line locations across all applicable drawings.
Label each setback line as a front, side, corner side, or rear setback and state the dimensions in the label. Setbacks
should be measured from the proposed right-of-way.
24. [32.5.2 (n)] Please add sidewalks within the driveway that connect to the Road A sidewalks on the final site
plan.
25. [32.5.2 (n)] Pedestrian crosswalks must be provided at all locations within the site where ramps connect
sidewalks on opposite sides of vehicular travel ways.
a. Please label the dimensions and surface materials in compliance with the County’s design standards.
26. [32.5.2 (n)] On the site plan drawings, please label and call out the locations of the primary and secondary
building entrances to each apartment building in accordance with the Urban Density Residential block
regulations Section 2.2.2 (page 10) of the Code of Development.
a. Depending on building entrance locations, additional sidewalks may be required to connect entrances to
the sidewalks within the Stella Lane and Road A right of ways.
27. [32.5.2 (n)] Please provide dimensions of the trash compactor/dumpster pad area in compliance with the
minimum design standards set forth in Section 4.12.19 of the Zoning Ordinance. It does not appear that the
concrete pad required by Section 4.12.19 extends at least 8’ past the end of the compactor.
28. [32.5.2 (n)] Will the trash compactor be located within a roofed/walled enclosure? Dumpster pads must be
screened in accordance with Section 32.7.9. Please provide a cut-sheet detail on the final site plan showing the
dimensions and materials of any constructed enclosures that will be used to screen the compactor.
29. [32.5.2 (k)] Please show the location of all proposed sewer and drainage easements. Label as “proposed” with
a size/width measurement.
30. [32.5.2 (l)] Please show the location of all proposed utility easements. Label as “pro posed” with a size/width
measurement.
31. [32.5.2 (n)] Please state the proposed surface materials for all parking lots, travel ways, walkways, etc. in a label
on the site plan drawings.
32. [32.7.9] All required street trees within the right of way of Stella Lane and Road A will be reviewed and approved
with the road plan application, SUB201700117. The final site plan should contain labels stating which
landscaping items are proposed with the Block 4/4B site plan, and which are part of the road plan application.
33. [32.5.2 (n)] Please state the height of all proposed fences and retaining walls in the labels used on the drawings.
Profile view details of all proposed fences, retaining walls, and constructed screening measures will be required
with the final site plan. Each will need to show the types of materials used and dimensions.
34. [32.7.9] Please move the Landscaping notes in the Zoning and Site Tabulations table on Sheet C-102 to the
Landscape drawings. Refer to the following comments #38-40 below for changes to the current calculations
shown.
35. [32.7.9.6 (a)] Please revise the calculation for the minimum number of trees required within the parking area
based on the number of proposed parking spaces on Sheet C-702. 305 parking spaces are required, which means
31 trees must be provided in the parking area. As a reminder, one (1) large or medium shade tree is required per
ten (10) parking spaces or portion thereof.
36. [32.7.9] Please revise the calculations on Sheet C-702. The landscape schedules do not include a column that
states the canopy coverage area per plant species. The canopy area for each species can be found on the
Albemarle County Recommended Plants List and Albemarle County Plants Canopy Calculations tables. PDFs
of these documents can be accessed through the Department of Community Development webpage: LINK.
a. Staff cannot verify if the provided trees meet the minimum 5% canopy required for the parking lot
without the canopy figures shown on the drawings.
37. [32.7.9.8 (a)] On Sheet C-702, please provide a calculation for the minimum tree canopy required and proposed
in Block 4B based on the proposed density of residential uses. It appears that the proposed density of Block 4B
is 22.79 du/acre, which means that the minimum tree canopy is 10%.
a. [32.7.9.8 (b)] Please provide a Landscape Schedule on Sheet C-702 that lists the Botanical Name and
Common Name of each species is included, the proposed caliper and height at time of installation, and
the canopy coverage area per plant species as stated on the Albemarle County Plants Canopy
Calculations.
38. [32.5.2 (p)] Please revise the Buffer Compliance Chart on Sheet C-702. It should state that the buffer
requirements come from the approved ZMA201500007 Code of Development.
39. [32.7.9.9] Please add a note to the Landscape plans stating “All landscaping shall be installed by the first planting
season following the issuance of the first certificate of occupancy within the development.”
40. [32.7.9.9] Please add a note to the Landscape plans stating “All landscaping and screening shall be maintained
in a healthy condition by the current owner or a property owners’ association, and replaced when necessary.
Replacement material shall comply with the approved landscape plan.”
41. [32.6.2 (h)] Please provide a signature panel with a line for each member of the Site Review Committee. A copy
of the SRC signature panel template is attached.
42. [32.7.8 and 4.17] The final site plan will need to include a lighting plan showing all proposed outdoor lighting
locations, luminaire types, heights, footcandle measurements inside of the property and along all proposed
property lines, and include manufacturer specifications demonstrating compliance with full-cutoff standards in
accordance with Section 4.17 of the Zoning Ordinance.
43. [32.5.2 (o) and ZMA201500007] Table 2 on page 6 of the Code of Development identifies the minimum
Greenspace/amenity area requirements that must be met in Block 4 (0.2 acres of civic/parks, 3.4 acres of
greenway, 1.9 acres of open space, 2.9 acres of buffer). The approved Application Plan shows a portion of the
required 3.4 acre greenway located within Block 4B.
a. The site plan does not identify the greenspace (particularly the greenway) area boundary. Please identify
the overall greenspace boundary on the drawings and label “greenspace and future greenway area per
ZMA20150007 Code of Development.”
b. Per Section 2.4 and 2.4.1 on page 18 of the Code of Development, the greenway encompasses all land
within the 100 foot stream buffer, wetlands, and all land located within the floodplain. Are any of these
features located within the proposed parcel boundary of Block 4B? If so, identify them on the plans.
c. Please expand the Block Area Summary on Sheet C-106 to include all the columns contained in Table
2 of the Code of Development. The proposed acreages of each feature should also be stated so that
staff can verify compliance with the minimum requirements for greenspace/amenities, as well as the
development area requirements (maximum 19.0 acres overall through Block 4).
d. Per proffer #2A, the greenway portion of the overall greenspace area must be dedicated to the County
for public use through a deed of dedication and easement but not prior to the issuance of the 500th permit
for a dwelling within the project. The proffer states that portions of the greenway may be voluntarily
dedicated sooner through a subdivision plat. Please provide more information on the anticipated timing
and method of dedication for the public greenway easement within Block 4B.
44. [ZMA201500007] The site plan is proposing to count the parking spaces inside of the garages and the spaces
in front of the garages toward meeting the required minimum parking count. Will the garages be leased in
combination with specific units (so that lessees have designated parking spaces)? It is possible that these parking
spaces may not county toward meeting the minimum requirement of the Zoning Ordinance if the garages and
the associated stacked parking will not be assigned to specific units upon rental.
45. [ZMA201500007] Section 2.13 of the Code of Development states that the historic marker to commemorate
the Brookhill manor house shall be installed with the first phase of development. Please provide Planning &
Zoning staff with information on whether this marker will be installed and shown as a feature on the final site
plan for Blocks 4A/4B or Block 3. As a reminder, the Code of Development requires the marker to be installed
either within the public right of way or public open space, and it shall be designed in accordance with DHR
guidelines for design and character of the historic marker.
46. [ZMA201500007 – Proffer #1E] Please provide an update regarding the proposed timing for construction and
installation of the transit stop. The Brookhill Application Plan shows a generalized location for the transit stop
at the northeast corner of the traffic circle at the intersection of Road A and Stella Lane. The proffer states that
the transit stop shall feature certain improvements including a shelter, rest bench, pedestrian access, and signage.
Furthermore, the stop shall be installed and completed concurrently with the installation of roads and sidewalks
within Block 1.
a. Please contact the County’s transportation planner, Kevin McDermott, at kmcdermott@albemarle.org
or 434-296-5832 ext. 3414 for assistance with coordinating the stop location and design with
Charlottesville Area Transit (CAT).
Please contact Cameron Langille at the Department of Community Development at blangille@albemarle.org or 296-
5832 ext. 3432 for further information.
Comments From Other Reviewers:
Albemarle County Engineering Services (Engineer) – John Anderson, janderson2@albemarle.org– Requested
Changes, see attached.
Albemarle County Information Services (E911) – Elise Kiewra, ekiewra@albemarle.org – Requested Changes, see
attached.
Albemarle County Building Inspections – Michael Dellinger, mdellinger@albemarle.org – Requested Changes:
1. For every six or fraction of six accessible parking spaces, at least one shall be a van -accessible parking space.
Need two van spaces.
Albemarle County Planning Services (Architectural Review Board) – Heather McMahon, hmcmahon@albemarle.org
– Requested Changes, see attached.
Albemarle County Department of Fire Rescue – Shawn Maddox, smaddox@albemarle.org – Requested Changes:
1. Please add a hydrant in an island near Building Type D.
2. No fire department connections are shown on the plan. The FDC must be located within 100' of a hydrant and
laid out so that when fire supply lines are in use the travel way is not obstructed. This can be
accomplished by the FDC's being in the islands with the hydrants if possible.
3. A knox box will be required. Please add a note to the plans that indicates such and that location will be
coordinated with the fire marshal's office.
4. A fire flow test will be required prior to final approval.
Albemarle County Service Authority – Richard Nelson, rnelson@serviceauthority.org – Requested Changes, see
attached.
Rivanna Water and Sewer Authority – Victoria Fort, vfort@rivanna.org, 434-977-2970, ext. 205 – No Objection, see
attached.
Virginia Department of Transportation – Adam Moore, Adam.Moore@vdot.virginia.gov – Requested Changes, see
attached.
Thomas Jefferson Health District – Alan Mazurowski, alan.mazurowski@vdh.virginia.gov – Approved, see attached.
SDP2018-00014 Brookhill block 4B, Engr review comments
Subject: Architect
Page Label: 1
Author: mwentland
Date: 5/3/2018 4:06:47 PM
Color:
Architect (1)
Subject: Engineer
Page Label: 1
Author: mwentland
Date: 5/8/2018 10:02:46 AM
Color:
1. WPO Plan must be approved before final site
plan can be approved.
2. Road Plan must be approved before final site
plan can be approved. Road plan must include all
roads encompassed by this site plan.
3. VDOT approval is necessary before final site
plan can be approved.
4. Ensure the correct proffers are shown on the
plan and that all elements of the plan comply with
the Code of Development as approved with ZMA
2015-007.
5. Ensure all critical slopes, buffers, etc. are
shown as approved on ZMA 2015-007.
6. Recommend additional spot elevations for
grading in the parking areas.
7. Required easements must be recorded, prior to
WPO Plan approval.
Engineer (8)
Subject: Engineer
Page Label: 14
Author: mwentland
Date: 5/8/2018 9:02:06 AM
Color:
With final site plan, provide pavement design
based on ADT, based on VDOT pavement design
guide (Stella Lane /Road A)
Subject: Engineer
Page Label: 10
Author: mwentland
Date: 5/8/2018 9:31:32 AM
Color:
Retaining wall height needs to follow Code of
Development. COD limits appear to range 6' -8'.
Subject: Engineer
Page Label: 8
Author: mwentland
Date: 5/8/2018 9:33:07 AM
Color:
Show and label preserved and managed steep
slopes.
Subject: Engineer
Page Label: 11
Author: mwentland
Date: 5/8/2018 9:36:32 AM
Color:
With final site plan, provide drainage computations
for pipes and structures using VDOT methodology.
Subject: Engineer
Page Label: 9
Author: mwentland
Date: 5/8/2018 9:38:38 AM
Color:
label walkway widths, since variable width
sidewalks
1. WPO Plan must be approved before final site plan can be approved.
2. Road Plan must be approved before final site plan can be approved. Road plan
must include all roads encompassed by this site plan.
3. VDOT approval is necessary before final site plan can be approved.
4. Ensure the correct proffers are shown on the plan and that all elements of the
plan comply with the Code of Development as approved with ZMA 2015-007.
5. Ensure all critical slopes, buffers, etc. are shown as approved on ZMA 2015-007.
6. Recommend additional spot elevations for grading in the parking areas.
7. Required easements must be recorded, prior to WPO Plan approval.
With final site plan, provide
pavement design based on
ADT, based on VDOT
pavement design guide
(Stella Lane /Road A)
Retaining wall height needs to
follow Code of Development.
COD limits appear to range 6' -8'.
Show and label preserved
and managed steep slopes.
With final site plan,
provide drainage
computations for pipes
and structures using
VDOT methodology.
label walkway widths,
since variable width
sidewalks
Subject: Engineer
Page Label: 9
Author: mwentland
Date: 5/8/2018 9:43:02 AM
Color:
Ref. Albemarle County Design Standards Manual
(ACDSM; 27-Apr 2015), p. 17, for allowable walk
/parking space design configurations.
Subject: Engineer
Page Label: 8
Author: mwentland
Date: 5/8/2018 9:43:42 AM
Color:
Ensure that residential and commercial lots and
associated streets resulting from subdivision of the
property, with the exception of stream crossings,
shall be located outside of the 100' stream buffer
(SP-2015-00025, Brookhill Conditions, #2).
Ref. Albemarle County
Design Standards Manual
(ACDSM; 27-Apr 2015),
p. 17, for allowable walk
/parking space design
configurations.
Ensure that residential and commercial lots
and associated streets resulting from
subdivision of the property, with the
exception of stream crossings, shall be
located outside of the 100' stream buffer
(SP-2015-00025, Brookhill Conditions, #2).
PLAN REVIEW COMMENTS - E911
APPLICATION#: SDP201800014
TMP: 046000000019B3 (portion), 046000000019B4 (portion)
046000000019B1 (portion)
DATE: 4/19/2018
FROM: Elise Kiewra
ekiewra@albemarle.org
Geographic Data Services (GDS)
www.albemarle.org/gds
(434) 296-5832 ext. 3030
STELLA LN has been reserved
Road A will need a name
One (1) road name will be needed for the set of apartment buildings.
This site will require a one (1) new private road name for Road “A”. Per Sec. 7-200-B of the
County's Road Naming and Property Numbering Ordinance (Page 2 of PDF).
"It is intended by this article that all roads within the county which serve or are designed
to serve three (3) or more dwelling units or business structures shall be named."
We recommend providing three (3) candidate names for each road to our office for
review, in case your first choices are not acceptable.
A PDF version of the Ordinance and Manual can be found here:
https://www.albemarle.org/upload/images/Forms_Center/Departments/Geographic_Data_Service
s/Forms/Road_Naming_and_Property_Numbering_Ordinance_and_Manual.pdf
Please consult the County's Road Name Index to check your road names prior to submittal. The
Index can be found here: http://www.albemarle.org/albemarle/upload/images/webapps/roads/
Parcel and mapping information can be found here: http://gisweb.albemarle.org/
If you should have any questions, please do not hesitate to contact our office.
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
May 23, 2018
Ryan Yauger, P.E./Bohler Engineer, Va. LLC
28 Blackwell Park Lane
Warrenton, Va. 20186
RE: ARB-2018-52: Brookhill, Block 4B, Initial Site Plan
Dear Mr. Yauger,
On December 18, 2017, staff informed the ARB of your request to forego a full board review of the Initial Site
Development Plan for Block 4B with the understanding that 4B was a mirror image of 4A, a plan that had been
reviewed by the ARB on October 2, 2017, and with the further understanding that both Initial Site Plans (4A
and 4B) would be combined in a single Final Site Development Plan submission. In consensus, the ARB had
no concerns for staff review of the Initial Site Plan for Block 4B as long as the conditions related to Block 4A
were also applied to Block 4B.
Staff has reviewed the resubmitted Initial Site Plan for Block 4B, dated 5/23/18, and makes the following
recommendations:
Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c (2), (3) and (5) and
recommended conditions of initial plan approval: None.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding conditions to be satisfied prior to issuance of a grading permit: None.
Regarding the final site plan submittal:
1. A Certificate of Appropriateness is required prior to final site plan approval.
2. Architecture and landscaping will be reviewed with a future submittal.
3. Submit material and color samples, dimensioned elevations, and floor plans of the apartment
buildings for review.
4. Consider submitting site sections clarifying the level of visibility of the northern and southern
buildings from the EC.
5. Adjust the 100-foot landscape buffer to show continuous planting throughout the 100-foot depth,
integrated with existing wooded area in a naturalistic manner, as exhibited in the Code of
Development and in accordance with the Forested Buffer Frontage of the Places 29 Master Plan.
Include a variety of shrubs of varying heights to create a continuous understory.
6. Vary the plant species in order to achieve a greater continuity with the natural environment along
the EC.
7. Provide sufficient planting room between the west (side) elevation of the southwestern building
and the eastern edge of the 30-foot planting buffer zone in order to ensure that the entirety of the
30-foot buffer is appropriately landscaped.
8. Add the standard window glass note to the drawings: Window glass in the Entrance Corridors
should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%.
Visible light reflectance (VLR) shall not exceed 30%.
9. Clarify the purpose or proposed use of the blank rectilinear area in the middle of the parking lot.
10. Revise the plans to show all loading and service areas, storage areas, mechanical equipment
(ground- and roof-mounted), above-ground utilities, and any proposed fencing. Show how
visibility of all equipment will be eliminated. Show how the visibility of the trash compactor on
the western edge of the block will be eliminated.
11. Show how the landscaping requirements in the Code of Development and the Entrance Corridor
Design Guidelines will be met in the northwest corner of the block, surrounding the existing
storm-water management facility. Submit materials and illustrate the height of the proposed fence
adjacent to the Stormwater management facility for review.
12. Add the standard mechanical equipment note to the site plans and architectural drawings: Visibility
of all mechanical equipment from the Entrance Corridor shall be eliminated .
13. Provide a lighting plan which includes all proposed free-standing and wall-mounted lights and
their photometric output, manufacturers’ specifications, and cut sheets with the final site plan.
14. Reduce the on center distances between trees lining the entrance road to 40’ o.c.
15. Add additional perimeter parking area trees so that the average planting distance is 40’ o.c.
16. Coordinate the perimeter parking lot planting (trees and shrubs) with the buffer planting for a
coordinated appearance.
17. Provide sufficient planting area between the west (side) elevation of northwestern building and the
stromwater management facility to mitigate views from the EC.
18. Additional landscaping may be needed to soften the appearance of exterior walls.
19. Provide the standard plant health note on the landscape plan: All site plantings of trees and shrubs
shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited.
Shrubs and trees shall be pruned minimally and only to support the overall health of the plant.
20. Rectify the plant schedule to reflect the correct quantity of proposed trees in the parking area.
21. Limit the number of PXAB (Bloodgood London Planetrees) to 25% the total of all trees proposed
for the parking area.
22. Illustrate the extent of the greenway and greenspaces in the northern portion of the block on the
site plan.
For your convenience, staff has also included the recommendations made by the ARB in regard to Block
4A:
At its meeting on Monday, October 2, 2017 the Albemarle County Architectural Review Board
unanimously voted to forward the following recommendations on the above-noted Initial Site Development
Plan to the agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c (2), (3) and (5) and
recommended conditions of initial plan approval:.
1. A Certificate of Appropriateness is required prior to final site plan approval.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Clarify plan to show that no retaining wall is proposed at the historic resource in Block 19 in this
first phase of development
Regarding the final site plan submittal:
1. Architecture and landscaping will be reviewed with a future submittal. A Certificate of
Appropriateness is required prior to final site plan approval.
2. Submit material and color samples, dimensioned elevations, and floor plans of the apartment
buildings for review.
3. Consider submitting site sections clarifying the level of visibility from the EC.
4. Extend the buffer southward at least to align with the limits of disturbance. Adjust the 100-foot
landscape buffer to show continuous planting throughout the 100-foot depth, integrated with
existing wooded area, as exhibited in the Code of Development
5. Vary the plant species in order to achieve a greater continuity with the natural environment along
the EC.
6. Eliminate blankness in the planar elevations by incorporating architectural detailing and relief.
7. Add the standard window glass note to the drawings: Window glass in the Entrance Corridors
should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40%.
Visible light reflectance (VLR) shall not exceed 30%.
8. Revise the plans to show all loading and service areas, storage areas, mechanical equipment
(ground- and roof-mounted), above-ground utilities, and any proposed fencing. Show how
visibility of all equipment will be eliminated.
9. Add the standard mechanical equipment note to the site plans and architectural drawings: Visibility
of all mechanical equipment from the Entrance Corridor shall be eliminated .
10. Provide a lighting plan which includes all proposed free-standing and wall-mounted lights and
their photometric output, manufacturers’ specifications, and cut sheets with the final site plan.
11. Reduce the on center distances between trees lining the entrance road to 40’ o.c.
12. Add canopy trees to the 19-30-foot wide medians within the entrance road.
13. Provide ornamental trees and shrubbery on the north side of the entrance road to match what is
proposed on the south side of the entrance road.
14. Increase the interior parking lot tree count to 37 trees.
15. Coordinate the perimeter parking lot planting (trees and shrubs) with the buffer planting for a
coordinated appearance.
16. Increase minimum planting height of proposed shrubs on the north entrance to the parking area
and along the entrance drive to 24 inches.
17. Additional landscaping may be needed to soften the appearance of exterior walls.
18. Revise plant schedule to be comprehensive.
19. Revise the site plans to show adequate tree protection fencing and to show protection of adjacent
cultural resources marked for preservation if the proposed 17-foot tall retaining wall will be
constructed in this phase.
20. Provide an additional site section from Polo Grounds Road looking north/northeast to clarify the
visibility of the apartment buildings.
You may submit your application for continued ARB review at your earliest convenience. Application forms,
checklists and schedules are available on-line at www.albemarle.org/ARB. Please be certain that your ARB
submittal addresses the above-noted issues.
If you have any questions concerning any of the above, please feel free to contact me.
Sincerely,
Heather McMahon, Senior Planner
hmcmahon@albemarle.org
434-296-5832 x3278
cc: Riverbend Development/Alan Taylor
455 Second Street, NE
# 400
Charlottesville, Va. 22902
Haugh, Charles R & E J Oglesby Jr T
435 Park St
Charlottesville, Va 22901
1
Cameron Langille
From:Richard Nelson <rnelson@serviceauthority.org>
Sent:Monday, April 30, 2018 3:03 PM
To:Cameron Langille
Cc:Alex Morrison
Subject:SDP201800014 - Brookhill Section 1, Block 4B Apartments - Initial Site Plan
Cameron,
I recommend approval for SDP201800014 - Brookhill Section 1, Block 4B Apartments - Initial Site Plan with the following
conditions:
· Submit 3 copies for ACSA water and sewer review.
· RWSA sewer capacity certification will be required.
A 10” water main loop is too large of a diameter for the number of units, explore a smaller diameter. Connection fees
for water and sewer for 171 units will be approximately $1.15 million. Exact connection fee cost will be determined at a
later date.
Thanks,
Richard Nelson
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, Virginia 22911
(434) 977-4511
1
Cameron Langille
From:Victoria Fort <vfort@rivanna.org>
Sent:Thursday, April 26, 2018 4:25 PM
To:Cameron Langille
Cc:Richard Nelson
Subject:RE: SDP201800014 Brookhill Section 1, Block 4B Initial Site Plan - Electronic Submittal
Cameron,
RWSA does not foresee any impacts to RWSA facilities from Section 1, Block 4B; however, a sanitary sewer flow capacity
certification will be required prior to final site plan approval.
Thank you,
Victoria
Victoria Fort, P.E.
Senior Civil Engineer
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville, VA 22902
(O): (434) 977-2970 ext. 205
(F): (434) 295-1146
From: Cameron Langille [mailto:blangille@albemarle.org]
Sent: Thursday, April 5, 2018 1:52 PM
To: Frank Pohl <fpohl@albemarle.org>; Heather McMahon <hmcmahon@albemarle.org>; Shawn Maddox
<smaddox@albemarle.org>; Moore, Adam PE (VDOT) <Adam.Moore@vdot.virginia.gov>; Alex Morrison
<amorrison@serviceauthority.org>; Elise Kiewra <ekiewra@albemarle.org>; Michael Dellinger
<mdellinger@albemarle.org>; Josh Kirtley <Joshua.kirtley@vdh.virginia.gov>; alan.mazurowski@vdh.virginia.gov;
Victoria Fort <vfort@rivanna.org>; Rebecca Ragsdale <rragsdale@albemarle.org>; martin.johnson@tjswcd.org
Subject: SDP201800014 Brookhill Section 1, Block 4B Initial Site Plan - Electronic Submittal
All,
The above noted application was submitted last week for Site Review Committee (SRC) review. It is an electronic
submittal, so I have initiated a Bluebeam session. Bluebeam should have sent you an email letting you know the session
has been started and allowing you access to the file.
Carla Harris will be sending out the normal SRC notification letter next week. The SRC meeting date for this application is
Thursday, May 10th, 2018 at 10:00 AM.
For those of you that are unable to use Bluebeam, you may access the file on Laserfiche using the following link:
http://www.albemarle.org/weblink/search.aspx?dbid=3&searchcommand=%7b%5bCDD-
Planning%5d:%5bApplicationNumber%5d=%22SDP201800014%22%7d
Please provide your comments to me by Monday, May 7th.
Thanks,
2
Cameron Langille
Senior Planner
Albemarle County
401 McIntire Road
Charlottesville, VA 22902
Ph: 434-296-5832 ext. 3432
blangille@albemarle.org
April 9, 2018
Cameron Langille
Senior Planner
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Brookhill Development –Section 1, Block 4B
Initial Site Plan
SDP2018-14
Mr. Langille:
As requested, I have reviewed the Initial Site Plan, dated March 5, 2018, for the proposed
development, referenced above. Since both water and sewer will be provided by public
utilities, VDH will have no involvement regarding new construction.
Recommendation: Approval
Conditions: None
If there are any questions or concerns, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Thomas Jefferson Health District
alan.mazurowski@vdh.virginia.gov
COLLINS 200 GARRETT ST,SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.collins-engineenni.com
September 21, 2015 (Updated 5/16/16)
Megan Yaniglos
County of Albemarle-Department of Community Development
401 McIntire Road
Charlottesville,VA 22902
RE: Brookhill Zoning Map Amendment ZMA2015-007-Request for Substitution of Required Recreational
Amenities
Dear Megan Yaniglos:
Please consider this request to allow substitution of the recreation facilities specified in section 18-
4.16 of the Zoning Ordinance. Per the Code of Development,the Brookhill density range is between
800 and 1550 residential units within the property. The current proposed park amenity area
within the code is a total of 10.3 acres between the proposed (3) civic spaces and proposed
Elementary school site. The amenity space provided shall accommodate the maximum
development density proposed with the rezoning plan. In addition,the proposed amenity space
does not include additional amenities that may be provided within a multi-family section of the
development. This waiver request is seeking a modification to the ordinance as the exact type of
recreational amenities required for the development. Below is a summary of the required
amenities and a list of the proposed substitutions for the amenities within Brookhill that the
developer is seeking to construct.
Required Amenities
The following summarizes the required amenities per the ordinance:
Required Recreation area:
200 s.f.x 1550 units =310,000 s.f.or 7.2 ac
7.2 acres required
Thirty one (31) tot lots required,each to include:
1 swing with 4 seats
1 slide
2 climbers
1 buckabout or whirl
2 benches
8) Basketball Courts: Y2 court/100 units x 1550 units =4 full or 7 half courts required
Proposed Amenities:(3) Civic Spaces
Civic Space 1: Linear Park
plaza/meeting square (minimum 10,000 sf)
pool and community center building(minimum 5,000 sf pool +deck area)
grass area for gatherings and active outdoor play(minimum 20,000 sf)
tot lot& recreational playground area(15,000 sf minimum)
minimum size of this civic area shall be 50,000 SF
Civic Space 2: Upland Park
plaza/meeting area
tot lot playground area(8,000 sf minimum)
area for outside active recreation
either a tennis court or basketball court
minimum size of this civic area shall be 60,000 SF
Civic Space 3: Eastern Pocket Park
meeting plaza
tot lot playground area(6,000 sf minimum)
Active recreational grass area
minimum size of this civic area shall be 30,000 SF
Elementary School
7.0 Acre Elementary School
TOTAL AREA PROVIDED: 10.3 acres
Please consider this combination of recreational amenities within the (3) civic areas and
Elementary School site a valid substitution for the required recreational amenities. These proposed
amenities will provide recreational opportunities to all members of this development throughout
the year.
In addition,Brookhill is proposing over 2 miles of primitive trails within the Greenway area,and
35%of the Brookhill property will be reserved and platted as open space for the development. This
open space will be a public amenity to everyone within the development and will provide
additional active and passive recreational options to the Brookhill neighborhood,in addition to the
proposed civic areas and Elementary school site.
Thank you for your consideration of this request.
Sincerely,
Scott Collins,P.E.
COLLINS 6 ' " ': 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.collins-engineenng.com
September 21,2015(Updated 5/16/16)
Megan Yaniglos
County of Albemarle-Department of Community Development
401 McIntire Road
Charlottesville,VA 22902
RE: Brookhill Zoning Map Amendment ZMA2015-007—Request for Authorization of a Private Street and Waiver of
one or more Street Standards along the Private Street
Dear Megan Yaniglos,
I'm writing to request a waiver by the commission for the authorization of private streets in the development area
for the Brookhill project. The waiver request is consistent with section 14-233 of the Albemarle County Subdivision
Ordinance under Section 14-233.A.1.(iii) —rear vehicular access to buildings would be provided so that the
buildings may face a common amenity. In the proposed rezoning,the code of development has been written for
the ability to allow attached and detached housing to front on the public park amenities within the project. Private
streets are being pursued to allow access to these lots from the rear of the parcels and allow attached housing lots
to front on the Open space within the development. This concept would allow the lots to front on the public park
amenity within the development. Therefore,we are requesting this waiver to allow private streets within this
development,giving the ability for these lots to front on the public park. The design of these lots fronting on a
public amenity with access through a private street from the rear of the lot would meet all other the subdivision
ordinance requirements for the zoning district.
In addition,we are requesting a waiver to the street standards and requirements (Section 14-422(E)&(F))along
the private street behind the proposed housing fronting on public park amenities. Specifically,we are requesting a
waiver for the planting strips and sidewalks along this private street. In this situation,the sidewalk and planting
strips shall be installed along the front of the lots within the public amenity area and the intent of having a planting
strip and sidewalks in front of lots in the development area will be achieved with these features within the public
amenity. The private streets that serve as access to the lots will be consistent with the design guidelines for
streets and private roads as specified in the County design manual. They will have a curb and gutter along the
street(roll top curbing as allowed by Engineering)and allow the drainage to be captured with inlets along the curb
and gutter.
Finally,we are requesting a waiver to section] L3.5(B) along the private streets behind the proposed housing
fronting on public park amenities to allow the street trees to be planted within the proposed planting strips along
the front of the lots within the public amenity area. The street trees would be installed within the planting strips
adjacent to the proposed sidewalks and along the property lines creating the separation between public amenity
space and the private front yards of the lots.
The waiver requests,as outlined above,are graphically depicted within the street sections in the Code of
Development for the Brookhill property. These waivers will provide the flexibility to create a vibrant community
with interactive streets and public amenities through innovative neighborhood designs. The specific blocks
included for this waiver request are Block 10, Blocks 12&13,and Blocks 17&18,as shown on the Application plan
and Code of Development
We ask that staff and the Commission grant the waivers and authorization for private streets within these specific
blocks for this proposed development plan. The principles of Neighborhood design and planning are better met
with the proposed design and these waiver requests.
Thank you for considering this request.
Scott Collins,PE
APPROVALS DATE
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNER/ZONING
ENGINEER
INSPECTIONS
ARB
DEPARTMENT OF FIRE RESCUE
ALBEMARLE COUNTY SERVICE AUTHORITY
VIRGINIA DEPARMENT OF TRANSPORTATION
HEALTH DEPARTMENT