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HomeMy WebLinkAboutSDP201900067 Correspondence 2020-04-02 (8)SHIMP ENGINEERING, P.C. Design Focused Engineering April 2, 2020 Mr. Charles Rapp, Director of Planning County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: SDP201900067 (Eco Village Charlottesville — Final) Request for Exception from Section 14-422(B) and 14-422(D) Road "A"- Sidewalks and Planting Strips Dear Mr. Rapp, Pursuant to Sections 14-422(E) and 14-422(F), the Albemarle County Planning Commission may vary or except the requirements of sections 14-422(B) and 14-422(D) of the Subdivision Ordinance. The Applicant for the above referenced site plan does hereby request an exception from the requirements that Private Road "A" include sidewalks and planting strips on each side of the road. The Eco Village site plan proposes 39 dwelling units consisting of the following: 27 townhome and attached units, 11 single-family detached units, and one 3-room guest house. Road A is a 20' urban section road and serves as the primary access to the site. With regard to the sidewalk waiver request, please consider the following analysis from Section 14-422(E)(2): (i) A variation or exception to allow a rural cross-section has not been granted; however, variations are being requested in conjunction with this request for Roads B, C, and D. Roads B, C, and D are designed as "pedestrian streets" and tie into Road A. (ii) A surface other than concrete is not proposed. (iii) A sidewalk on one side of the street is appropriate due to environmental constraints located on the east side of the street. Please see sheet C6 (Landscape Plan) of the Eco Village Charlottesville site plan showing critical slopes and preserved trees located in this area. (iv) The sidewalks shown provide reasonable access within the development and reasonable access to adjoining neighborhoods and streets. (v) A sidewalk on the east side of the road would not serve a public benefit that could outweigh the detrimental effects of removing trees and grading preserved slopes to install the sidewalk. (vi) The Eco Village Charlottesville development is designed as a pedestrian -oriented neighborhood and the proposed network of sidewalks and trails (see sheet C6-Lanscape Plan) more appropriately meets the objectives of a walkable neighborhood than does the adherence to the requirement of section 14-422(B). (vii) The sidewalks would be privately maintained. (viii) The waiver promotes the goals of the comprehensive plan, the neighborhood model, and the sidewalk and trail system provided is designed to tie into the greater Rivanna Trail network. 912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com (ix) Waiving the requirement would enable different principles of the neighborhood model to be more fully achieved. Specifically, granting of this waiver would allow for "site planning that respects terrain" by avoiding disturbance to preserved slopes that would be necessary for the construction of the sidewalk on both sides of Road "A." Great care has been taken to locate the pedestrian streets, open spaces, and preserved areas within this plan to establish a well- connected, amenity -oriented community. With regard to the planting strip waiver request, please consider the following analysis from Section 14- 422(F)(2): (i) A variation or exception to allow a rural cross-section has not been granted; however, variations are being requested in conjunction with this request for Roads B, C, and D. Roads B, C, and D are designed as "pedestrian streets" and tie into Road A. (ii) A sidewalk waiver request is included with this request. (iii) A reduction in the size of the planting strip on the west side of Road A and the elimination of the planting strip from the east side of the Road A does not compromise the goals of the comprehensive plan or the principles of the neighborhood model as Eco Village Charlottesville has an abundance of open space and preserved areas incorporated into the design of the community and establishes a well-connected pedestrian network. Pedestrian streets B, C, and D tie into Road A and provide wide planting areas and a sidewalk designed to tie into the greater Rivanna Trail network. A substantial tree preservation buffer, which also protects a critical slope, is provided on the east side of the Road A. (iv) Waiving the requirement would enable different principles of the neighborhood model to be more fully achieved. In accordance with good planning practice, the landscape requirement is required by the County to ensure pedestrians have adequate, safe space to navigate roadways that are primarily designed for cars and to ensure there is ample open space to combat any "heat island" effects from increased impervious areas. In a standard subdivision, this requirement serves to enhance the pedestrian experience however, Eco Village is not a standard subdivision and the intent behind the landscape strip regulations is realized in a multitude of design improvements incorporated throughout the project. For example, pedestrian orientation within the community is of upmost importance as pedestrian streets are some of the core central features of this community; most homes are oriented to front on streets that are designed specifically for people, not for cars. There is ample open space and preserved areas within this community and the benefits of preserving an established connected greenway far outweigh the benefits of establishing a 6' landscape strip. Great care has been taken to locate the pedestrian streets, open spaces, and preserved areas with this plan in areas that respect the terrain and existing environmental features of the site. Please grant this request to allow the waiver of the requirement for a sidewalk on the east side of Road A, the waiver of the requirement for a planting strip on the east side of Road A, and the variation of the requirement for a planting strip along the west side of Road A as shown on the site plan submittal for Eco Village Charlottesville. Please feel free to contact me with any questions or concerns regarding this request. Regards, Keane Rucker, EIT Shimp Engineering, P.C.