HomeMy WebLinkAboutSDP201900067 Correspondence 2020-04-02 (9)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)
Roads `B","C", and "D"- Curbs, Sidewalks and Planting Strips
Dear Mr. Rapp,
Pursuant to Sections 14-410(I), 14-422(E) and 14-422(F), the Albemarle County Planning Commission
may vary or except the requirements of sections 14-410(H), 14-422(B) and 14-422(D) of the Subdivision
Ordinance. The Applicant for the above referenced site plan does hereby request exceptions and variation
from the requirements that Private Roads B, C, and D, of the above referenced site plan, include curbs,
sidewalks and planting strips on each side of roads B, C, and D.
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. Roads B, C, and D are
designed as 20' width "Pedestrian Streets" with groundcover over a geocell base material. These streets
are designed to provide appropriate access for firetrucks and emergency vehicles while resembling and
serving as a community lawn and sidewalk.
With regard to the waiver of the requirement for a curb and or curb and gutter, please consider the
following analysis from Section 14-410(I)(2):
(i) The three streets B, C, and D serve a total of 24 units.
(ii) Road B is 220', Road C is 140', and Road D is 230' in length.
(iii) Road C connects to Road B, Roads B and C connect to Road A (urban section) and Roads B
and C connect to a 10' multiuse pedestrian trail.
(iv) The subdivision and the streets are not located near the boundaries of the development and
rural areas.
(v) The streets are designed to serve as pedestrian and bicycle connections to the Rivanna
Greenway Trail network, located within a 5 minute walk from the site.
(vi) The Eco Village Charlottesville development is designed as a pedestrian -oriented
neighborhood and the proposed network of sidewalks, pedestrian streets, and trails (see sheets
C4-Circulation Plan, C6-Lanscape Plan, and CIO -Landscape Detail) more appropriately
meets the objectives of a walkable neighborhood than does the adherence to the requirement
of section 14-410(H).
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
(vii) Use of rural section "pedestrian streets" more fully meets the objectives of a walkable
neighborhood within the context and design intent of this site.
(viii) The proposed density of the development is consistent with the recommendations of the
comprehensive plan.
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 herein.
(ii) A sidewalk variation request is included with this request.
(iii) Increasing the size of the planting strip in areas while decreasing it in others promotes the
goals of the comprehensive plan, and the neighborhood model, 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.
(iv) Waiving the requirement would enable different principles of the neighborhood model to be
more fully achieved. 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. Eliminating the vehicular traffic from these areas promotes a pedestrian
friendly street.
Please grant this request to allow the waiver of the requirement for curb & gutter, sidewalk, and planting
strips on Road B, C, & D. The provided design achieves the ordinances' goal of the street requirements
for public safety and health while providing a unique pedestrian -centered experience for the residents 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, EI T
Shimp Engineering, P.C.