HomeMy WebLinkAboutSP201800023 Resubmittal 2019-12-16SHIMP ENGINEERING, P.C.
Design Focused Engineering
December 16, 2019
Tori Kanellopoulos
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia22902
RE: ZMA2018-018 + SP2018-023 Resubmit #2
Dear Ms. Kanellopoulos,
Please find the second resubmittal application for ZMA2018-018 and SP2018-023 included with
this transmittal letter. Please contact me if you have any questions regarding this application.
Regards,
Kelsey Schlein
Kelsey@shimp-engineering 1 (434)227-5140
Copy: Justin(.&shimp-engineering.com
ATTACHMENTS:
Revised Application Plan
Revised Narrative
Response Letter
Revised Central Sewer Request
Revised SP Application
Revised Turn Lane Warrant Analysis (100 MF units)
GIS Exhibits
912 E. High St. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com
SHIMP ENGINEERING, P.C.
Design Focused Engineering
December 16, 2019
Tori Kanellopoulos
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #2 for ZMA2018-18 & SP2018-23 River's Edge
Dear Ms. Kanellopoulos,
Thank you for your review of the rezoning request for River's Edge. This letter contains responses to
County comments dated October 22, 2019. Our responses are as follows:
Zoning Map Amendment Comments
1. Responses to General Application Comments, are attached
2. Responses to Tori Kanellopoulos, Planning, are attached
3. Responses to Lea Brumfield, Zoning, are attached
4. Responses to Frank Pohl, Engineering, are attached
5. Responses to Adam Moore, VDOT, are attached
6. Responses to Richard Nelson, Albemarle County Service Authority, are attached
7. Responses to Shawn Maddox, Fire/Rescue, are attached
8. Responses to David Hannah, Natural Resources, are attached
Special Use Permit Comments
1. Responses to Tori Kanellopoulos, Planning, are attached
2. Responses to Frank Pohl, Engineering, are attached
Zonine Map Amendment Comments
General Application Comments
I The proposed density of 100 maximum units is above the Comprehensive Plan recommendation
for density. A maximum net density of 6 units/acre is recommended per the Comprehensive Plan
future land use designation of Neighborhood Density Residential. Excluding land in the WPO
stream buffer, flood plain, and steep slopes, the maximum density (net) would equate to 50
dwelling units. The applicant's proposed justification for additional units, given their size
restriction and potential impact, would need to be reviewed by the Planning Commission. At this
time, there is not sufficient guidance from the Comprehensive Plan for staff to make a
recommendation on whether increased density above the Comprehensive Plan designation is
accent"1111e Staff vrill include a❑ a1191N sic of this request in the staff report but will defer to the
l"
RESPONSE: Noted, the applicant appreciates Staff's willingness to include this analysis in the
staff report.
912 E. High 5t. Charlottesville, VA 22902 1 434.227,51401 chimp-engineering.com
2. Based on this application's request to go above the density recommended in the Comprehensive
Plan and to use a housing type not included in the County's Housing Policy (to date), staff feels a
work session with the Planning Commission could be helpful. This work session could take place
bets r commc- i - 11 of tile ,
RESPONSE: The applicant previously conducted a work session with the Planning Commission
for this project and received the Commission's feedback on whether Comprehensive Plan density
designations could be shared between neighboring parcels if the applications were reviewed
holistically. Helpful feedback was received during this work session and although another work
session may be helpful, the applicant is eager to move forward with a public hearing with the
Planning Commission.
3. Staff continues to recommend that residents of the rental units be notified of the request. A
community meeting should take place directly with them if they have not been notified to date.
This meeting should be held prior to the Planning Commission public hearing.
RESPONSE: The applicant is currently drafting a letter to current residents notifying them of the
ZMA request. Staff will be notified when this letter has been mailed and the applicant will supply
Staff with a copy of this letter.
Planning
Tort Kanellopoulos - Planner
1. Some of the requirements to be shown on the application plan for PRD per 18-33.18(B) have not
yet been provided, specifically:
a. 18-33.18(B)(9) use table showing proposed number of units and setbacks/heights/yards
for PRD
b. 18-33.18(B)(1 1) water systems (sewer system appears to be shown, but not water)
c. 18-33.18(B)(12) a more clear and comprehensive open space plan — see additional open
space comments below
RESPONSE: Comment received.
ing proposed number of units and setbacks/heights/yards
for PRD
A use table showing the proposed number of units and setbacks/heights/building
separation has been included on the title page.
.pater systeol� I � 1^nr o he �hru,.'n. but not water)
Conceptual water has been included with sewer plans on sheet 12.
c. I5-33_ I slEll 1=1 a more clear and comprclicnsn e open space plan —see additional open
space comments below
A more clear and comprehensive open space plan has been provided on sheet 6-9.
Additionally, please refer to our updated narrative for a discussion on open space and
recreational facilities.
2. Label the road shown on the concept plan as -proposed private street', if it is intended to be a
street and not an acre ss.ry
RESPONSE: The application plan has been updated to label the road as an "accessway" on the
Land Use sheet. Relevant keys throughout the plan have been updated to refer to the travelway as
an accessway.
3. Include a sheet for open space (18-4.7 and 18-19.6) and recreation (18-4.16) requirements, so that
these requirements are all shown on a single page. This sheet should include:
• Tot lots and basketball courts (keep in mind 18-4.16 sq. ft. requirements)
• Open space
• Pathways and trails
912 E. High 51. Charlorresville, VA 22902I 434.227.5140t shimp-engineenng,com
• Clubhouse
,.,..H space
RESPONSE: Sheet 6 has been added to show accessway, parking area, trails against steep slopes,
stream buffer, and floodplain. The area shown outside of these improvements could potentially be
dedicated to open space. The area that could be possible open space is inclusive of potential
building areas. Please note that the existing tennis court will remain and is proposed to be
improved and resurfaced/painted as a multi -purpose court.
4. The open space sheet should also include a tabulation of open space to shown the requirement is
being met and that no more than 80% of the required minimum open space is located on
preserved slopes or within the 100-year floodplain. The PRD zoning district requires 25 percent
of the site be in common open space. Based on this site's acreage, the total required open space is
8.13 acres, and the total required outside of these environmental features is 1.62 acres. This
requirement should be clearly stated on the open space sheet. This could include showing the
n of the required open spat c ' up to 11- I
RESPONSE: Comment received. Please refer to sheet 6 for an open space exhibit of area
available outside of environmentally sensitive features and accessway/parking area. The total area
of residential building footprints is limited to 50,000 sq. ft. Available area outside of
environmentally sensitive features, accessway/parking area, and building footprints totals 4.32
acres. Open space and recreational area will comply with Section 4.7 and 4.16 of the Zoning
Ordinance, unless facility and equipment substitutions, as provided for in the application plan, are
approved by the Director of Planning and Community Development.
5. If the required number of tot lots and basketball courts per 18-4.16 will not be provided, include a
waiver request that describes how the requirements will be substituted. For example, a natural
playscape may be considered by the agent for substitution of a tot lot. For 100 units, two (2) tot
lots and one half (1/2) basketball court would be required.
RESPONSE: We propose a natural playscape, extensive primitive trail network, and repurposing
of the existing tennis court as a multi -purpose court as recreational amenities for this
development. A more detailed open space plan has been provided in the application plan and a
more detailed open space narrative has been incorporated into the project narrative. Please refer
to sheet 6-9 for further details on the open space and recreational space proposed for this
rezoning.
6. Sheet 5 indicates that the existing structure toward the front of the property will be repurposed as
an amenity, and be shared with TMP 32-22K1. Given that only the rezoning for TMPs 32-5A and
32-5A1 is being actively reviewed and pursued at this time, shared amenities will need to be
rep ie�Ned for a11V future rezoninos for TMP 32-22K1 separately. At this time, these amenities will
I for tl I in the ZMA2018-18 application.
RESPONSE: Comment received. The applicant has resubmitted the two rezoning applications so
that the collective open space plan may be reviewed concurrently.
Include a sheet that overlays the proposed buildings (dwelling units) and proposed private street
and parking with the environmental features (WPO buffer, flood plain, steep slopes). It is difficult
to determine where the proposed buildings are in relation to the environmental features, as the
WPO buffer does not seem to be included on Sheet 20, and it is difficult to see exactly where the
flood plain is.
RESPONSE: Comment received. Please refer to sheet 10 for building and accessway envelopes
overlaid with the environmental features.
912 E. High Sr. Charlortesville, VA 22902I 434.227.51401 shimp-engineenng,com
8. Note that this proposal is not meeting the Comprehensive Plan policy (Housing Chapter Strategy
6b) to provide 15% affordable units with each rezoning. While smaller units may be more likely
to be affordable. this is not a guarantee, and therefore does not meet the housing policy.
RESPONSE: Please note the supplementary regulations sheet includes provisions for affordable
housing if the rezoning application is to be approved.
9. Additional information should be provided on the proposed rental rates and AMI ranges for the
units. If part of the justification for increased density is providing affordable units, then more
information is needed for review.
RESPONSE: The following text has been incorporated into the supplementary regulations to
provide more assurance of the affordable rental rates: "The initial net rent for each rental housing
unit which shall qualify as an Affordable Dwelling Unit, ("For -Rent Affordable Dwelling Unit')
shall not exceed the then -current and applicable maximum net rent rate approved by the Housing
Office. In each subsequent calendar year, the monthly net rent for each For -Rent Affordable
Dwelling Unit may be increased up to three percent (3%)"
lU. The Places29 Master Plan shows trails through these properties. One wraps around the site, and
another is along Route29 frontage. The application now shows trails throughout the site and
connecting to adjacent TMP 32-22K1 with a pedestrian bridge. Staff has the following comments
related to these trails:
a. Planning staff has received comments from Parks and Recs, which found it acceptable to
have the internal trail network be private for this development.
b. Parks and Rec staff found it to be acceptable to not have the connection to the north with
NGIC, as this would require a stream crossing and is not an integral part of the trail
network.
c. More justification is needed for not providing the multi -use path (MUP) along Route 29,
as shown in the Master Plan. North Pointe is developing adjacent to the south, so there is
potential for connectivity. Is connectivity proposed by connecting to the adjacent parcel
32-22K1 with the footbridge, as North Pointe's trail connects up toward this site? Parks
and Rec staff discussed the importance of connecting to the trail network across Route29
to the north (blue dotted line). This cotdd be achieved with the MUP or potentially with
the pedestrian bridge and connection to TMP 32-22K (however there may not be a
suarantee the full connection world be made).
RESPONSE: A MUP would be difficult to implement at the property's frontage due to the
existing terrain adjacent to Route 29 and due to the presence of preserved and managed slopes
along this frontage. Trail connections have been provided throughout the site and a pedestrian
bridge is proposed to connect parcels 32-5A and 32-5A1 with parcel 32-22K1. From our
understanding, North Pointe is not developing a MUP along the Route 29 frontage as shown in
ZMA2000-9 and ZMA2003-7, so the footbridge and public access pedestrian path (sheet 11) will
serve as the connection across Route29 to the north (blue dotted line) as well as an interparcel
connection to TMP 32-22K1 and North Pointe.
IL The proposed private street will need to meet private street standards per 14-410, 14-412 and the
County's Design Standards. Private streets may be authorized in the development areas per 14-
234 with a rezoning application or with a preliminary plat. Also note that the following waivers
will be needed, based on this submittal (these can also be submitted either with the rezoning or
the preliminary plat, however staff recommends they be processed with the rezoning as they
require Planning Commission approval):
a. Waiving curb and gutter per 14-410(I)(2) and 14-203.1
b. Waiving sidewalks on both sides of the street per 14-422(E) and 14.203.1
c. Waiving planting strip per 14-422(F)(2) and 14.203.1
912 E. High 5r. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
RESPONSE: Noted. The proposed travelway is an accessway. The application plan has been
updated to label the accessway.
12. Staff awaits further information on how the property will be developed and continues to have
concerns related to subdividing the land on these properties. It appears the developer is pursuing
.1. 1._1 1 11 f.l_. I_ . ...
,. and n I .I11
RESPONSE: The property owner does not propose a subdivision of the land and intends for this
property to be developed as a rental property with single ownership.
n on
RESPONSE: The concept plan on sheet 25, proposed circulation on sheet 11, and the overall
application plan has been updated to refer to pedestrian connections as pedestrian walkways.
They are not referred to as sidewalks because we do not want to commit to a certain material for
pedestrian improvements at this time. Materials for pedestrian improvements will be determined
at site plan. Sidewalks and concrete material may not be an appropriate material for the site,
especially as we would like to minimize the amount of impervious material within the
development. Alternatives, such as prime and double seal, are available that still maintain ADA
access and better match the nature of the site.
14. Provide additional detail on the 50-ft forested buffer. Specifically: where buffers are measured
from; when disturbance is allowed (e.g. for sight distances, replacing unhealthy/damaged trees,
rol ;lann c :wJ 1-r fo! cedestrian paths): and types of plantings/trees proposed. Also provide a
d buffer
RESPONSE: Sheet 5 has been updated with a revised 50' buffer. The 50' is offset from the
property line (from survey data and plat of record, not the GIS boundary) that is adjacent to Route
29. A section of this buffer has been included on sheet 28 to show that this buffer will be
maintained as no disturbance is proposed for structures or internal road widening and
improvements. The area immediately adjacent to the forested buffer is designated as open space
(shown in the included inset map and on sheet 5: land Use Categories); please note that the open
space continues to extend far beyond the open space shown within the section (refer to inset map
and sheet 5: Land Use Categories).
15. Per the revised information submitted by the applicant, it appears it is the applicant's intent to
submit proffers. If the applicant intends to provide proffers, please submit draft proffers for staff
RESPONSE: The application plan, which is a proffered commitment, has been revised to provide
further detail about trail networks and affordable housing. If any commitment remains unclear to
Staff or requires further clarification that may only be achieved through a proffer statement, the
applicant is willing to draft a proffer statement.
16 N ound will be needed prior to any site plan approval.
RESPONSE: Comment received.
17. 1' «ill depend on whether the accessway is identified as a private street or
a�
RESPONSE: Comment received. The travelway is an accessway.
18. An additional special use permit is required for a pedestrian bridge in the floodplain. See
Engineering comments below for more details.
RESPONSE: Stream crossings are a by -right use in the regulatory floodway and floodway fringe,
912 E. High 5t. Charlorlesville, VA 22902I 434.227.51401 chimp-englneenng,com
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19. A separate submittal is required for approval of a central system. per 18-I6.102. This request
requires approval from the Board of Supervisors r 1 tails.
RESPONSE: Comment received. Please see the central system request included with this
submission.
Zoning
Lea Brumfield —Senior Planner
Sheet 20, River's Edge Concept Plan, depicts private streets providing both access and parking,
but does not show turnarounds or service areas for the development. These will need to be
included.
RESPONSE: The application has been revised to include accessways on the property and not
private streets.
2. Staff recommends a plan to meet the 15% affordable housing recommended by the Affordable
Housing Policy of the Comprehensive Plan.
RESPONSE: Please see the "supplementary regulations" sheet for affordable housing provisions
affiliated with this ZMA request.
3. The proposed density remains above the density recommended by the Comprehensive Plan.
There is currently no provision in the Zoning Ordinance to permit "size restricted units" in
townhouse and multi -family structures to replace single family dwellings with attached accessory
apartments. Provided that 50 single family dwelling units are not physically possible on this site,
given yard and frontage requirements, the proposal to replace the 50 single family units plus 50
accessory apartments with 100 size restricted units does not equalize the impacts of the actual
RESPONSE: Comment received. The intent of this application plan is to demonstrate that 100
small pre -fabricated units have a lighter footprint than that of 50 traditional single-family units.
These small pre -fabricated units have the ability to be set into the existing landscape, specifically
oriented to preserve trees and vegetation where possible. Mass grading will be reserved to the
travelway and parking areas, which are concentrated together as much as possible. Low -impact
foot trails will connect pedestrians from the parking lot to housing and the river, to minimize
impervious surfaces on -site.
Engineering
Frank Pohl — County Engineer
I. Provide the average daily trips (ADT) for this project. For mountainous terrain, maximmn percent
of grade may be 14% for 400-4000 ADT. Street profile indicates a grade exceeding 14%. Revise
grades to be less than 14%. Guardrails will be required where adequate clear zone and recovery
zone is not provided. Not enough information has been provided to confirm horizontal layout, but
this ern he addressed during road plan review. No objection to waiving requirement for curb and
1
RESPONSE: Comment received. The road profile has been revised on sheet 17-18.
912 E. High St. Charloriesville, VA 22902I 434,227,51401 chimp-engineenng,com
2. Level spreaders may not be suitable in the proposed locations, considering the steep drop at the
stream's edge. Recommend the applicant show an improved channel to the stream. Final details
'. - "..I n
RESPONSE: Comment received. The application has been updated to show that discharge will be
in accordance with VSMP regulations.
nent Permit (FDP) will be required prior to VSMP approval [ 18-30.3).
RESPONSE: Noted.
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S- A mitigation plan kill he icomied to offset stream buffer impacts [17-604]. This can be addressed
RESPONSE: Comment received. A mitigation plan will be provided as part of the VSMP
application.
The central sewer system request did not include all requirements as outlined in Sec. 16-102
Notice of proposal to establish system or supply.
"Each person mho proposes to establish or extend a central sewerage system or a central water
supply shall noiifi• the board of supervisors of the proposal at least sixty (60) days prior to
commencing construction thereof. The notice shall be filed lvith the clerk o/'the board of
supervisors. In addition to the foregoing information. the notice shall include the following:
I. The location of the proposed central sewerage system or central water supply:
1. The number of connections proposed to be served by the central sewerage system or
central tmater supply:
3. .4 statement describing the type of the proposed central sewerage system or central
water supply and explaining the reasons the system or supply is needed: and
4 Thi ce (3) copies of the preliminary plans for the central sewerage sli stem or central
RESPONSE: Comment received. Please see the revised central system request attached with this
submission.
VDOT
Adam Moore —Area Land Use Engineer
I. A VDOT Lan He required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at
(434)422-9399 for information pertaining to this process.
RESPONSE: Comment received.
912 E. High R. Ch a rlorresville,VA229021434,227,51401 shimp-engtneenng,com
Albemarle County Service Authority
Richard Nelson — Civil Engineer
I. Same comment as initial submission: Parcel is located in the North Fork South Zone Special Rate
District. Due to the demand for fire hydrants a public water main will be required. ACSA may
request these units be individually metered. ACSA will be updating the connection fee language
to include single family wets attached and detached as 1 ERC behind a master meter. July 2019.
RESPONSE: Comment received.
Fire/Rescue
Shawn Maddox —Assistant Fire Marshal
„w the development to only require one entrance/exit. Fire rescue
ntrance/exit doesn't require travel through a floodplain.
RESPONSE: Comment received.
Items that will need to be ❑ddressed during site plan approval:
a. Emergencv apparatus turn around on the site
b. BtW 'Ing 30' would require additional clear travel width
RESPONSE: Comment received.
Natural Resources
David Hannah — Natural Resources Manager
1. There are two pieces of information I want to add to my comments on the original application
submitted for ZMA2018-18. First, my original set of comments described the poor river health
and water quality conditions of the North Fork Rivanna River (NFRR) adjacent to and near the
project site. Segments of the NFRR are designated as impaired by the Virginia Department of
Environmental Quality (DEQ) for recreation (based on levels of coliform bacteria) and aquatic
life (based on benthic macroinvertebrate data). A TMDL (Total Maximum Daily Load) process
on the NFRR upstream of the site has been considered by DEQ.
Despite these water quality issues, I recently learned that this section of the NFRR has been
identified as Threatened/Endangered waters by the Virginia Department of Game and Inland
Fisheries. It has also been designated as a Stream Conservation Unit by the Virginia Department
of Conservation and Recreation -Division of Natural Heritage. Each of these designations are due
to observations of state or federally threatened or endangered freshwater mussels. This increases
the importance of protecting water quality of the greatest extent possible.
Second, as noted by the applicant in their letter of 9/16/19, the Natural Resources Chapter of the
County's Comprehensive Plan was amended on July 3, 2019 to incorporate strategies to conserve
biodiversity. The Rivanna River Corridor, which includes this project site, was identified as one
of three Conservation Focus Areas in the County (Figure 8 in the amended Natural Resources
Chapter). Conservation Focus Areas have significant biodiversity resources and high
conservation value. In the case of the Rivanna River Corridor, there is habitat connectivity
throughout much of the focus area. Impacts to natural resources in the Conservation Focus Areas
should be minimized and avoided when possible.
912 E. High Sr. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
RESPONSE: Thank you for your comments. Your insight has been helpful in understanding the
existing conditions on -site and gives more specific context to the County's Biodiversity Action
Plan. As a property within the Development Areas, we understand the great ecological sensitivity
of the site, which we sought to balance with supporting housing needs for the community. As a
rezoning and special use permit application, we are able to provide conditions of approval to
ensure care and protection of these sensitive features on the site. The present zoning of the
property is Rural Areas, which allows for other by -right uses that could cause substantial
detriment to the property, such as clear -cutting or agricultural uses. With such conditions of
approval, the concept plan has been developed to minimize disturbance where possible. Overall,
we would have liked to implement less impervious surfaces, but County regulations have set
parking and fire access regulations. However, as a development of prefabricated small units, the
light footprint of these units allows us to be flexible in orientation and layout, preserving much of
the existing landscape, outside of the road and parking areas. River's Edge is within the
Conservation Focus Area and is considered as `other tree cover (excluding pine plantations).'
Changes to other tree cover may not be as impactful as the Large and Small Forest Blocks, which
are critical to habitat connectivity and lie both in and outside of the Development Areas.
However, as a Conservation Focus Area, we intend to conserve as many existing trees as
possible, which is made possible by the proposed unit type. Our open space and recreational area
plans have additionally sought to increase resident interaction with the natural environment
around them, especially for the children that may live in this community. Recreational
alternatives to the traditional tot lot as well as a trail network aim to bolster the future
community's relationship with the surrounding environment, which could provide educational
opportunities and strengthen stewardship.
Special Use Permit: Disturbance of Preserved Steel) Slopes Comments
Planning
Ton Kanellopolous — Planner
I There is additional information needed to determine if this application is meeting "purpose and
intent" of 18-30.7.1. Additional grading and stormwater information has been provided with this
resubmittal. However, there is not sufficient information on mitigation measures to determine if
"appropriate consideration and care" is being given. This should be provided in narrative and
,III'll ir fnnn 4ir Ln iI"( -I inn ,omIII CnIe fnr Inlorp rlcI III
RESPONSE: Comment received. Please see the separate narrative for the special use permit
attached which goes into further details.
2. Separate narrative and graphics should be submitted for the Special Use Permit for disturbance of
preserved steep slopes. It is difficult to review when combined with the ZMA application. This
should include:
a. A narrative on the `factors to be considered' as provided in 18-33: no substantial
detriment, character of district unchanged, harmony, and consistency with the
Comprehensive Plan.
b. Graphics showing the areas to be disturbed (as was included in the resubmitted ZMA, but
should be separated and submitted with a SP packet instead. or included in both Z V A
and SP packets).
c. Narrative explaining the types of mitigation that will be used, such as low -impact
development, retaining vegetation, and stormwater management. Staff will review the
proposed mitigation measures when submitted.
912 E. High 5r. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
d. Clarify in the narrative if the steep slopes are only being disturbed for construction of the
proposed private street and will not be disturbed for other uses (such as parking and
housing sites).
RESPONSE: Comment received. Please see the separate narrative for the special use permit
attached which provides more information on the factors to be considered.
Engineering
Frank Pohl — County Engineer
New Comments:
I_ Applicant has not addressed how they plan to "protect the integrity of the steep slope areas,
protect downstream lands and waterways from the adverse effects of the unregulated disturbance
of steep slopes, including the rapid or large-scale movement of soil and rock, excessive
stormwater runoff, the degradation of surface water, and to enhance and preserve the character
and beauty of the steep slopes in the development areas of the County.'
RESPONSE: Comment received. Please refer to the separate SP narrative for more details.
Neighborhood Model Principles
Pedestrian Orientation Additional information is needed. The application
shows some, but not all, of the trail connectivity
shown in the Places29 Master Plan. The applicant
should submit additional justification as to why
the MUP along Route29 is not provided.
Pedestrian connectivity is provided through the
site with a primitive trail system, which is
consistent with the character of the site. The
applicant should label sidewalks on the concept
plan, if they are being provided. The location of
this site provides limited opportunities to walking
of biking to other locations, however there are
connectivity options, potentially with North
Pointe and its trail system.
RESPONSE: Trail connectivity is provided
through the pedestrian bridge to TMP 32-22K1
and North Pointe as well as a public access
pedestrian path up towards Route 29 (please refer
to sheet 11). Pedestrian connections have been
updated to be labeled as pedestrian walkways as
concrete sidewalk material may not be appropriate
for this site. Though the location of the site
provides limited opportunities for walking and
biking to other locations, other interparcel
connectivity is available. Additionally, an internal
trail network is provided to encourage walking to
912 E. High Sr. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
housing, amenity spaces, and natural features on -
site.
This principle is met. [he Comprehensive Plan
lists non-residential uses as secondary uses in this
future land use designation, and given the
environmental constrains of the site, staff does not
feel this would be an appropriate location for non-
residential uses (unless they were meant to onh_
serve this development and were very small
scale). There are other non-residential uses in
proximity to the area, including the UVA
Research Park, the Airport, and various
commercial uses.
Neighborhood Centers
This principle is not applicable. The proposal i
not located in a designated center.
Mixture of Housing Types and Affordability
This principle is partially met. While a mixture of
housing types is not provided on -site, this
development would add a new housing type to the
County and to the Places29 area. A modular
`small home' development with attached units has
not, to staffs knowledge, been done in the
County. This housing type has the potential to be
more affordable and serve demand, however
additional information is needed. The 15%
affordable housing policy 6b in the
Comprehensive Plan is not being met. There is no
guarantee these units will be affordable to
residents at or below 80% AMI. More information
on pricing and AMI ranges should be provided,
since affordable housing is being used as
Justification for density above the Comprehensive
I'1.11
RESPONSE: The application plan has been
updated to include supplementary regulations
about affordable housing.
Relegated Parking
This principle is partialk met. Given the site
constraints of this property, it may not be teasi hic
to fully relegate parking. Parking is still filly
screened from Route 29. While the
Comprehensive Plan calls for reducing parking
requirements when possible, given the location of
this site, staff would likely not support a
significant parking reduction request. The
applicant could consider using pervious option,
912 E. High 5r. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
for the 1" utal
teaturCs and
RESPONSE: Comment received. Given the
existing conditions of the site, parking has been
focused around the accessway as much as
possible, while meeting the parking requirements
for 100 dwelling units- Pervious materials for the
parking lot will be considered at site plan to align
with the nature of the site.
Interconnected Streets and Transportation
This principle is met. Given the constraints of this
Network
site, a street network is not feasible, and could
negatively affect environmental features. Street
connections to other parcels are not shown in the
Comprehensive Plan, although trail connections
are shown.
Multimodal Transportation Opportunities
Additional information is needed. Currently, there
is not bus service to this site or this area. There is
some potential for pedestrian and bike
connectivity, including with North Pointe's
development directly to the south. Residents of
this development would be able to walk
throughout the site using the trail network and
would be able to walk to future developments to
the south with the proposed pedestrian bridge.
Connections to other trail segments should be
public. The internal trail network may be private.
Parks, Recreational Amenities, and Open
Additional information is needed. It appears the
Space
open space requirement is being met, however
additional information on recreation substitutions
is needed for review. More information is needed
to ensure sufficient care is being taken for the
environmental features on the site (steep slopes
and streams). The character of the site provides
opportunities for trail connectivity and a more
nature -based network than traditional sites.
RESPONSE: Please refer to sheet 6 for an
updated exhibit on open space. The exhibit
demonstrates that there will be sufficient area to
accommodate open space outside of
environmental features and recreational area.
Open space and recreational area will comply
with the County's Zoning Ordinance, Section 4.7
and 4.16, any recreational facility and equipment
912 E. High Sr. Charlorresville, VA 22902I 434.22Z51401 shimp-engineenng,com
substitutions as proposed in the application plan
may be approved by the Director of Planning and
Community Development.
Buildings and Spaces of Human Scale
Ibis principle is met. Hie proposed single -famine
attached units will need to meet the requirements
of the PRD district. The proposed stacked units
would be approximately two stories. These
smaller units better fit the character of this site.
Staff feels it is not an appropriate location for
larger buildings.
Redevelopment
Additional information is needed. There are
existing rental units on this site. The applicant
should provide more information on
communication with these residents. Only one
building is being preserved, which will serve as a
clubhouse. The buildings on this site will not be
adjacent to other residential uses, as they are
surrounded by the river. The proposed residential
units for this site have a similar scale to the
existing homes, however the density would be
higher_
RESPONSE: Staff will be notified when existing
residents have been notified.
Respecting Terrain and Careful Grading and
Additionaluitormi still needs
Regrading of Terrain
more information on the steep slopes disturbance
request (SP2018-23), especially on proposed
mitigation measures. Disturbance of these slopes
is the only possibility for constructing a private
street or accessway to the site. Natural topography
should be respected as best as possible. Retaining
walls should be six -feet maximum where possible.
Clear Boundaries between the Development
This principle is met. This site is part of the
Areas and the Rural Area
Development Areas and is partially adjacent to the
Rural Area. Clear boundaries are preferred, and in
this care the boundary is the river. When the
boundary- is a river, wooded buffers are expected,
and areas near the river can be used for trails and
greenways. This boundary is considered a
Riparian/Floodplain boundary in the Places29
Master Plan.
912 E. High 5r. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
If you have any questions or concerns about these revisions, please feel free to contact me at
Kelsgy@shimp-en ing eering com or by phone at 434-227-5140.
Regards,
Kelsey Schlein
Land Planner
Shimp Engineering, P.C.
912 E. High Sr. Charlorresville, VA 22902I 434.227.51401 shimp-engineenng,com
FOR OFFICE USE ONLY SP #
Fee Amount S Date Paid By who° Receipt K CO By
Resubmittal of information for
Zoning Map Amendment
PROJECT NUMBER THAT HAS BEEN ASSIGNED: ZMA201800018
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Owner, Con Fact Purchaser
Christopher Barry
Print Name
FEES that may apply:
12/13/2019
Date
(434)249-6192
Daytime phone number of Signatory
❑
Deferral of scheduled public hearing at applicant's reguest
$194
Resubmittal fees for original Zoning Map Amendment fee of $2,688
❑
m
First resubmission
Each additional resubm155ion (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
FREE
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑
❑
First resubmission
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
FREE
$1,881
To be Paid after staff review for Public notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice
are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
➢ Preparing and mailin or delivering up to fifty (50) notices $215 + actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty (50) $1.08 for each additional notice + actual
cost of first-class oostaee
➢ Legal advertisement $iL� AAd Mce in the newspaper for each public hearing) Actual cost
and °;Mill
e t. (averages between $150
DEVELOPMENT
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 11 02,2015 Page 1 of I
FOR OFFICE USE ONLY SP N
Fee Amount S DalePaid Bvmho' Receimn Ck4 By:
Resubmittal of information for It
Special Use Permit
PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP2018-00023
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
12/13/2019
Signature of Owner act Purchaser Date
Christopher Barry (434) 249 6192
Print Name Daytime phone number of Signatory
FEES to he naid after annlieatian
For original Special Use Permit fee of $1,075
❑ First resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
Free
❑ Each additional resubmission (O BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$538
For original Special Use Permit fee of $2,000
❑ First resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
Free
❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO1NTAKE STAFF)
$1,075
RECEIVED
DEC 16 1419
COMMUNITY
DEVELOPMENT
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 11,212015 Page 1 of 1
SHIMP ENGINEERING, P.C.
Design Focused Engineering
ZMA2018-018 River's Edge
Application Narrative
Submitted:
December 17, 2018
Revised:
September 16, 2019
Revised:
December 16, 2019
Property Overview:
ACREAGE
EXISTING
COMP PLAN
ZONING
DESIGNATION
Parcel SA
4.81
RA
Neighborhood
Density (3-6)
Parcel5A-1
27.71
RA
Neighborhood
Density (3-6)
TOTAL:
32.52
Project Proposal:
Rivers Edge Holdings LLC and Rivers Edge Associates LLC (collectively, the "applicant") are the owners of
property located in Albemarle County, Virginia (the "County") designated on County Tax Maps as parcels
03200-00-00-005A and 03200-00-00-005A1 (collectively "the property"). The property is approximately 32.52
acres in the aggregate and is located approximately 1,000 linear feet north of the intersection of Lewis and
Clark Dr. and U.S. Route 29 and just south of the National Ground Intelligence Center (NGIC) within the
Hollymead Community, a designated Growth Area within Albemarle County. The applicant requests to rezone
the property from Rural Areas to Planned Residential Development (PRD) to allow for a maximum of 100 size
restricted units limited to a maximum of 1,200 square feet, with a maximum total residential footprint area set at
50,000 square feet.
The property is located at the North Fork of the Rivanna River, at a "horseshoe bend" in the River. The natural
features of this property, notably the proximity to and views of the Rivanna River and the mature vegetation on
the property, coupled with the direct adjacency of the property to Route 29 and close proximity to major
employment centers at the National Ground Intelligence Center and the University of Virginia Research Park,
create a unique opportunity for a residential community in the development areas with direct access to rich
environmental assets, transportation networks, and employment opportunities.
We propose a residential community that maximizes density on developable portions of the property by
proposing small pre -fabricated residential units that will be constructed as single, duplex, triplex, and
quadruplex structures. The units are intended to interact with the existing landscape by implementing
construction techniques, like pier foundations, that minimize disturbance of existing terrain. Mass grading on
the site will be limited to roadway construction and parking areas. The existing roadway is proposed to be
reoriented and improved to allow for easier maneuverability for future residents and safe and efficient access to
the site for emergency vehicles. The parking areas will require mass grading to ensure the parking areas comply
with applicable site design requirements and to ensure some units onsite are ADA accessible from the parking
lot.
912 E. High St. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com
Consistency with the Comprehensive Plan:
The comprehensive plan identifies the developable area of the parcels as neighborhood density residential,
recommending a density of three (3) to six (6) dwelling units per acre. The land area in the neighborhood
density residential area, less the areas designated as environmentally sensitive, result in a maximum
recommended density of 50 dwelling units on the property. These units could be constructed as 50 single family
detached units with accessory apartments, equating a maximum of 100 dwelling units. We contend the impact
from 100 size restricted units is not greater than the impact from 50 single family dwellings with 50 accessory
apartments.
The applicant proposes the conversion of the existing access way to a pedestrian path near the property entrance
from Route 29. The applicant intends to provide a public access easement on this accessway and additionally,
the applicant proposes to construct a pedestrian bridge across Flat Branch. Although, these pedestrian
improvements do not directly align with the recommended multi -use path locations outlined in the
comprehensive plan, they achieve a general multi -modal connectivity intent of the shared use path in this
location.
Impacts on Public Facilities & Public Infrastructure
Transportation
ITE's Trip Generation Manual, 1 Oth Edition estimates 35 AM peak hour trips and 43 PM peak hour trips from
the development. A total of 543 weekday trips is estimated from this development using ITE code 221
(multifamily housing).
Schools
The property lies within the Baker -Butler Elementary School district, Sutherland Middle School district, and
Albemarle High School district. The following numbers have been provided by Albemarle County Public
School systems.
Type of Dwelling Unit
Elementary
Middle
High
Total
Multifamily
0.12
0.03
0.05
0.21
100 Units
12
3
5
21
Parks
By focusing the buildable area efficiently, River's Edge is able to allocate 70% of total acreage to open space.
Open space will include a system of primitive trails, with recreational fitness facilities along these walkways.
The open space surrounds the buildable area, allowing for a sufficient buffer from the Rivanna River which is a
major asset of the property. A public access easement is additionally proposed for interparcel connectivity
between TMP 32-22K1 and River's Edge (TMP 32-5A and TMP 32-5A1), achieving the trail connection within
the Places29 North Parks and Green Systems Master Plan. There is ample on -site recreation and outdoor
opportunities proposed for future residents. The County's parks may see more users with new residents on the
property, but it is not anticipated for new County residents to have negative impacts on shared public space,
especially in a development where convenient access to nature is proposed just outside residents' doors.
Safety
The property is within the response district of the Hollymead Fire Station and Hollymead Rescue Squad. The property is
patrolled by the Jefferson Police District, Sector 3, Beat 9. According to American Community Survey (ACS) 2017 5-year
estimates, there are approximately 2.62 per household in Albemarle County'. Using this estimate there could potentially
be 262 residents on the property. As the proposed development is more similar to multifamily household characteristics in
unit size than that of traditional single family detached, it is our position that the household size on this property would be
1.97 people per household, 25% smaller than the County average. With a maximum of 100 units proposed on this site,
there could potentially be 197 new residents within the Hollymead Fire Station and Hollymead Rescue Squad District.
Impacts to Public Water & Sewer
The proposed development will connect to public water and sewer. There are minimal anticipated impacts on
public facilities and infrastructure from the development. Effluent from the site will be collected in a private
pump station that will ultimately connect to public sewer.
Impacts on Environmental Features
As a Planned Residential Development, the design of River's Edge aims to be mindful of the surrounding
environmental features. Travel ways and parking will require the most disturbance and have been located
strategically to minimize required mass grading into environmentally sensitive features. Currently, the entrance
road into the property is insufficient and will require widening of the road to 20' with additional graded
shoulders to ensure safety when moving through the site. This will result in approximately 16,000 square feet of
steep slopes disturbance and approximately 21,800 square feet of stream buffer disturbance. By locating the
travel ways and parking in the proposed concept plan, we are able to conserve 70% of the development for open
space. The small, prefabricated footprint of the residential buildings are intended to minimize the disturbance,
as they are retrofitted into the landscape. Mass grading of the road and parking is needed to comply with
applicable site design requirements, as well as ensuring safe access for both residents and emergency vehicles.
Proposed Proffers to Address Impacts
The applicant has included certain commitments within the application plan such as
• Commitment to 15% affordable housing
• Maximum building footprint area
• Maximum unit size
Open Space & Recreation Narrative
The application plan proposes alternatives to recreational facilities and equipment as proposed in Sec. 4.16.2.
Please consider the following when evaluating the alternatives proposed in the application plan:
1. Why natural alternatives?
The River's Edge property sits at a unique location as a property that is virtually surrounded by the North Fork Rivanna
River. The presence of the river, mature trees, and sloping landscape from a high point near the center of the property
down towards the river create a nature escape while being easily accessible to Route 29 and within close proximity to the
University of Virginia Research Park and the National Ground Intelligence Center. The residential community proposed
with this development will be comprised of small pre -fabricated units, all less than 1,200 square feet that will be pieced
together as multifamily units. These small footprint units are able to be flexible in orientation, allowing for the structures
to be set around preserved trees and stepped into the landscape. With this proposal, the intent of the overall development
intends to support the enclosed, wooded feel of the property. The proposal seeks to align with the natural character of the
site, such as exploring alternative materials other than concrete for pedestrian walkways. Likewise, a traditional
playground may not be the most complementary recreational space for this property. Section 4.16 of the Albemarle
County Ordinance would require two tot lots for this property, each consisting of 1) one swing, 2) one slide, 3) two
climbers, 4) one buckabout or whirl, and 5) two benches. While these tot lot requirements may fulfill playspace and
'Table "S2501"Occupancy Characteristics. U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates
recreational needs in other areas of the county, River's Edge presents a distinct opportunity to encourage play and
interaction with the natural environment.
2. Benefits of natural play vs. prescribed play
Play is an integral component of childhood development2. Engaging in play encourages children to explore, experiment,
learn social dynamics, and make decisions. Active play additionally contributes to healthy bodies, both physically and
mentally. With the increases in screen time, sedentary recreational behavior has increased as well, with children often
developing unhealthy relationships, or even addictions, to technology 3. Simultaneously, children have become more
detached from the natural world, due to sedentary lifestyles as well as changes in Cuban development and perceived safety
of outdoor play°. The movement towards natural playscapes is an effort to reconnect children with the natural world and
nature play that was once prevalent everywhere. Nature play has been proven to "improve moods and reduce stress,
anxiety, and levels of attention deficit hyperactivity disorder symptoms in children."5 Access to child -directed play in
nature additionally becomes "the most common influence on the development of life-long conservation values."6 Children
need access to nature for healthy development and wellbeing and while the County provides a robust park network in the
area, River's Edge could provide access to nature right outside their doorsteps.
Not all play is equal. A playground set is designed to allow for specific functions and uses, and although they do
encourage outdoor recreation for children, the play possibilities are given to the children, rather than created by them.
Traditional playground sets typically "encourage children to act out familiar scenarios filled with predictability... Premade
props for dramatic play do not offer the challenges or opportunities that arise when children must find natural items they
can use to represent what they envision."' Unstructured, child -directed play additionally creates scenarios of risk and
challenge, which are critical components of cognitive engagement in understanding and setting limits, while developing a
sense of responsibility.8 Nature play offers a more flexible design, creating an environment for unstructured, child -
directed play that enhances use of creativity, engagement, and social interaction10.
3. Current Requirements and Nature Alternatives
According to Section 4.16 of the Albemarle County Zoning Ordinance, the River's Edge property would be required to
provide two tot lots. Each must consist of 1) one swing (four seats), 2) one slide, 3) two climbers, 4) one buckabout or
whirl, and 5) two benches. The intent of this requirement is to encourage a range of physical activity in children within an
adequate fenced -in space of 2000 square feet. The function of these playground pieces could be broken down into what
these children obtain from these particular objects. When considering natural playscapes for River's Edge, this lens of
functional meaning of traditional playgrounds could be significant in understanding how natural alternatives could
sufficiently comply with current recreational requirements.
The following table describes specific functions that children could perform with the required equipment. At this stage,
these natural alternatives are suggestions for how current regulations could be satisfied through these substitutions and
specific implementations will be explored at site plan and under the approval of the Zoning Administrator and Director of
Planning.
Required
What is it used for?
With whom?
Proposed Natural Alternative
Equipment
Z Ginsburg, Kenneth R. "The Importance of Play in Promoting Healthy Child Development and Maintaining Strong Parent -Child Bonds." Pediatrics,
vol. 119, no. 1, 2007, pp. 182-191., doi:10.1542/peds.2006-2697.
'Whittle, Imogene. "Nature Play in Early Years Education." Nature Play QLD - Getting Our Kids Outdoors, Nature Play QLD, 16 July 2016,
www.natureplaygld.org.au/nature-play-in-early-years-education.
4 Louv, Richard. Last Child in the Woods: Saving Our Children from Nature -Deficit Disorder. Atlantic Books, 2013.
s Cities Alive: Designingfor Urban Childhoods. ARUP, 2017, Cities Alive: Designing for Urban Childhoods,
6 Finch, Ken. "A Parents Guide to Nature Play." Green Hearts, Green Hearts Institute for Nature in Childhood, 2009,
www.greenheartsine.org/uploads/A_ Parents_Guide_to_Nature Play.pdf.
r Kiewra, Christine, and Ellen Veselack "Playing with Nature: Supporting Preschoolers' Creativity in Natural Outdoor Classrooms." The
International Journal of Early Childhood Environmental Education, vol. 4, no. 1, 29 Aug. 2016, pp. 71-96.,
naturalstart.org/sites/default/files/joumal/10. final kiewra_veselackpdf.
'Nature Play in the Built Environment: Design Standards and Guidelines. Valerian LLC, 2017, Nature Play in the Built Environment: Design
Standards and Guidelines, valerianllacom/wp/wp-content/uploads/2017/1 I/Nature-Play-Design-Guidelines.pdf
Swing
• Sit on/swing
• Alone
• Swings could still be used with more natural
• Get higher views
• With other children
features incorporated (ex: tree swings)
Push other children on
* With adult
• Natural structures that are conducive for
swing
climbing/hanging/swinging by arms (ex: fallen
• Encourage
log with limbs at varying heights)
teamwork/turn-taking,
friendly competition
of swing height
Slide
• Sit on/slide down
• Alone
• Slides could still be used with logs set
• Moving from one
• With other children
into natural topography as `stairs,' or
location to the other
slide set on top of boulders (see climber
(in a fun way)
alternatives below)
• Climb up the slide
• Hobbit house
Hide under
a Hollowed out tree trunk
Turn -taking
Climbers
• Climbable surface
• Alone
• Natural mound
• Able to see from
• With other children
• Large boulders ("rock landscape")
higher ground
• Fallen log will limbs at varying heights
Hide under
• Hanging from
anns/legs
Buckabout/whirl
• Sit on
• Alone
• Log steppers or log balancing course
Move around in
• With other children
• Movable objects (see loose objects
place
below)
• Controlling
movement of object
Benches
• Sit on, used as
Provided typically for parents to directly
surface
supervise children within a fenced -in area.
Depending on circumstances, benches may not
be necessary, especially as the natural
playscape may not be confined to a specific
area. Benches may be periodically provided
along the trail system on the property; exact
locations will be explored at site plan.
/z Basketball
1 multipurpose court
Court
The described natural alternatives are just a few suggestions for incorporating nature play that sufficiently meets the intent
of the current recreational regulations of the Albemarle County Code. Because nature play structures aim to create
environments that are open-ended, the varieties in design and implementation are endless. Whereas playground equipment
carries specific prescribed play enactments, these flexible nature playspaces encourage scenarios where the active
creativity of the children can direct playtime. Whereas traditional playgrounds are fixed in place and confined within a
specific area, nature play can also make use of loose material play. Feelings of ownership and autonomy could be better
developed with play with loose parts, as "the joy of play in nature is largely derived from the opportunities it provides to
imagine, manipulate, create, and re-create their environments."10 Loose material play can also be pulled directly from the
surrounding environment, making this relatively low-cost and provide a learning opportunity for children of native flora
and fauna. An example of loose material play could include kitchen structures, art stations, or block play areas. In addition
to physical functionality, other nature play designs could include other sensory engagement, such as sound emitting or
musical play, contributing to overall social and emotional growth.9 Play involving the river could also be considered as a
development on the `River's Edge.' As much of the property is within the floodplain, children should be educated on the
purposes of the floodplain, while fun and play could take place in designated areas of the community. Children could
learn about the history of the Rivanna River and the dynamic qualities and ecology of waterways.
9 `Play." Learning By Nature, Learning By Nature, 16 Jan. 2019, leamingbynature.org/.
As part of the active recreational area, River's Edge additionally proposes a trail network throughout the site. Pedestrian
walkways will be provided along parking areas, with primitive trail networks providing foot access to dwelling units and
surrounding open space. In addition to a minimum of 4,000 square feet of natural play areas, approximately 2,200 (0.4-
mile) linear feet of trails is proposed, which will include fitness trail amenities. Fitness trails provide equipment that can
build strength, flexibility, and cardio health. As River's Edge intends to limit disturbance where possible, linear
recreational equipment adjacent to the trails is the most appropriate implementation, rather than one specific area
dedicated to a tennis court. Typically, a '/4-mile to 1-mile trail network contains about 10 different stations10, however Pen
Park in the City of Charlottesville includes a Yz-mile fitness trail with 20 stations. Further details will be negotiated at site
plan for an appropriate number of stations.
" "10 Station Fit -Trail." Fit -Trail, 2011, www.fittrail.com/lOstation.htrnl.
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SITE
ZONING MAP AMENDMENT
OWNER/DEVELOPER
Rivers Edge Holdings LLC & Rivers Edge Associates LLC
C/O Access Properties
2027 Woodbrook Ct
Charlottesville, VA 22901
PROPERTY ADDRESS
2260-2280 Rivers Edge Road
Charlottesville, VA 22911
DISTRICT
Rivanna
STEEP SLOPES & STREAM BUFFER
There are existing steep slopes and stream buffers on site.
SOURCE OF BOUNDARY AND
TOPOGRAPHY
Compiled from the Albemarle County Office of Geographic
Data Services GIS Data. Topographic road survey completed
by Brian Ray, Roger W. Ray & Associates, Inc. Surveying,
September 2018.
FLOO DZON E
According to the FEMA Flood Insurance Rate Map, effective
date February 4, 2005 (Community Panel 51003CO286D),
this property does lie within a Zone AE 100-year flood plain.
WATER SUPPLY WATERSHED
Non -Watershed Supply Watershed
WATER AND SANITARY SERVICES
Provided by Albemarle County Service Authority (ACSA)
FIRE CODE
Units will be provided with an automatic sprinkler system
USE
EXISTING: Rl - Residential
COMPREHENSIVE PLAN: Neighborhood Density
Residential & Private Open Space
PROPOSED: Residential & Private Open Space
ZONING
EXISTING: Rural Areas
OVERLAY. Airport Impact Area, Entrance Corridor, 100-
Year Floodplain, Steep Slopes - Managed & Preserved
PROPOSED: Planned Residential Development (PRD)
PROPOSED UNITS
100 size -restricted units: maximum unit size 1,200 SF
Gross density of 3 units/acre (32.52 acres total), net density of
11.6 units/acre (8.62 developable).
OPEN SPACE
Open space area shall be provided in accordance with Sec.
4.7 of the Albemarle County Zoning Ordinance.
Recreational area shall be provided in accordance with
Section 4.16 of the Albemarle County Zoning Ordinance.
Recreational facilities as provided for in Section 4.16.2 may
be substituted with equipment and facilities as provided for
in this Application Plan and as approved by the Director of
Planning and Community Development.
USE TABLE NOTES
1. Total footprint area of residential buildings not to exceed
50,000 SF
2. Setbacks are not provided as the property is not to be
subdivided.
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
SITE & ZMA DETAILS
Sheet 2 of 30
USE TABLE
PROPOSED # OF
100
DWELLING UNITS'
UNIT TYPE
Single-family dwelling, two-family dwelling, triplex, quadruplex
NON-RESIDENTIAL
4,000 SF
SQUARE FOOTAGE
(excluding recreational
facilties required by Section
4.16)
MAXIMUM HEIGHT
35'
MAXIMUM GFA PER UNIT
1,200 SF
BUILDING SEPARATION
10' unless the building shares a common wall; 5' off of each building side for a total of 10'
between buildings
BUILD -TO LINES
50' from US Route 29
5' from parking areas, travelways, accessways, and pedestrian paths
ALLOWABLE USES
Residential units as provided for in this Application Plan.
The following uses of Sec. 19.3.1 shall be permitted by -right: (1) Parks, playgrounds, community
centers and noncommercial recreational and cultural facilties such astennis courts, swimmingpools,
game rooms, libraries, and the like; (2) Electric, gas, oil and communication facilties, excluding
tower structures and including poles, lines, transformers, pipes, meters and related facilities
for distribution of local service and owned and operated by a public utility. Water distribution
and sewerage collection lines, pumping stations, and appurtenances owned and operated by
the Albemarle County Service Authority. Except as otherwise expressly provided, central water
supplies and central sewerage systems in conformance with Chapter 16 of the Code of Albemarle
and all other applicable law; (3) Public uses and buildings including temporary or mobile facilities
such as schools, offices, parks, playgrounds and roads funded, owned or operated by local, state
or federal agencies; public water and sewer transmission, main or trunk lines, treatment facilities,
pumping stations and the like, owned and/or operated by the Rivanna Water and Sewer Authority;
(4) Temporary construction uses; (5) Accessory uses and structures including home occupation,
Class A and storage buildings; (6) Group home; (7) Stormwater management facilities shown on
approved final site plan or subdivision plat; (8) Tier I and Tier II personal wireless service facilities;
(9) Family day homes; (10) Homestays
The following uses of Sec. 19.3.2 shall be permitted by approval of a special use permit: (1) Child
day center; (2) Fire and rescue squad stations; (3) Assisted living facility, skilled nursing facility,
childrenis residential facility, or similar institution; (4) Electrical power substations, transmission
lines and related towers; gas or oil transmission lines, pumping stations and appurtenances;
unmanned telephone exchange centers; microwave and radio -wave transmission and relay towers,
substations and appurtenances; (5) Home occupation, Class B; (6) Religious assembly use; (7)
Stand alone parking and parking structures; (8) Swim, golf, tennis or similar athletic facilities; (9)
Offices; (10) Tier III personal wireless service facilities; (11) Historical centers, historical center
special events, historical center festivals; (12) Farmers' market
1
- - - - - - - - - - - - - - - - - - - - - - - - - -1- - -
---------------------=-----------
.
1
1 TMP 32-22K1
1 Incheon Holdings LLC
1 Zone: Rural Areas
1
- - - ' - - t Use: Vacant Residential
1
TMP 32-22K 1
Neighborhood Investments - NP LLC 1
Zone: Rural Areas 1
Use: Vacant Residential 1
1
TMP 33-15
Neat Generation LLC
Zone: Rural Areas
Use: Vacant Residential
J.
TMP 32-5A
:rs Edge Holdings
Zone: Rural Areas
Use: Single Family
0
225 0 225 450 675
Graphic Scale: 1"= 225'
ZONING MAP AMENDMENT
APPLICATION PLAN
`o ZMA201800018
RIVER'S EDGE
------------------------------------------------------------------ EXISTING CONDITIONS
1 1 ,
1 1 TMP32-5F , Sheet 3 of 30
1 1 Seraphic Holdings LLC
1 1 Zone: Light Industrial 1
1 1 Use: Distribution Warehouse
TMP 32-5E / IMP 32-5
TMP 32-5B 1 Chim LLC 1 �e1n Generation LL(
Seminole North LLC 1 Zone: Heavy Industrial / , Zone: Rural Areas
Zone: Light Industrial 1 Use: Vacant Industrial 1 IUse: Vacant Residenti
Use: Storage Warehouse
1,
1 1 1 I
1 1 1 1 ,♦
TMP 32-5D1
Albemarle County Service Authority 1 1 1 1
Zone: Light Industrial 1 1
1
Use: Government Building
1 1 1 1 1 1
--- / / 1 1 / • TMP 32-5CI
"UL 1 1. United States of America
1
TMP 32-51) C/O US Arm ATTN: Real
Albemarle County Service Authority Estate Division
Zone: Light Industrial Zone: Light Industrial
\ 1 Use: Government Building Use: Government Building
TMP 32-5A1
Rivers Edge Associates LLC
Zone: Rural Areas
Use: Multifamily
TMP 32-5C4
United States of America C/O US Army
Corp/Eng Office/Counsel
Zone: Rural Areas
Use: Vacant Residential
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
_ _ APPLICATION PLAN
_ ZMA201800018
Il FEMABF 392' ` - 1 AI RIVER'S EDGE
EXISTING CONDITIONS
Sheet 4 of 30
i t
MA 3FE 3$ + _
Additional Notes:
1 1 — — — —— _ — I_ 1 / / / I / 1. Source of dashed parcel boundaries: Albemarle
1 V / I / County GIS
�� 2. Source of parcel boundary for TMP 32-5A and
Approximate
location of o ` 1 - ; 32-5A1: survey data and plat of record
tennis court / / /
FEMBF
1 1400
/
40
o_ — aoo � _ —_ ` .FEMA BFE 389' 1
\ \ _
420,
o,
FEMA € 386' \
v v V I I FEMA BFE 388' 1 i�
\ \ \ \ lip 1
r
\ \ --410
a
\ \ \ \ \ \ \ FEMA BFE 387'—
_ 00
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
200 0 200 400 600
(D
Graphic Scale: 1"= 200'
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
------------------------------r
} — Please refer to sheet 28 for a
r it section of the 50' forested buffer ! i
00000077
200 0 200 400 600
Graphic Scale: 1"= 200'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
LAND USE CATEGORIES
Sheet 5 of 30
LEGEND
LAND USE
PROHIBITED USES
PERMITTED USES
Travel ways, ingress/egress,
Residential & non-
grading, landscaping, utilities,
®Accessway
Reservation*
residential buildings
along with other uses typically
permitted within ROW
Residential buildings, signage,
grading, landscaping, open
Buildable Area
None
space, utilities, sidewalks,
parking, primitive trails,
retaining walls, stormwater
management facilities
Improvements
Stream restoration, primitive
that require mass
trails, landscaping, gardens,
Open Space
grading, open-air
utilities (which cannot be
surface parking lots,
residential bve
uildings
reasonably located outside of
Ce and
buildingsopen
see notbelow)
50' Forest Buffer
Residential & non-
residential buildings,
Travel ways, ingress/egress, for
P
grading and disturbance
*Accessway reservation area is shown for circulation feasibility purposes. The ROW
reservation location is approximate and may change during site plan.
1. Primitive buildings and structures accessory to the recreational areas of the
development, such as picnic pavilions, may be constructed within the portion of the open
space area that is outside of the regulatory floodway, stream buffers, and preserved slopes.
The maximum number of sites for primitive building or primitive structures or similar
outdoor amenities shall be five (5). The maximum disturbance area of any individual
primitive building or primitive structure or similar outdoor amenity shall be 500 square
feet. The maximum aggregate disturbance area for all sites for primitive buildings or
primitive structures or outdoor amenities shall be 1,500 square feet. Primitive buildings,
primitive structures, and similar outdoor amenities are intended to serve as an accessory
use to the recreational areas of the development and are not intended for human
habitation.
Key
Stream
Waterway
100-Year Floodplain
Steep Slopes: Preserved
Steep Slopes: Managed
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
APPLICATION PLAN
-------------------- --- -------------- —T
ZMA201800018
t ` ' RIVER'S EDGE
OPEN SPACE
1 t/ Existing structure i _ `i /1 / / ' Sheet 6 of 30
to be preserved
and repurposed asl
amenity for TMP
� � k '•... '':.. J '� I \ I / I' — � Additional Notes:
4 I 32-5A, 32-5A1,
�' ':..:... and 32-22K1 ` \ � —11 I I 1 _ _ _ — — — I_ _ I t / / t / 1. This open space exhibit shows possible open
// ,Y > -( \ _ _ I I i I / / / space area outside of environmentally sensitive
features (steep slopes, floodplain, stream
buffer). This does not depict total open space
t 1 j / proposed for the property. For total open space,
j} please see sheet 5 (Land Use Designations).
1 ' � I A_ I I / �/ /
Approximate /\ \ 1 1 I ► I i , 2. Total possible open space area outside of
location of
(1) environmentally sensitive features and (2)
repurposed - — — — I 1
multipurpose - _ _ I 1 / accessway and parking area is 5.37 acres.
court �� �`o-„ \ ,.'--—'44�
- 3. Total building footprint area (not shown)
<2° t \ \ is approximated at less than 50,000 sq. ft.,
1
t \ therefore, possible open space area outside
..._
\ \ "`...... \ of (1) environmentally sensitive features, (2)
accessway and parking area, and (3) building
tp fo is is 4 32 acres. footprints
. 4. Total area of the property is 32.52 acres; total
V A
\ ! » =` t` \ _ required open space is 8.13 acres, with 1.62
acres required outside of such environmental
�., .. .— ... :..:n- V �j,l
Key ��, \.,... '� features.
Possible Open Space Area Outside of 4.Open space and recreational areas will comply
--- EnvironmentallySensitive Features / .
' , with Section 4.7 and 4.16 of the Albemarle
Stream County Zoning Ordinance, unless substitutions
Waterway \. j / _ for facilities and equipment as provided for in
this application are approved by the Director of
100-Year Floodplain \ \ _ \ \ / / / \ Planing and Community Development.
Water Protection Ordinance Buffer
Accessway/Parking \ %�
TMP(s) 32-5A & 32-5A1
Steep Slopes: Preserved
Steep Slopes: Managed _ _ \ �`'. `� / / / — / �\ Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
200 0 200 400 600
Graphic Scale: 1"=200'
project: 15.064
SHIMP ENGINEERING, P.C.
------------------------------- — —
_ ZONING MAP AMENDMENT
I Rf APPLICATION PLAN
ZMA201800018
T
-------------------------------� - -------RIVERS EDGE
SHARED OPEN SPACE &
RECREATIONAL FACILITIES
� j 1Existing structureto be preservedWITH TMP 32-2210
Sheet 7 of 30
�� and repurposed asamenity fox TMP' Additional Notes:
32-5A, 32-5A1,and 32-22K1 �.I I 1. Please refer to sheet 11 (Proposed
Circulation) for approximate location
/ I of pedestrian bridge.
2. Minimum 2,600 linear feet of
— Approximate 1 I I I primitive trails to be provided.
location of j �\ \ \ I i — _ Please refer to sheet 11 (Proposed
/ repurposed �: I I I \ _ 1 Circulation) for proposed path
multipurpose locations.
court
Required Equipment
Proposed Natural Alternative
for One Tot Lot
Swing (4 seats)
- Swings could still be used with more natural features
incorporated (ex: tree swings)
- Natural structures that are conducive for climbing/
hanging/swinging by arms (ex: fallen log with limbs at
varying heights)
Slide (1)
- Slides could still be used with logs set into natural
topography as'stairs, or slide set on top of boulders (see
climber alternatives below)
- Hobbit house
- Hollowed out tree trunk
Climbers (2)
- Natural mound
- Large boulders ("rock landscape")
- Fallen log will limbs at varying heights
Buckabout/whirl (1)
- Log steppers or log balancing course
- Movable objects (see narrative for information about
loose objects play)
Benches (2)
Provided typically for parents to directly supervise
children within a fenced -in area. Depending on
circumstances, benches may not be necessary, especially
as the natural plyscape may not be confined to a specific
area. Benches maybe periodically provided along the trail
system on the property; exact locations will be explored at
site plan.
Basketball court (1/2)
- 1 multipurpose court to be provided
Please refer to sheet 8 and 9 of precedent natural playscape images.
- - — ' 'I IREVISED 16 DECEMBER ZU1V
200 0 200 400 600
project: 15.064
Graphic Scale:l"=zoo' SHIMP ENGINEERING, P.C.
khz
R
r ..
/..
e' I f . u f _I e • I t I . e . .� - a•t
eHobbit hause hollowed out tree trunky ! 4 k
+~�I 1}a
w
P► e_ /j � �
Ilk
Val
v �
s
�h
_ 1 '£ � ` - - _ ~'fie '• Y.�. I c
4P
Ab
Music
play
.f
£
.d i' /J ♦ sry+ 7 .
• re
.� i/es ,,d � • r
to;
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a P ram. .. edY
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I
Welles Park Nature Play Space, Chicago, Illinois (Site Design Group)
Overview of Nature Play Programming
nrta,no.........n
Marge and Charles Schott Nature P1ayScape
Cincinnati Nature Center, Milford, Ohio
(Ground Work Design Cincinnati)
Hollowed natural mound
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
ECEDENT NATURAL
PLAY IMAGES
Sheet 9 of 30
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
- ------ ------------------- +----------- 7-------------- --T
I 1
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vgJao
141
_.380 1 _
4G0
\ 42G_ GGG
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aa�
\
\
Key 0
F�
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
BUILDING ENVELOPE
Sheet 10 of 30
PROPOSED # OF
100
DWELLING UNITS'
UNIT TYPE
Single-family dwelling, two-family
dwelling, triplex, quadruplex
NON-RESIDENTIAL
4,000 SF
SQUAREFOOTAGE
(excluding recreational
facilties required by
Section 4.16 )
MAXIMUM HEIGHT
35'
MAXIMUM GFA PER
1,200 SF
UNIT
BUILDING
10' unless the building shares a
SEPARATION
common wall; 5' off of each building
side for a total of 10' between
buildings
BUILD -TO LINES2
50' from US Route 29
5' from parking areas, travelways,
accessways, and pedestrian paths
ALLOWABLE USES
Residential units as provided for in
this Application Plan.
Please refer to sheet 2 for by -right and
special uses permitted on the property.
® Building Footprint \ �` \ \ \ \ / / , Additional Notes:
Stream \ \ ��`\ — — —� - - - - 1. Total footprint area of residential buildings not to
Waterway \ \ \ / — exceed 50,000 SF
100-Year Floodplain \ \ \ \ — \ \ \ \\ \ - _ _ - - / / / a° 2. Setbacks are not provided as the property is not to be
3yU;
_ Water Protection Ordinance Buffer \ \ _ ` i / subdivided.
JJU Accessway/Parking
3. Please see sheet 25 for a color conceptual plan.
Steep Slopes: Preserved TMP(s) 32-5A & 32-5A1
Steep Slopes: Managed \ � _ \\\ 1.
Submitted 17 December 2018
1 / \ Revised 16 September 2019
REVISED 16 DECEMBER 2019
200 0 200 400 600
project: 15.064
Graphic Scale:l"=zoo' SHIMP ENGINEERING, P.C.
Existing paved —
=road to become — /
pedestrian path
\e P
Existing structure
Pedestrian bridge
to be preserved
connection across Flat nl 1 and repurposed as —
Branch to TMP 32-22K1 amenity for TMP
I \ • \ r 1 32-5A, 32-5A1,
and 32-22K1 — — — — r — 41—
V
Approximate
location of
repurposed
multipurpose
court
\ 100 \�� _ _380
— aop --- 380 I —
\ \=- Pedestrian walkways 1
4
on both sides of
\ \
retaining wall Pedestrian walkways �
\ 1 a
\ \ \ \ \ Fire access 1
turnaround
\ —_—
\ \ \ \ \ Fire access
\ \ \ \ turnaround
60 p
200 0 200 400 600
Graphic Scale: 1"= 200'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
PROPOSED CIRCULATION
Sheet 11 of 30
Key
• Public Access Pedestrian Path
I Pedestrian Connection
Vehicular Circulation
Primitive Trail (Internal Network)
Retaining Wall
Stream
_ Waterway
100-Year Floodplain
Accessway
® Pedestrian Walkways
_ Paved Pedestrian Path
Steep Slopes: Preserved
0 Steep Slopes: Managed
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
;1 e
1
ZONING MAP AMENDMENT
APPLICATION PLAN
__------J___-- -Existing ACSAmanhole --"=—— —
ZMA201800018
Bore under Route 29 for public sewer — _ _ —
RIVER'S EDGE
_New AcsAmanhole - --------- -
�}l
-
CONCEPTUAL WATER
T
& SEWER
Public water line /
j 1
Sheet 12 Of 30
Additional Notes:
I
1. Structures to be metered according to ACSA
regulations.
— �
�
�A� •. I � � �
1 A I 1 / 1
4.
1
%
4 1
Private pump station
/
1
V A \ Fire hydrant—
\ ` 00017-
\
\
200 0 200
400 600
Graphic Scale: 1"= 200'
Stream
Waterway
100-Year Floodplain
Accessway
_ Pedestrian Walkways
_ Paved Pedestrian Path
Steep Slopes: Preserved
0 Steep Slopes: Managed
TMP(s) 32-5A £r 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
----- --
C— 0— 42 O_ ,Q -� _ — \` ZONING MAP AMENDMENT
D o - \ APPLICATION PLAN
ZMA201800018
-�-__Q_=_0 o .Q RIVERS EDGE
`--0 - CONCEPTUAL GRADING
P' RETAQJG WALL Q � Q \
0-,_ Sheet 13 of 30
\\ 4' RETAININ WALL \
0 - - REIAINING WALL\
D- - -a
- O
o r`_O
n
50 0 50 100 150
Graphic Scale: 1"= 100'
\ .. W,I)ya RETAINING WALL
-
TW 43 2&
13✓ 4 X2e
X0i
i
TW 41
8W
210 x0
X'� x18o
406 /
\0° 8W' 398 /
/
XOEP /
/
/ TMP(s) 32-5A & 32-5A1
/ Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
O o CA
0 0
O O
0
' e
on e
x
J
(
O
o
O
O
C
�0
C
50 0 50 100 150
Graphic Scale: 1"= 50'
o Q. ZONING MAP AMENDMENT
J APPLICATION PLAN
(� ZMA201800018
RIVER'S EDGE
O ROAD GRADING + PROFILE
/ C Sheet 14 of 30
•
r
Additional Notes:
1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
2018
Key
GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
0 Accessway
Steep Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
' p
/ O
O
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\\ \ \
s
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1, 75 U
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O O
/ O\\
O O O\ \
O O O O O\�\ 0
50 0 50 100 150
Graphic Scale: 1"= 50'
1 ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
ROAD GRADING + PROFILE
Sheet 15 of 30
Additional Notes:
1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
2018
Key
GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
Accessway
Steep Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
o
O
O a\\ Q Q O Q
O ° O° ° O O
_ °' 22+
oo O ° O
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
ROAD GRADING + PROFILE
Sheet 16 of 30
Additional Notes:
1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
2018
u
C FKey
♦ O O
♦ r' O O Q\
O 0 O r, n `
50 0 50 100 150
Graphic Scale: 1"= 50'
— — GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
0 Accessway
Steep Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
_o= --�_ C--0-�420 � cam,' �_�_
�_- - ----- _ _- _ o \
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TWtt 43
BN 4
� Storm � inlet
OL-
0 - - REIkNING WALL _ - - - -
D_ O fl 0 \ TW 418
`G 410 010
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0- G _ n
50 0 50 100 150
Graphic Scale: 1"= 100'
xm°
oS
�4�08
BW 400 -
TW
f
Underground detention
/
Key
100-Year Floodplain
Steep Slopes: Preserved
0 Steep Slopes: Managed
FA
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
CONCEPTUAL STORMWATER
\ Sheet 19 of 30
RETAININI%WALL
TW 406'
W,398 'RETAINING WALL
I
i
i
i
Storm drain inlet
Discharge in accordance
with VSMP regulations
/ TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
Q. ZONING MAP AMENDMENT
o - J O APPLICATION PLAN
1& _ 3(� ZMA201800018
- — ; RIVER'S EDGE
0 0 0 o c p CONCEPTUAL STORMWATER
C Sheet 20 of 30
0 o CA
O O O
O O o
Additional Notes:
O n �" O / 1. Topographic road survey completed by Brian Ray,
k-) U ! \ ` O C Roger W. Ray & Associates, Inc. Surveying, September
J O 1 � O / 2018
O /� O
O Q O
O Q O I 1 g( C--
Q Q i i� i ip
O I Storm drain inlet C
o
o a O
j i I ji
b
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C t Q I �\�` 1 I �I I v )�I 1 Q ` I GIS Parcel Boundary
vv� - o Stream
J C Waterway
O
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C, I 0 Accessway
Q N 1--1 crao ct o. n.00r.,oa
O \\ \\\ o\\� / O O \ !
50 0 50 100 150
Graphic Scale: 1"= 50'
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
00
\\ �\ ��O
�`\ \ o
\ Storm drain inlet
too
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.;
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^O
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50 0 50 100 150
Graphic Scale: 1"= 50'
1 ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
O CONCEPTUAL STORMWATER
11 Sheet 21 of 30
Additional Notes:
1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
2018
Key
GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
Accessway
Steep Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
C
O
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O O . �y ���� N z `� O O O
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O O O O O with VSMP regulations t*00 � O
♦ O O O
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♦♦ "0O O O O O\ Q\ b b ���\\
♦ O n O n 0 0 0 0 0 d r) O
50 0 50 100 150
Graphic Scale: 1"= 50'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
CONCEPTUAL STORMWATER
Sheet 22 of 30
Additional Notes:
1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
2018.
O
O
�.
O
O
O
G
O
O
O
O
O
C
Key
GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
0 Accessway
Steep Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
0 100 0 100 200 300
Graphic Scale: 1"=100'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
STEEP SLOPES DISTURBANCE
Sheet 23 of 30
Additional Notes:
1. Topographic road survey completed by Brian
Ray, Roger W. Ray & Associates, Inc. Surveying,
September 2018
2. Total disturbance of the steep slopes is
approximately 16,000 square feet
Key
Adjacent Parcels
Stream
kL Accessway
Waterway
Water Protection Ordinance Buffer
Steep Slopes: Preserved
Steep Slopes Disturance
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
100 0 100 200 300
Graphic Scale: 1"=100'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
'REAM BUFFER DISTURBANCE
Sheet 24 of 30
Additional Notes:
1. Topographic road survey completed by Brian
Ray, Roger W. Ray & Associates, Inc. Surveying,
September 2018
2. Total disturbance of the stream buffer is
approximately 23,000 square feet
Key
— — — Adjacent Parcels
Stream
_ Accessway
I♦ Waterway
M Water Protection Ordinance Buffer
= Steep Slopes: Preserved
_ Stream Buffer Disturance
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
STEEP SLOPES - PRESERVED -- -- __ ZONING MAP AMENDMENT
- - - -- - _ APPLICATION PLAN
ZMA201800018
- - - - - - RIVER'S EDGE
CONCEPT PLA
- PRIMITIVE TRAICS`LTEM \ Sheet 25 of
-
,.. 12 RETAINING WALL � I � �
\ \\ n' I f�. .z�..= ..,y., LANDSCAPE. STRIP TO BE PLANTED
' PEDESTR AVS
PLANTED THE - LANDSC TO BE PLANTED
\ • - STEEP SLOPES -MANAGED
\ - \
ROOM -BED UNIT
2
PRESkWVED TREES I 4' RETAINING WALL
( UT SITE
SPECI A \
EES TO BE DE
BE DESIGIG NATED AT
SITE PLAN) \ \ I ' - - ,
PE STRIAN WALKWAYS 8' RETAINING WALL
V / -
/ / TOPIBOT�OM UNIT STYLE
FEMA BFE 388FRETA'
` \ LANDSCAPE STRIP01 LA8E PLANTED
" PRESERVED TREELINE
� I _
LANDSCAPE STRIP TO BE PLANTED
B'RETAINLNGWALL \ — _ _ _
/
TMP(s) A & 32-5A1
Submitted 17 December 7 18
Revised 16 September 2019
60 0 60 120 180
Graphic Scale: 1"= 60'
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
Existing grade
Existing trees to be
preserved where possible
Planted trees
fining wall
Planted trees
440 - - - - - - - - - - - - - - - - - - - - - - - - - - - _ _ _ - - - 4' retaining wall
J_
420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
I40 0
I__I I__I I__I
Graphic Scale: 1'
40 80 120
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
SITE SECTION A -A'
Sheet 26 of 30
8' retaining wall
r, bottom
unit
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
9
Existing trees to be
preserved where possible
Existing grade
Planted trees
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
SITE SECTION B-B'
Sheet 27 of 30
- -W, 8' retaining wall
440- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - A - - - - - - - - - - - - - - - - - - -
8' retaining wall
420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - S - - -
400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 L -
I25 0
I__I I__I I__I
Graphic Scale: V
25 50
-1
unit
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
- Please refer to sheet 5 for land use
C, designations; open space is immediately
adjacent to the 50' forested buffer and
extends beyond the area shown in the
section.
406
404
402
400
398
10 0 10
Graphic Scale: 1
20 30
Property Boundary
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
SITE SECTION C-C'
Sheet 28 of 30
5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
PRIMITIVE TRAIL SECTION
CLASS B - TYPE 1
PRIMITIVE NATURE TRAIL - PRIVATE
EASEMENT
PRIMITIVE TRAIL
5 0 5 10 15
Graphic Scale: 1"=5'
ACCESSWAY SECTION
SHOULI
VARIABLE WII
4' GRADE
EXISTING
RIVER'S EDGE ROAD
12'
PAVED ROAD
VARIABLE WIDTH
PROPOSED TYPICAL STREET SECTION
INTERNAL ROAD NETWORK
)ULDER
IABLE WIDTH
20'
PAVED TRAVEL LANE
28'
ACCESSWAY RESERVATION
HOULDER
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
STREET SECTION
Sheet 29 of 30
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
A) AFFORDABLE HOUSING.
15% of the total residential dwelling units within the project
shall be For -Rent Affordable Dwelling Units (the "15%
Affordable Housing Requirement"). The 15% Affordable Housing
Requirement may be met through a variety of housing unit types,
including but not limited to, two-family dwellings, triplexes, and
quadruplexes.
(1) Rental Rates.
The initial net rent for each rental housing unit which shall
qualify as an Affordable Dwelling Unit, ("For -Rent Affordable
Dwelling Unit") shall not exceed the then -current and applicable
maximum net rent rate approved by the Housing Office. In each
subsequent calendar year, the monthly net rent for each For -Rent
Affordable Dwelling Unit may be increased up to three percent
(3%). The term "net rent" means that the rent does not include
tenant -paid utilities. The requirement that the rents for such For -
Rent Affordable Dwelling Units may not exceed the maximum
rents established in this Section shall apply for a period of ten
(10) years following the date the certificate of occupancy is issued
by the County for each For -Rent Affordable Dwelling Unit (the
Affordable Term").
(2) Conveyance of Interest.
All deeds conveying any interest in the For -Rent Affordable
Dwelling Units during the Affordable Term shall contain language
reciting that such unit is subject to the terms of this Section. In
addition, all contracts pertaining to a conveyance of any For -
Rent Affordable Dwelling Unit, or any part thereof, during the
Affordable Term shall contain a complete and full disclosure of
the restrictions and controls established by this Section. At least
thirty (30) days prior to the conveyance of any interest in any
For -Rent Affordable Dwelling Unit during the Affordable Term,
the then -current Owner shall notify the County in writing of the
conveyance and provide the name, address and telephone number
of the potential grantee, and state that the requirements of this
Section have been satisfied.
(3) Reporting Rental Rates.
During the Affordable Term, within thirty (30) days of each rental
or lease term for each For -Rent Affordable Dwelling Unit, the
Applicant or its successor shall provide to the Housing Office a
copy of the rental or lease agreement for each such unit rented
that shows the rental rate for such unit and the term of the rental
or lease agreement. In addition, during the Affordable Term, the
Applicant or its successor shall provide to the County, if requested,
any reports, copies of rental or lease agreements, or other data
pertaining to rental rates as the County may reasonably require.
(4) Tracking.
Each subdivision plat and site plan for land within the Property
shall: i) designate the units, as applicable, that will constitute
Affordable Dwelling Units within the Project and ii) contain a
running tally of the Affordable Dwelling Units either constructed
or contributed for under this Section. The designated units
shown on each site plan shall designate 15% of the total units
shown as Affordable Dwelling Units. The 15% Affordable
Housing Requirement shall be satisfied prior to more than sixty-
five percent (65%) completion of the Project.
APPLICATION PLAN
ZMA201800018
RIVER'S EDGE
SUPPLEMENTARY REGULATIONS
Sheet 30 of 30
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
The following exhibits analyze the topographic features of the site and
have helped to inform the conceptual development plan of the site.
ZONING MAP AMENDMENT
ZMA201800018 & SP201800023
DEM
The digital elevation model (DEM) of the Rivers t
Edge property was created using Central Virginia
LIDAR data. The topography represents the existing
elevation and informs the following diagrams. The
topography is lowest along the Rivanna River and
highest in the middle of the parcel.
Value
High : 504
Low: 347
0 100 200 400 600
0
1 Feet
800
HILLSHADE
The DEM hillshade model visualizes the changing
topography on -site, showing the more extreme drop- W
offs, where steep slopes exists within the property.
�I
-4/
rk
/ ` r
1
/
Value
- High : 254
Low:8
RIVER'S EDGE
GIS ANALYSIS
Sheet 1 of 2
0
0 100 200 400 600 800
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
ZMA201800018 & SP201800023
SLOPE
The slopes analysis represents how different
elevations on -site meet one another. With
preserved steep slopes in the property, it is
essential to design development that is mindful
of these sensitive environmental features. 25%
or above slopes are considered critical slopes. �. \
r'
Value
0 0-4% W
4-10%
10-16%
- 16-23%
- 23-32%
- Feet
32-58%
0 100 200 400 600 800
ASPECT
Solar aspect analysis reveals how the sun will
illuminate the development. This analysis helps
to inform where structures and open space
should be located and how buildings and other
features on -site should be oriented.
iJ
�yy �'F
L'T'....,W i.
r
ir
RIVER'S EDGE
GIS ANALYSIS
Sheet 2 of 2
w.
Feet
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
SHIMP ENGINEERING, P.C.
Design Focused Engineering
December 16, 2019
Frank Pohl
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: ZMA2018-018 River's Edge
Request for Central Sewerage System Sec. 16-102
Dear Mr. Pohl,
In conjunction with a request to rezone TMP 32-5A and 32-5A1 (The River's Edge PRD), which would
allow a maximum of 100 dwelling units on a 32.5-acre site off Seminole Trail; the Applicant is also
requesting permission to construct a central sewerage system and central water supply system for the
dwelling units.
Location:
The central sewerage system would be located on TMP 03200-00-00-005A1 and 03200-00-00-005AO
near coordinates 38.15280,-78.41699.
Connection Numbers:
The central sewerage system would serve 100 dwelling units.
Statement of Proposal and Description:
The central sewerage system would consist of a system of sewer laterals from each dwelling which
would connect to a private gravity main that would drain into a private pump station. This pump station
would push effluent through a private sanitary force main, where it would tie into a new public sanitary
manhole just outside Rte. 29 North. From this manhole, waste will flow through a public gravity main
under Rte. 29 to an existing public manhole at the Rivanna Sewer and Water Authority pump station,
directly across from the site.
The intent of the River's Edge PRD is to create rental units under single ownership. The proposed
development is on a single parcel with no proposed subdivision. Since the parcel is surrounded by steep
slopes, floodplain, and the North Fork Rivanna River, it is impractical to extend the system to adjoining
parcels. Any potential public offsite connection to a sewer system would be highly unlikely due to these
conditions and the regulatory difficulty involving in crossing the North Fork Rivanna River. Since the
system requires a pump station and force main line, and since it only serves a single parcel, and since
future offsite public connection to any part of the sewer system on this property is unlikely, it would be
impractical to burden the Albemarle County Service Authority and its constituents with the maintenance
and operation of these facilities.
912 E. High St. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com
Granting permission of a central sewerage system will allow the Applicant to achieve one of the
project's key goals: developing independent dwelling units that are environmentally and aesthetically
sensitive, all without creating financial and managerial burdens for public utilities.
If you have any questions please do not hesitate to contact me at your convenience. I can be reached at:
keane@shimp-engineering.com or by phone at 434-299-9843.
Regards,
Keane Rucker
keane@shimp-engineering 1 (434)227-5140
Copy: justin@shimp-engineering.com
ATTACHMENTS:
Three (3) copies of preliminary plans for the central sewerage system
SHIMP ENGINEERING, P.C.
Design Focused Engineering
December 16, 2019
Frank Pohl
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: ZMA2018-018 River's Edge
Pump Station Preliminary Design
Dear Mr. Pohl,
As part of the plan requirements, we have completed a basic preliminary design for the sewer pump
stations.
Flow Calculations:
A design population of 100 2-person units has an average design flow of 100 gpd/person = 200 gpd/unit.
(SCAT regs - 9VAC25-790-460-F)
The design peak capacity of the system shall be 2.5 times this avg. design flow.
(SCAT regs - 9VAC25-790-310-D)
Avg Design Flow = 100 units x 200 gpd/units = 20,000 gpd
Peak Design Flow = 2.5 x Avg Design Flow = 50,000 gpd (34.7 gpm)
Minimum design pump rate must exceed 35 gpm to allow for the Peak Design Flow.
Basic Pump Station Design:
The pump station shall be an inline underground wet well with submersible pumps that will pump
effluent through a force main at select times when the sewage level reaches set elevations in the wet
well. The pump station will consist of a remote monitoring system that will be managed by a contracted
professional third party, a backup generator in case of loss of power, and an onsite alarm in case of
failure.
Preliminary Wet Well Sizing:
The wet well will be a 60" precast lined watertight manhole. For a wet well with 10' depth well and a
design lead pump switch "on" elevation at 4' above the invert, the well storage would reach 540 gal. of
effluent before the lead pump engaged. In this scenario, the pump would operate roughly 37 times per
day (using the avg. design flow estimate of20,000 gpd for the 100 units from above). With this basic
design, the lead pump would engage on average every 39 minutes. This cycle period minimizes potential
nuisance from the pump station by ensuring the sewage does not sit long enough to go anaerobic and
also ensures potential adverse noise impacts on future residents are mitigated through cycle frequency
management.
912 E. High St. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com
Additional Design Considerations:
The following considerations are based on previous design experience with pump stations, and the final
design shall account for these considerations.
1. Since the pump station will be handling raw sewage, pumps and force main must be capable of
passing 2" solids. Thus, the minimum force main size should be 3". A minimum scour velocity of 2
fps must be achieved within the force main.
2. To remove cumbersome maintenance requirements, submersible grinder pumps shall be used.
3. Two robust pumps shall be chosen to provide redundancy. Multiple switches shall be implemented
which will trigger first one, then both pumps when sewer levels reach critical elevations within the
wet well.
4. CCS Tracer wire shall be installed along the force main to allow for maintenance to immediately
identify the location from above ground.
5. To prevent unpleasant odors, which are mainly caused by sewage going anaerobic, a small air pump
and diffuser shall be installed for the wet well.
6. Fencing and vegetative screening shall be provided to make the pump less conspicuous for residents.
If you have any questions please do not hesitate to contact me at your convenience. I can be reached at:
justin@shimp-engineering.com or by phone at 434-227-5140.
Regards,
Keane Rucker
keane@shimp-engineering 1 (434)299-9843
Copy: justin@shimp-engineering.com
EMENT
PROJECT
PLANNING
SHIMP
ENGINEERINGa
C�
December 16, 2019
Mr. Adam Moore, P.E.
Virginia Department of Transportation
701 VDOT Way
Charlottesville, VA 22911
Regarding: River's Edge
Right Turn Warrant Analysis
Mr. Moore,
Please find enclosed a warrant analysis for the proposed River's Edge off of U.S. 29 Seminole Trail between Airport
Road and Camelot Drive. The purpose of construction at River's Edge is to build 100 multifamily units.
The following items are included with this report:
• VDOT Traffic Data
• ITE Trip Generation Summary
• Warrant Analysis Exhibit
• OTISS Trip Generation Reports
Our analysis shows that a taper is warranted for this project.
If you have any questions you may contact me at justin@shimp-engineering.com or by phone at 434-953-6116.
Best Regards,
Justin Shimp
Shimp Engineering, P.C.
The table below summarizes the 2017 VDOT traffic data for the 1.80 mile segment of U.S. 29 Seminole Trail between
Airport Road and Camelot Drive, which was used to calculate the peak hour volume (PHV) approaching for the
warrant analysis.
Table 1. VDOT traffic data summary— U.S. 29 Seminole Trail
AADT
39000
Kfactor
0.098
Dfactor
0.5328
PHV(AADT*K*D)
2036
Design Speed (mph)
55
Below is the ITE trip generation summary table that was used in combination with the direction factor of U.S. 29
Seminole Trail to determine the PHV right and left turns into the establishment. The OTISS graphs showing the
source of this information are included as Figures 2 and 3.
Table 2. ITE trip generation summary table
AM
PM
Use Description
ITE
Qty
in
out
Total
in
out
Total
Multifamily Housing
221
100
Units
9
26
35
26
17
43
Right Tu rn
4
14
Left Turn
5
12
The higher number of right turns into Rivers Edge was used in the right turn lane warrant analysis, shown in Figure 1
below.
0
x
Q
W
IL
N
W
J
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x
W
z
Z
Q
7
H
H
2
C7
2
a
PHV APPROACH TOTAL, VEHICLES PER HOUR
Appropriate Radius required at all Intersections and Entrances (Commercial or Private).
LEGEND
PHV- - Peak Hour Volume (also Design Hourly Volume equivalent)
Adiustment for Riaht Turns
If PHV is not known use formula: PHV = ADT x K x D
K = the percent of AADT occurring in the peak hour
D = the percent of traffic in the peak direction of flow
Note: An average of 11 % for K x D will suffice.
When right turn facilities are warranted, see Figure 3-1 for design criteria.
FIGURE 3-27 WARRANTS FOR RIGHT TURN TREATMENT (4-LANE HIGHWAY)
Figure 1. Warrant for right turn treatment (4-lane highway)
The figure above shows that a taper is required for the site. The right turns were taken from Table 2, and the PHV
approach total includes additional traffic that is to be generated by the site.
The following two figures display the source of the estimated trips generated by the River's Edge development.
..1
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Figure 2. OTISS trip generator A.M. peak hour
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Figure 3.OTISS trip generator P.M. peak hour
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13
SHIMP ENGINEERING, P.C.
Design Focused Engineering
Project Narrative For: SP201800023 River's Edge I SP Request for Preserved Slopes Disturbance
Parcel Description:
Tax Map 32, Parcels 5-A and 5-Al
Initial Submittal:
December 17, 2018
Revised:
September 16, 2019
Current Revision Date:
December 16, 2019
Pre-App Meeting Date:
June 18, 2018
Area
Steep Slopes — Preserved
To Be Disturbed
—16,000 sq. ft
Section 30.7.4(b)(2) of Chapter 18 of the Code of Albemarle County permits the Board of Supervisors to grant a special use permit for
land disturbing activity within preserved slopes for "private facilities such as accessways, utility lines and appurtenances, and
stormwater management facilities, not otherwise permitted by right under subsection (b)(1 xe), where the lot does not contain adequate
land area outside of the preserved slopes to locate the private facilities." In accordance with Section 30.7.4(b)(2), we, on behalf of
Rivers Edge Holdings LLC and Rivers Edge Associates LLC (collectively, the "applicant") request for the Board of Supervisors to
grant approval a special use permit for the disturbance of preserved slopes to allow for improvements to the existing driveway on the
property to be considered in conjunction with ZMA2018-00018, River's Edge, a planned residential development.
The ZMA application associated with this special use permit application petitions to rezone TMP 32-5A and TMP 32-5A 1 from Rural
Areas to a Planned Residential Development. The Comprehensive Plan designates this property as Neighborhood Density Residential
and Privately -Owned Open Space. Redevelopment on the property will require the existing driveway to be widened to ensure safe
ingress and egress to the site. The location of the proposed accessway takes into consideration the existing conditions of the site and
other environmental conditions, such as stream buffers, which are discussed in further detail below. We request 16,000 SF of
preserved slopes disturbance to allow for the construction of an adequate accessway to the property for residents, visitors, service
vehicles, and emergency vehicles.
In your review of this request, please consider the following:
1. Protection of downstream lands and waterways
The disturbance of steep slopes is purposefully designed as a no -fill, straight -cut process. The anticipated process will be an
extraction of material, to be excavated and moved to an appropriate fill place on -site, using a rock hammer to cut away the slope.
The disturbed material is expected to be mostly rock, which does not require mass earthwork and movement of dirt. The nature of
this material is not prone to mudslides and not likely subject to uncontrolled movement or run-off, as there is expected to minimal
dirt within these disturbed areas when compared to mass graded areas. Due to the type of the material that is to be disturbed, it is
not anticipated that downstream lands and waterways will be significantly impacted. The areas of disturbance will be limited to
cutting and excavating the slopes, with no mass grading of the steep slopes planned, protecting the downstream areas below. Any
land disturbance will comply with applicable Virginia DEQ and Albemarle County Water Protection Ordinance Regulations.
2. Rapid or large-scale movement of soil and rock
The proposed disturbance will strictly be a localized process in certain areas of the site, to widen the existing road and ensure safe
access to and from the site. The process aims to create a level pad at the top of the slopes and therefore we expect there will be
about I-5 feet of cut, with immediate removal of the excavated materials to another location on the site where fill is necessary, to
prevent rapid or large-scale movement of soil and rock.
3. Excessive stormwater runoff
912 E. High 5t. Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineering.com
The disturbance of the steep slopes is necessary to ensure a safe point of ingress to and egress from the site, as well as providing
adequate circulation throughout the site. These improvements are to be conducted on an existing access road. The proposed
disturbance for widening the road will be cutting into the existing slope, rather than grading and filling in earth The proposed
construction calls for improvements to the existing driveway by lowering it into the slope by 1-5 feet. This construction method is
not anticipated to increase the velocity of stormwater runoff since the slope is proposed to be cut down.
4. Protection of surface water
Protection of downstream lands and waterways and careful management of construction methods and activities to prevent rapid or
large-scale movement of soil and rock and excessive stormwater runoff will ensure protection of surface water in the immediate
area. The steep slopes disturbance is a cut process that will be extracting rock from the slopes, rather than moving or filling of
earth. Extracted material will be moved on -site in an appropriate timeframe to ensure that no rapid or large-scale movement of
rock will take place. Additionally, as a cut process around an existing accessway, it is not expected for excessive stormwater
runoff to be produced by this disturbance. Together, these factors will ensure that the disturbance will not impact surface water in
the area. Land disturbance activities regulated by Virginia DEQ and the Albemarle County Water Protection Ordinance will be
conducted in accordance with these regulations that exist to ensure responsible land disturbance and ultimately protect water
quality.
5. Character of steep slopes unchanged
Due to the cutting process of the steep slopes disturbance, the character of the steep slopes will remain relatively unchanged.
Since there is already an existing paved driveway on the site in the location where the proposed accessway is to be constructed
within the preserved slopes, the character of the slopes will remain largely the same. This existing travelway sits at the top of the
ridge, and to provide adequate width, the accessway will further cut into the ridge and be widened. Overall, the proposed
accessway improvements will not significantly change the character of the steep slopes as the existing driveway is currently
present in the locations slated for slopes disturbance.
6. Section 33.40(b)(l) —No substantial detriment
As previously stated, the disturbance of the steep slopes is localized to the areas immediately around the existing road to provide
adequate access to and from the site. Because it is anticipated that very little soil will be present in the localized areas of slopes
disturbance and that process will cut and extract rock and little soil, it is not expected for there to be rapid or large-scale
movement of rock and soil, and excessive stormwater runoff attributable to the proposed accessway improvements, and therefore
negative impacts to downstream lands and waterways, and surface water are not expected. This plan was intentionally structured
as a cut and extraction process, which we deem the most appropriate method in ensuring that the existing terrain and surrounding
environment will be respected. Though we expect that rock will consist of the majority of the material, specifically identified
enhanced erosion and sediment control measures can be implemented, such as a wire -supported sit fence. The proposed
accessway improvements will adhere to applicable stormwater runoff regulations.
7. Section 33.40(b)(2) — Character of the nearby area unchanged
The design of the disturbance intends to preserve the character of the steep slopes, as well as the character of the nearby area. As
previously stated, proposed accessway improvements within the steep slopes overlay are slated for areas where there is an
existing driveway that requires improvements for increased vehicular circulation on the site and increased safe access. Currently,
the driveway is approximately 11 feet in pavement width, and in order to provide adequate improvements to facilitate safer entry
and exit of the site, we propose the road to be widened to 20 feet with an additional shoulder width of 4 feet on both sides. The
land disturbance within the steep slopes overlay is exclusive to the proposed accessway and will not impact the character of
adjacent parcels nor the nearby area. The special use permit to disturb preserved slopes will ensure safe entry and exit for this
property and requires only 1-5 feet of cut to achieve adequate standards.
8. Section 33.40(B)(3)—Harmony
In order for redevelopment of this site to be possible, the special use permit to allow for safe access to and from the site is
necessary. Overall, the aim of this ZMA and SUP application is to establish market -rate affordable housing in a unique "nature-
ful' setting within a desirable and convenient location of the development areas.
The location of the property provides a prime opportunity. The property sits beside the UVA Research Park and the National
Ground Intelligence Center. Both are major regional employers. Currently, UVA Research Park seeks to implement an expansion
of their business park, with no plans for housing, while NGIC has many traveling and temporary employees in need of temporary
rental housing. Furthermore, the property is immediately adjacent to Route 29, a major commuter corridor, and is close to the City
of Charlottesville and Ruckersville, two employment hubs in Central Virginia. Housing that is affordable in this area would
provide a key benefit in this strategic location. Due to the nature of the property and the development vision of the applicant,
River's Edge cannot be subdivided and will be wholly rentable units.
The small footprints and pre -fabricated construction methods of the proposed units allow for the units to largely interact with the
existing topography and lay lightly on the land by utilizing pillar foundations, ultimately contributing to a development on the
property that is respectful of the natural beauty of River's Edge. The small square footage of individual structures allows for
flexibility in design and orientation of the structures in relation to the existing topography on the site, creating a more harmonious
community within the existing conditions. Development is set far back from Route 29, which maintains the forested buffer of the
Entrance Corridor.
As the adjacent property TMP 32-22K1 is under the same ownership, the applicant is simultaneously seeking a rezoning for the
neighboring property. Together, the two communities will share a greenspace network with one another, with a robust trail
network and recreational area. Please see the ZMA application for greater details. On the other side, TNT 32-513 falls under
industrial use, with the river and preserved slopes that are not to be disturbed allowing for sufficient buffer between the two sites.
The overall design of River's Edge strives to take into consideration the existing conditions around and on the site, as well as the
greater county context. In order for this development to be feasible, the accessway must disturb approximately 16,000 square feet
of steep slopes, where disturbance is localized around the existing driveway.
9. Section 33.40(B-4) — Consistency with the Comprehensive Plan
The Comprehensive Plan designates these parcels as Neighborhood Density Residential and Privately -Owned Open Space, with
the current zoning of the site as Rural Areas. The land use designation of Neighborhood Density Residential allows for 3-6 units
per acre. The developable area of River's Edge is approximately 8.62 acres, indicating a Comprehensive Plan recommendation of
approximately 26-52 units. Due to the exceptionally small footprint of these units, 100 units are proposed and the applicant has
proposed restrictions on a maximum unit size of 1,200 square feet and a maximum building footprint area of 50,000 square feet.
This property will be entirely rentable units and will not subdivided. Regardless, due to the present conditions of the accessway,
any redevelopment for Neighborhood Density Residential that would occur on the site would require accessway improvements.
Privately -owned open space is a substantial piece of the rezoning application, aimed to create opportunities for nature -based
recreation within River's Edge. As previously described, the open space and recreational areas will be shared with TMP 32-22K1
to establish interconnected communities by means of shared amenities that have ample access to enjoy the natural space around
their homes and the Rivanna River. Please refer to the ZMA application for more details on open space and recreational space
proposals.
0 100 0 100 200 300
Graphic Scale: 1"=100'
SPECIAL USE PERMIT
CONCEPT PLAN
SP201800023
RIVER'S EDGE
STEEP SLOPES DISTURBANCE
Sheet 1 of 2
Additional Notes:
1. Topographic road survey completed by Brian
Ray, Roger W. Ray & Associates, Inc. Surveying,
September 2018
2. Total disturbance of the steep slopes is
approximately 16,000 square feet
Key
Adjacent Parcels
Stream
kL Accessway
Waterway
Water Protection Ordinance Buffer
Steep Slopes: Preserved
Steep Slopes Disturance
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
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200 0 200 400 600
Graphic Scale: 1"=200'
SPECIAL USE PERMIT
CONCEPT PLAN
SP201800023
RIVER'S EDGE
STEEP SLOPES DISTURBANCE
Sheet 2 of 2
Key
— — — Adjacent Parcels
Stream
I� Accessway
I♦ Waterway
_ Water Protection Ordinance Buffer
Steep Slopes: Preserved
_ Steep Slopes Disturance
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
Revised 16 September 2019
REVISED 16 DECEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.