HomeMy WebLinkAboutSP201800023 Resubmittal 2019-09-16SHIMP ENGINEERING, P.C.
Design Focused Engineering
September 16, 2019
Megan Nedostup
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: ZMA2018-018 + SP2018-023 Resubmit #1
Dear Ms. Nedostup,
Please find the first 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@chimp-engineering 1 (434)227-5140
Copy: Justin@shimp-en ing eering.com
ATTACHMENTS:
Revised Application Plan
Revised Narrative
Response Letter
Revised Central Sewer Request
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
SHIMP ENGINEERING, P.C.
Design Focused Engineering
September 16, 2019
Megan Nedostup
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #1 for ZMA2018-018 & SP2018-023 River's Edge
Dear Ms. Nedostup,
Thank you for your review of the rezoning and special use permit requests for River's Edge. This letter
contains responses to County comments dated February 1, 2019. Our responses are as follows:
Zoning Map Amendment Comments
1. Responses to General Application Comments, are attached
2. Responses to Megan Nedostup & Lea Brumfield, Planning/Zoning, are attached
3. Responses to Margaret Maliszewski, Architectural Review Board, are attached
4. Responses to Frank Pohl, Engineering, are attached
5. Responses to Adam Moore (Virginia Department of Transportation), Transportation, 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 Management, are attached
Special Use Permit Comments:
1. Responses to Planning Staff, are attached
2. Responses to Frank Pohl, Engineering, are attached
Zoning Map Amendment Comments
General Application Comments
I . Che proposed density 01 t15 nlatinnml units is above the Comprehensive Plan recommendation
for density. A maximum density of 6 dwelling units per acre are recommended under the
comprehensive plan designation of Neighborhood Density Residential. Excluding the land under
the Water Protection Ordinance stream buffer, flood plain, and steep slopes, the maximum
density would equate to 50 dwelling units. Revise the application to meet the comp plan
recommendations for density.
RESPONSE: On behalf of the applicant, we propose fifty (50) size restricted primary units and
fifty (50) size restricted secondary units. The proposed primary units are restricted to a maximum
of 1,000 square feet and the secondary units are restricted to a maximum of 600 square feet. In
total, we propose a maximum of 80,000 square feet of residential living area.
If the property were to be developed with single family detached homes constructed to size
standards that are consistent with today's new construction market, approximately 2,500 square
feet, the property could have 125,000 square feet of residential living area. Additionally, each
single family detached residence could have an accessory apartment that could be up to 35% of
912 E. High St Charlottesville, VA 22902 1 434.227,5140 1 shimp-engineermg.com
the gross area of the primary residential structure. Collectively, there could be 100 dwelling units
on the property, comprised of 50 single family detached units and 50 accessory dwelling units.
We contend that the impact of 100 size restricted primary and secondary units is no greater than
the impact of 50 single family detached dwelling units and 50 accessory apartments.
The intent of a PRD is to "encourage sensitivity toward the natural characteristics of the site and
toward impact on the surrounding area in land development... [provide] for flexibility and variety
of development for residential purposes and uses ancillary thereto' (Section 19.1). The proposed
residential development will consist of size restricted units that will be constructed in a manner
that is `light' on the land. Construction techniques such as pier foundations are proposed to avoid
mass grading at the home sites. The smaller units can more seamlessly be incorporated into the
site than larger units with concrete pads and greater overall floor area.
A statement should be provided as to how the proposal specifically addresses impacts to school,
parks. transportation, and safety (police and fire).
RESPONSE: Comment received. The narrative has been revised to specifically address impacts
to schools, parks, transportation, and safety.
It k IrcoIII mended that the Currcnt resident, of tfie rental unit, he notified of the reyue;t. A
C�,
not I -
RESPONSE: Thank you for this recommendation. A meeting for existing residents has not been
scheduled to date, however it is prudent to host a neighborhood meeting prior to the application
moving forward to the Board of Supervisors. We will notify Staff of the date and time of this
meeting once it is scheduled.
Planning/Zoning
Megan Nedostup — Principal Planner
Lea Brumfield — Senior Planner
I . Many of the requirements to be shown on the application plan for PRD per Section 33.18(B) have
not been provided. Specifically, 33.18(B)(3-8) and (11-12). Provide the minimum requirements
for the application plan, including showing where the central system/pump station will be located.
<lem was only :Iiim n on the material, l�I the request for the system and should be
the rezonII
RESPONSE: The application plan has been revised to be more comprehensive in scope and more
accurately reflect requirements of the Ordinance. Please refer to sheet 7 for more details.
Show more clearly the environmental features including the flood plain, steep slopes, and water
protection buffer on the plan and not separate as shown on the "Comparative Maps" sheet. These
features should be compiled on one overall sheet together. The "Existing Conditions' sheet is not
clearly labeled and is confusing on which features are which and does not show the steep slopes.
ON erzil l the hlttn ,heel, are di MICUlt to read and interpret and the scale should be enlarged or
RESPONSE: Noted. Sheet 4 of the existing conditions has been updated to show the steep slopes,
floodplain, and water protection buffer. Additionally, the format of the sheets has been revised for
legibility. The plan remains on 11x17, but if larger sheets are required for plan review we can
reformat the application to be on 2406.
The esistin , conditions sheets does not show the basketball/asphalt play court that is on site.
RESPONSE: Noted. Sheet 4 has been updated to show the basketball/asphalt court.
912 E. High St. Charlottesville, vA 22902 1434227.5140 I Chimp-engmeenng.com
4. Conceptual grading is only shown for the entrance road, will there be additional grading needed
for the units or the road/access further into the site? If so, show the conceptual grading for the
site.
RESPONSE: The grading plan has been revised to be more comprehensive in scope. Mass
grading will be limited to roadways, where necessary, and parking areas. Grading is expected to
be limited in residential area. Please find conceptual grading for the site and road on sheets 8-13.
In,licat,,IhCIfnii,-�1riC[rio�,ctlotifilIsanaccesswayonly.
RESPONSE: A private street is proposed.
6. Accurately depict the streetlaccessway sections to show the current conditions on site and how
the grading will occur to widen the access. Additionally, address whether construction of the road
will require tnadhiL in the 100-year floodplain. This nl[Iv be addressed by showing a Plan of the
RESPONSE: The proposed road will require grading to widen the access. No grading activities
will occur in the floodplain as defined by the BFE. Additional data or mapping will be provided
during site plan review to demonstrate. Please refer to sheet 5 for land use dedications on the site.
RESPONSE: The units will be sprinkled. It is our understanding if the units are sprinkled a
second point of access may not be required.
The majority of the open space depicted on the plan is located on preserved slopes or within the
100-year floodplain. Between the two parcels, the site totals 32.52 acres of land. The plan devotes
6.12 acres to the development area, with the remainder, 26.4 acres, devoted to open space. Of this
total area devoted to green space, 23.7 acres are located on preserved slopes or within the 100-
year floodplain. Per Section 18-4.7(c)(3) of the County Code, no more than 80% of the required
minimum open space (25% of the total acreage) may be located on preserved slopes or within the
100-year floodplain. The required minimum open space is 1.62 acres. 1.79 acres is provided,
meeting the minimum.
However, sheet 4 of the Zoning Map Amendment Application Plan lists use of parcel 32-5A as
"single family." Previous discussions about this parcel noted that the single-family dwellings on
parcel 32-5A might be preserved and continued to be used as residential structures. This would
rcInm e that porl ion of the Oc from 1110 ()Hell ,p"we provided. and the min inwin open space not
RESPONSE: The brick structure, near the entrance of the property, will be preserved but will be
repurposed from a single family dwelling to an amenity space, similar to a community
"clubhouse." This amenity space will be incorporated into the open space and recreational
requirements. Minimum open space requirements for areas not on preserved slopes or within the
100-year floodplain will be met.
9. Building sites, including areas disturbed in the erection of buildings, may not encroach onto the
preserved slopes or into the floodplain. As currently depicted, the building sites are not shown.
Depict conceptual building sites to demonstrate the feasibility of the number of dwelling units on
RESPONSE: Proposed building sites and areas disturbed for development will not encroach onto
the preserved slopes or into the floodplain. We have provided a conceptual design plan to
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engmeenng.com
demonstrate how the residential development will be cognizant of sensitive environmental
features. Please refer to sheet 5 (land use) and sheet 20 (concept plan).
10. Required recreational areas per 4.16 arc not shown on the plan. Demonstrate on the plan potential
locations for a minimum of a 2,000 square foot fenced tot lot per 4.16.2. The tot lot may include
alternative play equipment, and may demonstrate "potential' locations, but the plan must
demonstrate the potential to devote 2,000 square feet to the lot in addition to the proposed
building sites.
Label on the plan the open space dedicated to satisfy the requirements of 19.6.
RESPONSE: Please refer to sheet 5 for areas dedicated to open space and a possible location for
a tot lot. During our meeting with Staff on August 29, 2019 we discussed how linear recreational
facilities along the primitive trails could be appropriate for this site, as long as at least one tot lot
is provided on the property. Linear recreational facilities, such as "fit -trail" stations, could be
sufficient for the community and take advantage of linear space along the trail network.
11. Show which, if any, of the houses currently existing will be removed or remain. Previous
discussions indicated some of the houses may remain, either for continued single family use or
for a clubhouse for the rental units. This may impact the maximum allowable density and open
RESPONSE: Please refer to sheet 7 (land use) and 8 (circulation) for the one existing structure
that will remain, and is proposed to be adapted to an amenity use for the neighborhood.
12. The Affordable Housing Policy of the Comprehensive Plan recommends that 15% of housing be
affordable. Will affordable units be provided? Please address this policy.
RESPONSE: At this time a commitment to affordable housing is not contained in the application
plan.
1 1. The Placcs29 Master Plan shows a multiple trails through these properties. One that wraps around
the properties and another multi -use trail along Route 29 frontage. Indicate whether or not a trail
will be provided, show the trail, and indicate the type of trail. Also, state whether it will be
dedicated to the County for public use. Con ently there is a note referencing paths, but it is not
clear where these paths are located or ipath proposed.
a
a*_40
93
4
us.
RESPONSE: Sheet 6 has been updated with the circulation on the site. There will be a network of
primitive trails throughout the property, which will be private. As per discussions during a
912 E. High St. Charlottesville, VA 22902 1 434.227.5140 I Chimp-engmeenng.com
meeting with staff on August 29, 2019, a trail on the north side of the parcel would be likely
inaccessible with the present steep slopes, and will not have to be provided. The existing asphalt
road will be adapted to serve as a paved pedestrian path, which will lead to a pedestrian bridge
across Flat Branch into TMP 32-22K1. The repurposing of the paved road to a pedestrian use and
the provision of the pedestrian bridge will achieve the multi -modal connectivity intent of the
multi -use path as shown on the Places29 Master Plan but will minimize, and effectively
eliminate, any extensive grading required to install a multi -use path adjacent to Route 29.
14. A forested buffer is recommended in the Places29 Master Plan at a minimum of 50' along Route
29. This is shown the Frontage Conditions Map, and detailed information is outlined in Chapter
7 Prm ide the buffer as recommended in the Plan.
RESPONSE: Comment received. Please refer to sheet 5 (land use) to find the minimum 50'
forested buffer along Route 29. The buffer is only intended to be disturbed for entrance
improvements to ensure safe access to the site.
15. The narrative states that the units will not be subdivided, but rented. How will this be
accnlni h,lied`'
RESPONSE: The property will not be subdivided. A proffer will be included with this application
plan to ensure this. Please refer to the "proffer narrative" included with this resubmittal. The
proffer narrative outlines the commitments the applicant is willing to make to provide assurance
that the property will develop as described in the application narrative and in the application plan.
We're hoping to continue to work with staff to develop the draft proffer statement prior to the
planning commission. At this time a narrative is provided so Staff is aware of the applicant's
intentions and can hopefully receive feedback regarding additional recommended proffers or
revisions to the provided commitments in the narrative.
16. Staff has concerns about the future of the property if it is rezoned and subdivision. The
road/accessway would not meet standards for a street and lots could be developed within the
buffers. A commitment should be made that a future subdivision would not be permitted due to
RESPONSE: The property will not be subdivided. A proffer will be included with this application
plan to ensure this.
17. The Natural Resources Chapter of the t:omprehensiNc Plan ha, the lollowing objective regarding
Parks and Green Systems and stream corridors as identified on the Land Use map. These
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
properties contain a large portion of Parks and Green systems that should be designated on the
plan as conservation area. In addition, the uses permitted in the conservation area should be
limited to trails, utilities if no reasonable alternative exists, stream restoration, and the access
road, as the section of this river is within an impaired segment as noted by the Natural Resources
Manager. see comments below.
Strategy 4h: Preserve existing vegetation in areas shown as Parks and Green Systems on Development
Area Master Plans.
Each Development Area Master Plan describes the importance of preserving stream corridors and other
environmentally sensitive areas. These places are especially important to biodiversity as are other
areas shown as Parks and Green Systems in the Master Plan maps. The Neighborhood Model Princi-
ples, found in the Development Areas Chapter, describe the importance of parks, recreational
amenities, and open space in creating and maintain high quality neighborhoods. Wooded areas, ri-
parian areas, and undeveloped well -vegetated land connecting these areas helps retain habitat
corridors.
RESPONSE: Comment received. Please see the land use bubble map on sheet 5 to note the
proposed conservation areas.
Architectural Review Board
Margaret Maliszewski — Chief of Planning, Resource Management
Single-family detached residences do not require ARB review. The Places 29 master plan
designates the subject parcel for "forested buffer frontage". This buffer has a 50' minimum depth
and is composed of naturally arranged trees and a dense understory of shrubs. Maintaining the
existing wooded area, and in particular its scale, character and density, would maintain an
appropriate appearance on the Entrance Corridor.
RESPONSE: The 50' forested buffer is intended to be remain and is only to be disturbed for
entrance improvements. Please refer to sheet 5 (land use) to find the minimum 50' forested buffer
along Route 29.
Engineering
Frank Pohl — County Engineer
The application does not mention that road widening will result in impacts to the 100-ft stream
buffer. Update the 'impacts on environmental features' section of the application to include the
extent of buffer impacts (sf area), justification for these impacts, and how they are allowed under
the code. If a waiver is required. please request one.
RESPONSE: The application plan has been revised to include approximate square footage of
stream buffer disturbance. Please reference sheet 19 of the application plan for stream buffer
disturbance area. The "impacts on environmental features" section of the narrative has been
revised to account for disturbance of the stream buffer.
The proposed development is intended to occur on a single lot and so stream buffer disturbance
for road improvements may be allowed per Sec. 17-604 (D.). We understand a mitigation plan
will be required prior to commencement of any roadway improvements in the stream buffer.
Transportation
Adam Moore — VDOT Area Land Use Engineer
I � if .,.. _ i , I>.- , 11 1,...,I f ...�,uc road?
RESPONSE: The proposed road will be private.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
?. Entrance onto Route 29 will have to meet the Access Management Design Standards for
Entrances and Intersections. Please sec VDOT Road Design Manual, Appendix F.
RESPONSE: Comment received. At the time of site plan review and approval, we will include
the proposed entrance design. We will reference VDOT Road Design Manual, Appendix F for
required design standards.
Albemarle County Service Authority
Richard Nelson — Civil Engineer
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 units
attached and detached as I ERC behind a master meter, July 2019.
RESPONSE: Comment received.
Fire/Rescue
Shawn Maddox —Assistant Fire Marshal
I Ruled on the number of detached family dwellings proposed a second emergency
RESPONSE: The units will be sprinkled and so a secondary emergency access may not be
required.
2. Fire Rescue does support the improvement of the existing entrance to current standards allowing
the entire site.
RESPONSE: Comment received.
Natural Resources Manager
David Hannah — Natural Resources Manager
Water quality and river health are among my biggest concerns. A long segment of the North Fork
Rivanna River is designated as impaired for recreation by Virginia DEQ (based on levels of
coliform bacteria). Water bodies are listed as impaired by DEQ when they fail to meet state water
quality standards. The section of the river adjacent to the subject property is within the impaired
segment. The impaired segment extends both downstream from the subject property and upstream
to just inside Greene County.
A long segment of the North Fork Rivanna River upstream of the subject property is impaired for
aquatic life (based on sampling of benthic macroinvertebrates). The impaired segment extends
from just inside Greene County to roughly 2000' upstream of Route 29. An unnamed tributary of
Flat Branch is also impaired for aquatic life, with Flat Branch emptying into the North Fork
Rivanna River just downstream of the subject property.
Because of water quality and river health issues in this area of the county, Virginia DEQ initiated
a Total Maximum Daily Load (TMDL) process in 2018 for the North Fork Rivanna River and
many of its tributaries.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Given the shape of the property, it is virtually "surrounded" by the North Fork Rivanna
River. Much of the property is within the Preserved Slopes and WPO Stream Buffer
overlays. Even if all rules and regulations at all levels (county, state, federal) are followed, there
will be impacts to water quality and other natural resources. According to aerial photography,
most of the property appears to be wooded. Retaining as much vegetation on the entirety of the
site as possible, particularly woody vegetation, will help minimize the impacts of development to
the natural resources.
The subject property lies within a Conservation Focus Area - the Rivanna River Corridor -
identified in the recently completed Biodiversity Action Plan for Albemarle County (see Map 4 of
the plan). The plan was endorsed by the Board of Supervisors at a work session on 7/5/18. The
map of Conservation Focus Areas is on schedule to be incorporated in the County's
Comprehensive Plan by mid -year. The Conservation Focus Areas were identified as having
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 whenever
po.;ihle.
RESPONSE: Thank you for these detailed comments about the state of the environmentally
sensitive features on and in close proximity of this site. These features contribute to the unique
opportunity to have a residential community with strong ties to the natural environment while
being located in the development areas and adjacent to a principal arterial. The project proposal
includes small residential units with ample open space and recreational facilities. Please refer to
the project narrative for a more in-depth description of the project proposal and please refer to the
proffer narrative for descriptions of the commitments the applicant intends to make to ensure the
property develops in a manner consistent with the application materials.
The residential units are proposed as size restricted, and are not to exceed to 1,000 SF. These
small footprints allow for the units to interact lightly with the sensitive topographic features on
the property. Additionally, smaller footprints allow for the units to be placed between existing
mature trees on the property which are critical for air and water quality, as well as temperature
control on the site. The project proposes minimal disturbance of the 100' WPO buffer to allow for
road widening, to allow for safe and reasonable access for future residents and when necessary,
emergency vehicles. Ample recreational opportunities will be provided on site in the form of
primitive paths. These paths will allow residents to explore the site and enjoy the unique
environmental features of the property.
The Biodiversity Action Plan was recently adopted by the Board of Supervisors and incorporated
into the Comprehensive Plan. We are receptive to any additional feedback on how this project can
achieve consistencies with this newly adopted section of the Comprehensive Plan.
Special Use Permit Comments
Planning
I . Intent of Steep Slopes Overlay District:
When evaluating the appropriateness of the proposed disturbance of preserved steep slopes in
isolation (as opposed to evaluating it in combination with other elements of the overall proposed
development), Staff has some concerns relative to the "purpose and intent" as "their disturbance
should he subject to appropriate consideration and care in their design and construction in order
to protect the integriry of the steep slope areas, protect dolvtastrearn lands and waterways from
the adverve effects of the unregulated disturbance of steep slopes, including the rapid or latge-
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
scale movement q soil and rock, or both, excessive storinivater rungf; the degradation ofsurface
hater, and to enhance and preserve the character and beauty of the steep slopes in the
development areas of the county. "
It has not been demonstrated that "appropriate consideration and care" has been given in
regards to important details such as site grading or re -grading stormwater management,
and mitigation efforts. Specifically. concern remains with regards to the protection of the
t'p,.".. i.I . .a', I .o 1 ltt'r lllnntf_
RESPONSE: The application plan has been revised to provide a more detailed conceptual grading
plan for the on -site roadway and the residential areas. We are willing to work with Staff, prior to
public hearing, to explore commitments to ensure appropriate consideration and care are given in
regards to grading, stormwater management, and mitigation efforts.
2. Additional information should be provided to articulate site -specific and project -specific
details, in order for Staff to undertake a complete evaluation of the proposal's impacts and
appropriateness. This should include information (in narrative and graphic format) to show;
describe. quantify. and/or otherwise detail the proposed disturbance of preserved steep slopes
RESPONSE: The steep slopes exhibit has been revised to show proposed disturbance. This
exhibit is included on sheet 18 of the Application Plan. The "impacts to environmental features"
section of the narrative has been revised to provide an overview of the anticipated disturbance to
environmentally sensitive features.
Grading and stonnwater management issues which will be dealt with in full detail on the
WPO/VSMP Plan may substantially affect the special use permit proposal. Provide
conceptual stormwater, see Engineering comments below.
RESPONSE: Conceptual stormwater design is now included on sheets 14-17 of the Application
Plan.
4. Provide additional information (in narrative and graphic format) to identify any/all associated
proposed practices to mitigate any disturbance of preserved steep slopes, either through
landscaping. stonnwater management best practices, low impact development, orother
natciialsoi methods.
RESPONSE: The land use table on sheet 5 outlines the permitted uses on various portions of the
property. A significant portion of the property, more than 70% will remain in open space. This
area encompasses sensitive environmental features, such as the majority of preserved slopes on
the site. The majority of areas within open space will not be disturbed, leaving intact much of the
existing vegetation. We are willing to continue working with Staff to explore mitigation measures
and low impact development alternatives prior to public hearing.
Consideration should be given to developing and submitting a "conceptual plan" document
specifically for the SP application, which could address these issues related to the proposed
disturbance of preserved steep slopes at the same level and detail as a site plan, landscape
plan, or WPO plan, but which would be evaluated separately from the rezoning application
plan.
RESPONSE: Further detail about grading is included in the Application Plan and additionally, a
more detailed conceptual plan is included in the Application Plan.
Engineering
Frank Pohl — County Engineer
912 E. High Sr. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Applicant has not submitted a waiver request narrative as required in 184.2.5,a.1. How will the
following be addressed: rapid and/or large-scale movement of soil and rock, excessive
stonnwater run-off, siltation of natural and man-made bodies of water, loss of aesthetic resources,
and, in the event of septic system failure, a greater travel distance of septic effluent (collectively
referred to as the "public health. safety, and welfare factors") that might otherwise result from the
RESPONSE: It is our understanding a waiver may not be applicable to the disturbance of slopes,
as we have applied for a special use permit request for this disturbance. We are open to
considering any conditions Staff may propose to assure any impacts from slopes disturbance are
adequately mitigated. Alternatively, we are willing to propose language for conditions, if that is
Staff's desire.
Provide accurate profile and cross sections of proposed road improvements at 50-ft intervals,
including proposed tie-in grading and cut/fill. The existing driveway is narrow and side slopes are
very steep (up to what appears to be 70% based on County GIS). Cross sections provided on
Sheet 7 are somewhat deceiving as they do not accurately reflect existing conditions. Please show
RESPONSE: Comment received. Please refer to sheets 9-13 and 18 for detailed grading of the
slopes, as well as the areas of disturbance.
Conceptual stormwater management facihties are not shown on the application as required by the
P,mw Chzckhst. pl _.�- '_�I.. I. I i�'p.t ii i1: C!� L 'I1II1111 CVV Al t lI iti",
RESPONSE: Please see sheets 14-17 of the application plan for locations of conceptual SWM
facilities.
If you have any questions or concerns about these revisions, please feel free to contact me at
Kelsevna,shiinp-engineering.com or by phone at 434-227-5140.
Regards,
Kelsey Schlein
Planner
Shimp Engineering, P.C.
912 E. High St. Charlottesville, VA 229021 434.227.5140 1 Shimp-engineering.com
SHIMP ENGINEERING, P.C.
Design Focused Engineering
ZMA2018-018 & SP2018-023 River's Edge
Application Narrative
Submitted: December 17, 2018
Revised: September 16, 2019
Property Overview:
ACREAGE
EXISTING
COMP PLAN
ZONING
DESIGNATION
Parcel5A
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 fifty (50)
primary residential units limited to a maximum of 1,000 square feet and fifty (50) secondary residential units
limited to a maximum of 600 square feet for a total of 80,000 square feet of interior residential living area.
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, and triplex 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.
Consistency with the Comprehensive Plan:
912 E. High Sr. Charlottesville, VA 229021434.227.5140 1 shimp-engineeing.wrn
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, 10'' Edition estimates 56 AM peak hour trips and 67 PM peak hour trips from
the development. A total of 715 weekday trips is estimated from this development using ITE code 220
(multifamily housing, low-rise).
Schools
The property lies within the Baker -Butler Elementary School district, Sutherland Middle School district, and
Albemarle High School district. The impact on the school system from this development will determine by
the type of homes built on the property. For example, the proposed small, pre -fabricated housing will be
marketed towards childless households like seniors and young professionals, having minimal impact on the
County school system. Albemarle County currently has 21,738 residents under the age of 18 (American
Community Survey). With 40,000 households in the County, there are approximately .54 children per
household in Albemarle County. River's Edge could provide a maximum of 100 units on this property and,
following the ACS approximations, there could potentially be 54 additional puppies in Albemarle County
Public Schools. Due to the small footprint of these units, these homes will primarily consist of 1-bedrooms
with a few 2-bedroom units. With this type of development, there are typically far fewer children than there
are in a traditional single family detached home, therefore, 54 additional students is likely not an accurate
estimate for this type of development. As these 1-bedroom and 2-bedroom units could be synonymous with
multi -family housing, it is more accurate to estimate that the number of children per household is closer to .15
children per household. Through this estimate, the approximate number of pupils living in this development
would be 15. Moreover, nearly 25% of Albemarle County children, ages 5-17, attend private schools2. In
conservatively estimating that 12.5% of pupils living in River's Edge will attend private schools, then the
number of students added into the Albemarle County Public School system is reduced to 13.
'Table "DP05" ACS Demographic and Housing Estimates. U.S. Census Bureau, 2013-2017 American Community Survey 5-Year
Estimates
1 Table "DP05" ACS Demographic and Housing Estimates, U.S. Census Bureau, 2013-2017 American Community Survey 5-Year
Estimates
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;. As the proposed development is
more similar to multifamily household characteristics 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 for ZMA2018-00018 would like to proffer development conditions for the purposes of ensuring
development on the property is consistent with descriptions provided in the application narrative and provided
in discussions about development concepts with County Staff. We would like the opportunity to continue to
work with Staff to incorporate these commitments into the application in either the application plan or a draft
proffer statement, prior to the plan moving to the Planning Commission. This "proffer narrative" includes the
3 Table "S2501" Occupancy Characteristics. U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates
scope of commitments the applicant intends to adhere to if the property is granted rezoning approval by the
Albemarle County Board of Supervisors. The proposed commitments are as follows:
Buildings + Construction
• Maximum of 100 residential twits: 50 "primary" units with a maximum square footage of 1,000 square
feet and 50 "secondary" units with a maximum square footage of 600 square feet
• The number of secondary units may not exceed the number of primary units
• Mass grading limited to point of site ingress/egress, internal roadways, and parking areas
• Adherence to sensitive environmental building construction (i.e. pier foundations)
Recreational Requirements
• Provision of adequate recreational areas for not only parcels 32-5A and 32-5AI, but also for 32-22K1
• Construction of pedestrian bridge across Flat Branch in approximate location as shown on the
Application Plan
• Repurposing of portion of existing vehicle access way to pedestrian path
• Provision of public access easement from site entrance to and across pedestrian bridge
44
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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
CRITICAL 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.
FLOODZONE
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: RI - Residential
COMPREHENSIVE PLAN: Neighborhood Density
Residential & Private Open Space
PROPOSED: Residential
ZONING
EXISTING: Rural Areas
OVERLAY: Airport Impact Area, Entrance Corridor, 100-
Year Floodplain, Steep Slopes- Managed & Preserved
PROPOSED: Planned Residential Development (PRD)
PROPOSED UNITS
50 primary units + 50 secondary units.
Gross density of 3 units/acre, net density of 11.6 units/acre.
OPEN SPACE
Open space area shall be provided in accordance with Sec.
4.7 of the Albemarle County Zoning.
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 & SP201800023
RIVER'S EDGE
SITE & ZMA DETAILS
Sheet 2 of 23
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
' t APPLICATION PLAN
----------------------------------'--------------•----------------------------- ZMA2018000185SP201800023
----------------
♦
♦
r♦
t
1
TMP 32-22K
Neighborhood Investments - NP LLC
Zone: Rural Areas
Use: Vacant Residential
♦
♦
-
---=---- - - - - --
TMP 32-22K1
Incheon Holdings LLC
Zone: Rural Areas
- Use: Vacant Residential
t
t
t
t
t
t
t
TMP 33-15
Next Generation LLC
Zone: Rural Areas
Use: Vacant Residential
TMP 32-5A
:rs Edge Holdings
Zone: Rural Area:
Use: Single Famill
225 0 225 450 675
Graphic Scale: 1"= 225'
RIVER'S EDGE
--------------------------------------------------------------
-----EXISTING CONDITIONS
TMP32-5F Sheet 3 of 23
t Seraphic Holdings LLC ,
Zone: Light Industrial .
Use: Distribution Warehouse I
TMP 32-5E f TMP 32-5
TMP 32-5B Chun LLC t Past Generation LLt
Seminole North LLC t Zone: Heavy Industrial t , Zone: Rural Areas
Zone: Light Industrial ' Use: Vacant Industrial t .Use: Vacant Residenti
Use: Storage Warehouse
t i .
t t .
' t t t ♦
t
TMP 32-5Dt1�
Albemarle County Service Authority
Zone: Light Industrial
t
t t
Use: Government Building
t t .
' t ' ♦t
♦ TMP 32-SCl
- t ' ♦ United States of America
TMP 32-51) C/O US Arm ATTN: Real
Albemarle County Service Authority Estate Division
Zone: Light Industrial Zone: Light Industrial
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 £r 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
APPLICATION PLAN
�.a°°-°mom°- . ° —
�� a D _ �e /--------------------- -----�-------------1- ----r' ZMA2018000185SP201800023
°o 000 Q, Ivoc _.,'> °. oc \ 0000° 1 \ 1 1
o.aa .' m a I a' FEM,ABF 392 e°e° 1 1 RIVER'S EDGE
rD <,
j EXISTING CONDITIONS
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ea 1 1pp° old. ; , or. a°I. , 1 °�° 1 Sheet 4 of 23
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\ \ — °.` �;i a a / / °: e Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
200 0 200 400 600
project: 15.064
Graphic Scale: V= 200' S H I M P ENGINEERING, P. C.
-7
'
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Graphic Scale: V= 200'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 & SP201800023
RIVER'S EDGE
LAND USE CATEGORIES
Sheet 5 of 23
LEGEND
LAND USE
PROHIBITED USES
PERMITTED USES
Travel ways, ingress/egress,
Residential buildings
landscaping, utilit
Reservation*
along with other 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,
reasonably located outside of
residential buildings
open pace a ), andprimitive
buildings - e below)
50' Forest Buffer
Residential buildings,
parking
Travel ways, ingress/egress, for
grading and disturbance
"Right-of-way 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, such as picnic pavilions, may be constructed within
the portion of the open space area that is outside of the iloodplain, stream buffers, and
preserved slopes. The maximum number of sites for primitive buildings 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 development and are not intended for use on a daily
basis.
Key
Stream
Waterway
100-Year Floodplain
Critical Slopes: Preserved
Critical Slopes: Managed
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
♦■■, • �
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200 0 200 400 600
Graphic Scale: V= 200'
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 & SP201800023
RIVER'S EDGE
PROPOSED CIRCULATION
Sheet 6 of 23
Key
• 1• Public Access Pedestrian Path
i Pedestrian
■ ■ ■ ■ ■ ■ Vehicular Circulation ln
Primitive Trail (Internal Network)
Stream
Waterway
0 100-Year Floodplain
0 Travelway
Pedestrian Circulation
_ Paved Pedestrian Path
o ° o ° Critical Slopes: Preserved
0 Critical Slopes: Managed
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
/ 1 ° °m.P� a p ° rpPc mm e°-'i°•.w'P -'fm my'.v - - - . . - - - - -� - m '- - - - - - - - - - - - - - - - - - - -
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ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 & SP201800023
RIVER'S EDGE
CONCEPTUAL SEWER
Sheet 7 of 23
Key
Stream
Waterway
0 100-Year Floodplain
Travelway
® Pedestrian Circulation
_ Paved Pedestrian Path
Critical Slopes: Preserved
0 Critical Slopes: Managed
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
`V 0 _� _-0---�---qF- lNr PAVENDMMT
d A ICATICR PLAN
gMA201'890018 & 02018043
9---7-110 -4---411'- 4 ` ---� �, .q1 of
`- !t_ -d --$ - �b . \' \ RIVER'S EDGE
- - 14�5 - - r- -� p d �' /�\b!+` � CONCEPTUAL GRADING
MINING WALE,'. a1i ` D - 0 - \
\ �1 _ Q `O- Q Sheet 8 of 23
•�RETAININ ALL \
REWNING WALL,,
r AN
0-0� `
i a
BW 400
50 0 50 100 150
Graphic Scale: V= 100'
`fW 406
BW 398
I
TN 406
BW 398
AINING WALL
\I
I
TMP(s) 32-5A 32-01
40
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
APPLICATION PLAN
319 _ _ _ _ ; y Vi O rJ _ FJ C ZMA201800018 5 SP201800023
1 r I — ( -- y
a _ _ �_ NE o_ _ _ , RIVER'S EDGE
o 1� 1� ; _
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- O .3 C- - o
40 so
0 0° 0 �.
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O c. Q S Q / ROAD GRADING +PROFILE
- ., Sheer 9 of 23
1W V I V 11 \ 10 d d , Additional Notes:
401
Q ` 0 I , \ A O O � _ 1. Topographic road survey completed by Brian Ray,
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— — — GIS Parcel Boundary
Stream
J Q Waterway
0 I I\\ / a O Q _ 0 100-Year Floodplain
1 Ijj a 1 0 Driveway
I ) \ 7 40 0 1 r� Critical Slopes: Preserved
10 TMP(s) 32-5A ?1 32-5A1
w w \ .-.
50 0 50 100 150
Graphic Scale: V= 50'
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
I \ / / O y I r. O ZONING MAP AMENDMENT
.3 "oo / , APPLICATION PLAN
1 \ / Q Q 0 •' ' C ZMA201800018 & SP201800023
In ♦ ` t RIVER'S EDGE
\ ) ♦ i ROAD GRADING + PROFILE
\ O L. ♦ •� O Sheet 10 of 23
C•
o Additional Notes:
� � ♦ 1. Topographic road survey completed by Brian Ray,
00 �_ ♦ �I Roger W. Ray & Associates, Inc. Surveying, September
Q 0 2018
00 00
<j _
o
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50 0 50 100 150
Graphic Scale: 1"= 50'
Key
GIS Parcel Boundary
Stream
Waterway
100-Year Floodplain
Driveway
Critical Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
♦ x — ZONING MAP AMENDMENT
♦ rJ APPLICATION PLAN
♦ Q '� ZMA201800018 & SP201800023
♦ o o L RIVER'S EDGE
ROAD GRADING + PROFILE
♦ d a o Sheet 11 of 23
D� ♦ Dap o Oo p
o Additional Notes:
_ Q 1. Topographic road survey completed by Brian Ray,
Roger W. Ray & Associates, Inc. Surveying, September
ID 0 O Q v 2018
a lop .. 0 o
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w
so so on
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0 0 - \ \ w •� Q Q r ° CIS Parcel Boundary
0 4 d a 4 -- o 0 0
d d O d� �\ '�\ 3+�0 `\' O p p — Stream
Q o o O \\Q \ \ \ \\ ,.�\\ —'A �' . a \ o Waterway
a a a v� v v Y v v�� 100-Year Floodplain
o � ° 4 � d � � \ \ \ � � \ Driveway
° 0 Critical Slopes: Preserved
1 o 0 0 0 O �\ TMP(s) 32 5A & 32 5A1
Al n_ e_ e o a_ e d
50 0 50 100 150
Graphic Scale: 1"= 50'
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
`1F 0 _� _-0---�---qF- I%t PAVENDMMT
Q A ICATICIR PLAN
, 41MA20190018 & 02018043
10-
RIVER'S EDGE
000
CONCEPTUAL STORMWATER
12' OCAINING WALIIL% a1i ` D -
6 - •7 C3 \ i1 Sheet 14 of 23
-- X�-�
_ RETAININ ALL \
x' TW 406
RE-WNING WALL
3- AN
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x3e
i
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. BYA / _ x2EP
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- TW 418
t0^
—'— off' , !o
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I�
50 0 50 100 150
Graphic Scale: V= 100'
BW 400
Key
0 100-Year Floodplain
Critical Slopes: Preserved
0 Critical Slopes: Managed
W 398 '\RETAINING WALL
I _ \
xo2F
I_ I
Storm drain inlet
J
/ I
/
Discharge to open space
with engineered level
spreader I
TMP(s) 32-5A 32-01
40
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
o APPLICATION PLAN
3 f- _ _ _ - (� O rJ �J C ZMA201800018 5 SP201800023
o O-o_ _ �„ - -- _ . RIVER'S EDGE
r' (j Q CONCEPTUAL STORMWATER
O C O Q C S Sheer 15 of 23
\\ v ► 1 I r
Additional Notes:
�,
i
� V � /� � ' (li / \ � O /q � O ] 1. Topographic road survey completed by Brian Ray,
Y V R R &A I S S b
A
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Waterway
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Critical Slopes: Preserved
I 1\16 `, / i p
00
w \ \ / / 0 o •� � � TMP(s) 32-5A 32-5A1
50 0 50 100 150
Graphic Scale: V= 50'
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
APPLICATION PLAN
/ / Q 0 •' ' O - ZMA201800018 & SP201800023
♦ RIVERS EDGE
a Storm ddraininIJ- In ♦ Q y ' CONCEPTUAL STORMWATER
1 \ \ O L. ♦ *0 �, Sheet 16 of 23
d \�\ p c ♦ Q
\ \ \ I I oo \ Q ro Additional Notes:
1 , 1 1 , ♦♦ 1. Topographic road survey completed by Brian Ray,
1 �_ / f ♦ O Roger W. Ray & Associates, Inc. Surveying, September
2018
�/-� ♦ 7
rrll a �• _ ♦ a t
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a 93 a O W a o O �
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��, �94. 0 O Q �• 0 94
50 0 50 100 150
Graphic Scale: V= 50'
Key
GIS Parcel Boundary
Stream
Waterway
0 100-Year Floodplain
0 Driveway
Critical Slopes: Preserved
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
♦ x - ZONING MAP AMENDMENT
♦ rJ APPLICATION PLAN
♦ Q '� ZMA201800018 & SP201800023
♦ o o RIVER'S EDGE
CONCEPTUAL STORMWATER
♦ d a 10 N o Sheet 17 of 23
` , Q 0 Additional Notes:
_ Q 1. Topographic road survey completed by Brian Ray,
\ ` , - Roger W. Ray & Associates, Inc. Surveying, September
Q 00 ° IDQ v 2018
a lop -a-` c- `♦ a O Q a O A 4 0
\ .7 w
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ow
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ainto open space 0 \ � � � \�
a O O O 10
\� �.� TMP(s) 32-5A & 32-5A1
50 0 50 100 150
Graphic Scale: 1"= 50'
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
,
I �
,
I ,
1 ,
I ,
i
,
,
,
100 0 100 200 300
Graphic Scale: 1"=100'
I V
r�
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 Er SP201800023
RIVER'S EDGE
STEEP SLOPES DISTURBANCE
Sheer 18 of 23
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
Road
_ Waterway
_ Water Protection Ordinance Buffer
Critical Slopes: Preserved
_ Steep Slopes Disturance
TMP(s) 32-5A £r 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
-a a 0
3 ',
,_ - 0--3 -i-d'mr--' ------------------------- ZONING MAP AMENDMENT
' `' ' "
0 0 0,
v a 0 0 o Q
u o o° a° i c ^ o APPLICATION PLAN
a 0 a
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Qo,
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e ♦ `, ,
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0 C I o ° Sheet 19 of 23
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D a a C. �* a o ' C. 0 ' c• o ' c• 0 0
100 0 100 200 300
Graphic Scale: 1"=100'
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 21,800 square feet
Key
Adjacent Parcels
Stream
E Road
Waterway
_ Water Protection Ordinance Buffer
Critical Slopes: Preserved
Stream Buffer Disturance
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
ZONING MAP AMENDMENT
°::a •:-° s ° � = �.•, w APPLICATION PLAN
:.
2 1 2 2 ZMA 0 800018 & SP 018000 3
P
4ve ae:�e�ee•e
t
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R
RI
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.�.., TS' I �- ' : •..aeib�''.e .:. •'••• •iT pE;rgRIN��Wpt{
• ° , IMM
•
PLANTED TRE P �•O -
° °, A,'1 e"e ,� \ I t - \. <y '• 2.8EDR00M UNIT
PRE EGZRP�C$ - \ I 4'RETAINING WALL
•7�iRQi�"(@' • \ \ - III \ 1 ••♦
°•=0�0. •° ••°,as - 8'REfA1NING WALL
I
f
I
- TOPlBOTYOM DUPLEX STYLE
K � I
FEMA BFE 388'
• - o
a •s•
: y.ie�e > •s \ ___ -- :mod / /
a ` TMP(sJ.-j *h 5Al
SubmitJ�CE f1ep�cember2018
REVISED 16 SEPTEMBER 2019
60 0 60 120 180
project: 15.064
Graphic Scale: 1"=60' SHIMP ENGINEERING, P.C.
Existing grade
Existing trees to be
preserved where possible
Planted trees
ining wall
440 - - - - - - - - - - - - - - - - - - - -
420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - —
Planted trees
fining wall
400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 Er SP201800023
RIVER'S EDGE
SITE SECTION A -A'
Sheet 21 of 23
8' retaining wall
.. F' bottom
duplex
TMP(s) 32-5A £r 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
40 0 40 80 120
project: 15.064
Graphic Scale: 1"=40' S H I M P ENGINEERING, P. C.
B
Existing trees to be
preserved where possible
Existing grade
Planted trees
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 & SP201800023
RIVER'S EDGE
SITE SECTION B-B'
Sheet 22 of 23
i 440- - - - - - - - - - - - - - - - - - - - - - � 8' retaining wall
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
8' retaining wall
I a
420- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
400- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
25 0 25 50 75
Graphic Scale: 1 °=25'
Top/bottom
duplex
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
RURAL STREET SECTION
SHOULI
VARIABLE WI
4' GRADE
0 5 10 15
Graphic Scale: 1"=5'
EXISTING
RIVER'S EDGE ROAD
12'
PAVED ROAD
VARIABLE WIDTH
TYPICAL STREET SEC110N
INTERNAL ROAD NETWORK
r
C:l :►a
28'
ULDER
IABLE WIDTH
Note: waivers from urban street section may be pursued at site plan
HOULDER
ZONING MAP AMENDMENT
APPLICATION PLAN
ZMA201800018 Er SP201800023
RIVER'S EDGE
STREET SECTION
Sheer 23 of 23
TMP(s) 32-5A £r 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 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.
DEM
The digital elevation model (DEM) of the River's
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.
0 100 200 400 600
HILLSHADE
The DEM hillshade model visualizes the changing
topography on -site, showing the more extreme drop-
offs, where steep slopes exists within the property.
Value
High : 2
Low: 8
�6
0 100 200 400 600
ZONING MAP AMENDMENT
ZMA201800018 & SP201800023
RIVER'S EDGE
GIS ANALYSIS
Sheet 1 of 2
e
I Feel
800
TMP(s) 32-5A & 32-5A1
Submitted 17 December 2018
REVISED 16 SEPTEMBER 2019
project: 15.064
SHIMP ENGINEERING, P.C.
%i]10
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 z
of these sensitive environmental features. 25%
or above slopes are considered critical slopes.
Value
� o-a°r°
4 10%
10-16%
- 16-23%
- 23-32%
- Feet
32-58%
0 100 200 400 600 800
ZONING MAP AMENDMENT
ZMA201800018 & SP201800023
RIVER'S EDGE
GIS ANALYSIS
Sheet 2 of 2
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.
r � �
• r
3`
E r Vol,
°
SE a e ..
-w
Feet
tW "' • , 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.
SHIMP ENGINEERING, P.C.
Design Focused Engineering
Mr. Frank Pohl, County Engineer
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
Revised: September 16, 2019
Initially Submitted: December 27, 2018
RE: TMP 32-5A and TMP 32-5A1- River's Edge
Request for Central Sewerage System and Central Water Supply System
Dear Mr. Pohl,
In conjunction with a request to rezone Parcels 5A and 5A I (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 for the dwelling units. The
central sewerage system would consist of a system of sewer laterals, collecting waste from the
dwellings; a gravity collector system, flowing to a pump station; and a force main sanitary line,
carrying waste to a manhole along Route 29 North. The manhole would provide gravity flow under
Route 29, to a collection station, operated by the Rivanna Sewer and Water Authority, located
directly across from the site. The central water supply system would utilize a single meter,
provided by the Albemarle County Service Authority, to bring water from the Route 29 to serve
the proposed dwelling units along with a system of fire hydrants as may be required for the
proposed development.
The intent of the River's Edge PRD is to create rental units (a maximum of 100) under single
ownership; and Section 16-102 of the County Wastewater and Water System Ordinance requires
approval by the Board of Supervisors for a system designed to serve three (3) or more connections.
The proposed development is within the jurisdictional area of the Albemarle County Service
Authority for both sewer and water, and while the development plan proposes just one metered
connection to the ACSA sewer and water system; as many as one hundred (100) individual
buildings could be served by the single meter. It is our understanding that this would require the
approval of a private system for both sewerage treatment and water supply.
The proposed development is on a single parcel (with no proposed subdivision) that is surrounded
by steep slopes, floodplain, and the North Fork Rivanna River; making it impractical to extend the
system to adjoining parcels. Additionally, the system requires a pump station and force main line
for the single parcel and it would be impractical to burden the service authority with the
maintenance and operation of these facilities to serve a single meter.
912 E. High Sr. Charlottesville, VA 229021434.227.5140 1 shimp-engineering.com
Granting permission of a central sewerage system and central water supply system will allow the
Applicant to meet a goal for the project of developing independent dwelling units that are
environmentally and aesthetically sensitive without providing management and financial burdens
on public utilities. If you have any questions please do not hesitate to contact me at your
convenience. I can be reached at: justinashimp-engineering com or by phone at 434-227-5140.
Regards,
Justin Shimp
(434)227-5140
FOR OFFICE USE ONLY SP #
Fee Amount $ Date Paid By who? Receipt # Ck# Bv:
Resubmittal of information for
Special Use Permit 0
PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP2018-023
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
it lwv's
September 16, 2019
Date
227-5140
the phone
t d,bwvY)\1 'bj @ �11rxa,; tc�M
FEES to be naid after annlication
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 (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$53S
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 fro BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
1$1,075
RECEIVED
SEP 16 2010
COMMUNITY
DEVELOPMENT
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 9724126
Revised 11122015 Page I of 1
FOR OFFICE USE ONLY SP p
Fee Amount $ Dam Paid By who? Receipt # Ckg By:
a
Resubmittal of information forZoningMap Amendment
PROJECT NUMBER THAT HAS BEEN ASSIGNED: ZMA2018-018
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
_ CI J
Piint Name)
t!
FEES that may apply:
September 16, 2019
Date
434-227-5140
Daytime phone number of Signatory
�Z,tiAk.Y`S �c�, CAYt-t'0'tCh"'.
cAbc w1!b4 @ �Ma�, (WW)
/47,91 2p11
❑
Deferral of scheduled public hearing at applicant's request
$194
Resubmittal fees for original Zoning Map Amendment fee of $2,688
id
First resubmission
FREE
❑
Each additional resubMiSSiOn (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$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 mailing or delivering up to fifty (50) notices $215 + actual cost of first-class postage
Preparing and mailing or delivering each notice after fifty (50) S 1.08 for each additional notice + actual
cost of first-class postage
➢ Legal advertisement (published twice in the newspaper for each public hearing) Actual cost
(averages between $150 and $250)
RECEIVED
SEP 1 6 NIB
County of Albemarle Department of Community Develo ,� MMUNITY
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-583� "AOftTl26
Revised 11'02, 2015 Page I of 1