Loading...
HomeMy WebLinkAboutSDP202000063 Request of Modification, Variance, Waiver 2020-10-05SHIMP ENGINEERING, P.C. Design Focused Engineering October 5, 2020 Mr. Charles Rapp, Director of Planning County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: SDP Number Pending — HTC Area C, Block II (TMP 32-41J) Request for Waiver from Section 14-410(H) Block II, Road "A" & `B" — Curb & Gutter Dear Mr. Rapp, Pursuant to Section 14-410(I) of the Subdivision Ordinance of the Code of Albemarle, the Albemarle County Planning Commission may vary or except the requirements of sections 14-410(H) of the Subdivision Ordinance. The developer for HTC Area C, Block 11(TMP 32-41J) does hereby request a waiver from the requirement that streets must be constructed with curb or curb and gutter on each side of Block II, Private Road "A" and `B." Block II (TM? 32-41J) The site plan for HTC Area C, Block II proposes 60 townhome units. Lots 1-35 are proposed as rear loaded units; this design enables an active pedestrian space where front doors of private residences interact directly with shared pedestrian space along Berkmar Drive, Timberwood Boulevard, and Connor Drive. Private Road A and Private Road B are 20' urban streets that provide vehicular access to rear - loaded garages. With regard to the curb and gutter waiver request, please consider the following analysis from Section 14-410(I)(2): (i) Private Road A serve townhome lots 1-28 and 53-60 for a total of 36 lots. Private Road B serves townhome lots 29-52. The waiver only applies for townhome lots 1-35, which are externally oriented with rear -loaded garages. (ii) Private Road A is 656' in length and Private Road B is 408' in length. (iii) The proposed roads in Block II do not connect to an existing system of streets constructed to a rural street section. Private Road A provides entrances into Block II on Berkmar Drive and Conner Drive, where curb and gutter are provided at each end. Private Road B starts and terminates on Private Road A. (iv) The subdivision is not in close proximity to the boundary of the development area. (v) Both Private Road A and Private Road B terminate within the subdivision. Private Road A connects to Berkmar Drive and Conner Drive, where curb and gutter are provided at each entrance. (vi) In conjunction with the request for waiver from curb and gutter, a separate request for waiver from sidewalks is being submitted as well. Granting of these requests would further goals of the Neighborhood Model, the Places29 master plan, and the approved application plan and SHIMP ENGINEERING, P.C. Design Focused Engineering code of development, ZMA201700005 (HTC Area C), by relegating vehicular circulation internal to the block to the back door of units and prioritizing pedestrian circulation at the front door of units, while providing access to recreational areas within the block. Per the sidewalk waiver request that is concurrently being submitted, sidewalks are proposed on one side of Road A and a portion of Road B, providing access to the amenity spaces within Block II. Curbs are provided along sides of Private Road A and Private Road B where sidewalks are proposed. The proposed pedestrian connections are designed to anchor the development with clear pedestrian orientation and establish neighborhood friendly streets and paths without compromising the interconnected streets and transportation networks serving vehicular users. In conjunction with the waiver from curb and gutter, waivers for sidewalks and planting strips along Private Road A and B seek to direct pedestrian activity to the internal shared pedestrian areas and the primary streetscape that is externally oriented to connect to the broader mixed - use community in Hollymead Town Center. Mixed -use areas depend on an active streetscape that encourages movement around the blocks to destinations, such as commercial services, employment centers, and residences. The internal circulation of Private Road A and B primarily serve as vehicular access to rear -loaded garages for residents specific to Block II, whereas community multimodal activity is enabled between blocks. Please refer to the waiver request from sidewalks for further details. (vii) A rural cross-section on one side of Private Road A would direct pedestrian activity between blocks towards the Hollymead streetscape. HTC is identified as a Community Center that acts as an anchor for this area of Albemarle County. HTC features a major commercial shopping center, immediately adjacent to Block II. Providing external connectivity around Block 11 supports connectivity within this neighborhood center and features interconnected, pedestrian -oriented urban design. Curb and gutter is not needed internally along both sides of Road A and B for the purposes of helping to frame the street or for the purposes of further defining the pedestrian realm because Road A and B, despite being constructed to widths and specifications for streets, will effectively function as alleys since the townhomes are designed to have front doors along shared pedestrian space or the external road network. The pedestrian realm is clearly defined with connections surrounding the Block and internally, with connections that establish direct pedestrian axes throughout the Block. (viii) As an Urban Mixed Use designation within a Community Center, the comprehensive plan recommends single-family attached or multifamily units at 6.01-34 units/acre. Block II, with 60 townhome units, proposes a density of 15 units/acre, which is in accordance with the comprehensive plan density recommendation.