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HomeMy WebLinkAboutSDP202000063 Correspondence 2020-10-05 (15)SHIMP 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 14-422(D) Block 1I, Road "A" & `B" — Planting Strips Dear Mr. Rapp, Pursuant to Section 14-422(F), the Albemarle County Planning Commission may vary or except the requirements of sections 14-422(D) of the Subdivision Ordinance. The developer for HTC Area C, Block II (TMP 32-41 J) requests a waiver from the requirement that the planting strip must be located between the curb and the sidewalk. The site plan for HTC Area C proposes 60 townhome units in Block II. Block II has two 20' urban section roads that provide vehicular access to rear -loaded garages for lots 1-35. With regard to the planting strip waiver request, please consider the following analysis from Section 14-422(F)(2): (i) A variation or exception to allow a rural cross-section has not been granted however a waiver from curb and gutter requirements is submitted in conjunction with this request. (ii) A sidewalk waiver request and a curb & gutter waiver request are included with this request. (iii) The changed location of the planting strip within Blocks II does not contradict goals of the comprehensive plan, the neighborhood model, the Places29 master plan, or the approved ZMA201700005 (HTC Area C) associated with these blocks. The intent of the landscape strip is to achieve a more urban streetscape and to provide pedestrian comfort along sidewalks and walkways. As a sidewalk waiver request has been submitted with this waiver, sidewalks are only proposed on one side of Block II, Private Road A and a portion of Private Road B (see Exhibit A), therefore, the planting strip's location cannot be set between the sidewalk and curb. Allowing this waiver for the planting strip location along Block II, Private Road A and B does not detract from such goals of connectivity and street presence, as the emphasis of an urban street section is externally oriented around Block II rather than internally oriented within these blocks. (iv) Waiving the requirement would enable different principles of the neighborhood model to be more fully achieved. Planting strips located beside pedestrian walkways provide a more inviting streetscape. Planting strips and landscape foster pedestrian comfort and safety, while providing pockets of open space within the impervious surroundings. The intent behind the planting strip requirement of the subdivision ordinance is to encourage pedestrian use and create a more urban street section. When taken into consideration with the goals of the SHIMP ENGINEERING, P.C. Design Focused Engineering neighborhood model, the Places29 master plan and the approved ZMA201700005, primary pedestrian circulation should be guided around these blocks, where street activity will predominately take place in this county -identified Center. The main function of the private roads proposed in Blocks II is to provide vehicular access to the rear -loaded garages, rather than contribute multimodal connections within HTC. A waiver for the sidewalks along the internal roads of Block II is simultaneously being requested as sidewalks on each side of Private Road "A" and a portion of Private Road `B" are not needed, as they do not necessarily contribute to the overall goals of connectivity and urban design put forth by the neighborhood model, the master plan and the approved rezoning. Please refer to the sidewalk waiver for further details. In accordance with this request, planting strips would not be able to be located beside sidewalks along the internal private roads, however, they will still be included to provide pockets of greenspace between residents' driveways.