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HomeMy WebLinkAboutSDP202000063 Correspondence 2020-10-05 (17)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(B) Block II, Road "A" and "B" Dear Mr. Rapp, Pursuant to Section 14-422(E), the Albemarle County Planning Commission may vary or except the requirements of sections 14-422 of the Subdivision Ordinance. The developer for HTC Area C, Block II (TMP 32-41J) requests a waiver from the requirements of Section 14-422(A) which requires that the internal new streets in Block II include sidewalks on both sides of the new streets. The site plan for HTC Block II proposes 60 townhome units. A portion of units with access off of Private Road A and Private Road B are externally oriented towards the existing street network surrounding the block; these units feature rear -loaded garages and a ribbon curb. Where townhomes are internally oriented, sidewalks are provided. Private Road A and B are 20' urban section streets that are designed to primarily serve internal vehicular circulation throughout the site. Primary pedestrian access is intentionally outward facing to engage the existing street network, to provide convenient pedestrian access between blocks, and to support the mixed -use streetscape vision put forth by the approved ZMA201700005 for Hollymead Town Center, Area C. With regard to the sidewalk waiver request, please consider the following analysis from Section 14-422(E)(2): (i) A variation or exception to allow a rural cross-section has not been granted, but a waiver from curb and gutter requirements is submitted in conjunction with this sidewalk waiver request. (ii) A surface other than concrete is not proposed; this request is for a waiver from requirements to provide sidewalks on both sides of Private Road A and B. (iii) Environmental constraints are not a factor in this waiver request as there are no environmentally sensitive features on the site. (iv) The sidewalks shown provide reasonable access within the development and reasonable access to adjoining neighborhoods and streets. Please refer to Exhibit A to see existing and proposed pedestrian networks. Block II is zoned PDMC, which encourages urban design that is pedestrian -oriented and interconnected. The Code of Development approved with ZMA201700005 (HTC Area C) envisions a lively mixed -use area, where building and street design orients the community towards the streetscape and amenity areas around HTC. 912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com Likewise, the intent of Block II's design is to feature some amenity -oriented lots. Lots 1-35 face the existing street network and enhance the overall streetscape of Hollymead Town Center by establishing a design where front doors face the existing street network, relegated parking in the rear, and amenity spaces between Lots 11 and 12 and Lots 28 and 29. Proposed sidewalks connect to existing walkways to support the primary streetscape activity on these main streets that run through Hollymead Town Center. The internal block consisting of lots 46-60 propose amenity space on each side of the block. Sidewalks are provided along the units surrounding the centralized greenspace to facilitate pedestrian movement, but are not needed along both sides of Private Road A and B as they would not enhance connections to the overall existing/future pedestrian system of HTC; the purpose of the internal roads of Block II is to allow for vehicular access into the rear -loaded garages. Pedestrians are instead guided to the active streetscape along the block's perimeter, as intended by approved ZMA201700005 and have adequate access to residences and amenity spaces within the block. (v) Residents of Block II and Area C overall would be better served by sidewalks that are on the primary access roads of Area C, to provide the proposed streetscape activity that supports a mixed -use urban area. The internal pedestrian connections provided through the proposed amenity space provide a public benefit by drawing pedestrians into these proposed greenspace areas. (vi) Because the internal roads of Block II would only serve the residents of Block II, it is unnecessary to provide for sidewalks on both sides of Road A and B, along the rear of the structures, when they are proposed externally along the frontage of such structures and through shared amenity spaces located within the Block. Traffic through the internal roads would likely be at low -speed, allowing for pedestrians to safely travel to recreation areas within the block, or to the externally -oriented sidewalks. (vii) The sidewalks would be privately maintained. (viii) The waiver promotes the goals of the comprehensive plan, as Urban Mixed Use (in Centers). Hollymead Town Center is recognized by the comprehensive plan as a Community Center. Centers, generally, are anchors of the community. Centers should have strong multimodal connectivity, building and street design of human scale, and accessible open space, while providing housing, employment, and services. Block II is immediately adjacent to a major commercial shopping center in Albemarle County. By providing sidewalks on the perimeter of the block, pedestrians are invited towards the streetscape and encouraged to walk to the commercial services and amenities nearby. This is particularly significant as Community Centers should "include multiple connections to the surrounding area" (5-10) and sidewalks on both sides of the road within the block would not necessarily further such goals, when internal connections are proposed through and around shared amenity areas. Sidewalks within the block would only serve residents of Block II, whereas destinations in Hollymead Town Center are external to this residential area. The proposed pedestrian connections through and around the internal amenity areas provide adequate and convenient access for residents of Block II; sidewalks along both sides of the internal streets would not provide increased pedestrian connectivity that would enhance the pedestrian experience for residents of Block II or provide a public benefit that would far exceed the proposed pedestrian connections through and around the shared amenity areas. (ix) Waiving the requirement would enable different principles of the neighborhood model to be more fully achieved. For example, granting of this waiver would allow for pedestrians to be directed towards the streetscape, promoting walkability and interconnectedness throughout this Center. The proposed design of Block II intends to achieve buildings and spaces of human scale and interconnected sidewalks on the perimeter of the block to further contribute to a comprehensive neighborhood model. Please grant this request to allow the waiver of the requirement for sidewalks along both sides of Block II, Private Road A and B to enhance the overall connectivity of Hollymead Town Center, as well as supporting the comprehensive plan's goals in achieving an active streetscape within a mixed -use center. Please feel free to contact me with any questions or concerns regarding this request. Regards, Justin Shimp, P.E. Shimp Engineering, P.C.