HomeMy WebLinkAboutSDP202100065 Request of Modification, Variance, Waiver 2022-03-04SHIMP ENGINEERING, P.C.
Design Focused Engineering
January 24, 2022
Revised March 4, 2022
Charles Rapp, Deputy Director of Community Development
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: SDP2021-65 Albemarle Business Campus: Block 1— Final Site Plan
Sec. 4.16.2 — Minimum recreation facilities
Dear Mr. Rapp,
Per Sec. 4.16.2.1 of the Albemarle County Zoning Ordinance, the director of planning and community
development may approve substitution of equipment or facilities as required by Sec. 4.16.2.1, provided
they offer a recreational amenity equivalent to the facilities listed in Sec. 4.16.2.1, and are appropriate to
the needs of the occupants. The final site plan for Albemarle Business Campus (ABC): Block 1 proposes
the development of 128 units on tax map parcel 07600-00-00-046AA. According to Sec. Sec. 4.16.1 and
4.16.2.1, the construction of 128 units would require a minimum of 11,086 square feet of recreational area
within common area or open space on the site, three tot lots, and one basketball court.
Summary Table of Recreational Requirements by Sec. 4.16
Reference
Description
Site Requirement
Provided Recreational Amenities
Sec. 4.16.1
A minimum of 200
200 SF (128 units)
47,282 SF
square feet per unit
= 25,600 SF
of recreational area,
not to exceed 5% of
5% (5.09 AC)
gross site area
= .26 AC or 11,086 SF
Sec. 4.16.2
1 tot lot for the first
3 tot lots
Pool + Clubhouse + Gym (11,127 SF)
30 units, and for each
Outdoor seating area (8,720 SF)
additional 50 units
Landscaped walking paths (8,427 SF)
Landscaped walkway+ Sitting Area
Sec. 4.16.2.2
% basketball court
1 basketball court
for each 100 units
(9,148 SF)
Dog park 9,860 S
Because the requirements of Sec. 4.16 are applicable to every residential development of 30 units or more,
except for single-family and two-family dwellings developed on conventional lots, the approved zoning
map amendment for the ABC Neighborhood Model District anticipated that substitutions may be pursued
at site plan, to better accommodate the anticipated users of this community (see Table D: Greenspace &
Amenities and Table DI: Recreational Equipment & Facilities Alternatives of ZMA2019-3 Code of
Development). While three tot lots and one basketball court may be actively utilized within a 128-unit
townhome neighborhood, residents of this 1- and 2-bedroom multifamily development would not benefit
from the same recreational facilities. As provided with the approved ZMA2019-3 narrative, data from
similar apartment developments in Albemarle County and the City of Charlottesville indicates there are
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
0.07 children per unit on average, within multifamily apartment communities; based on the provided data,
it is expected that there would be eight to nine school aged children (grades K-12).
Apartment Community
Unit Count
School Aged Children
Avg. Child/Unit
Arden Place
212
12
.056
Beacon
241
23
.095
Avemore
280
24
.085
Belvedere
263
14
.053
ABC Block 1 SDP2021-65
128
8.96 estimated based onaverage)
.07 (average)
With the ZMA2019-3 narrative approximating 252 total residents within ABC Block 1, the three tot lots
and one basketball court would be disproportionally geared towards the few school aged children that may
live within this development. The final site plan SDP2021-65 proposes the substitution of such facilities in
providing approximately 11,000 SF of clubhouse, fitness center (within clubhouse), and pool area, nearly
10,000 SF for a private dog park, and over 26,000 SF dedicated to outdoor seating areas and landscaped
walkways, aligning with the Block 1 amenity characteristics provided for in ZMA2019-3's Code of
Development (see Table D). The proposed recreational opportunities provide significantly greater benefit
for the target demographics of this 1- and 2-bedroom multifamily development, that the few school aged
children would similarly enjoy. The intent of the tot lot and basketball court requirements seek to encourage
physical activity and a safe environment for play activities. The clubhouse, community gym, pool, and
landscaped walking paths and sitting areas fulfills similar purposes while creating a cohesive site design
for an apartment community. Furthermore, while the proposed amenity spaces within the multifamily
development exceeds the minimum 20% required area for Block 1, residents would be able to easily access
additional park spaces of the commercial portion of the NMD across Old Lynchburg Road for recreational
purposes as well.