HomeMy WebLinkAboutSDP202000063 Request of Modification, Variance, Waiver 2022-03-22SHIMP ENGINEERING, P.C.
Design Focused Engineering
March 7, 2022
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: SDP2020-63 — HTC Area C, Block II (TMP 32-41J)
Request for Waiver from Section 14-422(D)
Block 11, Road "A" & `B" — Planting Strips
To Whom It May Concern,
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 56 townhome units in Block II. Block 11 has two 20' urban
section roads that provide vehicular access to rear -loaded garages for lots 1-33 and front -loaded garages
for lots 34-56. With regard to the planting strip waiver request, please consider the following analysis
from Section 14-422(Fx2):
(i) A variation or exception to allow a rural cross-section has not been granted. A curb/gutter or
rolltop curb is provided on both sides of the street.
(ii) A sidewalk waiver request is included with the request to waive the planting strip.
(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 11, Private Road A and a portion of Private
Road B 1 (see attached exhibit), 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 1 does not detract from such goals of connectivity and street presence,
as the emphasis of an urban street section is externally oriented around Block 11 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
neighborhood model, the Places29 master plan and the approved ZMA201700005, primary
SHIMP ENGINEERING, P.C.
Design Focused Engineering
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 `131" 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.
Please grant this request to allow the waiver of the requirement for a planting strip along both sides of
Block II, Private Road A and B 1, so as 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,
Keane Rucker