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HomeMy WebLinkAboutZMA202200004 Private Street request 2022-05-12SHIMP ENGINEERING, P.C. Design Focused Engineering County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: ZMA2022000XX 1906 Avon Street Request for Private Street Authorization To Whom It May Concern, In accordance with Section 14-233(A) of the Albemarle County Zoning Ordinance, we, on behalf of the property owner, Jeannette D. Smith (the "owner"), request for the commission to authorize private streets "A" and `B" in Block 1 of the rezoning application for 1906 Avon Street (the "project"). The application proposes rezoning tax map parcels 09000-00-00-03300, 09000-00-00-033C, and 09000-00-00-033BO from RI Residential to R15 Residential for a maximum of 38 units. Section 14-233(A)(1) enables the commission to authorize one (1) or more private streets in a subdivision that could more fully implement neighborhood model principles in the following circumstances: (i) The subdivision would have a streetscape more consistent with the neighborhood model; Pedestrian Orientation The proposed rezoning of the property is a redevelopment of single family detached housing to a mixture of single-family attached and multifamily units. As a redevelopment that seeks to meet a certain density, flexible private street sections and intentionally positioned sidewalks allow for the desired density and robust green and recreational area. The proposed sidewalk connectivity throughout the development seeks to provide safe and convenient access for residents, while incorporating ample green and amenity space. Private Road A proposes sidewalk on one side of the street and Private Road B proposes sidewalk on both sides of the street; sidewalks are intentionally proposed only where the front doors of homes are positioned. Interconnected Streets & Transportation Networks Private streets are established as an extension of the proposed public street. The adjacent development, Avon Park, created a public street stub -out at the subject property's boundary, to allow for the opportunity of extending the public street Hathaway Street at the time of the subject property's redevelopment. Within the property, Hathaway Street is proposed as a main thoroughfare and ends at a stub -out at the shared property boundary with Faith Temple Church. The extension of Hathaway Street serves to establish interconnectivity adjacent to Avon Street and allows for further connection, if the Faith Temple Church is to redevelop sometime in the future. Private streets, instead, act as `microconnections' for only residents that live directly off the private street. Proposing public streets in place of Private Street A and B would not necessarily further overall interconnectivity adjacent to the Avon Street corridor, as these private streets do not lead to a destination for non-residents. 912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com Mixture of Housing Types & Affordability The rezoning application associated with this private street authorization request seeks to establish an R-15 zone of 11 DUA, through a mixture of single-family attached and multifamily. The multifamily units will be housed in four quadplexes. Affordable units are proposed to be incorporated as part of the rezoning. Authorizing private streets A and B in Block 1 would allow for the construction of these diverse housing types and ensure affordable units within this redevelopment, as the private street section permits a 20' street section. Parks, Recreational Amenities, and Open Space The intent of an R-15 district is to create "compact, high -density residential development... a variety of housing types; and... clustering of development and provision of locational, environmental, and developmental amenities. The proposed sidewalk network, private street design, and areas of amenity space are interrelated to create an efficient redevelopment to an R-15 neighborhood. Private street design and selective sidewalk placement allows for the desired density to be achieved as well as abundant greenspace for residents to gather and create a sense of place. Relegated Parking Parking is to be provided within individual driveways and garages and within parking areas. To achieve the desired density, a mixture of housing types, and the required parking needs, driveways, garages, and parallel parking are provided throughout the development. Allowing for private streets in Block 1 would allow for a wider street section for Public Road A, providing sufficient area for on -street parallel parking. Parallel parking within the public right-of-way would be utilized by guests of the residents and would avoid construction of additional perpendicular parking areas. (ii) The subdivision design would allow it to better achieve the density goals of the comprehensive plan; The 2015 Southern and Western Neighborhoods Master Plans designates the property as Neighborhood Density Residential. This designation recommends a density of 3-6 DUA, with primary uses consisting of single-family detached, single-family attached, and townhouse units. The rezoning application for 1906 Avon Street proposes the development of 38 units, for a density of 11 DUA. While the density is nearly twice that of the comprehensive plan vision, Albemarle County's population is anticipated to grow by 24.7% by 2040 (Housing Albemarle 2021), indicating a need for additional housing supply where appropriate. The property is located on Avon Street Extended, a major collector of Albemarle County. A rezoning to R-15 on the property would align with the existing character of Avon Street, while contributing diverse units to the County's housing supply. Allowing for private street design within this development allows for a balance of density, robust greenspace, and the extension of an existing public street. A network of public and private streets creates efficient circulation and increased activity within public streetscapes and community amenity areas. Because private streets may be designed to more flexible standards, the desired density can be better achieved in efficient land use, ample greenspace, and an extension of a public street. Private streets permit alternate designs, such as 20' travelway widths, which is appropriate for street sections that serve low -volume vehicular traffic, while directing pedestrian activity towards amenity areas and public streets. (iii) Rear vehicular access to buildings would be provided so that the buildings may face a common amenity; This factor is not applicable. (iv) A significant environmental resource would be protected This factor is not applicable. (v) Relegated parking would be provided to a greater extent than could otherwise be provided. Please see above in the analysis of Neighborhood Model Principles. In addition to the follow circumstances, please consider the following findings in your evaluation of this private street request, in accordance with Sec. 14-234(C): 1. The private street will be adequate to carry the traffic volume which maybe reasonably expected to be generated by the subdivision. Each of these private streets are 20' urban street sections. Private Road A would serve 16 dwelling units and 80 daily trips. Private Road B would serve 12 dwelling units and 50 daily trips. 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private street, - The 2015 Southern & Western Neighborhoods Master Plan does not recommend any public streets in the approximate location of the proposed private streets. 3. The fee of the private street will be owned by the owner of each lot abutting the right-of-way thereof or by an association composed of the owners of all lots in the subdivision, subject in either case to any easement for the benefit of all lots served by the street; The private streets would be owned by an HOA and an easement will be established for the benefit of all lots served by the street prior to the approval of the final subdivision plat. 4. Except where required by the commission to serve a specific public purpose, the private street will not serve through traffic nor intersect the state highway system in more than one location; and Private roads A and B each terminate on the proposed public street extension of Hathaway Street, thus will not intersect the state highway system, and will not serve through traffic. S. If applicable, the private street has been approved in accordance with section 30.0, flood hazard overlay district, of the zoning ordinance and other applicable law. This property does not lie in the flood hazard overlay district and therefore is not applicable.