HomeMy WebLinkAboutSE202200016 Resubmittal 2022-06-28SHIMP ENGINEERING, P.C.
Design Focused Engineering
Revised June 28, 2022
March 21, 2022
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: SDP2020-63 — HTC Area C, Block I1(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 IL 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.
Proposed Road
Location of
Location of
Concurrent
Presence of On -
Planting Strip
Planting Strip
Sidewalk
Street Parking
Waiver Request
Waiver Request
Waiver Request
Private Road A
West side of
Lots 1-10
Yes
No
Orchid Bend
Orchid Bend
Private Road A
East side of
-
No
Yes
(Orchid Bend)
Orchid Bend
(portion)
Private Road A
North side of
Lots 11-26
Yes
No
Orchid Bend
Orchid Bend
Private Road B 1
East side of Purple
Lots 27-33
Yes
No
(Purple Flora Bend
Flora Bend
Private Road B 1
West side of Purple
-
No
Yes
(Purple Flora Bend
Flora Bend(portion)
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. 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
SHIMP ENGINEERING, P.C.
Design Focused Engineering
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 Private Road A and a portion of Private Road B 1
(see attached Exhibit B), therefore, the planting strip's location cannot be set between the
sidewalk and curb. Allowing this waiver for the planting strip location along 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 II rather than internally oriented
within these blocks. Where perpendicular parking is proposed on Private Road A and Private
Road B 1, the sidewalk is placed immediately adjacent to the curb to allow ease of access
from the parking area to the residences.
(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
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 with the planting strip waiver, as
sidewalks on both sides of Private Road "A" and 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. Furthermore,
street tree requirements set forth by the Albemarle County Zoning Ordinance are met within
these pockets of greenspace along the proposed streets.
Please grant this request to allow for a planting strip along one side 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