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HomeMy WebLinkAboutZMA202200006 Correspondence 2022-11-08 (5)SHIMP ENGINEERING, P.C. Design Focused Engineering County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: ZMA202200006 999 Rio Road 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 applicant, 999 Rio LLC (the "applicant"), request for the commission to authorize a private street in Block I of the ZMA amendment application for 999 Rio Road (the "project"). The application is a ZMA amendment to tax map parcel 06100-00-00-154130, to amend the NMD application and Code of Development to remove the commercial component of the development and to add up to 10 additional residential units, 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 allows for pedestrian circulation throughout the property. A multiuse path is proposed along the Rio Road and Belvedere Boulevard frontage. This missing piece creates a complete pedestrian connection between Rio Road and Belvedere Boulevard, that is currently unimproved. Furthermore, the proposed sidewalks on both sides of the private street would connect to the proposed multiuse path, providing internal and external pedestrian connections for the development. Mixture of Housing Types & Affordability Permitting a private street within the development allows for greater housing type and affordability variability. The rezoning application associated with this private street authorization request seeks to establish a residential development of 20 DUA, through a mixture of single- family attached and multifamily units. The multifamily units will be housed as stacked units that would appear as townhomes from Belvedere Boulevard. Single-family attached units are proposed along the rear, which would require private street authorization to establish frontage for these units. Authorizing a private street in Block I would allow for the construction of these diverse housing types and ensure affordable units within this redevelopment. Parks, Recreational Amenities, and Open Space The intent of a Neighborhood Model District is to create compact urban development that seeks to make use of creative and efficient design. The proposed sidewalk network, private street 912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com design, and areas of amenity space are interrelated to establish a neighborhood of mixed housing at 999 Rio Road. Private street design 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 perpendicular to the private street. This design of parking serves to consolidate parking in one area and reserve surrounding greenspace for amenity and recreational area, and to achieve the desired density, a mixture of housing types, and the required parking needs. Landscaping adjacent to the parking area would be coordinated and reviewed by the Architectural Review Board to minimize any impact to the Entrance Corridor. (i i) The subdivision design would allow it to better achieve the density goals of the comprehensive plan; The 2015 Places29 Master Plan designates the property as Urban Density Residential and Privately Owned Open Space. This designation recommends a density of 6-34 DUA, with primary uses consisting of residential buildings, with "two or more housing types preferred in each development" (Table LU2). The rezoning amendment for 999 Rio Road proposes a maximum of 38 units, for a density of 20 DUA, a] igning with the comprehensive plan recommendations. The property is located at the intersection of Rio Road and Belvedere Boulevard. Rio Road is a major collector road within Albemarle County and directly ties into Route 29, a regional transportation corridor. An amendment to the rezoning would allow for a density of 20 DUA, near significant transportation connections. Residential development on the property would align with the existing character of Rio Road and Belvedere Boulevard, while contributing diverse units to the County's housing supply. Allowing for private street design within this development allows for a balance of density and robust greenspace. Because private streets may be designed to more flexible standards, the desired density can be better achieved in efficient land use, ample greenspace, and a consolidated vehicular circulation and parking area. (iii) Rear vehicular access to buildings would be provided so that the buildings mayface a common amenity; This factor is not applicable. (iv) 4 significant environmental resource would be protected; This factor is not applicable. (y) Relegatedparking 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. The private street is proposed as a 24' urban street section. The private street would serve a maximum of 38 units, for approximately 246 daily trips. 2. The comprehensive plan does notprovidefor a public street in the approximate location of the proposedprivate street, - The 2015 Places29 Master Plan does not recommend any public streets in the approximate location of the proposed private street. 3. Thefee 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 easementfor 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 specificpublic purpose, the private street will not serve through traffic nor intersect the state highway system in more than one location; and The private street terminates within the proposed development, thus will not intersect the state highway system, and will not serve through traffic. 5. 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.