HomeMy WebLinkAboutZMA202200004 Correspondence 2023-01-13SHIMP ENGINEERING, P.C.
Design Focused Engineering
January 13, 2022
Andy Reitelbach
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Response Letter #2 for ZNM02200004 1906 Avon Street Extended
Dear Andy,
Thank you for your review of the zoning map amendment request for 1906 Avon Street Extended. This
letter contains responses to County comments dated November 30, 2022.Our responses are as follows:
1. Responses to Planning are below.
2. Responses to Jessica Hersh-Ballering, Transportation, are below.
Planning — General Application Comments
1. This application proposes a density that is significantly higher than what is recommended by the
Southern and Western Urban Neighborhoods Master Plan, for these properties, at nearly twice as
dense (10.43 units / acre proposed vs. a maximum of 6 units / acre recommended). It proposes a
density that is more appropriate for the Urban Density Residential land use designation, whereas
these parcels are designated at Neighborhood Density Residential. The proposal is not in
conformance with the recommendations of the comprehensive plan. This comment remains;
however, thank you for providing your reasoning for why this proposal may be appropriate
for this area, even though the requested density is above the comprehensive plan's
recommended density for these specific parcels.
2. Multi -family residential uses, as proposed for some of the units within this development, are not
identified as a primary use within the Neighborhood Density Residential land use designation.
This comment remains; however, thank you again for providing your reasoning for why
this proposal may be appropriate for this area, even though the proposed residential types
are different from those types recommended by the comprehensive plan for these specific
parcels.
3. The Open Space section on sheet 2 of the concept plan references a cluster development.
However, there does not appear to be any commitment in the application that this project would
be developed using the cluster regulations. Response acknowledged.
4. On sheet 4, is there a proposed maximum number or range of units in each of the two blocks? For
your information, other applications approved by the Board have included notes allowing,
for example, a 10% change in the final size of a block from what is identified in the
approved application or concept plan. (See Premier Circle ZMA2020-00011.)
RESPONSE: Thank you for the example. A maximum number of units within each block has
been added to the Block Network sheet, noting that the maximum of the overall development is
not to exceed 38 units. A note allowing for some flexibility in the block size has been added as
well.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
5. A lack of a direct vehicular connection with Avon Street does not promote the policy of
interconnectivity, with potential conflicts regarding access with the existing Avon Park
subdivision. It is recommended that a direct connection is provided to Avon Street. Comment
remains; however, staff acknowledges the response regarding design and engineering
considerations for a street connection to Avon St.
6. What is the proposed amount/percentage of green and/or open space being provided with this
development? There appears to be a minimal amount of open space proposed for the requested
density. Response acknowledged; please be aware that retaining walls cannot be included in
required open space calculations.
RESPONSE: Comment received.
7. Is sidewalk proposed to be constructed along the Avon Street frontage of this property? See also
comments from the Transportation Planning division below. It may be helpful to clarify that
this sidewalk is being constructed by the County (labelled as such), instead of identifying it
as an "existing sidewalk," as found on sheet 8, since the sidewalk is not yet there.
RESPONSE: From our site visits, the sidewalk along Avon Street in this area has been
completed. A note has been added to clarify that this sidewalk is currently existing.
8. The sheets are not consistent in showing sidewalks along Hathaway Street and the central
building envelopes of Block 1, heading toward the central green space, from the existing Avon
Park. See below for screenshots. This issue also exists for the building envelope directly to the
south, adjacent to Avon Park.
RESPONSE: This has been clarified. A sidewalk is now proposed on both sides of Public Road
A, Hathaway Street. Sidewalk on one side of the street is now only proposed on Private Road A;
the waiver request has been updated to reflect this revision.
Planting Strip and Sidewalk Waiver Requests
The issue mentioned above in comment #8 also applies to the sidewalk and planting strip waiver request
exhibit, which is not consistent with the concept plan sheet on where these elements are proposed. Also,
no sidewalk is shown at the extreme northwest end of Public Road A (Hathaway Street), adjacent to the
church's property and the row of townhouses. Either depict sidewalk there or include that area in the
waiver request exhibit.
RESPONSE: Comment received. Sidewalks are proposed on both sides of Public Road A, however a
planting strip waiver is requested on one side. These waivers and exhibits have been updated to reflect
this revised proposal.
Neighborhood Model
Pedestrian Terracing the retaining walls helps provide more positive pedestrian orientation
Orientation as does providing a connection between the housing units and the planned
sidewalk along Avon Street. The wall between the parking envelope and the
SWM area remains 10 feet. Landscaping would be appropriate to help screen this
wall from the Avon Street ROW. There is no sidewalk connecting the units of
Block 1 with the central open space area on some sheets. (See comment #8
above.)
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
would provide direct access to the central open sace.
Mixture of Uses
Although only residential uses are proposed for this property, a mixture of
different
housing types are proposed, including multi -family and single-family attached
units.
There are not similar multi -family units in the surrounding area.
Neighborhood
There appears to be sufficient space provided in the central green space area to
Centers
accommodate required recreational facilities. This spot could function as a center
for this neighborhood. The crosswalk helps to provide connections with the Block
2 area. There do not appear to be any sidewalks connecting with the other
portions of Block 1. (See comment #8 above.)
RESPONSE: Comment received. The revised concept plan proposes a sidewalk
along the central open space, allowing for direct access to this possible
neighborhood center.
Mixture of
A mixture of housing types is being provided, including single-family attached
Housing Types
units
and Affordability
and multi -family units, which also adds to the larger mix of housing types in the
surrounding area. There may be a mixture of affordability provided because of the
housing types mixture. The applicant also proposed affordable housing in
conformance with the recommendations of the comp plan and the County's
housing policy.
Relegated
The main parking area for the multi -family units is relegated from Public Road A
Parking
however, it would be visible from Avon Street, on a hillside overlooking that
road.
Terracing the retaining walls will help to better screen the parking, as landscaping
can be planted among the walls. Appropriate landscaping will be important in
screening this parking area from the Avon Street corridor, especially if the 10-ft.
wall between the parking and the SWM area is constructed to that height.
Interconnected
The proposed interconnections with Hathaway Street to the south and the vacant
Streets and
parcel to the north are important for creating a more well-connected street
Transportation
network in the southern Avon St. corridor. However, staff has significant
Networks
concerns about the lack of a direct interconnection with Avon Street.
RESPONSE: Comment received. While this development would not provide the
direct connection to Avon Street, the stub -out would allow for future
interconnectivity with the redevelopment of the adjacent parcel. The exhibit and
response provided with the previous submission discusses that a direct connection
to Avon Street through the property would require VDOT waivers to the
maximum road grade and sight distance relating to the vertical curve. These
waivers would negatively impact safe access and circulation through these
residential neighborhoods where road safety is already a concern.
Multimodal
There do not appear to be minimal multimodal transportation opportunities grit
Transportation
this
Opportunities
project. However, providing a pedestrian connection between the units of this
proposal with the new sidewalk planned along Avon Street will help to provide
some connections for pedestrians.
RESPONSE: The concept plan proposes a pedestrian connection from Public
Road A to the new sidewalk along Avon Street.
Parks,
There appears to be sufficient open space in this development to accommodate
Recreational
the minimum requirements for recreational facilities. There are no sidewalks o
Amenities, and
crosswalks connecting the central open sace with the Block 1 units.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
Open Space
RESPONSE: The concept plan has been updated to provide a sidewalk directly to
the central open space.
Buildings and
Terracing the retaining walls and providing no wall over six feet in height help.
Spaces of
create a space of more human scale.
Human Scale
The size and massing of the multi -family structures will be important in
determining
this development's human scale as a transition occurs from Avon Park into this
new
proposal along Hathaway Street.
Redevelopment
This principle is met, as these three subject parcels are proposed to be
redeveloped with a higher density of residential units than what currently exist
on the property.
Respecting
There are areas of managed steep slopes on this property. These areas can be
Terrain and
disturbed, however, careful grading of these areas will be important, and any
Careful Grading
retaining walls proposed for these areas must meet the requirements identified in
and Regrading
the zoning ordinance. Limiting retaining walls to a maximum of six feet in height
of Terrain
will help to create a more pedestrian friendly environment in this area.
RESPONSE: The retaining wall is limited to 6' in height within managed slopes.
Where the wall is 10' in height, the wall is more than 60' from the sidewalk area,
furthermore, the area would be landscaped to encourage a more pedestrian
friendly environment.
Clear Boundaries
This principle is not applicable to the request.
Between
the Development
Areas and
the Rural Area
Planning — Transportation
Jessica Hersh-Ballertng
1. The ZMA application documents do not show the completed sidewalk along Avon Street
Extended,
RESPONSE: The circulation diagrams have been updated to show the new sidewalk along Avon
Street Extended, adjacent to the property.
2. The ZMA application documents and the Sidewalk Waiver exhibit show plans to exclude
sidewalks around the Central Greenspace/tot lot. This results in unsafe access to a child -centered
space. It would encourage mid -block crossings to access the greenspace/tot lot and/or encourage
walking through residences' side yards.
RESPONSE: Comment received. The concept plan has been updated to include a sidewalk along
both sides of Public Road A, providing direct access to the central green space.
3. The applicant should consider providing pedestrian access between the parking envelope and
Public Road A so pedestrians are not walking in the roadway.
RESPONSE: Comment received. A sidewalk is now proposed between the multifamily parking
area to Public Road A.
4. The applicant should consider making the pedestrian facilities connecting Public Road A and
Avon ADA compliant.
RESPONSE: Comment received. This will be considered at the site plan phase when the
pedestrian connection from Public Road A to Avon Street Extended are detailed.
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
If you have any questions or concerns about these revisions, please feel free to contact me at
Rachelgshimp-en ing eering com or by phone at 434-227-5140.
Regards,
Rachel Moon
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com