HomeMy WebLinkAboutSE202300008 Application 2023-02-23 (2)LINES -GRADE
C I V I L E N G I N E E R I N G
MEMORANDUM
TO: Albemarle County Community Development Staff
FROM: Kendra G. Moon, PE
Line and Grade Civil Engineering
DATE: February 22, 2023
RE: Special Exception Request: Sidewalk and Planting Strip Waiver
From Section 14-422 (A)
Project Details:
Applicant:
Southern Development
Engineer:
Kendra G. Moon, PE, Line and Grade
Name of Project:
Pen Park Lane R4
Short Description:
Sidewalk and Planting Strip Waiver for One Side of Proposed Street
Proposed Site:
1130 Pen Park Lane, Charlottesville, VA 22901
Property Details:
Parcel ID Number:
061AO-00-00-02500
Short Parcel ID:
61A-25
Total Acres:
4.15 (per GIS); 4.136 (per survey)
Current Owner:
Catholic Diocese of Richmond
Property Address:
11 Cathedral Place, Richmond VA, 23220
Current Use:
Vacant Land
Magisterial District:
Rio
Zoning:
R4 Residential
Proffered:
No
ZMAs Related to Proffers:
None
Comprehensive Plan Area:
Neighborhood 2 — Places 29
Comprehensive Plan Use:
Urban Density Residential (Primary)
Land Use:
Residential
Surrounding Uses:
Single Family and Multifamily Homes to the West
Charlottesville Catholic School to the North
Single Family Home to the East
Single Family Home to the South
LINE i-
GRADE
CIVIL ENGINEERING
113 41h St. NE; STE 100
CHARLOTTESVILLE, VA 22902
TEL: (434) 262-0169
LINE-GRADE.COM
Special Exception Request
Sidewalk and Planting Strip Waiver
February 22, 2023 1 Page 2
Subject Parcel:
Photo 1—Aerial Image (2018) Courtesy of Albemarle County GIS
Basis of Special Exception
For the purposes of this special exception request related to the waiver of sidewalk and planting
strip requirements, the following excerpts from County Code are cited herein and will be used to
guide the framework of this request.
Chapter 14; Article III; Division 3; Sec. 14-422 Sidewalks and Planting Strips
A. Requirement. Sidewalks and planting strips for street trees and other vegetation shall be
established on both sides of each new street within a subdivision creating lots for single
family detached and single family attached dwellings in the development areas.
Chapter 14; Article III; Division 3; Sec. 14-422 Sidewalks and Planting Strips
E. Variation of or exception to sidewalk requirements. The requirements for sidewalks maybe
varied or excepted by the commission as provided in section 14-203.1. A request for a
variation or exception may be made prior to or with submittal of a preliminary plat or with
an application to rezone the land, as follows:
1. Information to be submitted. If such a request is made, it shall include: (i) a
justification for the request; (ii) a vicinity map showing a larger street network at a
scale no smaller than one inch equals 600 feet; (Hi) a conceptual plan at a scale no
smaller than one inch equals 200 feet showing surveyed boundaries of the property;
(iv) topography of the property at five-foot intervals for the property being subdivided
and on abutting lands to a distance of 500 feet from the boundary line or a lesser
distance determined to be sufficient by the agent; (v) the locations of streams, stream
buffers, steep slopes, floodplains, known wetlands; (vi) the proposed layout of streets
and lots, unit types, uses, and location of parking, as applicable; and (vii) the location
of any existing pedestrian network in the area, whether it is publicly or privately
maintained, descriptions by widths and surfaces of the pedestrian ways within the
existing pedestrian network, a proposed alternative profile and the intended
ownership and maintenance.
L I N E +
GRADE
CIVIL ENGINEERING
Special Exception Request
Sidewalk and Planting Strip Waiver
February 22, 2023 1 Page 3
Written Request of Special Exception
It is hereby expressed that the applicant requests an exception to this requirement. Specifically,
the request is that sidewalks be permitted within this development along only one (1) side of the
street as shown in the attached drawing package.
(i) Justification for the Request
As can be seen in the attached documentation as well as Figure 1, below, this project
utilizes a 40' wide 'pipe stem' to access the residential units. Given the standard geometry
for pedestrian infrastructure this 40' wide pipe stem is not wide enough for sidewalks to
be installed on each side of the road in accordance with minimum geometric standards.
It is therefore recommended that the proposed roadway provide one (1) sidewalk (on the
west side of the road) with a 6' wide planting strip between the travelway and the
pedestrian sidewalk. Given the site constraints and the limited pedestrian volume
anticipated, it is assumed better to provide a single, high functioning and safe sidewalk
than to provide two (2) sidewalks which would sacrifice the planting strip, an important
component of the streetscape.
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Figure 1— Proposed Plan Highlighting 40' Pipe Stem for Connection to Pen Park Lane
(ii) Vicinity Map (See Attached Documentation)
(iii) Conceptual Plan (See Attached Documentation)
(iv) Topography of Property (See Attached Documentation)
(v) Location of Critical Resources (See Attached Documentation)
(vi) Proposed Layout (See Attached Documentation)
(vii) Location of Existing Pedestrian Networks (See Attached Documentation)
L I N E +
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CIVIL ENGINEERING
Special Exception Request
Sidewalk and Planting Strip Waiver
February 22, 2023 1 Page 4
Consideration
In accordance with the County's Zoning Ordinance the following responses are provided for the
Commission's consideration of this matter:
Chapter 14; Article III; Division 3; Sec. 14-422 Sidewalks and Planting Strips'
E. Variation of or exception to sidewalk requirements. The requirements for sidewalks maybe
varied or excepted by the commission as provided in section 14-203.1. A request for a
variation or exception may be made prior to or with submittal of a preliminary plat or with
an application to rezone the land, as follows:
2. Consideration. In reviewing a request to vary or except the requirement for sidewalks,
the commission shall consider whether: (i) a variation or exception to allow a rural
cross-section has been granted; (ii) a surface other than concrete is more appropriate
for the subdivision because of the character of the proposed subdivision and the
surrounding neighborhood; (iii) sidewalks on one side of the street are appropriate
due to environmental constraints such as streams, stream buffers, steep slopes,
floodplain, or wetlands, or because lots are provided on only one side of the street;
(iv) the sidewalks reasonably can connect into an existing or future pedestrian system
in the area; (v) the length of the street is so short and the density of the development
is so low that it is unlikely that the sidewalk would be used to an extent that it would
provide a public benefit; (vi) an alternate pedestrian system including an alternative
pavement could provide more appropriate access throughout the subdivision and to
adjoining lands, based on a proposed alternative profile submitted by the subdivider;
(vii) the sidewalks would be publicly or privately maintained; (viii) the waiver
promotes the goals of the comprehensive plan, the neighborhood model, and the
applicable neighborhood master plan; and (ix) waiving the requirement would enable
a different principle of the neighborhood model to be more fully achieved.
(i) Not Applicable. This project is not requesting a variation to allow a rural cross-section.
(ii) Not Applicable. This project proposes to use asphaltic concrete as the paving material
which is typical for projects of this nature.
(Hi) Environmental considerations were not a determining factor in this request as the width
of the pipe step was the limiting factor to this proposed roadway.
(iv) The proposed development will make a connection to the existing pedestrian sidewalk
along Pen Park Lane. The existing sidewalk is on the opposite side of the road from this
development so a crossing of Pen Park Lane will be required. Where this development
proposes homes on each side of the street a sidewalk is provided on both sides. It is only
along the pipe stem where the typical section includes a single sidewalk. There are no
other known future pedestrian systems that this sidewalk could tie into.
' Note that subsection F for the exception to planting strip requirements is not outlined in this
document, but is addressed by way of satisfying the requirements of subsection E.
L I N E +
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CIVIL ENGINEERING
Special Exception Request
Sidewalk and Planting Strip Waiver
February 22, 2023 1 Page 5
(v) Given the proposed density of this development (12 units) one (1) sidewalk will be more
than sufficient for anticipated pedestrian volumes.
(vi) Alternative systems are not proposed.
(vii) The applicant is proposing that this road and sidewalk be publicly maintained.
(viii) This waiver allows the proposed development to achieve the goals of the County's
Comprehensive Plan. Without this waiver, the land could only be developed as a single
lot. The comprehensive plan identifies this parcel as Urban Density Residential.
Furthermore, the project promotes several specific objectives of the Comprehensive plan,
namely:
• Development Area Objective 5 "Promote density within the Development Areas to
help create new compact urban places." (2015 Comp. Plan, pp 8.29).
• Development Area Objective 6 "Promote infill and redevelopment that is compatible
with surrounding neighborhoods and uses." (2015 Comp. Plan, pp 8.32)
(ix) Approving this waiver will allow this compact infill development to be possible.
L I N E +
GRADE
CIVIL ENGINEERING
PEN PARK LANE
WAIVER REOUEST
ALBEMARLE COUNTY, V GINIA
PROJ ECT
S U M MARY
NAME OF PROJECT:
PEN PARK LANE R4
PROJECT ADDRESS:
BETWEEN 1120 AND 1140 PEN PARK LANE
DEVELOPMENT TYPE:
BY -RIGHT SUBDIVISION
PROJECT NARRATIVE:
PROPOSED SUBDIVISION CREATING 12 LOTS
APPLICANT
CONTACT:
SOUTHERN DEVELOPMENT
CHARLES ARMSTRONG
ADDRESS:
142 SOUTH PANTOPS DRIVE
CHARLOTTESVILLE, VA 22911
PHONE:
434-245-0894
EMAIL:
CHARLESA@SOUTHERN-DEVELOPMENT.COM
ENGINEER OF RECORD:
CONTACT:
LINE AND GRADE CIVIL ENGINEERING
KENDRA MOON, PE
ADDRESS:
1134TH STREET NE; STE 100
CHARLOTTESVILLE, VA 22902
PHONE:
434-262-0169
EMAIL:
KMOON@LINE-GRADE.COM
SOURCE OF SURVEY AND TOPOGRAPHY:
SOURCE:
ALBEMARLE COUNTY GIS
*NOTE- 2021 PLAT BY OLD ALBEMARLE SURVEYING, LLC WAS USED TO DETERMINE PARCEL ACREAGE ONLY
PARCELS:
PARCEL ID: 61A-25
OWNER: CATHOLIC DIOCESE OF RICHMOND, WALTER FSULLIVAN BISHOP ET AL
ZONED: R4
OVERLAYS: MANAGED AND PRESERVED SLOPES
PROFFERS: N/A
LEGAL AREA: 4.136 AC
R4
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SHEET LIST TABLE
SHEET NUMBER SHEET TITLE
CO.0 TITLE SHEET
C1.0 SCHEMATIC LAYOUT
SUBMITTAL LOG
SUBMISSION DESCRIPTION
1 CONCEPTUAL - FOR
WAIVER REQUEST
RECIPIENT SUBMITTAL DATE
ALBEMARLE COMMUNITY 02/22/2023
DEVELOPMENT
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CONCEPTUAL EXHIBIT
0212212023
FOR
APPROVAL
APPROVED
SUBMISSION NO. 0
PROJECT 2302005
T H E W 0 R K O F
L I N E + G R A D E
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CONCEPTUAL EXHIBIT
02�2212023
FOR
APPROVAL
APPROVED
SUBMISSInrni r\" 0
PROJECI 2302005
T H E W O R K u F
L I N E + G R A D E