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HomeMy WebLinkAboutZMA201200003 Narrative 2013-07-10PROJECT MANAGEMENT SHIM CIVIL ENGINEERING LAND PLANNING ENGINEERINGa July 10th, 2013 Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Narrative Document for Out of Bounds Prepared by: Justin Shimp, PE Shimp Engineering, P.C. The Out of Bounds property is 9.42 acres, located in Neighborhood 7 on the south side of Barracks Road at the intersection of Georgetown Road. This site lies within the Neighborhood Density designation of the Comprehensive Plan, which recommends 3 -6 units per acre of residential density. In addition, the Comprehensive Plan recommends that "New developments adjacent to existing subdivisions or developments shall be developed at higher densities and a form in keeping with the Neighborhood Model to support infill development efforts. The Out of Bounds property lies between The Colonnades (PRD zoning) and Canterbury Hills (R2 zoning). Typical slopes on the site are 5% with maximum slopes between 15% and 25 %. There are no identifiable wetlands, streams, or critical resources on the site. Approximately 50% of the site is wooded with 12 -18" diameter mixed hardwoods. The existing house may be considered as an historic resource. The focal point of the development plan is the integration of the existing homesite in a new Neighborhood Model development that extends Bennington Road, extends Georgetown Road, and creates a new streetscape at the intersection of Georgetown Road and Barracks Road. The existing two -story Federal style home dates to the early 20th century and sits on a site with impressive landscaping and shade trees. The Georgetown Road extension is designed to preserve this homesite on a large parcel (0.5 Ac min.) and to provide an urban street connection to Bennington Road behind it. Block 1, located along the frontage of Barracks Road, is provided with a landscape buffer because of it's unique location at the intersection of two prominent collector roads. The General Development Plan shows 6 attached dwellings (villas), and the Block Plan and Code of Development permit some variation of residential options. Any development of this site will require approval of the Albemarle County Architectural Review Board as SR 654 is an Entrance Corridor to the County. Stormwater management facilities will be provided on site. Underground detention with infiltration /groundwater recharge is envisioned for the front and rear of the property. Final designs for stormwater management will be based on engineering evaluation of soils and actual build out of the site. Existing sanitary sewer and water connections are available to the site and the Applicant is procuring easements as needed. Improvements, including a left turn lane on SR 654 will be provided at the entrance to the site. A potential future extension of Bennington Road to the adjacent Colonnades property is provided for in the design of the right -of -way. Three locations for amenities are anticipated as shown on sheet 4: approximately 4,000 square feet is provided for a playground in the southeast corner of the property, and two areas of approximately 9,000 square feet are provided in Block 6A. It is anticipated that the large open space amenity areas will be developed as a Community Park/Garden space with features to be proffered by the Applicant. Additional public recreation facilities, Charlotte Humphries Park, McIntire Park, and Ivy Creek Natural Area are located nearby. Landscaping shall consist of large shade trees lining the proposed streets, sidewalks, and pedestrian ways throughout the site as well as within designated Open Space areas. A substantial landscaped buffer is provided between Block 1 and Barracks Road. Additional buffers are provided adjacent to the existing Canterbury Hills and Colonnades neighborhoods. Shade trees, interspersed with ornamental trees, shrubs, and grasses, will be planted along the SR 654 Entrance Corridor, design of which will be subject to review by the Albemarle County Architectural Review Board. All parking areas will be screened both to protect views from SR 654 as well as neighboring residences. Along the eastern property line of Block 6D, a combination of mixed evergreen trees and shrubs will also be planted to enhance the existing trees and screening of the adjacent property. The Applicant does have plans to develop the property if the Application Plan is approved, and he looks forward to working with County Staff and presenting the Plan to the Albemarle County Planning Commission and Board of Supervisors for approval.