HomeMy WebLinkAboutSDP201400057 Review Comments 2014-08-04 1 SSW '41019
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August 4, 2014
Ms. Megan Yaniglos, ASLA
Senior Planner
Albemarle County Community Development Department
Division of Current Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
RE: Cascadia-Blocks 1-3(Town District)-Initial Site Plan and Preliminary Subdivision Plat-
Variation Requests Letter
Dear Megan,
Thanks very much for meeting with us on May 19, 2014 to discuss our proposed development of the Cascadia
Town District. This letter summarizes the variations to the Code of Development that are being requested.
Variation#1: To vary the street layout
In an effort to meet VDOT minimum street design requirements, we propose the modified street layout as shown
on the attached initial site plan. We have eliminated alleys A, B, C and D in favor of providing three public
streets, Meadow Lane, Village Drive and Terrace Lane, and one private street, Knoll Lane, located in Block 3.
This layout was presented at the May 19, 2014 pre-application meeting and approved later by VDOT in an email
from you dated June 23, 2014.
Variation#2: To allow public maintenance of various streets
The COD denotes certain streets to be publicly maintained per Note 1 on Page 21 of the COD. It also allows
the developer to request other streets in the development to be publicly maintained as approved by VDOT and
the Director of Planning per Note 2 on Page 21 of the COD.
Streets to be publicly maintained per Note 1 on Page 21 of the COD:
a) Cascadia Drive
b) Delphi Lane
c) Delphi Drive
d) Summit Park Lane (now Glissade Lane)
Streets requested to be publicly maintained per Note 2 on Page 21 of the COD:
a) Meadow Lane
b) Terrace Lane
c) Village Drive
Variation#3:To allow lots 106-111 to front on a park.
In order to meet the intent of the COD, it is necessary to allow lots 106-111 to meet the requirement for public
sidewalk and planting strip on the rear of the lots. These lots are unique in that they have frontage on a private
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street with no planting strip or sidewalk. The sidewalk and planting strip requirement are met as shown on the
initial site plan.
Variation#4: To vary the street sections for Meadow Lane,Village Drive and Terrace Lane,and provide
new street sections for townhouse lots 68-75 and 106-111
In order to accommodate the current VDOT and Fire Marshal requirements, it is necessary to update the typical
street sections. For Meadow Lane, Village Drive and Terrace lane, we are proposing public roads at 29'-wide
measured from curb to curb. This allows parking to be provided on one side of the street. Also, for the private
alley, Knoll Lane, we are proposing a 20'-wide crowned pavement section in a 24'-wide access easement
whereas the COD calls for a 14'-wide cross-sloped pavement section in a 20'-wide access easement. This
additional width is necessary to accommodate Fire Marshal requirements.
Variation Request#5: Garage Setbacks
Bullet Item #6 under Architectural Ornamentation and Façade Treatments on Page 17 of the Code of
Development states that:
• Garage doors shall(face)towards, where possible, the alley, side yard, or to the side street.
When a single family dwelling's garage is facing a street it shall be recessed from the face of the
building wall by three(3)feet.
In order to address this COD requirement, we are hereby requesting a variation to allow the builder to use a
front porch to qualify as the"building wall"to determine the distance that the garage is recessed. Included with
this request, please find architectural elevations for three unit types that provide at least 5 feet between the face
of porch and the garage wall. This variation is being requested since the builder's standard housing products do
not include a footprint where the garage is recessed from the actual face of the building wall. Approval of this
variation would not lessen the vision of the COD, since the full porches will serve to provide visual relief as the
garages will not protrude past the perceived fronts of the houses.
Variation Request#6: Build-To Lines
Item 1 under Lot and Building Height Regulations on Page 16 of the Code of Development states:
1. The build-to line shall be a specific number and shall be measured from the front property line.
Prior to site plan or subdivision approval, the Developer shall establish a specific build-to line
for each Building Block. The build-to line shall be within the Front Build-to Line Range
established in Table D. At least 50%of a structure's façade shall be built within eighteen(18)
inches of either side of the build-to line within that Building Block. The "Structure's Façade"is
defined as the main part of the structure exclusive of the types of structures listed in Footnote
number 2 below. A "Building Block"is defined herein as a group of similar Unit Types located
on the same side of a public or private road and situated between the intersections of two
travelways or alleys.
To help address this COD requirement,we will provide a"Building Block Plan"indicating blocks and build-to
lines which will be made part of the final plan documents as was done on the final site plan for Blocks 4-7.
However, in order to implement this plan, we are hereby requesting the following variations from the COD:
1) All lots that have frontage on roads with a curved centerline shall be allowed to vary from the 18 inch
range described by the COD. Based on the geometry of the lots and roads that have been established
on the Initial Site Plan, it is not practical to strictly adhere to the build-to requirements around road
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curves without significantly impacting the site design. Approval of this variation is consistent with the
vision of the COD.
2) The front yard of corner lots shall be established as indicated on a"Building Block Plan"as will be
shown on the final site plan. The COD is not clear on the setbacks for corner lots. Approval of this
variation is consistent with the vision of the COD.
Variation Request#7: Location of Knoll Park and Pocket Parks 1 and 2
Based on the varied layout, it is also necessary to shift the location of Knoll Park to the east. Please note that
area of Knoll Park exceeds the area as shown on the COD. Similarly, the two pocket parks (1 and 2) located
near the southeast corner of Block 3 have been combined into one larger pocket park. Similarly, the areas of
the pocket parks exceed the area as shown on the COD.
We thank you for taking the time to work with us to develop the needed variations and look forward to your
thoughtful review. Please let me know if you have any questions or require additional information.
Very truly yours,
Michael Myers, P.E.
Attachments
Cc: Charlie Armstrong
Keith Lancaster
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