HomeMy WebLinkAboutZMA201600022 Correspondence 2018-08-15PROJECT MANAGEMENT
SHIMCIVIL ENGINEERING
LAND PLANNING
ENGINEERING
Amelia McCulley, Director of Zoning &
Elaine Echols, Chief of Planning
Albemarle County Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
August 14, 2018
Regarding: ZMA201600022 — 2511 Avinity Drive
PRD Open Space Requirements
Dear Ms. McCulley & Ms. Echols,
In the pursuit of our rezoning request ZMA2016-00022, a request to rezone .91 acre located at TMP 90-35L
with a physical address of 2511 Avinity Drive from R-1 Residential to PRD, we want to clarify how the design of
our development achieves the character of a PRD, specifically in regards to the intent of the open space
requirements, despite not meeting the minimum three (3) acre area requirement per §19.5.1.
To remain consistent with open space requirements outlined for PRD zoning districts in §19.6 of the Albemarle
County Code, our design proposal dedicates at minimum 25% of the land area of the site to common open
space. TMP 90-35L is approximately 39,639 SF; to meet the 25% open space requirements 9,910 SF of
common open space would need to be dedicated. Our design proposal provides 11,985 SF of open space,
exceeding the 25% minimum requirement.
§4.7(c)3 of Albemarle County Code states that not more than eighty (80) percent of the minimum required open
space shall consist of the following: (i) land located within the one -hundred year floodplain, (ii) land subject to
occasional, common or frequent flooding as defined in Table 16 Soil and Water Features of the United States
Department of Agriculture Soil Conservation Service, Soil Survey of Albemarle County, Virginia, August, 1985;
(iii) critical or preserved slopes, and (iv) land devoted to stormwater management facilities or flood control
devices. Given the PRD land area requirements of three (3) acres, 80 percent of the required open space for a
PRD could be dedicated to land that may not be entirely usable or accessible by residents. For the purposes of
this letter, usable open space means open space where residents can engage in recreational activities on land
that is not considered prone to flooding and is not designated as fragile terrain. For a 3 acre PRD site, .75 acre
is required to be designated as open space to meet the open space requirements. Of this .75 acre, .6 acre
could be within the one -hundred year floodplain, subject to occasional, common or frequent flooding,
designated as critical or preserved slopes, or devoted to stormwater management facilities, leaving .15 acre, or
6,534 SF, for usable, accessible recreation space. The open space provided at 2511 Avinity Drive is nearly
double the square footage of the minimum usable square footage of a conforming three (3) acre PRD, despite
the land area of 2511 Avinity Drive (.91 acre) being less than a third of the land area of a conforming PRD. The
proposed open space at 2511 Avinity Drive is not located within the one -hundred year floodplain, subject to
occasional, common or frequent flooding, designated as critical or preserved slopes, or devoted to stormwater
management facilities.
The open space design proposal at 2511 Avinity Drive exceeds the 25% open space requirement and provides
usable open space for residents of the 24 unit development. A more formal courtyard area situated between the
two residential buildings will provide residents with the opportunity to sit in the shade of a sitting garden, enjoy
lawn games in a designated area that is sufficient in size for corn hole or a small bocce ball court, and stroll
along the pedestrian paths around the perimeter of the courtyard. The lawn game area of the courtyard will
provide residents the opportunity to engage in active recreation. The remainder of the land area contributing to
the open space calculation is largely dedicated to passive recreation and features pedestrian paths and
landscaping features to contribute to an enjoyable experience for residents utilizing the interconnected
pedestrian paths throughout the development.
Included with this letter are two open space exhibits of the site, one showing the open space area calculation
for the requested PRD and one showing the proposed courtyard design for the requested PRD.
Thank you for your time in reviewing our open space justification for a PRD district at 2511 Avinity Drive. If you
have any questions or would like to speak further about this matter please reach out at a time that is convenient
for you.
Respectfully,
Kelsey Schlein
Attachments: Open Space Exhibits dated August 14, 2018
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