Agenda PLANNING COMMISSION REGULAR DOCKET TUESDAY, November 9, 2021 at 5:30 P.M. Virtual Meeting I. Commission Pre-Meeting (Agenda discussion(s)) Beginning: 5:00 p.m. Location: (Electronic/Virtual) II. Commission Regular Meeting Beginning: 5:30 p.m. Location: (Electronic/Virtual) A. COMMISSIONERS' REPORTS B. UNIVERSITY REPORT C. CHAIR'S REPORT D. DEPARTMENT OF NDS E. MATTERS TO BE PRESENTED BY THE PUBLIC NOT ON THE FORMAL AGENDA F. CONSENT AGENDA (Items removed from the consent agenda will be considered at the end of the regular agenda) III. JOINT MEETING OF COMMISSION/ COUNCIL Beginning: 6:00 p.m. Continuing: until all public hearings are completed Format: (i) Staff Report, (ii) Applicant, (iii) Hearing 1. ZM21-00002 - 0 Nassau Street –Franklin Street Land Trust III landowner, has submitted a Rezoning Application for 0 Nassau Street, identified within the City’s Real Estate Tax records by Parcel Identification No. 610079600, 610079700, and a portion of 610079000 (Subject Properties). Pursuant to City Code Sec. 34-41, the purpose of the application is to change the zoning district classification of the Subject Property from R-2 (Residential Two-Family) to R-3 (Residential Multifamily Medium Density) subject to certain proffered development conditions (“Proffers”) and development plan. The Proffers include: (1) DESIGN: The design, height, density, and other substantive characteristics of the Project shall remain essentially the same, in all material aspects, as described within the application materials submitted to the City on July 16, 2021, (2) HEIGHT OF BUILDINGS AND STRUCTURES: any buildings and structures located on the Property shall not exceed thirty-five (35) feet in height, and (3) LAND USES The Property may be used only for the following: By-right: single-family detached, single-family attached, townhome, two-family, accessory buildings, structures and uses; multifamily dwellings; residential treatment facility (1-8 residents), utility lines; With a provisional or special use permit: home occupations and utility facilities. Any uses other than those listed above shall be prohibited. The proposed development plan indicates 2 multifamily buildings with 5 units in each building for a total of 10 units on the Subject Properties. The proposed density will be 19.4 dwelling units per acre (DUA). The Subject Property is approximately 0.51 acres with frontage on Nassau Street. The Comprehensive Land Use Map for this area calls for Low Density Residential. Information pertaining to this application may be viewed online at www.charlottesville.gov/agenda. Persons interested in this Rezoning may contact NDS Planner Matt Alfele by e-mail (alfelem@charlottesville.gov). IV. COMMISSION’S ACTION ITEMS Continuing: until all action items are concluded. 1. Coleman Street Critical slope 2. 240 Stribling Avenue V. FUTURE MEETING SCHEDULE/ADJOURN Tuesday November 23, 2021 – 5:30PM Work Capital Improvement Program Session Tuesday December 14, 2021 – 5:00 PM Pre- Meeting Tuesday December 14, 2021 – 5:30 PM Regular Minutes - May 11, 2021, June 8, 2021, Meeting July 13, 2021, August 10, 2021, August 31, 2021, September 14, 2021, October 11, 2021, October 12, 2021, October 21, 2021 Capital Improvement Program Rezoning: Park St Christian Church PUD and MAACA site PUD Anticipated Items on Future Agendas Zoning Text Amendments –Off-street parking facilities requirements along streets designated as “framework streets” (initiated May 8, 2018), Site Plan Requirements, Accessory Dwelling Unit, Middle Density zoning and Affordable Dwelling Unit , 12th and Rosser/CH Brown Historic Conservation District (six properties) Site Plan –Flint Hill PUD Site Plan, Critical Slope Waiver - 1223 Harris Special Use Permit – Fire Station on 250 Bypass Future Entrance Corridor • 916 E High Street - Comprehensive Sign Plan Request (Sentara) • 2005 JPA – New apartment building, requires SUP (Mitchell Matthews Architects) • 1252 N Emmet – New medical office building (Aspen Dental) • 1815 JPA - New apartment building (Wassenaar+Winkler Architects) • 1150 5th Street SW – new convenience store and gas canopy (Wawa, Riverbend) • 1801 Hydraulic Road – revised Comp Sign Plan, revised design review (Hillsdale Place, Riverbend) PLEASE NOTE: THIS AGENDA IS SUBJECT TO CHANGE PRIOR TO THE MEETING. PLEASE NOTE: We are including suggested time frames on Agenda items. These times are subject to change at any time during the meeting. Individuals with disabilities who require assistance or special arrangements to participate in the public meeting may call the ADA Coordinator at (434) 970-3182 or submit a request via email to ada@charlottesville.gov. The City of Charlottesville requests that you provide a 48 hour notice so that proper arrangements may be made. During the local state of emergency related to the Coronavirus (COVID19), City Hall and City Council Chambers are closed to the public and meetings are being conducted virtually via a Zoom webinar. The webinar is broadcast on Comcast Channel 10 and on all the City's streaming platforms including: Facebook, Twitter, and www.charlottesville.gov/streaming. Public hearings and other matters from the public will be heard via the Zoom webinar which requires advanced registration here: www.charlottesville.gov/zoom . You may also participate via telephone and a number is provided with the Zoom registration or by contacting staff at 434- 970-3182 to ask for the dial in number for each meeting. LIST OF SITE PLANS AND SUBDIVISIONS APPROVED ADMINISTRATIVELY 10/1/2021 TO 10/31/2021 1. Preliminary Site Plans 2. Final Site Plans 3. Site Plan Amendments 4. Subdivision a. 1615 East Market Street – October 12, 2021(not recorded as of 10/25/2021) b. Grove Street PUD (TMP 230052000 and 230051000) – Major – October 21, 2021 by Planning Commission (not recorded as of 10/28/2021) c. Coleman Court – TMP 49-112 & 112.2 – October 29, 2021 (not recorded as of 11/1/2021 CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT JOINT CITY COUNCIL AND PLANNING COMMISSION PUBLIC HEARING APPLICATION FOR A REZONING OF PROPERTY APPLICATION NUMBER: ZM21-00002 DATE OF HEARING: November 9, 2021 Project Planner: Matt Alfele, AICP Date of Staff Report: October 25, 2021 Applicant: Franklin Street Land Trust III Applicant’s Representative(s): Justin Shimp with Shimp Engineering, P.C. and Nicole Scro Current Property Owner: Franklin Street Land Trust III Application Information Property Street Address: 0 Nassau Street Tax Map & Parcel/Tax Status: 610079600, 610079700, and a portion of 610079000 (real estate taxes paid current - Sec. 34-10) Total Square Footage/ Acreage Site: Approx. 0.51 acres (22,215 square feet) Comprehensive Plan (General Land Use Plan): Low Density Residential Current Zoning Classification: R-2 (Residential Two-Family) Proposed Zoning Classification: R-3 Residential Multifamily Medium Density Overlay District: None Applicant’s Request (Summary) Justin Shimp (Shimp Engineering, P.C.) and Nicole Scro representing the owner, Franklin Street Land Trust III, has submitted a Rezoning Application pursuant to City Code Sec. 34-41 seeking a zoning map amendment to change the zoning district classification of the above parcel of land. The application proposes to change the zoning classification of the Subject Properties from the existing R-2 (Residential Two-Family) to R-3 (Residential Multifamily) with proffers and a development plan. The Subject Properties have road frontage on Nassau Street and the Comprehensive Land Use Map for this area calls for Low Density Residential. Page 1 of 13 RZ21 - 00002 O Nassau Street Vicinity Map Context Map 1 Page 2 of 13 RZ21 - 00002 O Nassau Street Context Map 2- Zoning Classifications KEY - Orange: R-2, Red: B-3, Yellow: R-1S Context Map 3- General Land Use Plan, 2013 Comprehensive Plan KEY: Yellow: Low Density Residential, Green: Park or Preserved Open Space Page 3 of 13 RZ21 - 00002 O Nassau Street Standard of Review City Council may grant an applicant a rezoning request, giving consideration to a number of factors set forth within Z.O. Sec. 34-41. The role of the Planning Commission is and make an advisory recommendation to the City Council, as to whether or not Council should approve a proposed rezoning based on the factors listed in Z.O. Sec. 34-42(a): (a) All proposed amendments shall be reviewed by the planning commission. The planning commission shall review and study each proposed amendment to determine: (1) Whether the proposed amendment conforms to the general guidelines and policies contained in the comprehensive plan; (2) Whether the proposed amendment will further the purposes of this chapter and the general welfare of the entire community; (3) Whether there is a need and justification for the change; and (4) When pertaining to a change in the zoning district classification of property, the effect of the proposed change, if any, on the property itself, on surrounding property, and on public services and facilities. In addition, the commission shall consider the appropriateness of the property for inclusion within the proposed zoning district, relating to the purposes set forth at the beginning of the proposed district classification. For applicant’s analysis of their application per Sec 34-42 & Sec. 34-41(d) see Attachment B. Sec. 34-42(a)(1): Whether the proposed amendment conforms to the general guidelines and policies contained in the comprehensive plan. Below are specific areas of the Comprehensive Plan for which the request is in compliance: a. Land Use 2.3: Enhance pedestrian connections between residences, commercial centers, public facilities, amenities and green space 3.4: Increase both passive and active recreational opportunities for Charlottesville residents. b. Housing 3.3: Achieve a mixture of incomes and uses in as many areas of the City as possible. c. Transportation 2.3: Improve walking and biking conditions by discouraging and/or minimizing curb cuts for driveways, garages, etc. in new development and redevelopment. Page 4 of 13 RZ21 - 00002 O Nassau Street Below are specific areas of the Comprehensive Plan for which the request may not be in compliance: a. Land Use 2.1: When considering changes to land use regulations, respect nearby residential areas. Comprehensive Plan- Staff Analysis: The Subject Properties are currently zoned R-2 which is one of the most restrictive zoning categories in the City. All by-right, provisional, and special uses allowed within this zoning district are Residential and Related per Sec. 34-420 and single-family attached and two- family dwelling are the most common of these uses. The R-3 district is relatively restricted to residential with allowable densities ranges and dwelling type being the biggest difference to the R-1 and R-2 districts. In addition to density and housing type, the R-3 district allows additional by-right uses for health care and educational facilities. The 2013 Comprehensive General Land Use Plan indicates the Subject Property remain low-density residential. The land use section of the comprehensive plan indicates all single or two- family type housing and a density less than fifteen (15) DUA is Low Density. A rezoning of the Subject Property to R-3 would not be consistent with the 2013 Comprehensive General Land Use Plan. The density would be above fifteen (15) DUA and the housing type would be multifamily. Streets that Work Plan The Streets that Work Plan labels Nassau Street “Local”. Local streets are found throughout the city, and provide immediate access to all types of land uses. Although local streets form the majority of the street network, there is no specific typology associated with them. This is due in part to the many variations in context and right-of-way width, as well as the community’s expressed desire to replicate as nearly as possible the feel of older local streets that do not meet current engineering and fire code standards. In addition, the Bicycle and Pedestrian Plan calls out Nassau Street as a Shared Roadway. Bike Ped Master Plan The Bicycle and Pedestrian Plan calls out Nassau Street as a Shared Roadway. Shared Roadways are bicycle facilities that designate a vehicular travel lane as a shared space for people to drive and bicycle. This designation is demonstrated to all users through on-road pavement markings, known as “sharrows” or street signage indicating that people bicycling may use the full lane. These facilities do not provide any separation between people driving and bicycling and are best used on neighborhood streets or streets with a low level of bicyclist traffic stress. Currently there are is no signage or sharrows on Nassau Street. Page 5 of 13 RZ21 - 00002 O Nassau Street Sec. 34-42(a)(2): Whether the proposed amendment will further the purposes of this chapter and the general welfare of the entire community. Staff finds that changing the zoning from R-2 to R-3 would have no impact in a positive or negative direction to the general welfare of the entire community. Staff is basing this on the fact the density of the Subject Properties would not exceed ten (10) units and the uses and physical characteristic of the site would be controlled by the proffer restrictions. Sec. 34-42(a)(3): Whether there is a need and justification for the change. According to the City’s 2013 Comprehensive General Land Use Plan, this portion of the City should be Low Density Residential with a DUA under 15. A rezoning of the Subject Property from R-2 to R-3 would not be consistent with this standard, and staff finds no justification for the change. Sec. 34-42(a)(4): When pertaining to a change in the zoning district classification of property, the effect of the proposed change, if any, on the property itself, on surrounding property, and on public services and facilities. In addition, the commission shall consider the appropriateness of the property for inclusion within the proposed zoning district, relating to the purposes set forth at the beginning of the proposed district classification. Most developments within the R-3 district require review and approval of a site plan per Sec. 34-802. Based on the materials provided the proposed development would require a final site plan, but staff believes all public services and facilities would be adequate to support development. The purposes set forth per Z.O. Sec. 34-350(a) and (b) are: Two-family (R-2). The two-family residential zoning districts are established to enhance the variety of housing opportunities available within certain low-density residential areas of the city, and to provide and protect those areas. There are two (2) categories of R-2 zoning districts: R-2, consisting of quiet, low-density residential areas in which single-family attached and two-family dwellings are encouraged. Included within this district are certain areas located along the Ridge Street corridor, areas of significant historical importance; Multifamily. The purpose of the multifamily residential zoning district is to provide areas for medium- to high-density residential development. The basic permitted use is medium-density residential development; however, higher density residential development may be permitted where harmonious with surrounding areas. Certain additional uses may be permitted, in cases where the character of the district will not Page 6 of 13 RZ21 - 00002 O Nassau Street be altered by levels of traffic, parking, lighting, noise, or other impacts associated with such uses. There are three (3) categories of multifamily residential zoning districts: R-3, consisting of medium-density residential areas in which medium-density residential developments, including multifamily uses, are encouraged; It is most likely that any development proposed on the Subject Properties would comply with the purposes set forth at the beginning of the proposed district classification. This cannot be fully determined until a proposed development is under site plan review. The applicant is proposing to rezone the Subject Property from R-2 to R-3 with proffers and a development plan. Key aspects of the development plan include:  Two (5) unit multifamily buildings.  (3) one-bedroom and (2) two-bedroom units in each building.  Not more than 10 units.  Central parking between the two buildings.  An outdoor recreation area behind the southernmost building.  A greenhouse behind the recreation area.  New sidewalk on the south side of Nassau Street. As part of the rezoning application, the developer is proposing certain proffers related to the development. Summary of Proffers: The proffered development conditions include: 1. DESIGN: The design, height, density, and other substantive characteristics of the Project shall remain essentially the same, in all material aspects, as described within the application materials submitted to the City on July 16, 2021, including, but not limited to, the Conceptual Site Plan, dated July 10, 2021, prepared by Shimp Engineering, P.C. Except that the characteristics of the Project may subsequently be modified to comply with City zoning regulations not modified by this application, any other material change of the Project as represented within the application materials shall require a modification of this rezoning application. 2. HEIGHT OF BUILDINGS AND STRUCTURES: any buildings and structures located on the Property shall not exceed thirty-five (35) feet in height. (Height is to be measured in accordance with City Code Section 34-1110 in effect as of the date this ordinance, which specifies that height, when applied to a building or structure, shall refer to the vertical distance measured perpendicularly from grade to the highest point on such building or structure.) 3. LAND USES Page 7 of 13 RZ21 - 00002 O Nassau Street a. Permitted Uses: the Property may be used only for the following. Any uses other than those listed below shall be prohibited: i. Residential and related uses. 1. By-right: single-family detached, single-family attached, townhome, two-family, accessory buildings, structures and uses; multifamily dwellings; residential treatment facility (1-8 residents); 2. With a provision use permit: home occupations. ii. Other uses. 1. By-right: utility lines; 2. By special use permit: utility facilities. Staff finds the restrictions within the development plan and proffer statement will create a development on the Subject Properties that is harmonious with the surrounding neighborhood. Staff would not support a wholesale rezoning of the Subject Property to R-3 as density, height, and uses would not be consistent with the City’s Land Use Map or fabric of the neighborhood. The restriction provided for within the development plan and proffer restricts what can be developed and provides assurances it will be compatible with this part of the City. *Highlighted sections indicate physical characteristics that can be modified through a Special Use Permit per Sec. 34-162(a). *Highlighted sections indicate restriction outlined in the Proffer Statement. Current R-2 Zoning Proposed R-3 Zoning Consist of quiet, low-density residential Consist of medium-density residential areas areas in which single-family attached and in which medium-density residential two-family dwellings are encouraged. developments, including multifamily uses, are encouraged. Physical Characteristics Physical Characteristics Front Setback 25’ min Front Setback 25’ min Side Setback 5’ min (Single Family Side Setback 1’ for every 2’ of height Detached) with a minimum of 10’: 10’ min (Single Family Residential 0 – 21 DUA Attached) 1’ for every 3’ of height 10’ min (Two-family) with a minimum of 10’: 50’ min (Non-residential) Residential 22 – 43 DUA 20’ min (Corner Street 1’ for every 4’ of height Side) with a minimum of 10’: Residential 44 – 87 DUA Page 8 of 13 RZ21 - 00002 O Nassau Street 25’ min (Non-residential) 20’ min (Corner Street Side) Rear Setback 25’ min (Residential) Rear Setback 25’ min (Residential) 50’ min (Non-residential) Additional None All Yards and 50’ from the façade of any Yard and Setbacks multifamily building to the Setback boundary of any low- Requirements density residential district: 22 – 43 DUA 75’ from the façade of any multifamily building to the boundary of any low- density residential district: 44 -87 DUA Within a residential development containing any multifamily dwellings there shall be a minimum distance between the facade of the multifamily dwelling and the boundary of any low-density residential district, as follows: 50’ for 22 – 43 DUA 75’ for 44 -87 DUA Land Coverage No limit within setbacks Land Coverage 75% max for 0 -21 DUA 80% max for 22 – 87 DUA Height 35’ max Height 45’ max (35’ per proffer) Min Lot Size 6,000sqft (Single Family Min Lot Size 6,000sqft (Single Family Detached) Detached) 2,000sqft (average of 2,000sqft (average of 3,600sqft)(Single Family 3,600sqft (Single Family Attached) Attached) 7,200sqft (Two-family) 7,200sqft (Two-family) 2,000sqft (Townhouse) Page 9 of 13 RZ21 - 00002 O Nassau Street No requirement (non- No requirement residential) (Multifamily) No requirement (non- residential) Road Frontage 50’ (Single Family Road Frontage 50’ (Single Family Detached and Two-family) Detached and Two-family) 20’ (Single Family 20’ (Single Family Attached) Attached) No requirement (non- 16’ (Townhouse) residential) No requirement (non- residential) Parking 1 space per unit Parking 1 space per unit up to 2 bedrooms Residential Use (by-Right) R-2 R-3 Proffer Accessory buildings, structures and uses B B B Adult assisted living B B Amateur radio antennas, to a height of 75 ft. B B Bed-and-breakfast Homestay B B Bed-and-breakfast B & B B Multifamily B B Dwellings Single-family attached B B B Dwellings Single-family detached B B B Townhouse B B Dwellings Two-family B B B Family day home 1 – 5 Children B B Family day home 6 – 12 Children B Residential Occupancy 3 unrelated persons B B Residential Occupancy 4 unrelated persons B B Residential density 1 -21 DUA B Residential Treatment Facility 1 – 8 residents B B B Non-Residential Use (by-Right) R-2 R-3 Proffer Access to adjacent multifamily, commercial, industrial or mixed- B use development or use Accessory buildings, structures and uses B Houses of worship B B Health clinic up to 4,000sqft GFA B Page 10 of 13 RZ21 - 00002 O Nassau Street Public health clinic B Attached facilities utilizing utility poles as the attachment B B B structure Attached facilities not visible from any adjacent street or B B B property Daycare facility B Elementary School B High School B Colleges and universities B Libraries B B Indoor: health/sports clubs; tennis club; swimming club; yoga B B studios; dance studios, skating rinks, recreation centers, etc. (on City-owned, City School Board-owned, or other public property) Outdoor: Parks, playgrounds, ball fields and ball courts, B B swimming pools, picnic shelters, etc. (city owned), and related concession stands Utility lines B B B The Subject Properties are currently vacant. If developed by-right, they could accommodate six (6) units (three two-family dwellings) maximum. The biggest difference between the existing R-2 zoning and the R-3 development the applicant is proposing is the change to multifamily dwelling type. The current density is approximately seven (7) DUA (dwelling units per acre based off the comp plan’s 15 DUA for low density residential). A change in the zoning to R-3 would increase the by-right density to twenty-one (21) DUA resulting in a maximum of ten (10) units. The applicant’s proffer statement (attachment C) removes most nonresidential uses and ensures any development on the Subject Properties will be residential in nature. Zoning History of the Subject Property Year Zoning District 1949 B-2 Business 1958 R-2 Residential 1976 R-2 Residential 1991 R-2 Residential 2003 R-2 Residential Page 11 of 13 RZ21 - 00002 O Nassau Street The Subject Property is bordered by: Direction Use Zoning North Single-family attached R-2 South Vacant Lot R-2 East Single-family detached R-1S West County Staff finds a rezoning of the Subject Properties would not be consistent with the patterns of development in the neighborhood as it relates to dwelling type. But staff finds the density being proposed would not have an adverse impact. Staff also finds the restrictions placed on the development by the proffer statement would keep the scale of the development in line with the surrounding neighborhood. Public Comments Received Community Meeting Required by Z.O. Sec. 34-41(c)(2) and the Community Engagement meeting Requirements during the COVID -19 Emergency approved by City Council on July 20, 2020 On September 9, 2021 the applicant held a community meeting on Zoom from 6:30pm to 7pm. No members of the public attended the meeting. The meeting was recorded and is available to the public through the developer. Other Comments As of the date of this report, staff has not received any comments from the public. Should any comments come in after the report posted, those comments will be forwarded to Planning Commission and City Council. Staff Recommendation Staff finds the proposed zoning change could contribute to goals of the City’s Comprehensive Plan such as increasing the City housing stock. Staff recommends approval of the rezoning request. Suggested Motions 1. I move to recommend approval of this application to rezone the Subject Property from R-2, to R-3, on the basis that the proposal would service the interests of the general public and good zoning practice. OR, Page 12 of 13 RZ21 - 00002 O Nassau Street 2. I move to recommend denial of this application to rezone the Subject Property from R- 2 to R-3, on the basis that the proposal would not service the interests of the general public and good zoning practice. Attachments A. Rezoning Application dated June 7, 2021 B. Narrative dated July 16, 2021 C. Draft Proffer Statement undated D. Development Plan Dated July 10, 2021 E. Massing Plan F. ADU Worksheet Page 13 of 13 Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment A Attachment B Application Narrative July 16, 2021 0 Nassau Street Rezoning Summary Tax Map Parcels Owner Acreage Zoning 610079000 (portion) Franklin Street 0.1734 R-2 Land Trust III 610079700 Franklin Street 0.1710 R-2 Land Trust III 610079600 Franklin Street 0.1710 R-2 Land Trust III Total Acreage: 0.5154 Justin Shimp and Nicole Scro (together, the “Applicant”), on behalf of the Franklin Street Land Trust III (the “Owner”), the owner of real property designed on the City of Charlottesville, Virginia (the “City”) tax maps as parcels 610079000 (portion of), 610079700, and 610079600 and having an address of 0 Nassau Street (collectively, the “Property”), request to rezone the Property from R-2 to R-3 to allow for the construction of two 5-unit multifamily dwellings (or “five-plexes”). The Property is overlaid with a star and outlined in red on the City’s existing zoning map shown below. 1 Attachment B As shown above, the Property is currently zoned R-2, which would allow for the construction of three duplexes (or 6 units total). Enclosed is the approved site plan for two of the three potential by-right duplexes. By contrast, the proposed zoning, R-3, would allow for the construction of two 5-unit multifamily dwellings (or 10 units total). The resulting proposed density would be 19.4 dwelling units per acre. The proposed 10 units will consist of the following: 6 one-bedroom units, approximately 500 square feet in size, and 4 two-bedroom units, approximately 730 square feet in size. Each of the 2 multifamily buildings will consist of the following: 3 one-bedroom units on the ground floor, and 2 two-bedroom units in on the second floor. The footprint of each multifamily dwelling is approximately 1,680 square feet, which is nearly identical to the by-right duplexes adjacent to the Property that are currently under construction (as well as the approved, potential by-right duplexes that could be constructed on the Property). The building footprints of the by-right duplexes per the site plan are 1,716 square feet each. (Though, the actual duplexes under construction per the building permits are slightly smaller at 24’x64’, or 1,536 square foot footprints.) Each duplex consists of 2, three-bedroom units. Our request is to build a similar building to the by-right dwellings, but by rezoning the Property, we can allow for more families to live within the same (or nearly the same) buildable footprints. The proposed rezoning of the Property to R-3 also allows for further diversity of housing types and sizes in this neighborhood, matching the varied preferences of prospective residents, as well as existing conditions. The picture on the next page shows the varied housing types and sizes along Nassau Street. As you can see, just on this stretch of Nassau Street, homes range from 4 to 1-bedroom units. There is non-profit construction adjacent to private construction. Habitat typically constructs homes for those with 30-60% of the area median income (AMI), which are adjacent to market- rate rental homes and newly constructed market-rate, single-family detached homes for-sale. The addition of two 5-unit, multifamily dwellings would be consistent with the existing “neighborhood character” and add value to the City in the form of increasing the depth of variety and choice of housing for existing and future residents. 2 Attachment B Thomas Jefferson Community Land Trust two duplexes 3BR Habitat for Humanity two duplexes 3-4BR two five-plexes 1-2BR two duplexes 3BR Two Duplexes, Private Development single-family detached Single-Family Detached 28-unit, apartment 1-2BR 28-unit Apartment The Property is directly bordered by: Direction Use Zoning North Two-family residential unit R-2 South Two-family residential unit R-2 East Agricultural, Rural Area (Albemarle County) RA West Single-family residential unit R-1 As demonstrated above, rezoning of the Property would be consistent with the patterns of development on Nassau Street. 3 Attachment B R-3 Amenity Requirements Pursuant to Section 34-366 of the City’s Zoning Ordinance, certain amenities are required in R-3 developments. Each unit will have its own laundry facilities, satisfying Section 34-366(a)(1). The storage facilities will be located internal to the building footprint, adjacent to the stairways, satisfying Section 34-366(a)(2). Pursuant to Section 34-366(a)(3), the required recreational areas are as follows: For each one-bedroom unit, 200 square feet of adult space is required. For each two-bedroom unit, 200 square feet of adult space plus 20 square feet of child space is required. Therefore, the proposed development is required to have the following: 2,080 square feet of recreational space 2,000 square feet of adult recreational space (6*200 SF + 4*200 SF), and 80 square feet of child recreational space (4*20 SF). In addition, Section 34-366(c) requires 25% of the total required recreational space to be indoor or weather protected, which equals 520 square feet (0.25 * 2080 SF) The proposed development will satisfy the above recreational requirements by offering: 520 square foot greenhouse, to be used by residents to grow produce or other plants for the full year, and complimenting the farm located to the rear of the Property. 630 square foot recreational space, consisting of playground equipment and natural playscapes. 13,080 square feet of pervious area (consisting of landscaping, open greenery, potential dog area or lawn games, etc.) 4 Attachment B Below is a picture of the greenhouse that will be installed on the Property (a Riga XL Greenhouse). One of the two individual Applicants currently has such a greenhouse on his Property in Nelson County. Conformity with Comprehensive Plan The proposed development is in alignment with various goals of the Comprehensive Plan. Land Use Chapter: Goal 2.3, “Enhance pedestrian connections between residences, commercial centers, public facilities, amenities and green spaces.” The Property is located across the street from Rives Park, and to the rear of the Property is the location of the future, private farm, Rootstock Farm (previously named Hogwaller Farm). In addition, less than a quarter mile from the Property, at 1011 Linden Avenue, is the future location of the International School. Higher density within close proximity of these public and private facilities and amenities, as well as greenspace, allows for more residents to enjoy and utilize such benefits of the City, and encourages non-vehicular transportation to such places. Transportation Chapter: Goal 2.6, “Promote urban design techniques, such as, placing parking behind buildings, reducing setbacks and increasing network connectivity, to create a more pedestrian friendly streetscape and to reduce speeds on high volume roadways.” The proposed development satisfies off-street parking requirements, with a portion of parking located behind the proposed structures. In addition, the proposed 5 Attachment B development will connect the newly constructed sidewalk from the adjacent two by- right developments. The extension of the sidewalk, and the location of parking internal to the site, will allow for an enhanced pedestrian experience along Nassau Street, satisfying the above goal. Housing Chapter: Vision: “The quality and diversity of the City of Charlottesville’s housing stock creates the basis for viable neighborhoods and a thriving community. In order to be a truly world class city, Charlottesville must provide sufficient housing options to ensure safe, appealing, environmentally sustainable, and affordable housing for all population segments and income levels, including middle income. Consequently, City neighborhoods will feature a variety of housing types, housing sizes, and incomes all within convenient walking, biking, or transit distances of enhanced community amenities that include mixed use, barrier free, higher density, pedestrian and transit-oriented housing at employment and cultural centers connected to facilities, parks, trails and services.” Goal 3, “Grow the City’s housing stock for residents of all income levels.” Goal 3.2, “Incorporate affordable units throughout the City, recognizing that locating affordable units throughout the community benefits the whole City.” Goal 3.3, “Achieve a mixture of incomes and uses in as many areas of the City as possible.” Goal 3.4, “Encourage creation of new, on-site affordable housing as part of rezoning or residential special use permit applications.” Goal 7.1, “To the greatest extent feasible, ensure affordable housing is aesthetically similar to market rate.” Allowing more density on the Property will allow more existing and future residents the opportunity to live within the urban core, closer to employment and amenities. In addition, the Housing Needs Assessment cites the need for smaller units to accommodate the large number of small households in the City. It states, “The distribution of households by size suggests a particular need for small units to accommodate the two-thirds of city households with only one or two persons... Smaller units are an effective means of providing shelter at lower rents” (page 58). By comparison, the by-right duplexes that are currently under construction consist of 1,536 square feet per unit, versus 500-700 square feet per unit within the proposed five- plexes. 6 Attachment B The two multifamily buildings are not intended to be new luxury housing, but rather, simple construction that can accommodate the lower end of market rate rents. Streets that Work Plan The Streets that Work Plan labels Nassau Street as “Local.” Local streets are found throughout the City, and provide immediate access to all types of land uses. There is no specific typology associated with “local” streets. Nassau Street is fairly wide (45’) with sidewalk along the entirety of the portion of Nassau Street on the opposite side of the street from the Property. In addition, new sidewalk has been or will be installed along the Property’s side of the street with each of the newly constructed dwellings listed earlier in this narrative. The Applicant intends to install sidewalk along the Property’s street frontage, connecting the newly constructed sidewalk adjacent to it on either side, creating a fairly consistent sidewalk network on either side of Nassau Street. In addition, due to the width of Nassau Street, the roadway can accommodate on-street parking, and there is currently ample on-street parking that can be utilized. The proposed development will likely not substantially add to on-street parking due to the amount of parking provided internal to the site, and on-street parking availability. Bike Ped Master Plan The City’s 2015 Bike Ped Master Plan calls for Nassau Street to be a “Shared Roadway.” Shared Roadways are roadways where a vehicular travel lane is designated as a shared space for people to both drive and bike. This designation is demonstrated to all users through on-road pavement markings, known as “sharrows” or street signage indicating that people bicycling may use the full lane. Nassau Street does not provide any separation between people driving and bicycling. The location of parking internal to the site will allow for less competition for on- street parking, and more room for the envisioned shared roadway. In addition, by increasing density in close proximity to public and private facilities, amenities, and greenspace, the result is a reduction in traffic from those who would otherwise be forced to find housing in surrounding Counties and commute to the City. The goals of the Bike-Ped Master Plan, such as, functional shared roadways and increased pedestrian and bicycle transportation is more likely to come to fruition as housing demand is satisfied within the City, rather than through housing in surrounding Counties. Our current restrictive zoning forces people into cars when they may otherwise be on foot or on bicycles. 7 Attachment B Potential Adverse Impacts and Mitigation Massing The proposed 5-unit buildings are similar in size and scale to the by-right duplexes currently under construction (as well as those on the approved site plan for the Property). Also, enclosed with this application is a massing rendering that shows how the proposed five-plexes compare to the buildings on the adjacent properties. The proposed buildings are only very slightly wider, but they have a very similar footprint when compared to the by-right duplexes. Floodplain The floodplain is set at the elevation stated in Letter of Map Revision (LOMR) #16-03-1207P, effective February 16, 2017, which is between 324 and 326.2 feet. On the enclosed Conceptual Site Plan, the elevation line for 324 feet is highlighted in blue. The floodplain elevation line of 324 feet is clearly outside of the building footprints, as well as the proposed recreational area. The Applicant has considered the effects of climate change and the increased intensity of storms. Flooding is a result of (1) Rainfall and (2) Land Cover. Land Cover is how rainfall is distributed once it hits the ground. To the rear of the subject Property, adjacent to Moore’s Creek, is a riparian buffer, which is Albemarle County property. This Albemarle County property is subject to a proffer statement (ZMA-2017-00007), which states, “An undisbursed riparian buffer area (“riparian buffer”) managed in accordance with Albemarle County stream buffer protection regulations (County Code Section 17-600, et. seq.) will be established and maintained for perpetuity… The riparian buffer will extend to 100’ from the top of the bank of Moore’s Creek or to the limits of the floodway, whichever is greater.” Enclosed is the related proffer statement. The above riparian buffer will reduce the impact of higher rainfall by protecting surrounding properties from potential erosion and higher velocity water often seen in flooding. So, by preserving natural Land Cover, we can safeguard the area from some of the consequences commonly associated with the higher frequency and intensity of storms. Similarly, Albemarle County has increased stream buffers and related regulations such that the Land Cover of Albemarle County mitigates the impact of flooding within Charlottesville. Traffic 8 Attachment B By-right, 6 units can be constructed (or three duplexes). Pursuant to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, 6 units within three duplexes would be considered Multifamily Housing (Low-Rise). Using the “Average Rate” rather than the “Fitted Curve,” 6 units within the Multifamily Housing (Low-Rise) category would produce approximately 7 vehicular trips per day per unit, or 42 vehicular trips per day in total. The proposed rezoning is also considered Multifamily Housing (Low-Rise), and would therefore produce approximately 7 vehicular trips per day per unit, or 70 vehicular trips per day in total. Compared to by-right development, the proposed rezoning would produce approximately 28 additional vehicular trips per day. Such additional vehicular trips per day is not significant when compared to the daily traffic on Nassau Street. This single development would cause substantive traffic impacts, especially when considering the potential for non-vehicular trips that can result from locating more people in an area with several amenities within walking and biking distance. Conclusion Our request is to build similar buildings to the by-right dwellings, but by rezoning the Property, we can allow for more families to live within the same buildable footprints. In addition, the proposed rezoning also allows for further diversity of housing types and sizes in this neighborhood, matching the varied preferences of prospective residents, as well as existing conditions. The rezoning also provides the opportunity for simple construction to accommodate lower end market rate rents. Enclosed Conceptual Site Plan By-right Approved Site Plan Massing Rendering Proposed Proffer Statement 9 Attachment C Original Proffers ____________ Amendment ____________ PROFFER STATEMENT Rezoning: 0 Nassau Street Tax Map Parcels: 610079000 (portion of), 610079700, and 610079600 Owner: Franklin Street Land Trust III, Justin M. Shimp, Trustee 912 East High Street Charlottesville, VA 22902 Date of Proffer Signature: Subject properties to be rezoned from R-2 to R-3 Franklin Street Land Trust III is the owner (the “Owner”) of Tax Map Parcels 610079000, 610079700, and 610079600 (collectively, the “Property”), located in the City of Charlottesville, Virginia. The Property is the subject of rezoning application ______________ to allow for the development of a project known as “0 Nassau Street” (the “Project”). Pursuant to Division 4 of the City of Charlottesville Zoning Ordinance (Chapter 34 of the City of Charlottesville Code), the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the requested zoning district, R-3. These conditions are proffered as part of the requested rezoning and the Owner acknowledges that the conditions are reasonable. Each signatory below signing on behalf of the Owner covenant and warrant that it is authorized signatory of the Owner for this Proffer Statement. 1. DESIGN: The design, height, density, and other substantive characteristics of the Project shall remain essentially the same, in all material aspects, as described within the application materials submitted to the City on July 16, 2021, including, but not limited to, the Conceptual Site Plan, dated July 10, 2021, prepared by Shimp Engineering, P.C. Except that the characteristics of the Project may subsequently be modified to comply with City zoning regulations not modified by this application, any other material change of the Project as represented within the application materials shall require a modification of this rezoning application. 2. HEIGHT OF BUILDINGS AND STRUCTURES: any buildings and structures located on the Property shall not exceed thirty-five (35) feet in height. (Height is to be measured in accordance with City Code Section 34-1110 in effect as of the date this ordinance, which specifies that height, when applied to a building or structure, shall refer to the 1 Attachment C vertical distance measured perpendicularly from grade to the highest point on such building or structure.) 3. LAND USES a. Permitted Uses: the Property may be used only for the following. Any uses other than those listed below shall be prohibited: i. Residential and related uses. 1. By-right: single-family detached, single-family attached, townhome, two-family, accessory buildings, structures and uses; multifamily dwellings; residential treatment facility (1-8 residents); 2. With a provision use permit: home occupations. ii. Other uses. 1. By-right: utility lines; 2. By special use permit: utility facilities. The undersigned Owner hereby proffers that the use and development of the Property shall be in conformance with the proffers and conditions herein above. This document shall supersede all other agreements, proffers, or conditions that may be found to be in conflict. The Owner agrees that all proffers shall be binding to the Property, which means the proffers shall be transferred to all future property successors of the land. [Signature Page Immediately Follows] 2 Attachment C WITNESS the following duly authorized signatures and seals: OWNER: Franklin Street Land Trust III By: ______________________________ Justin M. Shimp, Trustee COMMONWEALTH OF VIRGINIA CITY/COUNTY OF __________________________, to wit: The foregoing instrument was acknowledged before me this ____ day of _____________, 20___ by Justin M. Shimp, Trustee of Franklin Street Land Trust III, on its behalf. My Commission expires: _______________________ ______________________________ Notary Public 3 Attachment D NASSAU STREET CONCEPTUAL SITE PLAN Sheet 1 of 2 OWNER/DEVELOPER Franklin Street Land Trust III 912 E High St, Charlottesville, VA, 22902 TMP(S) 610079000 (Portion of) 610079600, & 610079700 USE CONTENTS EXISTING: Vacant PROPOSED: 2 Buildings ; 5 units each 1. Cover Page 2. Conceptual Site Plan ZONING EXISTING: R2 PROPOSED: R3 CRITICAL SLOPES There are no critical slopes existing on the site. SOURCE OF BOUNDARY & TOPOGRAPHY Boundary from compiled plats for subject parcel and GIS for adjoiners. Two (2) foot contour interval topography from Roger W. Ray and Associates (2/9/2016) FLOODZONE Project is subject to floodplain revision study #16-03- 1207P effective February 7, 2017. Buildings will be elevated above the floodplain level. SITE WATER AND SANITARY SERVICES Provided by Charlottesville Dept of Utilities CONCEPTUAL SITE PLAN TMP(s) Portion of 61-79, 61-796 & 61-797 DATE OF SUBMISSION - JULY 10, 2021 project: 21.012 SHIMP ENGINEERING, P.C. Attachment D RETAINING WALL SITE AREA MAX HT-8FT 22450 SQ FT OUTDOOR REC (INCLUDING CHILD REC) 630 SF 10 Attachment E Attachment F Affordable Dwelling Unit Ordinance Worksheet Step 1: Total Floor Area Ratio (FAR) of Site A. Total size of development site: 0.52 acres B. Total square footage of site: 0.52 x 43,560.00 = 22,450.82 square feet (sf) (# of acres) C. 1.0 Floor Area Ratio (FAR): 22,450.82 (total sf of site) D. Gross Floor Area (GFA) of ALL buildings/uses: 6,720.00 sf E. Total site FAR: 6,720.00 ÷ 22,450.82 = 0.30 (total GFA of site) (1.0 FAR) F. Is E greater than or equal to 1.0 FAR? NO: Your proposed development does not trigger the ADU ordinance. YES: Proceed to Step 2 or Step 3. Step 2: Number of ADUs Required G. GFA in excess of 1.0 FAR: 6,720.00 - 22,450.82 = -15,730.82 (D: total site GFA) (B: total SF of site) H. Total GFA of ADUs required: -15,730.82 x 0.05 = -786.54 (G: GFA in excess of 1.0 FAR) I. Equivalent density based on Units Per Acre: i. Dwelling Units per Acre (DUA) approved by SUP: ii. SF needed for ADUs: -786.54 ÷ 43,560.00 = -0.0180565 acres (H: Total GFA of ADUs) iii. Total number of ADUs required: -0.0180565 x 0.00 = 0.00 (ii: ADU acreage) (i: DUA approved) Step 3: Cash-in-Lieu Payment J. Cash-in-Lieu Amount Residential: 6,720.00 x $2.370 = $15,926.40 K. Cash-in-Lieu Amount Mixed-Use: Total GFA of development site: GFA Occupied Commercial Space: GFA Occupied Residential Space: Total GFA Occupied Space: 0.00 % Residential: #DIV/0! Propotionate amount of non- occupied space GFA for residential GFA Non-Occupied Space*: 0.00 use: #DIV/0! Amount of Payment: #DIV/0! x $2.370 = #DIV/0! *GFA of non-occupied space shall include: (i) basements, elevator shafts and stairwells at each story, (ii) spaces used or occupied for mechanical equipment and having a structural head room of six (6) feet six (6) inches or more, (iii) penthouses, (iv) attic space, whether or not a floor has been laid, having a structural head room of six (6) feet six (6) inches or more, (v) interior balconies, and (vi) mezzanines. GFA shall not include outside balconies that do not exceed a projection of six (6) feet beyond the exterior walls of the building; parking structures below or above grade; or and roof top mechanical structures. Step 4: Minimum Term of Affordability L. Residential Project i. Households earning up to 80% AMI: Attachment F Unit Type Eff. 1BR 2BR 3BR 4BR 5BR 6BR Number of Units Market Rent HUD Fair Market Rents $752.00 $1,027.00 $1,179.00 $1,478.00 $1,772.00 $2,037.00 $2,303.00 HUD Utility Allowance Difference per Month $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Annual Cost of ADU $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Total Annual Cost of ADUs: 0.00 (Sum of Annual Cost of ADU) Minimum Term of Affordability*: #DIV/0! (Cash-in-lieu payment / Total annual cost of ADUs) *If answer is less than 5, then minimum term of affordability will be 5 years. M. Mixed-Use Project i. Households earning up to 80% AMI: Unit Type Eff. 1BR 2BR 3BR 4BR 5BR 6BR Number of Units Market Rent HUD Fair Market Rents $752.00 $1,027.00 $1,179.00 $1,478.00 $1,772.00 $2,037.00 $2,303.00 HUD Utility Allowance Difference per Month $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Annual Cost of ADU $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Total Annual Cost of ADUs: 0.00 (Sum of Annual Cost of ADU) Minimum Term of Affordability: #DIV/0! (Cash-in-lieu payment / Total annual cost of ADUs) *If answer is less than 5, then minimum term of affordability will be 5 years. CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF REPORT PLANNING COMMISSION REGULAR MEETING APPLICATION FOR A CRITICAL SLOPE WAIVER APPLICATION NUMBER: P21-0109 DATE OF MEETING: November 9, 2021 Project Planner: Dannan O’Connell, AICP Date of Staff Report: October 29, 2020 Applicant: Greater Charlottesville Habitat for Humanity Applicant’s Representative(s): Line and Grade Engineering Current Property Owner: Greater Charlottesville Habitat for Humanity Application Information Property Street Address: 0 Coleman Court, 0 Coleman Court Tax Map & Parcel/Tax Status: 490112000 and 490112200 (real estate taxes paid current – Sec. 34-12) Total Project Area (Limits of Disturbance): 0.13 acres Total Area of Critical Slopes on Parcels: 0.52 acres | 60.6% Area of Proposed Critical Slope Disturbance: 0.03 acres | 3.7% of total site area | 6.1% of total critical slopes area Comprehensive Plan (General Land Use Plan): Low Density Residential Current Zoning Classification: R-2 Overlay District: None Applicant’s Request (Summary) Greater Charlottesville Habitat for Humanity wishes to develop the above-referenced lots with one by-right single-family attached (duplex) residential structure. A boundary line adjustment (P21-0109) was submitted on March 24, 2021 to accommodate this development, and was approved by the City on October 29, 2021. The proposed improvements associated with the boundary line adjustment will impact critical slopes on-site as defined by Section 34-1120(b)(2). Per Section 34-1120(b) a request for a critical slope waiver must be heard by the Planning Commission. Page 1 of 6 P21-0109 Coleman Street Critical Slope The property is located at the northeast corner of Coleman Court and Coleman Street, and is currently undeveloped. It was previously divided into six lots but has since been consolidated into two lots with the approval of the boundary line adjustment. The properties have a combined 29 feet of frontage on the existing public street corner. Greater Charlottesville Habitat for Humanity is requesting a waiver from Section 34-1120(b) of the City Code (Critical Slope Ordinance) to allow for by-right construction of one single-family attached structure with two residential units along with supporting infrastructure. The proposed duplex will be located on both lots, with the common property line dividing both residential units. Improvements specific to areas where critical slopes would be impacted should the waiver be approved are shown on the Critical Slope Exhibit (Attachment B) and include portions of lots 1 and 2, sanitary sewer and waterline placement, and a new private access driveway for both units. Existing critical slopes areas located on this Property include 0.52 acres or 61% percent of the site. The applicable definition of “critical slope” is as follows: Any slope whose grade is 25% or greater, and (a) a portion of the slope has a horizontal run of greater than 20 feet, and its total area is 6,000 SF or greater, and (b) a portion of the slope is within 200 feet of a waterway. See City Code Sec. 34-1120(b)(2). Based on the information presented within the application materials, Staff verifies that the area for which this waiver is sought meets all of the above-referenced components of the definition of “critical slope”. Vicinity Map Page 2 of 6 P21-0109 Coleman Street Critical Slope Critical Slopes per the Zoning Ordinance Standard of Review Per Sec. 34-1120(6)(d): The Planning Commission shall make a recommendation to City Council in accordance with the criteria set forth in this section, and city council may thereafter grant a modification or waiver upon making a finding that: (i)The public benefits of allowing disturbance of a critical slope outweigh the public benefits of the undisturbed slope (public benefits include, but are not limited to, stormwater and erosion control that maintains the stability of the property and/or the quality of adjacent or environmentally sensitive areas; groundwater recharge; reduced stormwater velocity; minimization of impervious surfaces; and stabilization of otherwise unstable slopes); or (ii)Due to unusual size, topography, shape, location, or other unusual physical conditions, or existing development of a property, one (1) or more of these critical slopes provisions would effectively prohibit or unreasonably restrict the use, reuse or redevelopment of such property or would result in significant degradation of the site or adjacent properties. If the recommendation is for City Council to grant the requested waiver, the Planning Commission may also make recommendations as to the following: In granting a modification or waiver, city council may allow the disturbance of a portion of the slope but may determine that there are some features or areas that cannot be disturbed. These include, but are not limited to: (i)Large stands of trees; (ii)Rock outcroppings; (iii)Slopes greater than 60%. Page 3 of 6 P21-0109 Coleman Street Critical Slope City council shall consider the potential negative impacts of the disturbance and regrading of critical slopes, and of resulting new slopes and/or retaining walls. City council may impose conditions as it deems necessary to protect the public health, safety or welfare and to insure that development will be consistent with the purpose and intent of these critical slopes provisions. Conditions shall clearly specify the negative impacts that they will mitigate. Conditions may include, but are not limited to: (i)Compliance with the "Low Impact Development Standards" found in the City Standards and Design Manual. (ii)A limitation on retaining wall height, length, or use; (iii)Replacement of trees removed at up to three-to-one ratio; (iv)Habitat redevelopment; (v)An increase in storm water detention of up to 10% greater than that required by city development standards; (vi)Detailed site engineering plans to achieve increased slope stability, ground water recharge, and/or decrease in stormwater surface flow velocity; (vii)Limitation of the period of construction disturbance to a specific number of consecutive days; (viii)Requirement that reseeding occur in less days than otherwise required by City Code. Project Review and Analysis Each applicant for a critical slopes waiver is required to articulate a justification for the waiver, and to address how the land disturbance, as proposed, will satisfy the purpose and intent of the Critical Slopes Regulations, as found within City Code Sec. 34-1120(b)(1). The applicant has provided information in the attached critical slopes waiver narrative (Attachment A) for Application Finding #1. Staff Analysis 34-1120(b)(d)(i) Application Finding #1: Planning Staff: The General Land Use Plan of the Comprehensive Plan calls for the subject properties to be Low Density Residential land use with a DUA under fifteen. The proposed development will have a DUA of approximately two. The proposed duplex will be developed by-right in line with the established R-2 zoning for both parcels. The proposed building footprint will be almost entirely outside the critical slope areas. Impacts to the critical slopes comes primarily from the new access easement needed to connect the building site to the street, sanitary sewer and waterline placement, and associated grading on both lots. Two trees will be removed to accommodate this development; however, the applicant indicates that stormwater runoff and erosion will not be significantly affected by the Page 4 of 6 P21-0109 Coleman Street Critical Slope development. Alternative site layouts are unlikely to reduce impacts to critical slope areas, as the buildable area for both parcels is almost surrounded by critical slopes, particularly the area nearest to the existing public street corner. The site layout of the currently proposed development is significantly scaled down from a previous proposal which included three duplexes on six existing lots. Staff Analysis 34-1120(b)(d)(ii) Application Finding #2 : Engineering Staff: Engineering recommends the approval of the critical slope waiver under Finding 2, since the presence of critical slopes along the public ROW frontage does effectively prohibit or unreasonably restrict the use of the site for any development purpose. However, in accordance with City Code Section Sec. 34-1120 (6)(d): “No modification or waiver granted shall be detrimental to the public health, safety or welfare, detrimental to the orderly development of the area or adjacent properties, or contrary to sound engineering practices.”, City Engineering has included several recommended conditions (listed in the following section) to ensure no detrimental effects to public health and conformance with sound engineering practices. Staff Recommendation Staff recommends the Planning Commission consider the following when making a recommendation to City Council: Purpose and Intent of the Critical Slope Provisions The purpose and intent of the critical slope provisions in Section 34-1120(b)(1) are to protect topographic features whose disturbance may cause negative impacts including: Stormwater and erosion-related impacts on adjacent properties. The current configuration of the development limits the impact to critical slopes to the extent that it can be developed by-right as two lots. Critical slopes will be disturbed uphill of an existing stream and City storm sewer located north of the property. Loss of tree canopy and topographic features that contribute to the natural beauty and visual quality of the community. The property is currently in an undeveloped, natural/overgrown state. Disturbance of ground cover on the property is minimized outside of the limits of disturbance for the duplex construction. An existing sidewalk and railing will necessarily have to be modified/removed to accommodate the new access driveway and utility connections for the development. Page 5 of 6 P21-0109 Coleman Street Critical Slope Recommended Conditions City Engineering has the following recommended conditions to ensure no detrimental effects to public health and conformance with sound engineering practices: 1) The limits of disturbance (LOD) shall be staked in the field by a Professional Surveyor as a preliminary step, prior to installation of perimeter controls. 2) “Super Silt Fence” (chain linked backing) shall be installed along the entire LOD where there is not existing or proposed impervious surfaces. 3) Construction access from the front/public ROW to the rear is provided only by 3’ between the LOD and building on the north side of the project and 4.5’ (with a 20% grade) on the south side. There is a minimum of 4.5’ of area in the back. The LOD should be expanded to provide for typical construction methods or notes provided describing limitations on modern construction equipment in this area. Suggested Motions 1. “I move to recommend approval of the critical slope waiver for Tax Map and Parcel 490112000 and 490112200, as requested, with the conditions recommended by City staff, based on a finding that [reference at least one]: • The public benefits of allowing the disturbance outweigh the benefits afforded by the existing undisturbed critical slope, per Section 34-1120(b)(6)(d)(i) • Due to unusual physical conditions, or the existing development of the property, compliance with the City’s critical slopes regulations would prohibit or unreasonably restrict the use or development of the property, per Section 34- 1120(b)(6)(d)(ii) 2. “I move to recommend denial of the steep slope waiver for Tax Map and Parcel 490112000 and 490112200.” Attachments A. Application B. Narrative C. Critical Slope Exhibit Page 6 of 6 Attachment A WAIVER REQUEST FORM Please Return To: City of Charlottesville Department of Neighborhood Development Services PO Box 911, City Hall Charlottesville, Virginia 22902 Telephone (434) 970-3182 Fax (434) 970-3359 For a Critical Slopes Waiver Request, please include one of the following application fees: $75 for single-family or two- family projects; $500 for all other project types. *additional application form required For all other Waiver Requests, please include one of the following application fees: $50 for single-family or two-family projects; $250 for all other project types. Coleman Duplex BLA Project Name/Description______________________________________ 490112200 Parcel Number_____________________ Intersection of Coleman Street and Coleman Court Address/Location______________________________________________________________________________ Greater C'Ville Habitat for HumanityApplicant Name__________________________________ Owner Name__________________________________ Daniel Hyer 113 4th St NE Ste 100 Charlottesville, VA 22902 Applicant Address: ___________________________________________________________________________ 434 262 0169(W) __________________________ Phone (H) ___________ (F) ________________________ dhyer@line-grade.com Email: ______________________________________________________________________________________ Waiver Requested (review Zoning Ordinance for items required with waiver submissions): ___ Sidewalk ___ Drainage/Storm Water Management *Contact Staff for Supplemental Requirements ___ Off-street Parking ___ Site Plan Review ___ Lighting ___ Landscape ___ Signs ___ Setbacks x Critical Slopes *additional application form required ___ ___ Communication Facilities ___ Other ___ Stream Buffer Mitigation Plan Waiver for disturbance of 1,383 sf critical slopes on site in order to provide access Description of Waiver Requested: ________________________________________________________________ to the site. ___________________________________________________________________________________________ The parcel area immediately surrounding the road is entirely comprised of critical slopes. Reason for Waiver Request: ____________________________________________________________________ Though a building pad exists on site outside of the slopes, there is no way to get to it without disturbing critical slopes. ___________________________________________________________________________________________ ________________________________________________ August 3, 2021 _________________ Applicant Signature Date ________________________________________________ July 26, 2021 _________________ Property Owner Signature (if not applicant) Date For Office Use Only: Date Received: ____________ Review Required: Administrative_______ Planning Commission _______ City Council _______________ Approved: _______ Denied: ________ ___________________________________________________ Director of NDS Comments: _________________________________________________________________________________ ___________________________________________________________________________________________ J:\NEIGHPLAN\FORMS 2012 Edited on 10/31/2012 Attachment B CRITICAL SLOPES WAIVER REQUEST SUPPLEMENT Applicant: Greater C’ville Habitat for Humanity Contact: Andrew Vinisky avinisky@cvillehabitat.org Project Description: Coleman Duplex BLA One duplex proposed on 0.855 acres. BLA application to consolidate six parcels into two. Ex. Conditions: Vacant land Total Site Area: 37,257 sf (0.86 acres) Zoning: R-2 Percentage of Site Area Made up of Critical Slopes: 22,571 sf / 37,257 sf = 60.58% Critical Slope Disturbance: 1,383 sf 6.13% of critical slope area, 3.71% of total site area Finding #2. Due to unusual size, topography, shape, location, or other unusual physical conditions, or existing development of a property, one (1) or more of these critical slopes provisions would effectively prohibit or unreasonably restrict the use, reuse or redevelopment of such property or would result in significant degradation of the site or adjacent properties. The shape of this property (which is comprised of several parcels, but will be referred to as the property) is unusual. It is located on the corner of Coleman Street and Coleman Court, with only 29 linear feet of the property fronting on the road. The entire frontage of this property is located in critical slopes, meaning the only way to develop the site is to disturb the slopes. It is worth noting that these slopes are a result of the construction of the road and not naturally occurring. It is also worth noting that this critical slope waiver is required because of the proposed Boundary Line Adjustment – however, no additional lots are being created. Six existing lots are being consolidated into two. The previous plans for this site included the development of 3 duplexes, and now only 1 is proposed. Please address how Finding #1 and/or Finding #2 will be met utilizing the “critical slope provisions” noted below. 113 4th St. NE; STE 100 CHARLOTTESVILLE, VA 22902 1. Erosion affecting the structural integrity of those features. TEL: (434) 262-0169 LINE-GRADE.COM Coleman Duplex BLA Critical Slopes Waiver July 27, 2021 | Page 2 The disturbed critical slopes area will be filled in order to build a driveway. The slopes resulting from the driveway construction will be at a 3:1 grade where possible and will be matted and seeded immediately following construction to reduce erosion. 2. Stormwater and erosion-related impacts on adjacent properties. The area of critical slopes disturbance is minimized to the extent possible to develop this site. Silt fence will be installed around the construction site perimeter, and blanket matting will be installed on slopes to reduce erosion-related impacts on adjacent properties. The drainage patterns on site are not being altered, stormwater from the site flows to existing downstream channels and will not impact adjacent properties. 3. Stormwater and erosion-related impacts to environmentally sensitive areas such as streams and wetlands. The proposed construction is approximately 150 ft uphill of the existing stream located just north of the property, where an existing City storm sewer currently outlets. Approximately half of the construction area will flow to that stream, and the other half will flow to an existing channel south of the property. The limited impervious area added (2,205 sf total) and the small construction area (5,802 sf) will have minimal stormwater and erosion-related impacts – especially when looked at in relation to the stormwater passing through the site from the City storm sewer drainage area. The silt fence and slope matting, as previously mentioned, will prevent erosion. 4. Increased stormwater velocity due to loss of vegetation. Two trees will be removed for the construction of this project. The rest of the vegetation in the area is overgrown weeds. The stormwater velocity is not expected to increase, since the existing steep slopes are not to be made any steeper, and the vegetation that will be lost due to regrading of the slopes will be replanted with low maintenance ground cover. 5. Decreased groundwater recharge due to changes in site hydrology. The development will not have a discernable impact on the site hydrology within the critical slopes areas, and therefore groundwater recharge will not be decreased. The travel time of a water droplet across the critical slopes area in the existing and proposed conditions will remain the same, as a relatively small area of slopes are being filled for a driveway. In both pre and post development, there is very little groundwater recharge happening across such steep slopes. Coleman Duplex BLA Critical Slopes Waiver July 27, 2021 | Page 3 6. Loss of natural or topographic features that contribute substantially to the natural beauty and visual quality of the community such as loss of tree canopy, forested areas and wildlife habitat. This site is currently a hazard to the pedestrians using the sidewalk, and a pedestrian handrail is in place to keep anyone from accidentally stepping off the sidewalk and tumbling 10 ft down a steep hill. The proposed condition will be of substantially higher visual quality as the former City ROW on this parcel has not been maintained for decades. The disturbance of land on the site is as minimal as possible, and 0.72 acres of the site will remain untouched. Please list all attachments that should be viewed as support to the above explanations. -Coleman Duplex Utility Plan Exhibit Please sign the following statement. I certify that, to the best of my knowledge, the information I have provided above is based on sound engineering and surveying data and that this site has been carefully inspected and reviewed for the purposes of completing this application accurately. I certify that as the property owner/applicant I have not given false information that may affect the decisions made regarding this development. Property Owner Applicant Please do not write below this line. For office use only. Planner’s Comments/Recommendations: ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ Engineer’s Comments/Recommendations: ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ Attachment C COFFEE TREE 6" SYCAMORE 20 FT PUBLIC UTILITY EASEMENT 22,571 SF CRITICAL SLOPES ON SITE LOT 1 LOT 2 0.447 ACRE 0.408 ACRE EX. SAN MH XA INV. 369.94' 1,383 SF CRITICAL TOP 375.86' SLOPES WITHIN LOD 386.83 NEW PARCEL 386.33 LOD 5802 SF BOUNDARY LINE 388 390 EX. SAN MH XB 388.15 386.06 EX. INV. 384.95' 395 90° EX. TOP 389.55' 387.31 FORMER TMP 49-112.2 PROP. TOP 399.08' GREATER C'VILLE FFE: 399.25' HABITAT FOR HUMANITY BFE 388.25' DB 2020 PG 2914 NEW PRIVATE ACCESS & UTILITY ESMT 1,568 SF 385.75 ZONE R2 386.23 9 39 386.97 PROP. SAN. LATERALS (2) 5 PROP.8" WATER METER 5 385.71 39 PARCEL BOUNDARY EROSION AND SEDIMENT CONTROL NOTES: EX. WATERLINE COLEMAN COURT 1. INSTALL SMARTFENCE HEAVY-DUTY SILT FENCE ON CONSTRUCTION SITE PERIMETER 2. FILL AND COMPACT ENTRANCE AREA AND INSTALL #3 CRUSHED STONE FOR TRACKING PAD AND STAGING AREA. 35' ROW WIDTH 5 PROP. 8" R Y 3. STABILIZE FILL SLOPES IMMEDIATELY WITH BLANKET MATTING AND LOW MAINTENANCE GROUND COVER. CVL 2" PL WATER METER 2-STO 4. INSTALL ORANGE BARRIER FENCE ON SITE PERIMETER (AS NEEDED). IT H COLEMAN STREET 24" WHITE DWELLIN G W 5. ONCE EROSION CONTROLS ARE INSTALLED ON THE SITE PERIMETER, CLEAR AND GRUB BALANCE OF VEGETATION ON 50' ROW WIDTH OAK BASEM E N T LOTS. POLE 6. STABILIZE ANY SOIL STOCKPILES WITH SEED AND STRAW, AND INSTALL SILT FENCE AROUND THE STOCKPILE. APPROX. EX. 4" LAT 7. REFRESH TRACKING PAD AS NEEDED BASED ON FIELD CONDITIONS. 8. INSPECT AND MAINTAIN EROSION CONTROL ITEMS AT THE END OF EACH WORK DAY. 1" = 20': 0 20 40 N UTILITY PLAN EXHIBIT CHARLOTTESVILLE, VIRGINIA COLEMAN DUPLEX TMP 49-112.2 DATE 07/27/2021 THE WORK OF PROJECT 2010002 LINE + GRADE 2 CITY OF CHARLOTTESVILLE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES STAFF MEMO JOINT CITY COUNCIL AND PLANNING COMMISSION PUBLIC HEARING UPDATE MEMO ON REZONING APPLICATION ZM20-00002 & CRITICAL SLOPE APPLICATION P20-0079 DATE OF MEETING: November 9, 2021 Project Planner: Matt Alfele, AICP Date of Staff Memo: October 25, 2021 Applicant: Southern Development Applicant’s Representative(s): Charlie Armstrong Current Property Owner: Belmont Station, LLC Application Information Property Street Address: 240 Stribling Avenue Tax Map & Parcel: 18A025000 (real estate taxes paid current – Sec. 34-12) Total Square Footage/ Acreage Site: 12.07 acres (525,769 square feet) Comprehensive Plan (General Land Use Plan): Low Density Residential Current Zoning Classification: Multiple Zoned Lot: R-1S (Residential Single Family Small Lot) and R-2 (Residential Two-family) Overlay District: None Completeness: The application generally contains all of the information required by Zoning Ordinance (Z.O.) Sec. 34-41 and (Z.O.) Sec. 34-490. Other Approvals Required: Critical slopes waiver (P20-0079) Applicant’s Request and update Summary On September 14, 2021 Planning Commission held a Public Hearing for the requested rezoning application. The application was seeking to rezone the Subject Property from R-1S (Single Family Small Lot) and R-2 (Residential Two-family) to PUD (Planned Unit Development) with a development plan and proffers. The applicant was also seeking a recommendation on a Critical Slope Waiver at that meeting. Both applications are needed for the proposed development. The proposed development and proffers included the following key features and elements:  A density of not more than fifteen (15) Dwelling Units per Acre (DUA).  Twenty (20) rows of townhouses, in the general or approximate locations depicted within the PUD Development Plan. Page 1 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo  Three (3) multifamily buildings designated as condominiums, in the general or approximate locations depicted within the PUD Development Plan.  Two (2) single-family attached dwelling units, in the general or approximate locations depicted within the PUD Development Plan.  A use matrix that allows residential and related uses such as single-family attached (SFA), rowhouse/townhouses (TH), single-family detached (SFD), two- family (TF), and multifamily (MFD), family day home, and residential treatment facilities up to 8 residents; non-residential uses such as house of worship, ball fields, and swimming pools. The use matrix prohibits such uses as, nursing homes, animal shelters, libraries, and gas stations.  The proposed PUD Use Matrix allows MFD, SFA, SFD, TH and TF by-right. Parking garages, surface parking lots under and above 20 spaces, and temporary parking facilities are allowed as ancillary uses.  Fifteen percent (15%) of all dwelling units constructed within the area of the Subject Property shall be Affordable Dwelling Units.  Two (2) central greens (Open Spaces A and B), in the general or approximate locations depicted within the PUD Development Plan.  Preservation of existing wooded area (Open Space C) between the development and Moores Creek.  Total Open Space of 4.760 acres (41.9% of the total site), in the general or approximate locations depicted with the PUD Development Plan.  Shared Use Path constructed to City Standard Detail TR-1. City detail states the minimum width will be ten (10) feet and constructed of a non-erodible surface approved by the City Engineer. Crush-and-run/stone dust may be substituted as an acceptable surface type per approval of the City Engineer.  Four (4) new City standard roads, in the general or approximate locations depicted within the PUD Development Plan.  A public road connection to Morgan Court.  Six (6) private roads built to City standards for rear loading of townhouses. o The City’s Subdivision Ordinance §29-161 requires every residential lot to have frontage on either a public street, or a private street within a townhouse development; City Council cannot, by approving a PUD Plan, amend the City’s street standards). Based on the general layout shown within the PUD Plan, the private street would meet the requirements of section 34-390 of the zoning ordinance. The townhouse private-street- access requirements are not “dimensional requirements” (see section 34- 500) that can be altered by approval of a PUD Plan. Page 2 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo  On-street parking generally located as depicted within the PUD Development Plan. Including parking on the western side of Road A and C.  Structured parking for the three (3) multifamily buildings to be provided within each building.  Dwelling units within the development will have porches and balconies.  Zero (0) minimum setbacks for structures within the development and five (5) foot setbacks for structures adjacent to properties outside the development. o Having a minimum setback of zero (0) does not exclude the developer from providing street trees. Only areas with a maximum of zero (0) or ten (10) feet are exempt from this requirement.  Maximum building height of fifty-five (55) feet except for lots 1 – 7. These lots have a maximum height of three (3) stories.  Subtle variations of massing, wall openings, and colors will be used on the dwelling units to reduce repletion.  Widening of Stribling Avenue along the north side of the property adjacent to Road A.  A preliminary landscape plan with screening on the edge of the property and general location of street trees. o Note: City Council cannot waive the street tree standards by approving the PUD Plan. Number and location of street trees required by section 34-870 will be reviewed during final site plan approval. Preliminary review of the plan indicate there could be possible conflicts with utilities. Section 34-870(1)(a) is not applicable to this development.  Sheltered five (5) foot sidewalks along both sides of all public roads and one side of all private roads.  The project is being proposed as a twenty (20) phase development. The developer will need to enter into a development agreement with the City prior to approval of a final site plan. During the Public Hearing the Planning Commission heard from sixteen (16) members of the public. Most speakers raised concerns about the safety of Stribling Avenue and how additional dwelling units on the Subject Property would be detrimental to public safety. A few speakers were in favor of the development and would like to see more affordable dwelling units in the City and felt this development would provide that. If Stribling Avenue was improved and had sheltered sidewalks, most residents in the area would be in favor, or less opposed to the development. Page 3 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo During Planning Commission’s discussion density, affordable housing, street trees, and the proposed sidewalks on Stribling were all discussion points. Most Commissioners liked the development and the affordable units it would provide, but did not feel the proposed agreement between the developer and the City was detailed enough. The Planning Commission and City Council did not have enough information to know if the City would have to cover any gaps in funding for the improvements to Stribling Avenue. There was disagreement between what the developer felt it would cost and what the City Engineer believed the estimate should be. To address this issue and some of Planning Commissions/Staff concerns, the applicant requested and was granted a deferral. Notwithstanding the changes noted below, the applications before you tonight are the same as what was presented to Planning Commission on September 14, 2021. Critical Slope Waiver Application P20-0079 No Changes Rezoning Application ZM20-00002 The applicant made the following two (2) changes to the PUD Development Plan: 1. Update the setback requirements on page 4: The original plan stated: Minimum Building setbacks: Front: 0’ Side: 0’ Rear: 0’ Adjacent to outside properties: 5’ The new setbacks are: Front: 0’ Side: 0’ Rear: 0’ Adjacent to outside properties: 5’ Maximum front setback: 10’ (Stribling Ave, Frontage Excluded) 2. Updates to Phasing and Open Space Requirements on page 5: No information provided in the original plan New information on page 5: A minimum of 1.00 acre of Open Space shall be dedicated in Phase 1. At least 20% total Open Space area shall be provided with each phase thereafter. Page 4 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo Vicinity Map Context Map 1 Page 5 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo Context Map 2- Zoning Classification KEY - Orange: R-2, Yellow: R-1S, Light Yellow: R-1, Green: PUD Context Map 3- General Land Use Plan, 2013 Comprehensive Plan KEY: Yellow: Low Density Residential Page 6 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo Staff Recommendations In addition to the updates to the development plan outlined above, the applicant provided a response letter (Attachment A) to staff recommendations for denial as outlined in the September 14, 2021 Staff Report. Below are staff’s responses to that letter: 1. Reason 1 concerned the inadequacy of Stribling Avenue but noted that the applicant may be pursuing avenues to provide improvements to Stribling. The applicant now has a draft agreement with the City for those improvements that would be approved by Council simultaneously with or prior to this ZMA. We hope this resolves this concern. Staff Response: The level of infrastructure (Stribling Avenue as a public ROW) improvements needed is one of staff’s biggest concerns as it relates to any conditional rezoning of the Subject Property. Staff is aware the applicant is continuing to work with the City to meet the perceived needs as they are understood at this time. Even with an agreement in place between the applicant and the City to provide sidewalks and improvements to Stribling Avenue, staff would still be concerned with the implementation of such an agreement and the timing needed to achieve the improvements as it relates to the development of the Subject Property. Any planning process undertaken for Stribling Avenue would need the input of the surrounding community and that engagement may alter what is currently being proposed between the applicant and the City. 2. Reason 2 revolves around Morgan Court and the concern that it is not yet a City street. This is acknowledged, but our research indicates that the ROW has been dedicated to public use by the Huntley developer. We expect that the City also holds a bond posted by that developer to assure construction of the platted streets. If it becomes necessary, the City could call that bond. I doubt that would be necessary, but those are assurances the City has from the Huntley developer. Staff Response: Although ROW has been dedicated, the City has not accepted the dedication nor accepted the roads into the City’s street network. Although it is correct the public improvements (roads, sidewalks, and utilities) for the Huntley PUD are bonded, the bonds were posted almost fifteen (15) years ago. Staff is concerned the current bonds being held would not be sufficient to cover completing the outstanding work needed to insure all public infrastructure meets current standards. Page 7 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo 3. Reason 3 describes potential for utility conflicts. We have revised the required setbacks on Sheet 4, Land Use Plan, of the PUD. We hope this resolves this concern. Staff Response: This update does alleviate staff’s concern with utility conflicts that may come to light during site plan review. By providing a 10’ maximum for front setbacks, the development plan would be allowed to exclude streetscape trees per Sec. 34-870: (a) Streetscape trees shall be planted along all existing or proposed public streets; however, the following areas are exempt from the requirement of streetscape trees: (1) Areas subject to a zero (0) building setback requirement, or (2) Areas where the maximum permitted building setback is fewer than ten (10) feet. It should be noted that while the applicant now has a path forward for addressing utility conflicts, this path will result in fewer street trees within the development. 4. Reason 4 notes that staff is concerned that in many cases the private roads are neither alleys nor provide [vehicle] connectivity. This is an intentional and important design element in the PUD. To have marketable homes, vehicle access and parking are a necessity. But beyond that market-driven necessity, we have intentionally deemphasized those vehicular travelways and instead focused on the pedestrian mews on the opposite side of the buildings. We do not know the basis for staff’s concern about the roadway design and are not sure if this additional information helps resolve it, but the roads do meet City SADM standards, and we hope this additional information demonstrates the intentionality and purpose of the layout. Staff Response: Staff still believes the private road do not function as rear loading alleys nor provide connectivity, but are shared driveways for the sole purpose of parking. The City defines alley per Sec. 29-182(f) as Alleys with a width of not less than twelve (12) feet may be provided in the rear or side of any commercial, industrial, or residential lots; however, no dead-end alleys shall be permitted. However, when the alley is the principal means of emergency access or access for service vehicles, they shall be no less than twenty (20) feet in width; and Sec. 29-3 Alley means a form of vehicular travel way providing access to the rear or side lot line of abutting properties that front along streets. Unless dedicated to and accepted by the city, an alley is privately owned and maintained, is intended to be used primarily by the owners and occupants of the abutting properties and persons and vehicles providing services to those properties (including emergency vehicles) and is not intended for through traffic. Staff believes the “shared driveways” Page 8 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo provided for in the development plan are appropriate and permitted per City code, but they do not further the City’s comprehensive goal of connectivity we are looking for in PUDs and/or conditional rezoning. 5. The 5th and final concern is regarding making sure that the open space within each phase meets the minimum requirement of at least 15% of the gross land area. With this submittal, Sheet 5 of the PUD Plan and Sheet 11 on the Supplemental Plan, Phasing and Open Space Plan, were updated to indicate minimum Phase 1 Open Space to be dedicated as well as calling out 25% minimum dedication total. We expect our total open space to be closer to 40% of the gross land area and are confident that minimum required dedications can be met by dedicating all or a large portion of the open spaces proposed on the south and west sides of the site with the first phase of development. Staff Response: Staff is now satisfied the Phasing Plan will meet Sec. 34-505(2). Staff Recommendation for ZM20-00002 (Rezoning) Staff finds the proposed development, as presented in the application materials, could contribute to some of the City’s goals within the Comprehensive Plan under the Land Use, Housing, and Transportation sections. Staff finds that the proposed PUD offers a mix of housing types within a cohesive development with connectivity, open space, and access to Moores Creek that is not currently available and meets some of the goals of the PUD ordinance. Staff also finds that long-term affordability is a priority within the development as outlined in the draft proffer statement. Staff is concerned about other aspects and recommends denial for the following reasons: 1. Due to the lack pedestrian/bicycle infrastructure and road width of Stribling Avenue, a development of this size could have an adverse impact on both the improved and unimproved sections of the road. The applicant may be pursing different avenues to provide improvements to Stribling, but the PUD plan being proposed only offers to widen the north side of Stribling Avenue adjacent to the primary street entry. 2. Staff is concerned with the proposed connection to Morgan Court. Although connectivity and two main points of ingress and egress are needed for a development of this size, Morgan Court is not currently accepted into the City street network. Due to width constraints, lack of sidewalks, and unknown quality of construction, staff cannot say with certainty that Morgan Court will ever be accepted. This creates issues as it relates to the development having two (2) points of access on a publically maintained street. Page 9 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo 3. Staff is concerned the proposed private roads do not function as alleys nor provide connectivity and instead act as communal driveways. Private road “J” offers some connectivity with the connection to Open Space “B”. Staff Recommendation for P20-0079 (Critical Slope Waiver) Staff recommends the Planning Commission consider the following when making a recommendation to City Council: Purpose and Intent of the Critical Slope Provisions The purpose and intent of the critical slope provisions in Section 34-1120(b)(1) are to protect topographic features whose disturbance may cause negative impacts including: Location of public improvements. The current configuration of the development limits the impact to critical slopes when it comes to building location, but does impact critical slopes when it comes to public improvements such as roads and trails. Loss of tree canopy and wildlife habitat that contribute to the natural beauty and visual quality of the community. If the corresponding rezoning application is approved by City Council, a majority of the trees on site will be lost during development. The only forested area to be preserved will be to the south and west of the property. At this stage it is not possible to compare the proposed development to a by-right one, even a by-right development would most likely require a Critical Slope Waiver. Suggested Motions Rezoning 1. I move to recommend that City Council should approve ZM20-00002, on the basis that the streets proposed within the PUD Development are laid out in a manner substantially in accord with the Comprehensive Plan, and approval of the proposed PUD Development is consistent with the Comprehensive Plan and will serve the public necessity, convenience, general welfare and good zoning practice. OR, 2. I move to recommend that City Council should deny approval of ZM20-00002. Critical Slope 1. I move to recommend approval of the critical slope waiver for Tax Map and Parcel 18A025000, as requested, with no reservations or conditions, based on a finding that [reference at least one]:  The public benefits of allowing the disturbance outweigh the benefits afforded by the existing undisturbed critical slope, per Section 34-1120(b)(6)(d)(i) Page 10 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo  Due to unusual physical conditions, or the existing development of the property, compliance with the City’s critical slopes regulations would prohibit or unreasonably restrict the use or development of the property, per Section 34- 1120(b)(6)(d)(ii) 2. I move to recommend approval of the critical slope waiver for Tax Map and Parcel 18A025000, as requested, with conditions, based on a finding that [reference at least one]:  The public benefits of allowing the disturbance outweigh the benefits afforded by the existing undisturbed critical slope, per Section 34-1120(b)(6)(d)(i)  Due to unusual physical conditions, or the existing development of the property, compliance with the City’s critical slopes regulations would prohibit or unreasonably restrict the use or development of the property, per Section 34- 1120(b)(6)(d)(ii) Recommended Conditions: 1. Site Plans (VESCP Plans) should include, at a minimum, 4 stages/phases of ESC controls, the first shall be “Initial/Preliminary Controls” and outfall construction, and the second shall include the establishment of sediment traps and conveyances. The sequence shall dictate that no disturbance of the slopes can occur, other than to facilitate trap/conveyance construction, until after the establishment of the trap, conveyances and permanent outfall (until Stage/Phase III). 2. “Super Silt Fence” (chain linked backing) shall be installed where perimeter silt fence is specified. 3. Any disturbance occurring outside of conveyances to the trap, in either sequence or space, planned or unforeseen, shall be immediately stabilized with sod (for pervious areas, utilities should have other “same day stabilization”. 4. The proposed trail shall be a non-erodible surface (asphalt/concrete or similar) and provisions shall be made in the stormwater management plan to ensure runoff from the trail is conveyed in a non-erosive manner, and concentrated flows shall not be discharged above slopes, or flow along the toe of slopes, on or offsite the property. 5. Trees removed from areas of critical slope(s) shall be replaced within those areas, at a three-to-one ratio (“Habitat Replacement Trees”). 6. The Habitat Replacement Trees shall be locally native tree species appropriate for the site conditions. 7. No tree(s) planted in any area(s) that contain buildings, parking lots, sidewalks, or other built improvements shall be counted as any Habitat Replacement Tree(s). 8. The specific number and species of Habitat Replacement Trees will be determined by the applicant and the City based on available space and site conditions, and the size, location and species of all Habitat Replacement Page 11 of 12 ZM20-00002 & P20-0079 240 Stribling Ave PUD Update Memo Trees shall be specified within the landscaping plan required by Sections §§34-861 et seq. of the Charlottesville City Code, as amended. 3. I move to recommend denial of the steep slope waiver for Tax Map and Parcel 18A025000. Attachments A. Applicant Response Letter dated October 12, 2021 B. Updated PUD Development Plan dated April 28, 2020 and revised June 11, 2021 C. Updated PUD Supplemental Packet dated April 28, 2020 and revised June 11, 2021 D. Photo of Trees along Stribling Avenue Link to the staff reports and attachments from the September 14, 2021 Public Hearing. Reports start on page 6. https://civicclerk.blob.core.windows.net/stream/CHARLOTTESVILLEVA/92935418-1829-4086- 8688-896256d9cb7f.pdf?sv=2015-12- 11&sr=b&sig=s6R6Y5SNzG4O171uTtjx23zDvPLRIgVcY4OHI7EZw0c%3D&st=2021-10- 26T16%3A29%3A45Z&se=2022-10-26T16%3A34%3A45Z&sp=r&rscc=no- cache&rsct=application%2Fpdf or https://www.charlottesville.gov/1077/Agendas-Minutes Page 12 of 12 Attachment A (11/9/21) October 12, 2021 Matt Alfele, AICP City Planner City of Charlottesville Department of Neighborhood Development Services City Hall – 610 East Market Street P.O. Box 911 Charlottesville, VA 22902 Re: 240 Stribling PUD Dear Matt, Enclosed is a revision of the 240 Stribling PUD that incorporates feedback we heard from the Planning Commission and responds to the remaining concerns staff detailed in the staff report. On page 23 of the August 30th staff report in the “Staff Recommendation” section, staff recommended denial for 5 reasons. Reason 1 concerned the inadequacy of Stribling Avenue but noted that the applicant may be pursuing avenues to provide improvements to Stribling. The applicant now has a draft agreement with the City for those improvements that would be approved by Council simultaneously with or prior to this ZMA. We hope this resolves this concern. Reason 2 revolves around Morgan Court and the concern that it is not yet a City street. This is acknowledged, but our research indicates that the ROW has been dedicated to public use by the Huntley developer. We expect that the City also holds a bond posted by that developer to assure construction of the platted streets. If it becomes necessary, the City could call that bond. I doubt that would be necessary, but those are assurances the City has from the Huntley developer. Reason 3 describes potential for utility conflicts. We have revised the required setbacks on Sheet 4, Land Use Plan, of the PUD. We hope this resolves this concern. Reason 4 notes that staff is concerned that in many cases the private roads are neither alleys nor provide [vehicle] connectivity. This is an intentional and important design element in the PUD. To have marketable homes, vehicle access and parking are a necessity. But beyond that market- driven necessity, we have intentionally deemphasized those vehicular travelways and instead focused on the pedestrian mews on the opposite side of the buildings. We do not know the basis for staff’s concern about the roadway design and are not sure if this additional information helps Attachment A (11/9/21) resolve it, but the roads do meet City SADM standards, and we hope this additional information demonstrates the intentionality and purpose of the layout. The 5th and final concern is regarding making sure that the open space within each phase meets the minimum requirement of at least 15% of the gross land area. With this submittal, Sheet 5 of the PUD Plan and Sheet 11 on the Supplemental Plan, Phasing and Open Space Plan, were updated to indicate minimum Phase 1 Open Space to be dedicated as well as calling out 25% minimum dedication total. We expect our total open space to be closer to 40% of the gross land area and are confident that minimum required dedications can be met by dedicating all or a large portion of the open spaces proposed on the south and west sides of the site with the first phase of development. In addition to addressing staff’s five concerns above, we also updated Sheet 12, Landscape Plan, to delineate the tree preservation areas more clearly, and we added “Wildflower and Meadow Grass Mix” hatching and callouts for establishing a wildflower/pollinator habitat on the southern portions of the site. One thing that we have not been able to address is the desire expressed in the last planning Commission Meeting to make further attempts to save some of the beech trees along Stribling Avenue. Though we agree these are nice trees, it is the opinion of our engineer that not only is it not feasible to save these trees, it is not advisable. Enclosed is a photo of the trees showing their proximity to the road. A new sidewalk would destroy the root system, even if a large planting strip is established. The roots of the trees are likely already causing issues under the pavement because they are too close to the road, and they are less than 10’ from existing water mains. Beech trees are not listed as a “good street tree” in the City’s Master Tree List guidelines and they are not recommended near roads or sidewalks. We hope the above revisions resolve most or all of staff’s previous reasons for recommending denial of the plan. Sincerely, Charlie Armstrong Attachment B (11/9/21) PUD DEVELOPMENT PLAN 240 STRIBLING AVENUE CITY OF CHARLOTTESVILLE, VIRGINIA TABLE OF CONTENTS 500' RAIDUS FOR ADJACENT PROPERTIES PUD DEVELOPMENT PLAN (SEC 34-517) THIS PUD DEVELOPMENT PLAN MEETS THE REQUIREMENTS OF CHARLOTTESVILLE CITY CODE SECTION 34-517 (a). THE BELOW TABLE OF CONTENTS LISTS THE PUD REQUIREMENTS AND REFERENCES WHERE IN THE PUD DEVELOPMENT PLAN THE REQUIREMENTS ARE ILLUSTRATED OR DESCRIBED. 34-517 (1)a A SURVEY PLAT DESCRIBING AND DEPICTING THE ENTIRE LAND AREA TO BE INCLUDED WITHIN THE PUD DEVELOPMENT SITE, INCLUDING IDENTIFICATION OF PRESENT OWNERSHIP, EXISTING ZONING DISTRICT CLASSIFICATION(S) OF THE PARCEL(S) TO BE INCLUDED WITHIN THE PUD. PAGE 2: EXISTING CONDITIONS 34-517 (2)a A NARRATIVE STATEMENT OF HOW THE OBJECTIVES DESCRIBED WITHIN SECTION 34-490 ARE MET BY THE PROPOSED PUD. PAGE 3: NARRATIVE 34-517 (3)a A CONCEPTUAL DEVELOPMENT PLAN, SUPPORTING MAPS, AND WRITTEN OR PHOTOGRAPHIC DATA AND ANALYSIS WHICH SHOW: A. LOCATION AND SIZE OF EXISTING WATER AND SANITARY AND STORM SEWER FACILITIES AND EASEMENTS; PAGE 2: EXISTING CONDITIONS B. LAYOUT FOR PROPOSED WATER AND SANITARY SEWER FACILITIES AND STORM DRAINAGE FACILITIES; PAGES 6-7: CONCEPTUAL DEVELOPMENT PLAN C. LOCATION OF OTHER PROPOSED UTILITIES; PAGES 6-7: CONCEPTUAL DEVELOPMENT PLAN PAGES 13-14: CONCEPTUAL DRY UTILITY PLAN D. LOCATION OF EXISTING AND PROPOSED INGRESS AND EGRESS FROM THE DEVELOPMENT; LOCATION AND SIZE OF EXISTING AND PROPOSED STREETS; PAGES 6-7: CONCEPTUAL DEVELOPMENT PLAN PAGES 8-9: PROPOSED ROAD SECTIONS E. LOCATION OF EXISTING AND PROPOSED PEDESTRIAN AND BICYCLE IMPROVEMENTS, INCLUDING CONNECTIONS TO NEARBY SCHOOLS; PAGES 6-7: CONCEPTUAL DEVELOPMENT PLAN. PAGES 8-9: PROPOSED ROAD SECTIONS F. AN INVENTORY, BY TAX MAP PARCEL NUMBER AND STREET ADDRESS, OF ALL ADJACENT PARCELS WITHIN A FIVE HUNDRED-FOOT RADIUS OF THE PERIMETER OF THE PUD, INDICATING THE EXISTING ZONING DISTRICT CLASSIFICATION OF EACH. PAGE 1: COVER SHEET G. A SITE INVENTORY OF THE SIGNIFICANT NATURAL, ENVIRONMENTAL AND CULTURAL FEATURES OF A SITE, INCLUDING AT A MINIMUM: HISTORIC LANDMARKS CONTAINED ON ANY STATE OR FEDERAL REGISTER; VEGETATION; EXISTING TREES OF EIGHT-INCH CALIPER OR GREATER; WETLANDS, TOPOGRAPHY, SHOWN AT INTERVALS OF FIVE (5) FEET OR LESS, CRITICAL SLOPES, AND OTHER, SIMILAR CHARACTERISTICS OR FEATURES, AND A PLAN FOR PRESERVING, PROTECTING, UTILIZING AND/OR INCORPORATING SUCH FEATURES INTO THE DESIGN AND FUNCTION OF THE PROPOSED PUD. PAGE 10: ENVIRONMENTAL FEATURES 34-517(4)a A PROPOSED LAND USE PLAN. SUCH PLAN WILL IDENTIFY: A. PROPOSED LAND USES AND THEIR GENERAL LOCATIONS, INCLUDING WITHOUT LIMITATION, BUILDING AND SETBACKS; PAGE 4: LAND USE PLAN B. PROPOSED DENSITIES OF PROPOSED RESIDENTIAL DEVELOPMENT; PAGES 15-16: MATRIX OF USE TYPES C. LOCATION AND ACREAGE OF REQUIRED OPEN SPACE; PAGE 4: LAND USE PLAN D. SQUARE FOOTAGE FOR NON-RESIDENTIAL USES; PAGE 4: LAND USE PLAN. NOTE, THERE ARE NO NON-RESIDENTIAL USES PROPOSED. E. MAXIMUM HEIGHT OF BUILDINGS AND STRUCTURES IN AREA OF PUD. PAGE 4: LAND USE PLAN 34-517 (5)a A GENERAL LANDSCAPE PLAN WHICH FOCUSES ON THE GENERAL LOCATION AND TYPE OF LANDSCAPING TO BE USED WITHIN THE PROJECT AS WELL AS THE SPECIAL BUFFERING TREATMENT PROPOSED BETWEEN PROJECT LAND USES AND ADJACENT ZONING DISTRICTS; PAGES 11-12: LANDSCAPE PLAN 34-517(6)a A PHASING PLAN IF NEEDED. EACH PHASE SHALL INDIVIDUALLY MEET THE REQUIREMENTS OF THIS SECTION. PAGE 5: PHASING PLAN 34-517(7)a A STATEMENT FROM THE CITY PUBLIC UTILITIES DEPARTMENT VERIFYING WHETHER WATER AND SEWER INFRASTRUCTURE CAPACITY DOES OR DOES NOT EXIST FOR THE PROPOSED LAND USE(S). ESTIMATED WATER AND SEWER DEMANDS HAVE BEEN PROVIDED TO CITY PUBLIC UTILITIES DEPARTMENT AND ADEQUATE CAPACITY HAS BEEN VERIFIED. 34-517(8)a A STATEMENT FROM THE FIRE MARSHAL VERIFYING WHETHER ADEQUATE FIRE FLOW SERVICE DOES OR DOES NOT EXIST FOR THE PROPOSED LAND USE(S). THE FIRE FLOW TEST RESULTS HAVE BEEN PROVIDED AND APPROVED BY THE FIRE MARSHALL. COVER PAGE 1 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) ILLE, PHASE GAN COURT ILLE, LT E, TTESV ILLE, VILL MHS 2403 T SV COUR T ESV TOP = 501.42' TES ZONIN LOT 16 41 137 MO HARLOTTE HARLO VARIABLE MO ZONIN LOT 15 INV. IN = 498.42' 8" TC 17 & T G: PUD OT 14 T TMP 18A-26 8 Y OF C 18A-140 HUNTLE TMP 18A-1 EXISTING CRITICAL SLOPES PER ORD. (34-1120(b)(2)) ZON 2, LOT COUR R 1 LT ARLOT G: PUD RG INV. OUT = 498.32'8" TC RLOT F C 8A-142 JAMES M. McMURTRY AND CYNTHIA T. PHAS RGAN COU RGAN LEY O P 18A-139 STRIBLINHGR/W (SEE NOTE #11) 139 MO LTD McMURTRY, TRUSTEES AN D D 2, Y OF C G : PU T 238 STRIBLING AVENUE : PU 2, MHS 3354 AN PHASE F CHA E CO H WIDT PHA MORG D 8'' W E 2, L S T L E TM P 1 TMP R INST. 20160000545 135 M LTD T TOP = 502.24 ING UR N ZONING: PUD INV. IN = 497.54' 8" TC ZONIN E YO TM T O M SE N U INV. OUT = 497.59' 8" TC EXISTING CRITICAL SLOPES PER ORD. (29-3) HUNTLE AVENUE 141 O *REVERSE FLOW NOTED M SHED HUN HUNT O ) ) HU N (F (F NTL E E EY TMP P IP CONC. S20°06'14"E 390.42' S P IP S20°17'15"E 275.57' 142 OF CH 18A-14 M A 4 PHA ORGARLOTT 4'' W 390.42' S N E ZON E 2, L COU SVILL ING OT 1 RT E, L : PU 9 TD D 5 N62°19'5 51 S0° S 2 122.97' TM 6'09 HU H P1 NTL UNTL 8A-46 "W EY EY, ZON COM LLC ±53 ING MON OH U 520 1' T : PU D AREA O 508 CENT 6"E 505 500 5 MHS 3217 MHS 3281 49 49 0 .43' ER TOP = 401.52' 510 5 0 TOP = 400.49' 48 S OF 0" W 48 475 0 INV. IN = 396.71' 10" TC INV. IN =395.66' 47 65 MO 515 0 *NOTE: MATERIAL CHANGE 4 46 455 OR 0 INV. OUT = 396.67' 10" TC 45 N8 206' ES 0'3 CR EEK 5 5° 5 51 8'' W 4'' W C&G 450 S N56° 121.0 "E S 0 45 23' 35'36 5 395 39 2' MHS 3216 0 5 40 0 5 40 OHU 0 41 CHMARK "2" TOP = 402.95' 41 5 S 42 S47°58'11"W 42 0 5 43 S3 INV. IN = 396.93' 10" STEEL 0 43 OD W/CAP SAN 5 44 44 EV = 510.61' INV. OUT = 396.81' 10" STEEL ) 21' 2° 4' (F SAN )2 (F ) D (F 263.52' O 20 D D R O O 7 R 505 R '07 500 10.82' 5 N21°27'03"W WIRE FENCE 49 0 "W 49 485 MHS 2515 85.23' 0 480 SHED 51 TMP 18A-24-2 TOP = 502.76' JIAN GUO ZHENG INV. IN = 497.21' 8" TC C&G 252 STRIBLING AVENUE 5 135' 'INV. OUT= 497.18' 8" TC 47 INST. 2013006103 ZONING: R-2 E N LI 400 VARIA F SANITARY SEWER 470 ) O 4'' W (F W S EASEMENT D N S73°57'27"W STRIB O ' D.B. 380 PG. 553 BLE R .51 WIDTH UNSPECIFIED 465 1 MHS 2514 WIDT LING /W (SEE NO TOP = 503.08' INV. IN = 496.44' 8" TC HR TMP 18A-24 5 0 50 FRANCES W. LARNERINV. OUT= 496.44' 8" TC 46 AVEN 254 STRIBLING AVENUE 0 SAN 50 455 INST. 2014000085 495 UE E #11) ZONING: R-2 U MHS 2530 OH 450 T TOP = 497.88' S 05 ZONE AE INV. IN = 493.38' 8" TC ZONE X 4 178.67' INV. OUT = 493.30' 8" TC 5 44 0 49 S50 0 TMP 18A-24-1 44 PIEDMONT REALTY HOLDINGS I,LLC S 5 °36 256 STRIBLING AVENUE 43 40 0 58' INST. 2013003962 ZONING: R-2 485 0 '00" 43 395 MHS 2534 S 5 S MHS 2882 42 W TOP =501.27' INV. OUT = 493.49' 8" TC 480 TOP = 428.36' S0°35'43"E 420 INV. IN = 421.31' 8" TC N SA INV. OUT = 421.08' 8" TC 38' 395 415 16' SANITARY SEWER 475 S39°19'41"W±30' U 410 0 ) EASEMENT 21' 40 (F OH 470 D.B. 341, PG. 296 R O D S MHS 2542 E (F ) 465 SAN S SAN TOP = 484.68' IP N0° DB. 4 OB CIRC ER ) P E INV. IN = 478.75' 4" TC (NW) 48'3 S SAN TTESVILL ZONIN .352 (AC S SAN SSAN CHARLO MARLE MHS 2995 LE 564 N W J. FELL INV. IN = 478.99' 4" TC (NW) CITY OF 5"W 7 O F ALBE TOP = 403.30' MATT P 76B-2-1 COUNTY 695.05' CREEK INV. IN = 480.40' 8" TC (NE) G: R-2 460 TMP 76B-1 INV. IN = 398.08' 10" STEEL S 420 242 R E 5 INV. IN = 478.73' 8" TC (E) O TER MO MHS 2969 INV. OUT = 398.00' 10" STEEL 42 0 MAURY F. SHIELDS G 43 INV. OUT = 478.13' 8" TC .57' 435 ' TO CEN 633, P 240 STRIBLING AVENUE SANITARY SEWER HE TMP 76B-2-22 ± 725 CIT 0 DB.1147, PG.113 (AC) 44 MHS 2993 TM 520 NOB CIRCLE Y TOP = 419.37' EASEMENT CO OF CH 445 455 5"W ZONING: R-2 N27°32'3 BAOMIN WANG and HUI ZHAO ) UNT 0 INV. IN = 412.92' 8" TC D.B. 298 PG. 416 TOP = 405.59' Y O ARLOT (F ) 45 DB. 4803, PG.528 (AC) D FA (F WIDTH UNSPECIFIED INV. IN = 398.85' 8" TC O LBETESVIL D INV. OUT = 412.75' 8" TC ZONING: R-2 R O ) INV. OUT = 398.77' 10" STEEL ZONIN G.113 (AC) ZONIN G.740 (AC) MA RLELE S R (F NOB OCK 3 S ) DB.11 Y F. SHIELD MHS 2629 D NOB OCK 5 DB.47 IN QUARLE NOB OCK 3 (F O MAUR 76B-2-48 MART 76B-2-50 MHS 2859 G: R-2 TOP = 461.29' TMP 76B-2-37 D R G: R-2 ZONIN HILL G: R-2 G: R-2 G: R-2 TOP = 445.42' O ZONIN HILL ZONIN HILL INV. IN = 456.64' 4" TC (W) NOB NOB, LLC ) R , BL (F BOTTOM STRUCTURE = 437.27 , BL , BL INV. IN = 456.79' 4" TC (NW) DB.4662, PG.124 (AC) E IP HU 47, P 69, P INV. IN = 439.32' 8" TC LOT 5 INV. IN = 456.44' 8" TC (NW) ZONING: R-2 P LOT 9 LOT 7 TMP TMP INV. OUT = 454.98' 8" TC INV. OUT = 438.74' 8" TC O TMP 76B-2-46 MAURY F. SHIELDS DB.1147, PG.113 (AC) ZONING: R-2 EXISTING CONDITIONS SCALE 1"=80' PAGE 2 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021 Attachment B (11/9/21) NARRATIVE PER 34-517(2) PAGE 3 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) SHARED ACCESS AND SHARED ACCESS AND SHARED ACCESS AND SHARED ACCESS AND MAINT. EASEMENT MAINT. EASEMENT MAINT. EASEMENT MAINT. EASEMENT 94.08' 69.02' 65.52' 72.77' 69.14' 77.02' 79.02' LOT 40 LOT 45 37.5' PRIVATE R/W 37.5' PRIVATE R/W LOT 22 LOT 29 2,463 SF 2,393 SF 37.5' PRIVATE R/W LOT 1 LOT 8 LOT 15 2,431 SF 45.5' R/W ROAD 'D' 2,658 SF ROAD 'F' 2,587 SF ROAD 'G' 3,512 SF 2,817 SF LOT 46 LOT 41 LOT 55 ROAD 'E' LOT 23 LOT 30 1,777 SF LOT 16 1,735 SF 50.00' LOT 9 1,561 SF 2,435 SF LOT 2 1,637 SF 1,554 SF 1,477 SF 1,956 SF LOT 42 LOT 47 LOT 24 LOT 31 1,909 SF LOT 10 LOT 17 1,851 SF LOT 3 1,699 SF 1,603 SF LOT 56 2,492 SF 1,596 SF 1,498 SF 1,507 SF SHARED ACCESS AND MAINT. EASEMENT 6.00' (TYP.) ROAD 'A' 6.00' (TYP.) SHARED ACCESS AND 52' R/W ROAD 'A' MAINT. EASEMENT 52' R/W LOT 48 LOT 57 LOT 64 LOT 18 LOT 32 1,823 SF 2,649 SF 1,816 SF 1,237 SF LOT 25 1,350 SF LOT 4 LOT 11 1,326 SF LOT 58 LOT 65 1,314 SF 37.5' PRIVATE R/W 1,916 SF LOT 49 1,823 SF 37.5' PRIVATE R/W LOT 19 LOT 33 1,537 SF 1,604 SF LOT 26 LOT 5 LOT 12 1,333 SF 1,433 SF ROAD 'I' 1,410 SF LOT 66 ROAD 'H' 1,401 SF LOT 50 LOT 59 1,511 SF 1,616 SF LOT 34 1,537 SF 1,604 SF LOT 6 LOT 20 LOT 27 LOT 13 1,674 SF 1,696 SF LOT 67 42.5' R/W LOT 60 ROAD 'D' 1,407 SF 1,683 SF 1,597 SF LOT 51 1,750 SF 1,742 SF LOT 28 LOT 35 OPEN SPACE A 1,677 SF LOT 21 0.35 AC LOT 7 LOT 14 2,354 SF 2,380 SF 2,254 SF OPEN 1,641 SF 2,351 SF 65.50' SPACE B ROAD 'B' 69.00' SHARED ACCESS AND 46' R/W 55.68' 0.12 AC MAINT. EASEMENT 37.5' PRIVATE R/W LOT 36 24.00' SHARED ACCESS AND 1,608 SF LOT 59 LOT 71 LOT 61 ROAD 'J' MAINT. EASEMENT LOT 52 1,864 SF 1,760 SF 1,677 SF 1,630 SF SHARED ACCESS AND LOT 37 22.00' 1,474 SF LOT 69 LOT 72 MAINT. EASEMENT LOT 53 LOT 62 1,705 SF 1,614 SF 1,853 SF 1,746 SF LOT 43 LOT 44 1,537 SF 1,494 SF LOT 38 23.90' 1,474 SF LOT 70 LOT 73 OPEN LOT 54 LOT 63 1,865 SF 1,751 SF SPACE C 1,677 SF 1,630 SF LOT 39 4.28 AC 1,879 SF SHARED ACCESS AND NOTES: MAINT. EASEMENT SHARED ACCESS AND ROAD 'C' MAINT. EASEMENT 52' R/W 1. MINIMUM BUILDING SETBACKS: FRONT: 0' PARCEL 'C' SIDE: 0' PARCEL 'A' PARCEL 'B' CONDOMINIUM CONDOMINIUM REAR: 0' CONDOMINIUM 19,038 SF 12,978 SF 11,375 SF ADJACENT TO OUTSIDE PROPERTIES: 5' 2. MAXIMUM FRONT SETBACK: 10' (STRIBLING AVE. FRONTAGE EXCLUDED) CENTERLINE OF SHARED USE PATH 3. MAXIMUM BUILDING HEIGHT: 55' AND 15' ACCESS EASEMENT LAND USE SUMMARY: TOTAL SITE AREA: 11.373 Ac. (100%) R/W DEDICATION TO STRIBLING AVE. ± 0.060 Ac. (0.5%) TOWNHOUSE LOT AREA: ± 3.117 Ac. (27.4%) CONDO/APARTMENT LOT AREA: ± 0.996 Ac. (8.8%) PUBLIC RIGHT-OF-WAY AREA: ± 1.970 Ac. (17.3%) PRIVATE RIGHT-OF-WAY AREA: ± 0.470 Ac. (4.1%) OPEN SPACE AREA: ± 4.760 Ac. (41.9%) LAND USE PLAN SCALE 1"=80' PAGE 4 OF 17 83 NAD 240 STRIBLING AVENUE - APRIL 28, 2020 0 80' 160' REVISED: JUNE 11, 2021; OCTOBER 8, 2021 Attachment B (11/9/21) PHASING NOTES: MO RG 1. THE FIRST PHASE COMPLETED SHALL INCLUDE THE CONSTRUCTIO AN OF ROAD A, THE CONNECTOR ROAD TO MORGAN CT., AND PROPOSED CT . IMPROVEMENTS TO STRIBLING AVENUE. 8'' W 2. ACCESS ROADS AND UTILITY INFRASTRUCTURE SHALL BE PHASE 1A PHASE 1B PHASE 1C CONSTRUCTED WITH EACH SUBSEQUENT PHASE AS REQUIRED TO COMPLETE A COHESIVE BLOCK FOR SAFE AND CONVENIENT ACCESS, AND TO MEET ALL CITY ORDINANCES. 4'' W 94.08' 69.02' 65.52' 72.77' 69.14' 77.02' 79.02' 3. THE ORDER OF COMPLETION OF PHASES SHALL BE FURTHER ROAD G REFINED WITH A FINAL SITE PLAN AND WILL BE SUBJECT TO CITY ROAD E ROAD F PHASE C PHASE D 50.00' PHASE A PHASE B PHASE J REVIEW AND APPROVAL. 4. UTILITY PHASING WILL BE PROVIDED AND COORDINATED WITH CITY UTILITY DEPARTMENT WITH THE FINAL SITE PLAN. ALL NEW CITY 6.00' UTILITY INFRASTRUCTURE SHOULD BE INSTALLED, TESTED AND 6.00' (TYP.) ROAD A PHASE 1 (TYP.) ACCEPTED PRIOR TO BUILDING CONSTRUCTION. 5. A MINIMUM OF 1.00 ACRE OF OPEN SPACE SHALL BE DEDICATED IN PHASE 1. AT LEAST 25% TOTAL OPEN SPACE ARE SHALL BE PROVIDED WITH EACH PHASE THEREAFTER. 8'' W 4'' W PHASE F PHASE G PHASE E ROAD I ROAD B ROAD H ROAD D 65.50' 55.68' 69.00' PHASE H PHASE I 24.00' ROAD J PHASE 1D PHASE 1E 22.00' PHASE K PHASE L 4'' W 23.90' PHASE 2 ROAD C PHASE N PHASE O PHASE M PHASING PLAN SCALE 1"=80' PAGE 5 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021; OCTOBER 8, 2021 Attachment B (11/9/21) NG AVENEUNOTE #11) H R/W (SE COORDINATE TIE-IN TO SHED EXISTING WATERLINE WITH RETAINING WALL RETAINING WALL RETAINING WALL ONC. S CITYCUTILITIES APPROX. MAX. HEIGHT = 5' E 8'' W DEPT. APPROX. HEIGHT = 5' APPROX. HEIGHT = 3' TIE TO EXIST. WATERLINE IN MORGAN COURT OHU 4'' W LOT 40 LOT 45 LOT 29 S LOT 22 LOT 8 LOT 15 W LOT 1 S 24' 15 LOT 46 24' S 5 LOT 23 LOT 30 LOT 41 S LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN 24' LOT 31 LOT 42 24' LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 520 BIO W 505 500 5 49 W 49 0 W 510 W 5 0 OHU 22' 48 W 48 475 8'' W W W 0 30' 47 65 515 W 60 4'' W 4 455 22' S SAN W 0 30' S 4 45 SAN W S 5 51 SAN LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 450 LOT 58 LOT 49 24' 24' LOT 19 LOT 26 LOT 33 W SAN LOT 5 LOT 12 OHU LOT 50 LOT 59 LOT 34 8'' W LOT 20 LOT 27 S LOT 6 LOT 13 4'' W LOT 60 W S LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 BIORETENTION #2 OPEN SPACE A 2,056 CF 20' OPEN 505 X 500 SAN SPACE B 5 WIRE FENCE 49 0 RETAINING WALL 49 485 APPROX. MAX. HEIGHT =6' 0 480 SHED LOT 36 51 W OHU LOT 52 LOT 61 C&G 5 LOT 37 24' 47 UTILITY NOTES: SAN 1. 20' PUBLIC UTILITY EASEMENTS SHALL BE PROVIDED FOR ALL PROPOSED PUBLIC UTILITIES. WHERE UTILITIES LIE LOT 53 LOT 62 4'' W VARIA W 470 WITHIN 10' OF PROPOSED RIGHT-OF-WAY, ADJACENT EASEMENT MUST BE PROVIDED TO PROVIDE 10' WORK SPACE ON EITHER SIDE OF UTILITY. LOT 38 STRIW LOT 43 LOT 44 BLE 2. THE LOCATION OF PROPOSED STREET TREES SHALL BE COORDINATED WITH CITY UTILITIES DEPARTMENT TO ENSURE LOT 54 LOT 63 465 ADEQUATE SPACING FROM PROPOSED UTILITIES IS MAINTAINED. BLINGR/W (SEE N 3. PER CITY CODE, PROPOSED BUILDINGS SHALL PROVIDE FOR AT LEAST 10-FEET SEPARATION FROM PROPOSED AND LOT 39 IDTH EXISTING UTILITIES. 5 0 4. GAS SERVICE IS NOT ANTICIPATED AT THIS TIME. 50 46 AVEN OTE #11 W 22'W 0 W 50 30' 495 UE S SAN KEY MAP LEGEND SAN S TIE TO EXIST. WATERLINE IN MORGAN COURT PROPOSED SANITARY MANHOLE S 4'' W ) 20' PROPOSED SANITARY SEWER LINE 0 49 SAN PARCEL 'B' PARCEL 'A' CONDOMINIUM PROPOSED SANITARY SEWER LINE S CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL PROPOSED WATER LINE W SA N ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' CONCEPTUAL DEVELOPMENT PLAN SCALE 1"=50' PAGE 6 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 LOT 42 LOT 47 Attachment B (11/9/21) OPEN LOT 31 SPACE C LOT 56 KEY MAP BIORETENTION #1 500 3,213 CF 5 49 W 49 0 W W 5 0 22' 48 S 48 475 0 30' 47 65 0 4 46 455 SAN S W 0 W 45 W S SAN LOT 57 LOT 64 LOT 48 LOT 32 450 LOT 65 LOT 58 LOT 49 LOT 33 S W W SAN 0 SAN LOT 66 45 LOT 50 LOT 59 TREE PRESERVATION EASEMENT 5 LOT 34 395 39 0 40 5 SAN 0 5 40 LOT 67 0 41 LOT 60 41 5 W 42 BIORETENTION #3 S 42 0 5 LOT 51 43 0 43 5 44 LOT 35 5,663 CF 44 OPEN SPACE A BIORETENTION #2 2,056 CF S 20' OPEN 500 D SAN SPACE B 5 49 0 D 49 485 24' 480 LOT 36 LOT 71 W W S LOT 61 LOT 68 LOT 52 5 LOT 37 24' 47 PROPOSED STORMWATER PROPOSED SAN STORAGE FACILITY SAN LOT 72 STORMWATER SAN LOT 62 LOT 69 LOT 53 250 LF - 72" CMP 400 OUTFALL W 470 LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C 465 LOT 39 0 46 W W 22'W 0 W 28' 50 455 S 30' SAN 495 S S SAN SAN S 450 SAN 5 ZONE AE 40 RETAINING WALL ZONE X 20' MAX HEIGHT = 6.5' CITY STD. TR-1 10' 5 20' 44 0 SHARED USE PATH 49 PARCEL 'B' 0 PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'A' CONDOMINIUM 44 CONDOMINIUM ACCESS EASEMENT. CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL 4 35 WITHIN 15' PUBLIC RETAINING WALL APPROX. HEIGHT = 4' ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' 0 43 S 5 42 480 420 N LEGEND SA CITY STD. TR-1 10' 415 475 TREE PRESERVATION SHARED USE PATH PROPOSED SANITARY MANHOLE S N SA EASEMENT 410 U WITHIN 15' PUBLIC OH 470 ACCESS EASEMENT. PROPOSED SANITARY SEWER LINE S SAN SA N 465 SS AN SAN PROPOSED SANITARY SEWER LINE SAN SAN SAN S SAN SAN S S PROPOSED WATER LINE W 460 CONCEPTUAL DEVELOPMENT PLAN SCALE 1"=50' PAGE 7 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 Attachment B (11/9/21) ROADS E, F, G, H, I, J PRIVATE STREET NOTE: STREETS E-J MEET ACCESS DESIGN 44.5' STANDARDS FOR TOWNHOMES PER CITY (BUILDING TO BUILDING) ZONING ORDINANCE SEC. 34-390. 37.5' RIGHT OF WAY 0.5' C/L 5' 4' PLANTING 2' SIDWALK STRIP CG-2 12' 12' 3' 5' 0.5' 0.5' 2% ROLL-TOP CURB ROADS A, AND C LOCAL STREET - PUBLIC RIGHT-OF-WAY 52' RIGHT OF WAY C/L 5' 5' 2.5' 10' 10' 8' PARKING 5.5' 5' 0.5' 0.5' 2% 2% CONC. SIDEWALK 2.5' CONC. SIDEWALK PLANTING STRIP CG-6 CURB PLANTING STRIP ROAD B LOCAL STREET - PUBLIC RIGHT-OF-WAY 46' RIGHT OF WAY C/L 5' 5' 2.5' 10' 10' 2.5' 5' 5' 0.5' 0.5' 2% 2% CONC. SIDEWALK CONC. SIDEWALK PLANTING STRIP CG-6 CURB PLANTING STRIP PROPOSED ROAD SECTIONS PAGE 8 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) ROAD D (NORTH OF ROAD A) LOCAL STREET - PUBLIC RIGHT-OF-WAY 45.5' RIGHT OF WAY C/L 5' 5' 2.5' 10' 10' 2.5' 4.5' 5' 0.5' 0.5' 2% 2% CONC. SIDEWALK CONC. SIDEWALK PLANTING STRIP CG-6 CURB PLANTING STRIP ROAD D (SOUTH OF ROAD A) LOCAL STREET - PUBLIC RIGHT-OF-WAY 42.5' RIGHT OF WAY 0.5' C/L 5' 4' PLANTING SIDWALK STRIP CG-2 10' 10' 3' 4' 5' 0.5' 2% 0.5' 2% CONC. SIDEWALK PLANTING STRIP ROLL-TOP CURB PROPOSED ROAD SECTIONS PAGE 9 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) NOTE: NO CULTURAL FEATURES OR LANDMARKS WERE FOUND ON SITE. ENVIRONMENTAL FEATURES PAGE 10 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) NG AVENEUNOTE #11) H R/W (SE SCREENING SHED TREES (TYP.) RETAINING WALL RETAINING WALL RETAINING WALL CONC. S APPROX. MAX. HEIGHT = 5' E 8'' W APPROX. HEIGHT = 5' APPROX. HEIGHT = 3' TIE TO EXIST. WATERLINE IN MORGAN COURT OHU 4'' W LOT 40 LOT 45 LOT 29 S LOT 22 LOT 8 LOT 15 W LOT 1 S 15 LOT 46 S 5 LOT 23 LOT 30 LOT 41 S LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN LOT 31 LOT 42 LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 520 STREET W 505 500 TREES (TYP.) 5 49 W 49 0 W 510 W 5 0 OHU 48 W 48 475 8'' W W W STREET 0 5 47 515 W 46 0 4'' W 46 455 TREES (TYP.) S SAN W 0 S 45 SAN W S 5 51 SAN LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 450 LOT 58 LOT 49 LOT 19 LOT 26 LOT 33 W SAN LOT 5 LOT 12 OHU STREET LOT 50 LOT 59 LOT 34 TREES (TYP.) 8'' W LOT 20 LOT 27 S LOT 6 LOT 13 4'' W LOT 60 W S OPEN SPACE A LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 SHADE TREES OPEN 505 X 500 SAN (TYP.) SPACE B 5 WIRE FENCE 49 0 RETAINING WALL 49 485 APPROX. MAX. HEIGHT =6' 0 480 SHED LOT 36 51 W OHU LOT 52 LOT 61 C&G 5 LOT 37 47 NOTES: SAN LOT 53 LOT 62 4'' W VARIA W 470 1. THE PLANNED UNIT DEVELOPMENT (PUD) SHALL BE IN SUBSTANTIAL CONFORMITY TO THIS PUD DEVELOPMENT PLAN, SCREENING SUBJECT TO CHANGES AND REVISIONS COINCIDENT WITH THE LAND USE PLANNING, CIVIL ENGINEERING, ARCHITECTURE, TREES (TYP.) LOT 38 STRIW LOT 43 LOT 44 BLE AND, REGULATORY APPROVAL PROCESS, WHICH WILL RESULT IN SOME PLAN MODIFICATION. LOT 63 LOT 54 465 2. SIDEWALKS 5' MINIMUM WIDTH AS SHOWN. BLINGR/W (SEE N 3. PLANTING STRIPS BETWEEN ROAD AND SIDEWALK 4' MINIMUM EXCEPT ADJACENT TO PARALLEL PARKING. ALL TREES TO BE LOT 39 IDTH SELECTED FROM THE CHARLOTTESVILLE MASTER TREE LIST. 4. ARTERIAL TRAIL PRECISE LOCATION TO BE FIELD LOCATED IN COORDINATION WITH PARKS AND RECREATION. 5 0 50 46 AVEN OTE #11 STREET TREES (TYP.) W W 0 W 50 495 PLANTING SCHEDULE UE 10" OAK S SAN KEY MAP SAN S QTY BOTANICAL NAME COMMON NAME MINIMUM INSTALLED SIZE ROOT CANOPY AREA TOTAL 54 QUERCUS PHELLOS WILLOW OAK 2" CAL. B&B 370 19,980 4'' W ) 51 LIRIODNEDRON TULIPIFERA TULIP POPLAR 2'' CAL. B&B 387 19,737 0 49 PARCEL 'B' 72 MTRICA CERIFERA & CVS SOUTHERN WAXMYRTLE 2'' CAL. B&B 44 3,168 PARCEL 'A' CONDOMINIUM S CITY STD. TR-1 10' CONDOMINIUM 9 OSTRYA VIRGINIANA AMERICAN HOPHORNBEAM 2'' CAL. B&B 99 891 SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL CANOPY GRAND TOTAL SA N 43,644 ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' LANDSCAPE PLAN SCALE 1"=50' PAGE 11 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021; OCTOBER 8, 2021 LOT 42 LOT 47 Attachment B (11/9/21) OPEN LOT 31 SPACE C LOT 56 10" KEY MAP TREE PRESERVATION OAK AREA 500 5 49 W 49 0 W W 5 0 48 S 48 475 D D 0 47 65 0 4 46 455 SAN S W 0 W 45 W S SAN LOT 57 LOT 64 LOT 48 LOT 32 450 LOT 65 LOT 58 LOT 49 LOT 33 S W W SAN 0 SAN LOT 66 45 STREET LOT 50 LOT 59 TREE PRESERVATION TREES (TYP.) EASEMENT 5 LOT 34 395 39 0 40 5 SAN 0 5 40 LOT 67 0 41 LOT 60 41 5 W 42 S 42 0 5 LOT 51 43 0 43 OPEN SPACE A 5 44 LOT 35 44 S SHADE TREES OPEN WILDFLOWER AND 500 MEADOW GRASS MIX D SAN (TYP.) SPACE B 5 49 0 D 49 485 480 LOT 36 LOT 71 W W S LOT 61 LOT 68 LOT 52 5 LOT 37 47 SAN SAN LOT 72 SAN LOT 62 LOT 69 LOT 53 400 W 470 ENING S (TYP.) LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C 465 LOT 39 0 46 STREET TREES (TYP.) W W W 0 W 50 455 S SAN 495 S S SAN SAN S 450 SAN 5 ZONE AE 40 RETAINING WALL ZONE X MAX HEIGHT = 6.5' CITY STD. TR-1 10' 5 44 0 SHARED USE PATH 49 PARCEL 'B' 0 PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'A' CONDOMINIUM 44 CONDOMINIUM TREE ACCESS EASEMENT. CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL 4 35 PRESERVATION WITHIN 15' PUBLIC RETAINING WALL AREA APPROX. HEIGHT = 4' ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' 0 43 S PLANTING SCHEDULE 5 42 QTY BOTANICAL NAME 480 COMMON NAME MINIMUM INSTALLED SIZE ROOT CANOPY AREA TOTAL NOTES: 420 N SA 54 QUERCUS PHELLOS WILLOW OAK 2" CAL. B&B 370 19,980 THE PLANNED UNIT DEVELOPMENT (PUD) SHALL BE IN SUBSTANTIAL CONFORMITYCITY STD. PUDTR-1 10' 415 1. TO THIS DEVELOPMENT PLAN, 475 TREE PRESERVATION SUBJECT TO CHANGES SHARED AND REVISIONS COINCIDENT WITH THE LAND USE PLANNING, USE PATHARCHITECTURE, CIVIL ENGINEERING, N SA EASEMENT 410 AND, REGULATORY APPROVAL PROCESS, WHICH WILL RESULT IN SOME PLAN MODIFICATION. U TULIP POPLAR 51 LIRIODNEDRON TULIPIFERA 2'' CAL. B&B 387 19,737 WITHIN 15' PUBLIC OH 470 2. SIDEWALKS 5' MINIMUM WIDTH AS SHOWN. ACCESS EASEMENT. SOUTHERN WAXMYRTLE 3. PLANTING STRIPS BETWEEN ROAD AND SIDEWALK 4' MINIMUM EXCEPT ADJACENT TO PARALLEL PARKING. ALL TREES TO BE S 72 MTRICA CERIFERA & CVS 2'' CAL. B&B 44 3,168 SA N 465 SELECTED FROM THE CHARLOTTESVILLE MASTER TREE SN SALIST. SAN 9 OSTRYA VIRGINIANA AMERICAN HOPHORNBEAM 2'' CAL. B&B 99 891 4. ARTERIAL TRAIL PRECISE SAN LOCATION TO BE FIELD LOCATED IN COORDINATION WITH PARKS AND RECREATION. SAN SAN S SAN SAN S S CANOPY GRAND TOTAL 43,644 460 LANDSCAPE PLAN SCALE 1"=50' PAGE 12 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021; OCTOBER 8, 2021 Attachment B (11/9/21) NG AVENEUNOTE #11) H R/W (SE SHED CONC. S E 8'' W TIE TO EXIST. WATERLINE IN MORGAN COURT OHU 4'' W S W S S S W W W OHU W W 8'' W W W W 4'' W S S SAN W SAN W S SAN C&G CONCEPTUAL TIE IN LOCATION FOR ELECTRIC AND TELECOM SERVICE. TIE-IN LOCATION AND METHOD TO BE COORDINATED AND APPROVED W SAN BY THE CITY OF CHARLOTTESVILLE AND APPLICABLE OHU ELECTRIC AND DRY TELECOM SERVICE PROVIDERS. 8'' W S 4'' W W S X SAN WIRE FENCE SHED W OHU C&G SAN 4'' W VARIA W STRIW B DRY UTILITY NOTES: LE 1. DRY UTILITIES SHOWN ARE CONCEPTUAL. FINAL DRY UTILITY LAYOUT AND BLINGR/W (SEE N IDTH DESIGN SHALL BE COORDINATED WITH THE CITY OF CHARLOTTESVILLE AND APPLICABLE ELECTRIC AND TELECOM SERVICE PROVIDERS. 2. DRY UTILITIES WITHIN PUBLIC RIGHT-OF-WAY SHALL BE PLACED IN A DUCT AVEN OTE #11 BANK PER CITY OF CHARLOTTESVILLE STANDARDS AND DESIGN MANUAL. W W W UE S SAN KEY MAP SAN S TIE TO EXIST. WATERLINE IN MORGAN COURT LEGEND 4'' W ) PROPOSED ELECTRIC AND TELECOM SERVICE PROPOSED ELECTRIC TRANSFORMER S N SA CONCEPTUAL DRY UTILITY PLAN SCALE 1"=50' SHEET 13 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 Attachment B (11/9/21) KEY MAP W W W S SAN S W W W S SAN S W W SAN SAN SAN W S S D SAN D W W S SAN SAN SAN W W W W W S S SAN S SAN SAN S SAN ZONE AE ZONE X S N SA DRY UTILITY NOTES: LEGEND 1. DRY UTILITIES SHOWN ARE CONCEPTUAL. FINAL DRY UTILITY N PROPOSED ELECTRIC AND SA U LAYOUT AND DESIGN SHALL BE COORDINATED WITH THE CITY OF TELECOM SERVICE OH CHARLOTTESVILLE AND APPLICABLE ELECTRIC AND TELECOM S N SERVICE APROVIDERS. SSN AN PROPOSED ELECTRICSTRANSFORMER SA 2. DRY UTILITIES WITHIN PUBLIC RIGHT-OF-WAY SHALL BE PLACED IN SAN SAN A DUCT BANK PER CITY OF CHARLOTTESVILLE STANDARDS AND SAN S SAN SAN S DESIGN MANUAL. S CONCEPTUAL DRY UTILITY PLAN SCALE 1"=50' SHEET 14 OF 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 Attachment B (11/9/21) MATRIX OF USE TYPES PAGE 15 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) A = ANCILLARY USE MFD = MULTIFAMILY DEVELOPMENT B = BY RIGHT USE P = PROVISIONAL USE PERMIT CR = COMMERCIAL/RESIDENTIAL T = TEMPORARY USE PERMIT A/S = ANCILLARY OR SPECIAL USE PERMIT DUA = DWELLING UNITS PER ACRE GFA = GROSS FLOOR AREA MATRIX OF USE TYPES PAGE 16 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment B (11/9/21) PROFFER CONDITIONS PAGE 17 OF 17 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment C (11/9/21) SUPPLEMENTAL INFORMATION REQUESTED BY STAFF IN ADDITION TO PUD DEVELOPMENT PLAN CONTENTS SITE DATA: 240 STRIBLING AVENUE TAX MAP PARCEL: 18A025000 TOTAL PARCEL AREA: CITY OF CHARLOTTESVILLE, VIRGINIA 11.373 ACRES ZONING: R1 AND R2 Sheet List Table OWNER: Sheet Number Sheet Title CARRSGROVE PROPERTIES, LLC 1 COVER 2 CRITICAL SLOPE EXHIBIT - ZONING AND SUBDIVISION ORDINACE DEVELOPER: SOUTHERN DEVELOPMENT 3 FIRETRUCK AUTOTURN 1A 4 FIRETRUCK AUTOTURN 1B DESIGN: TIMMONS GROUP 5 FIRETRUCK AUTOTURN 2A 6 FIRETRUCK AUTOTURN 2B SOURCE OF BOUNDARY SURVEY: 7 FIRETRUCK AUTOTURN 3A PLAT OF RECORD 8 FIRETRUCK AUTOTURN 3B SOURCE OF TOPOGRAPHY: 9 FIRETRUCK AUTOTURN 4A EXISTING TOPOGRAPHY PROVIDED BY TIMMONS GROUP MAY, 2017 10 FIRETRUCK AUTOTURN 4B THE PROPERTY IS LOCATED IN ZONE AE AND X AS SHOWN ON FEDERAL EMERGENCY 11 OPEN SPACE PLAN MANAGEMENT AGENCY FLOOD INSURANCE MAP NUMBER 51003C0269D, DATED 2-4-2005 PROJECT 12 PARKING PLAN MAXIMUM BUILDING HEIGHT: LOCATION 13 PEDESTRIAN ACCESS PLAN 55', EXCEPT THAT FOR ANY PORTION OF A BUILDING LOCATED WITHIN 75' OF LOW DENSITY 14 PRELIMINARY BMP / STORMWATER MANAGEMENT PLAN RESIDENTIAL ZONING DISTRICT, WHERE THE HEIGHT REGULATIONS OF THE RESIDENTIAL DISTRICT SHALL APPLY. 15 PRELIMINARY BMP / STORMWATER MANAGEMENT PLAN 16 CONCEPTUAL EROSION & SEDIMENT CONTROL PLAN CURRENT USE: VACANT LOT 17 PRELIMINARY PLAT 18 TREE SURVEY PROPOSED USE: PUD 19 TREE SURVEY OPEN SPACE OWNERSHIP: VICINITY MAP 20 EROSION CONTROL DETAILS ALL OPEN SPACE TO BE OWNED AND MAINTAINED BY A HOME OWNERS ASSOCIATION SCALE: 1" = 500' LIGHTING: LIGHTING FIXTURES SHALL NOT EXCEED 3000 LUMENS. LAND USE SUMMARY: TOTAL SITE AREA: 11.373 Ac. (100%) R/W DEDICATION TO STRIBLING AVE.: +/- 0.060 Ac. (0.5%) TOWNHOUSE LOT AREA: ± 3.117 Ac. (27.4%) CONDO/APARTMENT LOT AREA: ±0.996Ac. (8.8%) PUBLIC RIGHT-OF-WAY AREA: ±1.970 Ac. (17.3%) PRIVATE RIGHT-OF-WAY AREA: ±0.470 Ac. (4.1%) OPEN SPACE AREA: ±4.760 Ac. (41.9%) TRAFFIC STUDY: ITE USE CODE 220; LOW RISE MULTIFAMILY 170 UNITS AM PEAK HOUR - 79 (18 ENTER, 61 EXIT) PM PEAK HOUR - 94 (59 ENTER, 35 EXIT) AVERAGE DAILY TRIPS - 1,244 ADT COVER SHEET 1 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 VARIABLE Attachment C (11/9/21) LIMITS OF DISTURBANCE MO RG DISTURBED CRITICAL SLOPES STRIBLINHGR/W (SEE NOTE #11) AN CO WIDT 8'' W UR T AVENUE SHED CONC. S EXISTING CRITICAL SLOPES PER ORD. (34-1120(b 4'' W S 5 S 51 S EXISTING CRITICAL SLOPES PER ORD. (29-3) S OHU 520 505 500 5 0 W 49 5 W 4W9 0 510 475 48 S W 0 48 515 W 5 0 47 46 46 455 W S W 45 S S 0 S 51 5 8'' W 450 4'' W C&G S 45 SAN 0 40 39 395 S EXISTING 0 40 41 43 41 W 5 OHU 42 S 42 S 0 43 CRITICAL SLOPES 5 0 44 SAN 5 44 0 5 485 W 5 0 AS DEFINED BY SAN 5 SAN W 505 S ORD. (29-3). 500 EXISTING CRITICAL D 49 WIRE FENCE 49 D SLOPES AS DEFINED 480 51 5 SHED 0 BY ORD. (34-1120(b)(2)). S 5 0 C&G 47 400 470 VARIA SANITARY SEWER 4'' W EASEMENT STRIBIDTH R/W (S D.B. 380 PG. 553 BLE W 465 WIDTH UNSPECIF LING 5 0 50 46 W AVENE NOTE #11 0 W 455 SAN 50 S E S SAN UE U S SAN 450 OH S 40 ZONE AE ZONE X 5 5 5 ) 49 44 (29-3) EXISTING CRITICAL 0 CRITICAL SLOPE REFERS TO THE PORTION OF A LOT THAT HAS A GRADE IN EXCESS OF S SLOPES AS DEFINED BY 44 5 40 TWENTY-FIVE (25) PERCENT. INCLUDES SLOPES AS DEFINED BY CHAPTER 34, ZONING ORDINANCE. 490 ORD. (34-1120(b)(2)). 43 0 430 395 485 2.26 AC OF EXISTING CRITICAL SLOPE ON SITE 1.25 AC OF CRITICAL SLOPE DISTURBANCE S 5 S 0.60 AC DISTURBANCE FOR PUBLIC INFRASTRUCTURE 42 420 (34-1120(b)(2)) 480 395 415 N SA 475 410 DEFINITION OF CRITICAL SLOPE. A CRITICAL SLOPE IS ANY SLOPE WHOSE GRADE IS 25% U 40 OR GREATER AND: OH 470 S 0 A. A PORTION OF THE SLOPE HAS A HORIZONTAL RUN OF GREATER THAN TWENTY (20) FEET AND ITS' TOTAL AREA IS SIX THOUSAND (6,000) SQUARE FEET OR GREATER; AND 465 SAN S SAN B. A PORTION OF THE SLOPE IS WITHIN TWO HUNDRED (200) FEET OF ANY WATERWAY S SAN S SAN SSAN AS IDENTIFIED ON THE MOST CURRENT CITY TOPOGRAPHICAL MAPS MAINTAINED BY 420 THE DEPARTMENT OF NEIGHBORHOOD DEVELOPMENT SERVICES. 460 43 42 44 435 0 SANITARY SEWER 5 1.63 AC OF EXISTING CRITICAL SLOPE ON SITE 0.17 AC OF EXISTING CRITICAL SLOPE OFF SITE 455 45 445 0 EASEMENT 0.75 AC OF CRITICAL SLOPE DISTURBANCE 0.30 AC DISTURBANCE FOR PUBLIC INFRASTRUCTURE 0 D.B. 298 PG. 416 WIDTH UNSPECIFIED NOTE: THE LIMITS OF DISTURBANCE SHALL BE STAKED BY A LICENSED SURVEYOR. TREE U PROTECTION FENCING SHALL BE APPLIED 1' OFF OF LIMITS OF DISTURBANCE WITH WIRE OH SUPPORTED SILT FENCE 3' OFF OF THE LIMITS OF DISTURBANCE. SEE SHEET 27 FOR DETAILS. ENERGY DISSIPATER OUTLET SHALL NOT RELEASE FLOW ABOVE CRITICAL SLOPES. CRITICAL SLOPES EXHIBIT - ZONING & SUBDIVISION ORDINANCE SCALE 1"=80' SHEET 2 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021 NG AVENEUNOTE #11) H R/W (SE APPROX. HEIGHT = 5' Attachment C (11/9/21) RETAINING WALL RETAINING WALL CONC. APPROX. MAX. HEIGHT = 5' E 8'' W APPROX. HEIGHT = 3' OHU 4'' W LOT 40 LOT 45 LOT 22 LOT 29 LOT 8 LOT 15 LOT 1 LOT 46 LOT 30 LOT 41 LOT 23 LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN LOT 31 LOT 42 LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 OHU 8'' W 4'' W LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 LOT 58 LOT 49 LOT 19 LOT 26 LOT 33 LOT 5 LOT 12 OHU LOT 50 LOT 59 LOT 34 8'' W LOT 20 LOT 27 LOT 6 LOT 13 4'' W LOT 60 LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 OPEN SPACE A X OPEN SPACE B RETAINING WALL APPROX. MAX. HEIGHT =6' LOT 36 OHU LOT 52 LOT 61 C&G LOT 37 LOT 53 LOT 62 4'' W VARIA LOT 38 STRIW LOT 43 LOT 44 BLE LOT 54 LOT 63 BLINGR/W (SEE N LOT 39 IDTH AVEN OTE #11 UE KEY MAP 4'' W ) PARCEL 'B' PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL ACCESS EASEMENT. APPROX. HEIGHT = 10' FIRETRUCK AUTOTURN 1A SCALE 1"=50' SHEET 3 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 LOT 47 OPEN LOT 31 LOT 42 LOT 56 Attachment CC(11/9/21) SPACE KEY MAP LOT 57 LOT 64 LOT 48 LOT 32 LOT 65 LOT 58 LOT 49 LOT 33 LOT 66 LOT 50 LOT 59 TREE PRESERVATION LOT 34 EASEMENT LOT 60 LOT 67 LOT 51 LOT 35 OPEN SPACE A OPEN SPACE B LOT 36 LOT 61 LOT 68 LOT 71 LOT 52 LOT 37 LOT 69 LOT 72 LOT 53 LOT 62 LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C LOT 39 ZONE AE RETAINING WALL ZONE X MAX HEIGHT = 6.5' CITY STD. TR-1 10' SHARED USE PATH PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' CONDOMINIUM ACCESS EASEMENT. PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL RETAINING WALL WITHIN 15' PUBLIC APPROX. HEIGHT = 10' APPROX. HEIGHT = 4' ACCESS EASEMENT. CITY STD. TR-1 10' TREE PRESERVATION SHARED USE PATH EASEMENT U WITHIN 15' PUBLIC OH ACCESS EASEMENT. TMP 76B-1 FIRETRUCK AUTOTURN 1B SCALE 1"=50' SHEET 4 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 NG AVENEUNOTE #11) H R/W (SE APPROX. HEIGHT = 5' Attachment C (11/9/21) RETAINING WALL RETAINING WALL CONC. APPROX. MAX. HEIGHT = 5' E 8'' W APPROX. HEIGHT = 3' 4'' W LOT 40 LOT 45 LOT 22 LOT 29 LOT 8 LOT 15 LOT 1 LOT 46 LOT 30 LOT 41 LOT 23 LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN LOT 31 LOT 42 LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 8'' W 4'' W LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 LOT 58 LOT 49 LOT 19 LOT 26 LOT 33 LOT 5 LOT 12 LOT 50 LOT 59 LOT 34 8'' W LOT 20 LOT 27 LOT 6 LOT 13 4'' W LOT 60 LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 OPEN SPACE A OPEN SPACE B RETAINING WALL APPROX. MAX. HEIGHT =6' LOT 36 LOT 52 LOT 61 C&G LOT 37 LOT 53 LOT 62 4'' W VARIA LOT 38 STRIW LOT 43 LOT 44 BLE LOT 54 LOT 63 BLINGR/W (SEE N LOT 39 IDTH AVEN OTE #11 UE KEY MAP 4'' W ) PARCEL 'B' PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL ACCESS EASEMENT. APPROX. HEIGHT = 10' FIRETRUCK AUTOTURN 2A SCALE 1"=50' SHEET 5 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 LOT 47 OPEN LOT 31 LOT 42 LOT 56 Attachment CC(11/9/21) SPACE KEY MAP LOT 57 LOT 64 LOT 48 LOT 32 LOT 65 LOT 58 LOT 49 LOT 33 LOT 66 LOT 50 LOT 59 TREE PRESERVATION LOT 34 EASEMENT LOT 60 LOT 67 LOT 51 LOT 35 OPEN SPACE A OPEN SPACE B LOT 36 LOT 61 LOT 68 LOT 71 LOT 52 LOT 37 LOT 69 LOT 72 LOT 53 LOT 62 LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C LOT 39 ZONE AE RETAINING WALL ZONE X MAX HEIGHT = 6.5' CITY STD. TR-1 10' SHARED USE PATH PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' CONDOMINIUM ACCESS EASEMENT. PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL RETAINING WALL WITHIN 15' PUBLIC APPROX. HEIGHT = 10' APPROX. HEIGHT = 4' ACCESS EASEMENT. CITY STD. TR-1 10' TREE PRESERVATION SHARED USE PATH EASEMENT WITHIN 15' PUBLIC ACCESS EASEMENT. FIRETRUCK AUTOTURN 2B SCALE 1"=50' SHEET 6 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 NG AVENEUNOTE #11) H R/W (SE APPROX. HEIGHT = 5' Attachment C (11/9/21) RETAINING WALL RETAINING WALL CONC. APPROX. MAX. HEIGHT = 5' E 8'' W APPROX. HEIGHT = 3' OHU 4'' W LOT 40 LOT 45 LOT 22 LOT 29 LOT 8 LOT 15 LOT 1 LOT 46 LOT 30 LOT 41 LOT 23 LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN LOT 31 LOT 42 LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 OHU 8'' W 4'' W LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 LOT 58 LOT 49 LOT 19 LOT 26 LOT 33 LOT 5 LOT 12 OHU LOT 50 LOT 59 LOT 34 8'' W LOT 20 LOT 27 LOT 6 LOT 13 4'' W LOT 60 LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 OPEN SPACE A X OPEN SPACE B RETAINING WALL APPROX. MAX. HEIGHT =6' LOT 36 OHU LOT 52 LOT 61 C&G LOT 37 LOT 53 LOT 62 4'' W VARIA LOT 38 STRIW LOT 43 LOT 44 BLE LOT 54 LOT 63 BLINGR/W (SEE N LOT 39 IDTH AVEN OTE #11 UE KEY MAP 4'' W ) PARCEL 'B' PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL ACCESS EASEMENT. APPROX. HEIGHT = 10' FIRETRUCK AUTOTURN 3A SCALE 1"=50' SHEET 7 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 LOT 47 OPEN LOT 31 LOT 42 LOT 56 Attachment CC(11/9/21) SPACE KEY MAP LOT 57 LOT 64 LOT 48 LOT 32 LOT 65 LOT 58 LOT 49 LOT 33 LOT 66 LOT 50 LOT 59 TREE PRESERVATION LOT 34 EASEMENT LOT 60 LOT 67 LOT 51 LOT 35 OPEN SPACE A OPEN SPACE B LOT 36 LOT 61 LOT 68 LOT 71 LOT 52 LOT 37 LOT 69 LOT 72 LOT 53 LOT 62 LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C LOT 39 ZONE AE RETAINING WALL ZONE X MAX HEIGHT = 6.5' CITY STD. TR-1 10' SHARED USE PATH PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' CONDOMINIUM ACCESS EASEMENT. PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL RETAINING WALL WITHIN 15' PUBLIC APPROX. HEIGHT = 10' APPROX. HEIGHT = 4' ACCESS EASEMENT. CITY STD. TR-1 10' TREE PRESERVATION SHARED USE PATH EASEMENT U WITHIN 15' PUBLIC OH ACCESS EASEMENT. FIRETRUCK AUTOTURN 3B SCALE 1"=50' SHEET 8 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 NG AVENEUNOTE #11) H R/W (SE APPROX. HEIGHT = 5' Attachment C (11/9/21) RETAINING WALL RETAINING WALL CONC. APPROX. MAX. HEIGHT = 5' E 8'' W APPROX. HEIGHT = 3' OHU 4'' W LOT 40 LOT 45 LOT 22 LOT 29 LOT 8 LOT 15 LOT 1 LOT 46 LOT 30 LOT 41 LOT 23 LOT 9 LOT 16 LOT 55 LOT 2 LOT 47 OPEN LOT 31 LOT 42 LOT 24 SPACE C LOT 10 LOT 17 LOT 56 LOT 3 OHU 8'' W 4'' W LOT 57 LOT 48 LOT 18 LOT 25 LOT 32 C&G LOT 4 LOT 11 LOT 58 LOT 49 LOT 19 LOT 26 LOT 33 LOT 5 LOT 12 OHU LOT 50 LOT 59 LOT 34 8'' W LOT 20 LOT 27 LOT 6 LOT 13 4'' W LOT 60 LOT 51 LOT 35 LOT 21 LOT 28 LOT 7 LOT 14 OPEN SPACE A X OPEN SPACE B RETAINING WALL APPROX. MAX. HEIGHT =6' LOT 36 OHU LOT 52 LOT 61 C&G LOT 37 LOT 53 LOT 62 4'' W VARIA LOT 38 STRIW LOT 43 LOT 44 BLE LOT 54 LOT 63 BLINGR/W (SEE N LOT 39 IDTH AVEN OTE #11 UE KEY MAP 4'' W ) PARCEL 'B' PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH WITHIN 15' PUBLIC RETAINING WALL ACCESS EASEMENT. APPROX. HEIGHT = 10' FIRETRUCK AUTOTURN 4A SCALE 1"=50' SHEET 9 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 LOT 47 OPEN LOT 31 LOT 42 LOT 56 Attachment CC(11/9/21) SPACE KEY MAP LOT 57 LOT 64 LOT 48 LOT 32 LOT 65 LOT 58 LOT 49 LOT 33 LOT 66 LOT 50 LOT 59 TREE PRESERVATION LOT 34 EASEMENT LOT 60 LOT 67 LOT 51 LOT 35 OPEN SPACE A OPEN SPACE B LOT 36 LOT 61 LOT 68 LOT 71 LOT 52 LOT 37 LOT 69 LOT 72 LOT 53 LOT 62 LOT 38 LOT 43 LOT 44 LOT 70 LOT 73 OPEN LOT 54 LOT 63 SPACE C LOT 39 ZONE AE RETAINING WALL ZONE X MAX HEIGHT = 6.5' CITY STD. TR-1 10' SHARED USE PATH PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' CONDOMINIUM ACCESS EASEMENT. PARCEL 'A' CONDOMINIUM CITY STD. TR-1 10' CONDOMINIUM SHARED USE PATH RETAINING WALL RETAINING WALL WITHIN 15' PUBLIC APPROX. HEIGHT = 10' APPROX. HEIGHT = 4' ACCESS EASEMENT. CITY STD. TR-1 10' TREE PRESERVATION SHARED USE PATH EASEMENT U WITHIN 15' PUBLIC OH ACCESS EASEMENT. TMP 76B-1 FIRETRUCK AUTOTURN 4B SCALE 1"=50' SHEET 10 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 50' 100' REVISED: JUNE 11, 2021 Attachment C (11/9/21) PHASE GAN COURT ILLE, LTD ILLE, E, TTESV ILLE, NOTE: VILL T SV COUR A MINIMUM OF 1.00 ACRE OF OPEN SPACE SHALL BE DEDICATED IN PHASE 1. AT LEAST TES V TES ZONIN LOT 16 137 MO HARLOTTE 41 HARLO VARIABLE MO ZONIN LOT 15 17 & T G: PUD O T 14 T TMP 18A-26 8 Y OF C 18A-140 HUNTLE TMP 18A-1 25% TOTAL OPEN SPACE ARE SHALL BE PROVIDED WITH EACH PHASE THEREAFTER. ZON 2, LOT COUR R LT ARLOT 1 G: PUD RG RLOT JAMES M. McMURTRY AND CYNTHIA T. F C 8A-142 PHAS RGAN COU RGAN LEY O P 18A-139 STRIBLING 139 MO LTD McMURTRY, TRUSTEES A D D 2, Y OF C N G: PU 238 STRIBLING AVENUE : PU 2, AN F CHA PHASE CO H WIDTH R/W P HA M O RG D 8'' W E 2, L TLE TMP 1 TMP R INST. 20160000545 135 M LTD ING UR ZONING: PUD ZONIN YO TM T O SE HUNTLE AVENUE TE #11) 1 41 SHED (SE HUN HUNT HU RETAINING WALL NTL E NO 18" RETAINING10" WALL RETAINING WALL EY TMP LOC CONC . OAK = 5' APPROX. HEIGHT S APPROX. MAX. HEIGHT = 5' APPROX. HEIGHT = 3' 142 OF CH 18A-14 M A 4 PHA ORGARLOTT 4'' W S N E 34" 30" ZON E 2, L COU SVILL 37.5' PRIVATE R/W MAP OAK LOT 45 ING OT 1 RT E, L LOT 40 : PU 9 TD 37.5' PRIVATE R/W LOT 29 D S LOT 22 ROAD 'G' LOT 8 LOT 15 LOT 1 37.5' PRIVATE R/W ROAD 'F' S 5 LOT 46 51 S LOT 41 ROAD 'E' LOT 23 LOT 30 S LOT 9 LOT 16 LOT 55 TM LOT 2 HU H P1 LOT 47 NTL UNTL 8A-46 LOT 42 OPEN EY EY LOT 24 LOT 31 SPACE C ZON COM , LLC ING MON OHU LOT 10 LOT 17 LOT 56 LOT 3 : PU D AREA 520 505 500 W 5 49 49 0 W 510 5 W 0 48 ROAD 'A' S W 48 475R/W W 52' PUBLIC 47 0 5 515 46 0 W ROAD 'A' 46 W 455 S 0 S 45 52' PUBLIC R/W S S 5 51 LOT 64 LOT 57 LOT 48 8'' W LOT 25 LOT 32 4'' W LOT 18 C&G S37.5' PRIVATE R/W LOT 4 LOT 11 450 37.5' PRIVATE R/W LOT 65 LOT 58 LOT 49 ROAD 'I' S ROAD 'H' LOT 19 LOT 26 LOT 33 LOT 12 0 LOT 5 LOT 66 45 TREE PRESERVATION SAN LOT 59 WVARIES) PUBLIC R/W LOT 50 EASEMENT 5 LOT 34 395 39 LOT 27 0 LOT 20 40 LOT 13 5 LOT 6 0 W 5 40 LOT 67 OHU 0 41 LOT 60 41 5 S 42 S 42 0 5 ROAD 'D' LOT 51 43 0 43 OPEN SPACE A SAN 5 44 LOT 35 44 LOT 21 LOT 28 OPEN SPACE W 37.5' PRIVATE R/W LOT 14 LOT 7 OPEN SAN SAN A AREA = AREA = 0.13 B SPACE AC ROAD 'J' AREA = 0.34 AC S 0.34 AC (WIDTH OPEN 505 AREA =B0.13 500 D SPACE 5 WIRE FENCE 49 0 D RETAINING WALL 49 485 APPROX. MAX. HEIGHT =6' 0 480 SHED LOT 36 51 TMP 18A-24-2 LOT 71 S JIAN GUO ZHENG LOT 61 LOT 68 LOT 52 C&G 252 STRIBLING AVENUE 5 INST. 2013006103 LOT 37 47 46' PUBLIC R/W ZONING: R-2 LOT 69 LOT 72 LOT 62 ROAD 'B' LOT 53 400 VARIA 470 4'' W LOT 38 STRIBIDTH R/W (S LOT 43 LOT 44 LOT 70 LOT 73 OPEN BLE W LOT 54 LOT 63 OPEN SPACE C 465 LOT 39 SPACE AREA = C LING 4.29 = AREA AC4.29 TMP 18A-24 5 0 50 ROAD 'C' 46 FRANCES W. LARNER W AVENE NOTE #11 254 STRIBLING AVENUE W 52' PUBLIC R/W 0 ROAD 'C' SAN 50 455 INST. 2014000085 52' PUBLIC R/W S E 495 S SAN UE ZONING: R-2 U S SAN OH S 450 5 ZONE AE 40 RETAINING WALL ZONE X MAX HEIGHT = 6.5' ) CITY STD. TR-1 10' 5 TREE PRESERVATION 44 SHARED USE PATH EASEMENT 4 90 PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' 0 TMP 18A-24-1 PARCEL 'A' CONDOMINIUM 44 CONDOMINIUM ACCESS EASEMENT. PIEDMONT REALTY HOLDINGS I,LLC S CITY STD. TR-1 10' CONDOMINIUM 256 STRIBLING AVENUE SHARED USE PATH RETAINING WALL 4 35 0 INST. 2013003962 WITHIN 15' PUBLIC RETAINING WALL 40 APPROX. HEIGHT = 4' ZONING: R-2 ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' 0 43 395 S 5 S 42 480 420 N 395 SA CITY STD. TR-1 10' 415 475 TREE PRESERVATION SHARED USE PATH U EASEMENT 410 0 WITHIN 15' PUBLIC 40 OH 470 ACCESS EASEMENT. S 465 SAN S SAN DB. 4 OB CIRC ER C) S SAN S SAN SSAN ZONIN .352 (A LE 564 N W J. FELL 7 MATT P 76B-2-1 G: R-2 460 420 5 42 0 G 435 43 633, P TREE PRESERVATION HE TMP 76B-2-22 0 EASEMENT 44 TM 520 NOB CIRCLE 455 0 445 BAOMIN WANG and HUI ZHAO 45 DB. 4803, PG.528 (AC) ZONING: R-2 ZONIN G.113 (AC) ZONIN G.740 (AC) S S NOB OCK 3 DB.11 Y F. SHIELD NOB OCK 5 DB.47 IN QUARLE NOB OCK 3 MAUR 76B-2-48 MART 76B-2-50 G: R-2 TMP 76B-2-37 G: R-2 ZONIN HILL G: R-2 G: R-2 G: R-2 ZONIN HILL ZONIN HILL NOB NOB, LLC , BL , BL , BL DB.4662, PG.124 (AC) HU 47, P 69, P LOT 5 ZONING: R-2 LOT 9 LOT 7 TMP TMP O TMP 76B-2-46 MAURY F. SHIELDS DB.1147, PG.113 (AC) ZONING: R-2 OPEN SPACE PLAN SCALE 1"=80' SHEET 11 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021; OCTOBER 8, 2021 Attachment C (11/9/21) PHASE GAN COURT ILLE, LTD ILLE, E, TTESV ILLE, VILL T SV COUR TES V TES ZONIN LOT 16 137 MO HARLOTTE 41 HARLO VARIABLE MO ZONIN LOT 15 17 & T G: PUD O T 14 T TMP 18A-26 8 Y OF C 18A-140 HUNTLE TMP 18A-1 ZON 2, LOT COUR R LT ARLOT 1 G: PUD RG RLOT JAMES M. McMURTRY AND CYNTHIA T. F C 8A-142 PHAS RGAN COU RGAN LEY O P 18A-139 STRIBLING 139 MO LTD McMURTRY, TRUSTEES A D D 2, Y OF C N G: PU 238 STRIBLING AVENUE : PU 2, AN F CHA PHASE CO H WIDTH R/W P HA M O RG D 8'' W E 2, L TLE TMP 1 TMP R INST. 20160000545 135 M LTD ING UR ZONING: PUD ZONIN RETAINING WALL YO TM T O SE APPROX. HEIGHT = 5' HUNTLE AVENUE TE #11) 1 41 SHED (SE HUN HUNT HU RETAINING WALL NTL E NO RETAINING WALL EY TMP CONC. S APPROX. MAX. HEIGHT = 5' APPROX. HEIGHT = 3' 142 OF CH 18A-14 M A 4 PHA ORGARLOTT 4'' W S N E ZON E 2, L COU SVILL 37.5' PRIVATE R/W LOT 45 ING OT 1 RT E, L LOT 40 : PU 9 TD 37.5' PRIVATE R/W LOT 22 LOT 29 D ROAD 'G' LOT 8 LOT 15 LOT 1 37.5' PRIVATE R/W ROAD 'F' 5 LOT 46 51 LOT 41 ROAD 'E' LOT 23 LOT 30 LOT 9 LOT 16 LOT 55 TM LOT 2 HU H P1 LOT 47 NTL UNTL 8A-46 LOT 42 OPEN EY EY LOT 24 LOT 31 SPACE C ZON COM , LLC ING MON OHU LOT 10 LOT 17 LOT 56 LOT 3 : PU D AREA 520 505 500 5 49 49 0 510 5 0 48 ROAD 'A' S 48 475R/W 52' PUBLIC 0 5 47 515 ROAD 'A' 46 0 46 455 7 0 45 52' PUBLIC R/W 6 5 3 5 51 LOT 64 LOT 57 LOT 48 8'' W LOT 25 LOT 32 4'' W LOT 18 C&G 37.5' PRIVATE R/W LOT 4 LOT 11 450 37.5' PRIVATE R/W LOT 65 LOT 58 LOT 49 ROAD 'I' S ROAD 'H' LOT 19 LOT 26 LOT 33 LOT 12 0 LOT 5 LOT 66 45 LOT 59 TREE PRESERVATION (WIDTH VARIES) PUBLIC R/W LOT 50 EASEMENT 5 LOT 34 395 39 LOT 27 0 LOT 20 40 LOT 13 5 LOT 6 0 5 40 LOT 67 OHU 0 41 LOT 60 41 5 S 42 42 0 5 ROAD 'D' LOT 51 43 0 43 SAN 5 44 LOT 35 44 LOT 21 LOT 28 37.5' PRIVATE R/W LOT 7 LOT 14 OPEN SPACE A ROAD 'J' OPEN 505 500 SPACE B 5 WIRE FENCE 49 0 RETAINING WALL 49 485 APPROX. MAX. HEIGHT =6' 0 480 SHED LOT 36 51 TMP 18A-24-2 LOT 71 JIAN GUO ZHENG LOT 61 LOT 68 LOT 52 C&G 252 STRIBLING AVENUE 5 INST. 2013006103 LOT 37 47 46' PUBLIC R/W ZONING: R-2 LOT 69 LOT 72 LOT 62 ROAD 'B' LOT 53 400 VARIA 470 4'' W LOT 38 STRIBIDTH R/W (S LOT 43 LOT 44 LOT 70 LOT 73 OPEN BLE W LOT 54 LOT 63 SPACE C 465 LOT 39 LING TMP 18A-24 5 0 50 ROAD 'C' 46 FRANCES W. LARNER AVENE NOTE #11 254 STRIBLING AVENUE 52' PUBLIC R/W 0 ROAD 'C' SAN 50 455 INST. 2014000085 52' PUBLIC R/W 4 E 495 7 UE ZONING: R-2 U 8 OH 450 5 ZONE AE 40 RETAINING WALL ZONE X MAX HEIGHT = 6.5' ) CITY STD. TR-1 10' 5 TREE PRESERVATION 44 SHARED USE PATH EASEMENT 4 90 PARCEL 'C' WITHIN 15' PUBLIC PARCEL 'B' 0 TMP 18A-24-1 PARCEL 'A' CONDOMINIUM 44 CONDOMINIUM ACCESS EASEMENT. PIEDMONT REALTY HOLDINGS I,LLC S CITY STD. TR-1 10' CONDOMINIUM 256 STRIBLING AVENUE SHARED USE PATH RETAINING WALL 4 35 0 INST. 2013003962 WITHIN 15' PUBLIC RETAINING WALL 40 APPROX. HEIGHT = 4' ZONING: R-2 ACCESS EASEMENT. 485 APPROX. HEIGHT = 10' 0 43 395 S 5 S 42 480 420 N 395 SA CITY STD. TR-1 10' 415 475 TREE PRESERVATION SHARED USE PATH U EASEMENT 410 0 WITHIN 15' PUBLIC 40 OH 470 ACCESS EASEMENT. S 465 SAN S SAN PARKING CALCULATION: DB. 4 OB CIRC ER C) S SAN S SAN SSAN ZONIN .352 (A LE 564 N W J. FELL 7 MATT P 76B-2-1 G: R-2 460 TMP 76B-1 420 PARKING REQUIRED 5 42 0 MAURY F. SHIELDS G 435 43 633, P 1 PER TOWNHOUSE x 73 TOWNHOUSES: 73 TREE PRESERVATION 240 STRIBLING AVENUE HE TMP 76B-2-22 0 DB.1147, PG.113 (AC) EASEMENT 44 TM 1 PER 1- OR 2-BEDROOM CONDO X 96 CONDOS: 96 520 NOB CIRCLE 455 0 445 ZONING: R-2 BAOMIN WANG and HUI ZHAO 45 TOTAL REQUIRED: 169 DB. 4803, PG.528 (AC) ZONING: R-2 ZONIN G.113 (AC) ZONIN G.740 (AC) S S NOB OCK 3 DB.11 Y F. SHIELD NOB OCK 5 DB.47 IN QUARLE NOB OCK 3 MAUR 76B-2-48 MART 76B-2-50 G: R-2 PARKING PROVIDED TMP 76B-2-37 G: R-2 ZONIN HILL G: R-2 G: R-2 G: R-2 ZONIN HILL ZONIN HILL NOB NOB, LLC , BL (2) SPACES PER TOWNHOUSE GARAGE: 146 , BL , BL DB.4662, PG.124 (AC) HU 47, P 69, P CONDOMINIUM/APARTMENT PARKING: 124 LOT 5 ZONING: R-2 LOT 9 LOT 7 TMP TMP O PARALLEL ON-STREET PARKING: 40 TMP 76B-2-46 TOTAL PROVIDED: 310 MAURY F. SHIELDS DB.1147, PG.113 (AC) ZONING: R-2 PARKING PLAN SCALE 1"=80' SHEET 12 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021 Attachment C (11/9/21) PUBLIC TRANSIT BUS STOP FONTAIN E AVE FONTAINE RESEARCH PARK E G AV LIN SS RIB JEFFERSON PARK AVE A ST BYP TIE TO PROPOSED STRIBLING AVE. CITY SIDEWALK IMPROVEMENTS JOHNSON PROPOSED ELEMENTARY INTERNAL SIDEWALK NETWORK 5 MIN. 10 MIN. 15 MIN. .25 MI. .50 MI. .75 MI. PROJECT LOCATION PROPOSED TR-1 PATH FRY SPRINGS TIE TO EXISTING BEACH CLUB CITY PATH TOWARDS PUBLIC TRANSIT SUNSET AVE. BUS STOP IN TE R ST A TE 64 PUBLIC TRANSIT BUS STOP PEDESTRIAN ACCESS PLAN SCALE 1"=500' SHEET 13 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 500' 1000' REVISED: JUNE 11, 2021 8'' W Attachment C (11/9/21) 4'' W VARIABLE MO RG STRIBLINGR/W (SEE NOTE #11) AN CO WIDTH UR SCALE 1"=100' T AVENUE 10" 83 CONC. OAK NAD 0 100' 200' 8'' W BIORETENTION #1 37.5' PRIVATE R/W OHU 4'' W 3,213 CF 37.5' PRIVATE R/W ROAD 'G' 37.5' PRIVATE R/W ROAD 'F' ROAD 'E' STORMWATER OHU ROAD 'A' 8'' W 52' PUBLIC R/W SITE OUTFALL 4'' W ROAD 'A' 52' PUBLIC R/W C&G BIORETENTION #3 37.5' PRIVATE R/W 37.5' PRIVATE R/W ROAD 'I' 5,663 CF ROAD 'H' OHU BIORETENTION #2 (WIDTH VARIES) PUBLIC R/W 8'' W 2,056 CF 4'' W ROAD 'D' TREE PRESERVATION 37.5' PRIVATE R/W EASEMENT ROAD 'J' X OHU C&G 46' PUBLIC R/W ROAD 'B' 4'' W VARIA STRIB LE BWIDTH LING /W (SEE NO U STORMWATER MANAGEMENT AND E&SC NARRATIVE: OH R ROAD 'C' AVEN ROAD 'C' 52' PUBLIC R/W 52' PUBLIC R/W UE STORMWATER QUALITY: TE #1 ZONE AE ZONE X 1) 4'' W PROPOSED STORMWATER PARCEL 18A025000 IS 11.373 ACRES AND IS PRIMARILY WOODED IN THE EXISTING CONDITION. 4.95 ACRES OF STORAGE FACILITY U IMPERVIOUS AREA 1.65 ACRES OF MANAGED TURF IS PROPOSED. THE TOTAL PROPOSED LIMITS OF OH TREE PRESERVATION 240 LF - 72" CMP DISTURBANCE IS 9.23 ACRES. WATER QUALITY REQUIREMENTS ARE BEING MET THROUGH 2.35 ACRES OF EASEMENT TREE PRESERVATION DEDICATION AND THE IMPLEMENTATION OF THREE (3) TYPE 2 BIORETENTION FACILITIES. 6.17 LBS/YR. OF THE 8.46 LB/YR. OF PHOSPHOROUS REMOVAL WILL BE ACHIEVED ONSITE. THE REMAINING 2.29 LBS/YR. OF PHOSPHOROUS REMOVAL WILL BE MET THROUGH THE PURCHASE OF OFFSITE U OH NUTRIENT CREDITS. STORMWATER QUANTITY: 100-YEAR FLOODPLAIN IN THE EXISTING CONDITION, SITE RUNOFF IS DIRECTED TO THE SOUTH END OF THE SITE WHERE IT U OH OUTFALLS TO A STREAM, JUST BEFORE MEETING MOORE'S CREEK TO THE EAST. THE SOUTHERN END OF THE SITE LIES WITHIN FEMA 100-YEAR FLOOD PLAIN, ZONE AE. IN THE POST CONDITION, RUNOFF IS CAPTURED AND OUTFALLS TO THE STREAM NEAR THE SOUTHEAST CORNER OF THE SITE. STORMWATER DETENTION IS BEING PROVIDED THOUGH 4 PROPOSED BIORETENTION FACILITIES, AS WELL AS A PROPOSED UNDERGROUND STORAGE FACILITY ON THE SOUTH END OF THE SITE. CHANNEL PROTECTION: THE ENERGY BALANCE EQUATION HAS BEEN MEET FOR THE 1-YEAR, 24 HOUR STORM PER 9VAC25-870-66(B)3, "NATURAL STORMWATER CONVEYANCE SYSTEMS." APPLICABLE APPROVALS FROM ACOE WILL BE OBTAINED TO OUTFALL TO THE STREAM. FLOOD PROTECTION: PER 9VAC25-870-66(C)3, STORMWATER SHALL E ANALYZED FOR FLOOD PROTECTION COMPLIANCE TO THE POINT WHERE THE SYSTEM ENTERS A MAPPED FLOODPLAIN. ADEQUATE CONVEYANCE OF THE 10-YEAR STORM IS DEMONSTRATED UP TO THE SITE OUTFALL. EROSION AND SEDIMENT CONTROL NARRATIVE: E&SC MEASURES SHALL BE PROVIDED PER THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK (VESCH) TO ENSURE SEDIMENT LADEN RUNOFF IS CONTAINED ONSITE AND TO ENSURE PROTECTION OF ADJACENT STREAM. FINAL DESIGN WILL BE PROVIDED WITH PRELIMINARY AND FINAL SITE PLAN SUBMITTALS. PRELIMINARY BMP/STORMWATER MANAGEMENT PLAN SHEET 14 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021; OCTOBER 8, 2021 Attachment C (11/9/21) PRELIMINARY BMP/STORMWATER MANAGEMENT PLAN SHEET 15 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 8'' W Attachment C (11/9/21) 4'' W VARIABLE MO RG STRIBLINGR/W (SEE NOTE #11) AN CO WIDTH UR SCALE 1"=100' T DIVERSION DIKE AVENUE 83 CONC. NAD 0 100' 200' 8'' W 37.5' PRIVATE R/W OHU 4'' W 37.5' PRIVATE R/W ROAD 'G' 37.5' PRIVATE R/W ROAD 'F' 51 5 SILT FENCE ROAD 'E' LIMITS OF DISTURBANCE SAF 520 505 500 5 49 0 49 SEDIMENT BASIN #1 510 5 0 OHU 48 ROAD 'A' 48 8'' W 475R/W 52' PUBLIC 0 5 47 515 46 0 4'' W ROAD 'A' 46 455 0 52' PUBLIC R/W 45 5 51 C&G 37.5' PRIVATE R/W 450 37.5' PRIVATE R/W ROAD 'I' SAFETY ROAD 'H' SAF 0 TP 45 OHU FENCE (WIDTH VARIES) PUBLIC R/W 5 395 39 8'' W 0 40 5 0 4'' W 5 40 0 41 41 5 42 42 0 5 ROAD 'D' 43 0 43 44 5 44 37.5' PRIVATE R/W ROAD 'J' TP 505 X 500 5 49 0 49 485 10 480 5 TP OHU TP C&G 5 47 46' PUBLIC R/W ROAD 'B' TP 4'' W 400 VARIA 470 TP STRIB LE B 465 WIDTH LING /W (SEE NO U 5 OH 0 R 50 ROAD 'C' 46 AVEN 52' PUBLIC R/W 0 ROAD 'C' 50 455 52' PUBLIC R/W 100-YEAR FLOODPLAIN 495 UE TP 450 TE #1 5 TP AE 40 ZONE X 1) 4'' W ZONE SEDIMENT BASIN #2 5 TP 44 0 49 0 DIVERSION DIKE 44 U OH 5 43 0 40 485 0 43 395 5 42 480 420 TP 395 TP TP 415 TP TP TP TP 475 TREE 410 0 U TP 40 OH 470 TP TP TP 465 PROTECTION TP TP TP TP TP TP TP 460 COORDINATE LOCATION OF PATH 420 5 TP TP 42 0 435 43 44 0 WITH CITY OF CHARLOTTESVILLE 445 455 PARKS AND REC. PROVIDE SILT FENCE U 0 45 OH DOWN GRADE OF DISTURBANCE. EROSION AND SEDIMENT CONTROL NARRATIVE: E&SC MEASURES SHALL BE PROVIDED PER THE VIRGINIA EROSION AND SEDIMENT CONTROL HANDBOOK (VESCH) TO ENSURE SEDIMENT LADEN RUNOFF IS CONTAINED ONSITE AND TO ENSURE PROTECTION OF ADJACENT STREAM. FINAL DESIGN WILL BE PROVIDED WITH PRELIMINARY AND FINAL SITE PLAN SUBMITTALS. CONCEPTUAL EROSION AND SEDIMENT CONTROL PLAN SHEET 16 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment C (11/9/21) CURVE TABLE CURVE RADIUS LENGTH TANGENT DELTA CHORD BEARING CURVE TABLE C5 39.50 16.09 8.16 23°20'41" S80°13'17"W CURVE RADIUS LENGTH TANGENT DELTA CHORD BEARING CHORD 8'' W C6 39.50 20.79 10.64 30°09'26" N73°01'39"W C5 39.50 16.09 8.16 23°20'41" S80°13'17"W 15.98 C7 39.50 25.15 13.02 36°28'36" N39°42'38"W C6 39.50 20.79 10.64 30°09'26" N73°01'39"W 20.55 C8 39.50 117.92 504.63 171°02'55" N64°03'08"E C7 39.50 25.15 13.02 36°28'36" N39°42'38"W 24.72 4'' W 94.08' 69.02' 65.52' 72.77' 69.14' 77.02' 79.02' 25.65' C9 15.00 21.21 12.82 81°01'38" N70°56'14"W 28.86' 33.28' 77.75' 81.53' 37.33' LOT 45 30.03' LOT 40 37.08' S68°33'12"W 37.5' PRIVATE R/W 85.70' 34.06' 37.5' PRIVATE R/W S68°32'57"W 39.59' LOT 29 39.50 117.92 504.63 171°02'55" N64°03'08"E 78.76 S68°32'57"W LOT 22 C8 S68°32'57"W 2,393 SF 83.24' 2,463 SF 71.00' 79.36' 37.5' PRIVATE R/W LOT 15 73.00' LOT 8 63.25' 2,431 SF 87.30' LOT 1 45.5' R/W ROAD 'D' 2,658 SF 66.75' ROAD 'F' 2,817 SF 63.00' 59.50' 2,587 SF 53.35' ROAD 'G' 3,512 SF 50.50' 89.85' LOT 41 LOT 46 LOT 55 C9 15.00 21.21 12.82 81°01'38" N70°56'14"W 19.49 ROAD 'E' 22.00' 29.83' 50.00' LOT 30 22.01' LOT 23 67.00' 1,777 SF 22.00' N68°32'57"E N68°33'02"E LOT 16 1,735 SF 50.00' LOT 9 2,435 SF 22.00' 22.00' 65.00' N68°32'57"E LOT 2 57.25' 1,561 SF 22.13' 1,554 SF 57.00' 1,477 SF 1,637 SF 60.75' 76.15' 1,956 SF 58.54' 84.06' 53.50' 28.50' 80.03' 87.61' LOT 42 LOT 47 88.08' LOT 31 28.00' 28.95' 28.00' 28.00' LOT 17 LOT 24 1,851 SF 1,909 SF 25.74' 28.00' LOT 10 27.96' LOT 3 1,603 SF LOT 56 25.74' 1,498 SF 1,699 SF 29.00' 29.17' 2,492 SF 1,596 SF 57.25' 65.00' 1,507 SF 53.50' 74.75' 58.54' 57.00' 84.45' 629.45' N21°27'03"W 6.00' (TYP.) ROAD 'A' 39.00' 6.00' 29.30' (TYP.) 52' R/W ROAD 'A' 52' R/W 152.00' S21°27'03"E 23.38 95.90' 29 318.08' 25.00' S21°27'03"E 426.93' .1 LOT 57 LOT 64 26.00' 82.14' LOT 48 5 5. ' 26.00' LOT 32 ' 86.73' 70 LOT 18 1,823 SF 72.91' 2,649 SF 26.00' 8'' W 1,816 SF LOT 25 1,350 SF ' 26.00' LOT 11 1,237 SF 69.86' C7 4'' W LOT 4 26.58 22.00' 1,326 SF 51.00' LOT 65 97.99' 52.00' N68°32'57"E LOT 58 S68°32'57"W 1,314 SF 51.00' 47.50' 37.5' PRIVATE R/W 1,916 SF LOT 49 98.00' 48.00' 22.00' 1,823 SF C6 S68°32'57"W 70.93' 75.80' 37.5' PRIVATE R/W LOT 33 1,604 SF 72.91' ' LOT 19 1,537 SF 97.98' 48.00' LOT 26 69.86' 22.00' LOT 5 LOT 12 1,333 SF 58.00' 1,433 SF ROAD 'I' 22.49 22.00' C5 1,410 SF 57.00' LOT 66 6.35' ROAD 'H' 1,401 SF 57.00' 53.50' LOT 50 LOT 59 N68°32'57"E 1,511 SF 22.00' 66.27' 1,604 SF 72.91' 72.59' 1,616 SF 70.00' LOT 34 1,537 SF N68°32'57"E ' LOT 27 C8 70.00' LOT 6 LOT 20 69.86' 22.00' 64.00' 1,696 SF ROAD 'D' LOT 13 5.5' R/W 198.00' 98.00' 24.00' 22.49 1,674 SF 63.00' LOT 67 140.09' 1,407 SF 59.50' 1,597 SF LOT 60 98.00' 1,683 SF 63.00' LOT 51 S68°32'57"W 24.00' 1,742 SF 198.00' 61.61' 1,750 SF OPEN SPACE A 98.00' LOT 35 1,677 SF 72.59' ' LOT 21 LOT 28 72.91' 42' LOT 14 2,380 SF 0.35 AC 69.86' 28.00' 27.98' LOT 7 2,354 SF C9 N68°32'57"E 2,254 SF 28.39 1,641 SF 2,351 SF 70.00' 73.00' OPEN 37.00' 37.00' N68°32'57"E 65.50' SPACE B 34.00' ROAD 'B' 69.00' 13.88' 46' R/W 55.68' ' 0.12 AC S68°32'57"W 208.00' 77.59' S68°32'57"W 37.5' PRIVATE R/W 67.91' LOT 36 69.86' 24.00' 24.00' 24.00' 1,608 SF LOT 59 LOT 71 LOT 61 24.00' ROAD 'J' 66.99' LOT 52 1,864 SF 1,760 SF 73.26' 1,630 SF 67.91' 77.59' LOT 37 69.86' 1,677 SF 22.00' 32.00' 30.14' 22.00' LOT 72 137.34' LOT 69 22.00' 66.99' 1,474 SF LOT 62 22.00' 83.78' LOT 53 1,705 SF 1,614 SF 1,853 SF 73.26' 1,746 SF LOT 43 LOT 44 1,494 SF 67.91' 77.59' 57.91' 57.91' LOT 38 69.86' 1,537 SF 4'' W 22.00' 23.90' LOT 70 LOT 73 OPEN 66.99' 1,474 SF 24.00' LOT 54 LOT 63 1,865 SF 1,751 SF 49.08' SPACE C 24.00' 1,630 SF 67.91' 77.59' 75.26' LOT 39 1,677 SF 4.28 AC 69.86' 28.04' 1,879 SF S21°26'29"E 307.34' 51.57' 15.42' S21°27'03"E 152.00' 51.95' ROAD 'C' 52' R/W 42.00' S21°27'03"E 562.76' 137.84' 28.68' 45.78' PARCEL 'C' PARCEL 'B' PARCEL 'A' CONDOMINIUM 68.31' CONDOMINIUM 68.31' CONDOMINIUM 11,375 SF 12,978 SF 19,038 SF 166.52' 190.00' 278.70' CENTERLINE OF SHARED USE PATH AND 15' ACCESS EASEMENT LAND USE SUMMARY: TOTAL SITE AREA: 11.373 Ac. (100%) R/W DEDICATION TO STRIBLING AVE. ± 0.060 Ac. (0.53%) TOWNHOUSE LOT AREA: ± 3.161 Ac. (27.8%) CONDO/APARTMENT LOT AREA: ± 0.996 Ac. (8.76%) RIGHT-OF-WAY AREA: ± 2.386 Ac. (21.0%) OPEN SPACE AREA: ± 4.760 Ac. (41.9%) PRELIMINARY PLAT SCALE 1"=80' SHEET 17 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 80' 160' REVISED: JUNE 11, 2021 Attachment C (11/9/21) PHASE GAN COURT D LT PHASE GAN COURT D PHAS RGAN COU , LTD VARIABLE LT OT 14 RT VILLE, 2, L N COU , LTD 15 8A-140 139 MO TTESVILLE, CHARLUNTLEY OF 16 LE STRIBLINGR/W (SEE NOTE #11) 17 & RT HUNTL8A-141 CHAR UNTLEY O39 EY OF 18 ESVIL F 2, LOT E 2, LOT 2 8A-1 141 LOTT EY OF OTTES CHA HUNT 18A-14 PHA MORGESVILL WIDTH TMP 1 E 2, L TMP 18A-26 TMP 1 TMP 1 R L OTT OT JAMES M. McMURTRY AND 137 MO R L A O H TMP O CYNTHIA T. McMURTRY, TRUSTEES AVE CHARL H 135 M 238 STRIBLING AVENUE SE INST. 20160000545 R NUE HU NTL EY TMP 18" 10" 142 OF CH 18A-14 16" LOC M A 4 PHA ORGARLOTT OAK CED 8" 22" 32" 10" SE N C ESV 26" 2, L OU 34" 30" CED ASH 22" POP POP 22" CED OT R ILLE, L MAP OAK 8" HIK 14" POP 12" CED POP 14" 19 T TD 24" POP 10" OAK OAK 8" 48" 8" 8" 24" 8" 10" 8" ASH HOLLY OAK 26" CED CED POP 18" 18" POP 10" 14" POP 44" ASH POP 16" PINE 18" 14" 22" 26" BEECH OAK 26" 30" 18" (2) 14" 34" OAK 14" MAP 32" POP BEECH ELM POP 10" OAK 14" POP TM 40" PINE 30" CED 12" POP CHR POP OAK 22" HU HUN P 18A ASH 12" NTL T - 8" (3 TRUNKS AT 24") 16" 14" POP 18" OAK EY LEY, 46 ASH CHR 16" 10" POP CO LL HOLLY 26" 12" OAK 22" MM 28" POP OAK 30" 14" 20" 14" POP 14" ON BEECH 14" POP MAP POP 42" POP 44" 28" 16" MAP 42" OAK 28" POP 10" 8" 12" POP 34" POP 40" 32" CHR POP 28" 14" POP POP POP ASH ELM 12" MAP 30" MAP APPLE 8" POP 10" 12" 30" TMP 18A-25 ASH 42" OAK POP 12" POP 26" POP 8" POP POP MAP 12" 36" MAP CARRSGROVE PROPERTIES, LLC 26" 16" POP 28" 30" 12" 24" 14" 36" POP 24" POP POP 24" 10" GUM 240 STRIBLING AVENUE 24" POP 12" POP 18" POP MAP POP POP 10" ASH LOC POP POP 18" CED 10" DOGWOOD DB.871, PG. 944 30" 8" POP 12" 16" 26" MAP 44" 14" ±11.373 ACRES GUM ELM 8" 46" 28" POP 10" 22" POP 12" POP POP POP 42" 14" 20" POP 16" 36" POP POP POP 24" POP LOC ASH 8" 16" 8" 42" POP POP 16" 12" OAK 10" 8" (2) 30" WALNUT MUL 14" 8" 22" POP 10" POP MAP POP 10" POP 18" 30" OAK 10" ASH 28" OAK MAP 26" 36" 8" 14" 14" 22" 42" DOGWOOD 8" 22" OAK 8" 24" 26" POP POP 8" OAK 24" ELM 26" 26" ELM OAK POP POP POP POP 40" MAP 8" MAP 38" 12" ELM LOC 22" 28" 10" POP ELM 16" POP POP 10" MAP 14" POP 12" LOC 8" 20" 16" PINE 16" 16" OAK PINE POP 8" OAK MAP 14" 22" 12" POP 12" 12" 12" 18" CED CHR OAK DOGWOOD (DOUBLE) HIK ELM 10" 26" POP 24" 12" 24" 8" 24" 12" 14" 20" 10" (2) CHR 28" POP 26" POP 20" POP POP OAK 10" 18" 12" ASH LOC GUM 8" 10" 10" 8" 10" POP POP 12" POP 12" CED 22" ELM ASH 26" 10" ELM LOC SYC CHR POP CHR OAK POP CHR CED 16" 16" 26" 20" 24" 10" 11" 8" CHR 24" POP 18" 30" 16" POP POP 8" ASH POP 10" OAK POP 14" OAK 16" 14" 18" ASH 18" 12" 14" POP 12" 28" 16" 8" OAK CED CED CHR CED 10" 16" POP CHR 30" (2) 10" 14" 12" 10" POP OAK POP 12" 32" MAP OAK POP POP 11" 8" 8" POP OAK 16" 18" MAP 14" 8" 16" 20" 10" ASH 12" CHR OAK 14" 24" OAK 16" 12" 12" OAK LEANING 30" POP OAK 12" CED OAK 8" POP 24" POP 14" 8" PINE 8" OAK POP 20" OAK 18" 16" POP OAK (2) CHR 10" 8" TMP 18A-24-2 18" OAK POP CED 14" 20" 10" 8" OAK 28" PINE CHR CHR JIAN GUO ZHENG 12" CHR 24" POP 14" 16" 16" 8" CED POP 8" MAP CHR 34" CHR POP 18" POP (3) 18" 10" 252 STRIBLING AVENUE 8" 12" OAK CHR 12" MAP 16" 10" 14" 18" 8" INST. 2013006103 MAP 16" OAK 8" POP 14" POP 12" 10" CED 14" OAK CHR POP PINE PINE 8" POP 16" CED 10" CHR POP 8" 10" 8" 10" CED 8" 18" POP 8" 8" 8" POP 10" 8" POP PINE OAK OAK 18" 14" & 24" CHR 20" 14" CED 12" MAP 12" MUL 8" OAK PINE POP CHR 14" 10" OAK 14" 8" 12" 8" CHR 8" PINE CHR 10" 16" 10" POP 10" POP POP OAK (2) 10" 8" 8" 8" 24" OAK 18" POP POP 8" CHR OAK 12" 12" 10" 36" 10" POP POP 14" OAK (2) 14" TMP 18A-24 12" 8" 12" 8" 12" 10" POP MAP 30" 8" POP CHR 8" (3) OAK POP 18" MAP POP 8" 8" OAK FRANCES W. LARNER 10" 10" 12" 12" CHR POP 16" POP POP OAK 16" POP 10" 254 STRIBLING AVENUE 16" 16" POP POP KEY MAP INST. 2014000085 CHR CHR 14" OAK 12" 14" POP 30" 8" 10" OAK 8" 10" 8" 10" POP CHR 12" 8" 12" 14" 12" POP SYC 12" MAP POP POP 20" 18" 20" 10" 14" 20" 22" OAK PINE 10" OAK 22" 8" POP 18" POP 26" POP 10" 22" CHR 16" MAP POP 8" MAP 10" MAP POP POP 8" POP POP PINE 16" 20" 10" 8" OAK 10" 12" 20" POP 16" POP 16" 8" POP POP OAK 10" 8" POP POP 8" POP PINE 14" POP 18" OAK 14" POP POP 18" 18" 16" 12" 14" 12" 14" POP 20" PINE 12" 8" 10" SYC CED POP 10" CED 12" OAK 10" OAK 8" 36" OAK PINE 10" POP POP POP 10" 8" CHR 16" 8" POP 10" 12" 8" 20" POP 16" POP POP TMP 18A-24-1 MAP 18" POP POP POP 16" POP 20" 10" 8" 12" 8" CHR 8" PIEDMONT REALTY HOLDINGS I,LLC 8" 12" CHR 14" 8" 18" POP 8" POP 8" 24" POP 8" 12" 8" 14" 14" OAK POP 16" 30" 28" POP 14" CHR POP 10" 256 STRIBLING AVENUE SYC 8" CED POP CED 8" 18" PINE OAK POP OAK OAK PINE POP PINE POP 18" 8" 20" 22" INST. 2013003962 POP MAP POP CED POP 12" OAK 18" 10" 8" (4) 18" 14" POP POP 20" 8" 8" TREE SURVEY SCALE 1"=60' SHEET 18 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 60' 120' REVISED: JUNE 11, 2021 HU HUN NTL T EY LEY, Attachment C (11/9/21) CHR 16" 10" POP CO LLC 12" OAK 22" MM OAK 30" 14" 20" 14" POP 14" ON 14" POP MAP POP 42" POP 44" A REA KEY MAP 16" MAP 42" OAK 28" POP 10" 8" 12" POP 34" CHR POP 14" POP POP POP MAP 30" POP 10" 12" 30" 26" 42" OAK POP 12" POP 8" POP POP POP MAP 16" 28" 24" 14" 22" 36" 26" POP POP 30" 12" 24" 24" OAK POP MAP POP POP 24" POP 12" 18" POP POP POP 10" LOC POP POP 18" CED 8" 8" POP POP 30" 26" MAP 44" 14" POP 10" 22" POP 12" POP POP 46" 28" POP 42" 48" POP 16" 36" POP POP POP 24" POP 8" OAK 42" POP POP 16" 12" 18" OAK OAK 22" 10" 8" 14" 8" POP 10" POP CHR POP 10" POP 30" OAK 10" 28" OAK MAP 26" 36" 32" 22" 14" OAK 14" 22" 42" 30" POP 8" 24" 26" POP POP 8" OAK POP ELM OAK POP POP POP POP MAP 8" 24" 28" 10" 40" POP POP 16" 26" 22" 16" 16" POP POP 10" MAP 14" POP 10" POP 20" OAK 8" 20" 16" POP PINE POP 12" OAK POP PINE 8" OAK 12" 12" 12" OAK 10" 26" POP 24" 12" 24" 18" 8" POP 26" POP POP POP 8" (2) CHR 28" 20" POP 30" OAK 10" POP POP 26" 10" 8" 10" POP 12" 30" 28" POP SYC 10" LOC CHR POP CHR 16" OAK 26" POP POP 16" 24" 16" CHR POP POP 14" 12" POP POP 14" 12" 14" POP 28" 8" OAK CHR 16" 30" 22" (2) POP 10" 14" 12" 10" POP OAK POP POP 32" MAP OAK POP POP 36" 8" 8" POP OAK 18" 16" 16" 20" 12" POP OAK 12" OAK CHR 14" OAK 16" 12" 14" LEANING 30" POP OAK 12" 36" 8" 8" POP 24" POP 14" 8" PINE 8" OAK POP POP 20" OAK 18" 16" POP OAK POP (2) CHR POP 10" 10" 18" OAK CED 14" 20" 10" 28" PINE CHR OAK 12" CHR 24" POP 16" 16" 8" CHR 12" 14" POP 8" MAP CHR 34" CHR POP 18" POP (3) 18" 10" MAP 16" 8" OAK CHR 12" 10" 12" MAP 16" OAK 14" 18" 8" 14" POP 12" CED 12" MAP 16" OAK 8" POP 10" OAK CHR POP PINE PINE 14" 8" POP 16" CED 10" 24" 42" OAK CHR POP 8" 10" 8" OAK 10" CED 8" 18" POP 8" 8" 24" POP POP 10" 8" PINE OAK 18" OAK 10" 8" 14" & 24" CHR 20" 14" CED 12" POP OAK POP MUL 8" MAP 30" OAK 14" PINE POP CHR 8" 12" 10" 20" 18" POP 14" 8" 10" POP 10" CHR 8" CHR POP PINE 16" POP CHR 10" 24" POP OAK (2) 10" 8" 8" 8" 10" REEK OAK 18" POP POP 8" CHR OAK 10" POP 12" 12" 16" POP 10" 36" 10" POP POP 14" OAK (2) 14" 8" 8" 8" 12" 10" POP 40" POP MAP 30" 8" 12" POP CHR 22" POP OAK POP 18" MAP POP 8" 8" OAK 8" 10" OAK 16" POP MOORE'S C 10" 10" 12" 12" CHR POP POP POP MAP 8" OAK 16" POP 10" POP 10" 20" 16" 16" POP POP POP MAP CHR CHR 14" 14" 10" OAK 10" 12" POP 30" 8" OAK 8" 10" 8" POP CHR 12" 14" 8" POP 14" 12" MAP POP 12" POP 12" SYC 12" 18" 20" POP 10" 10" POP 20" 10" 16" 22" 14" 20" 22" 26" OAK PINE OAK 22" 8" POP POP 26" 18" POP POP 10" POP 22" CHR 16" MAP POP 8" MAP 10" MAP POP POP 8" 10" 8" 16" MAP 12" POP POP PINE 16" 20" 10" POP POP 12" OAK 8" OAK 10" 12" 20" POP 16" POP 16" 8" POP POP OAK 10" 8" 8" OAK POP POP PINE POP 18" 20" MAP OAK POP 8" 14" POP 14" POP POP 18" 18" 16" 12" 14" 12" 14" POP 20" PINE 12" 8" 10" 8" 10" 18" 24" 42" SYC CED POP 10" CED 12" OAK 10" OAK 8" POP PINE 36" OAK PINE 10" POP POP 10" POP DOUBLE POP 10" 8" CHR 16" 8" 18" 14" OAK POP 10" 12" 8" 20" POP CHR POP 12" 16" POP POP POP POP POP POP 18" POP 16" 20" POP MAP 10" 8" 12" 8" CHR 8" CHR 8" 8" POP 8" 12" 8" 8" POP 8" 14" 8" 12" 14" 14" OAK POP POP 18" 16" 30" 28" PINE POP POP 14" 24" CHR POP 10" SYC CED POP CED 8" 18" PINE 8" OAK OAK 22" OAK POP PINE POP 8" 22" 10" 18" MAP POP 20" 10" 8" (4) 24" MAP POP CED POP 12" OAK 18" POP 18" 14" POP POP 20" 8" 8" POP 26" 14" 20" 16" 20" 18" SYC MAP POP OAK 14" 10" 18" 10" PINE OAK 30" POP 16" SYC POP POP PINE OAK 8" PINE POP 12" 36" 8" 10" 34" POP 8" 18" POP 10" 8" BIR 8" OAK 14" 16" 10" MAP POP 10" 12" 28" PINE POP POP 10" 8" 16" 8" MAP 8" MAP 10" 14" BIR POP PINE POP 10" OAK OAK POP SYC 42" 10" POP 10" POP 14" POP POP 10" 8" 24" 40" 12" 12" POP CED MAP 8" 28" 8" OAK PINE OAK 14" OAK 10" POP OAK SYC 12" POP POP POP POP 12" 16" 8" 24" 18" SYC 18" 18" 20" 8" 10" 8" 10" POP POP OAK POP POP 10" 24" POP 10" BIR 8" POP POP BIR 24" 16" 16" 12" 26" 20" 12" 8" 20" POP POP POP POP POP POP OAK POP POP 8" 18" POP 12" OAK OAK PINE POP 32" 42" 10" 10" OAK OAK 18" POP 14" 8" 18" 10" OAK POP 18" POP 8" 16" 10" 20" 12" 8" POP 24" 8" POP MAP POP 34" 24" 8" 20" 10" POP POP POP POP OAK 18" OAK POP POP POP 8" POP POP 20" 16" POP POP 12" SYC 8" 18" 8" 40" 28" POP POP POP POP 26" POP POP POP OAK 28" CHR 10" 16" 8" 12" 8" 18" POP 12" 14" 12" 12" POP 18" POP 16" POP POP OAK POP POP 24" POP POP OAK POP POP 18" TMP 76B-1 28" POP 42" 16" POP MAURY F. SHIELDS 42" POP 14" 240 STRIBLING AVENUE 8" OAK POP OAK DB.1147, PG.113 (AC) 12" TMP 76B-2-22 520 NOB CIRCLE BAOMIN WANG and HUI ZHAO C) DB. 4803, PG.528 (AC) .740 (AS C) DB.47 IN QUARLE .113 (A S MART 76B-2-50 DB.11 Y F. SHIELD NOB H OCK 3 NOB H OCK 3 MAUR 76B-2-48 NOB H OCK 5 69, PG ILL ILL TMP 76B-2-46 ILL 47, PG , BL , BL TMP TREE SURVEY , BL TMP LOT 5 LOT 7 LOT 9 SCALE 1"=60' SHEET 19 83 240 STRIBLING AVENUE - APRIL 28, 2020 NAD 0 60' 120' REVISED: JUNE 11, 2021 Attachment C (11/9/21) TEMPORARY SEDIMENT BASIN SAFETY FENCE CITY STANDARD TREE PROTECTION DETAIL No Scale No Scale 1. SET POSTS AND EXCAVATE A 4"X4" TRENCH 2. STAPLE WIRE FENCING TO THE UPSLOPE ALONG THE LINE OF POSTS. POSTS. COMPACTED SOIL 6' MAX. 18" MIN. FLOW FLOW 4" 4.5' MIN. 3. ATTACH THE FILTER FABRIC TO THE 4. BACKFILL AND COMPACT THE EXCAVATED WIRE FENCE AND EXTEND IT INTO THE SOIL. TRENCH. TEMPORARY DIVERSION DIKE FLOW No Scale EXTENSION OF FABRIC AND WIRE INTO THE TRENCH. FILTER FABRIC WIRE SF 3.05-1 SILT FENCE (WITH WIRE SUPPORT) No Scale EROSION CONTROL DETAILS SHEET 20 240 STRIBLING AVENUE - APRIL 28, 2020 REVISED: JUNE 11, 2021 Attachment D (11/9/21)