HomeMy WebLinkAboutSUB201800177 Correspondence 2018-10-05TIMMONS GROUP
YOUR VISION ACHIEVED THROUGH OURS,
October 5, 2018
Albemarle County
Department of Community Development
401 McIntire Rd, Charlottesville VA 22902
608 Preston Avenue P 434.295.5624
Suite 200 F 434.295, 8317
Charlottesville, VA 22903 www.timmons.com
RE: Request for determination of County Code 14-232 A.1.(a) to construct a private street.
Earlysville Road Subdivision Preliminary Road Plan
Tax Map # 45-59M
To Whom It May Concern,
On behalf of our client, Luke Kitelinger, Timmons Group hereby requests a determination to construct a
private road (in lieu of a public road) to serve a five lot subdivision per County Code Sec 14-232 A.1.(a).
The subject property is approximately 18.29 acres, is zoned RA, and has 5 development rights. The
subject section of the Zoning Ordinance is quoted below.
By the commission. The commission may authorize a subdivision to be developed with one (1) or
more new private streets only under any of the following circumstances:
1. To alleviate significant degradation to the environment. One or more private streets may be
authorized if. (i) the property is within either the rural areas (RA) or village residential (VR) zoning
districts; (ii) the private streets will alleviate a clearly demonstrable likelihood of significant
degradation to the environment of the property or any land adjacent thereto resulting from the
construction of a public street in the same alignment; (M) no alternative public street alignment is
available which would alleviate significant degradation of the environment; (iv) no more lots are
proposed on the private streets than could be created on a public street due to right-of-way
dedication; and (v) the proposed private streets demonstrably promote sensitivity toward the
natural characteristics of the land and encourages the subdivision of land in a manner that is
consistent and harmonious with surrounding development. The term "significant degradation"
means either:
(a) The total volume of grading for construction of a public street would be thirty (30)
percent or more than that of a private street in the same alignment, based upon profiles,
typical sections, earthwork computations, and other information deemed necessary by the county
engineer, submitted by the subdivider and reviewed by the county engineer;
The attached exhibit (Exhibit A) demonstrates that public road meeting VDOT design standards
generates approximately 35% more earth work than a private road following Albemarle County private
road design standard. Both roads follow an identical horizontal alignment. The excess earthwork is a
result of VDOT standards that require:
1. A wider road section
2. A larger cul-de-sac
3. A higher design speed, which requires larger crest and sag vertical curves
In summary, it is our belief that we have demonstrated that a public road following the same alignment as
a private road generates approximately 35% more earthwork. This condition satisfies the requirements
shown in County Code Sec 14-232 A.1.(a), to allow for the construction of a private road. Note that
CIVIL ENGINEERING I ENVIRONMENTAL I SURVEYING I CIS j LANDSCAPE ARCHITECTURE I CONSTRUCTION SERVICES
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Earlysville Road Subdivision
February 26, 2018
VDOT requires public streets to extend through a site to allow future interparcel connection. The
alignment shown in the comparison (Exhibit A) assumes that VDOT will approve the waiver for "Additional
Connection Standards' to allow the road to terminate within the site. If VDOT does not approve the
waiver then the public road construction would generate even more earthwork to extend the road 400 feet
in length (to the edge of the parcel).
Regardless of the VDOT determination on waiver approval, the public road will require at least 30% more
earthwork such than a private road. The additional earthwork satisfies that the County Code Sec 14-232
A.1.(a) is met, which justifies the condition to allow for a private road.
Should you have any questions please contact me at (434) 327-1684.
Sincerely,
John Wilson, PE
Timmons Group
Attached Exhibits:
A. Private / Public Road Design Comparison Plan
B. VDOT Waiver Request (for information only)