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HomeMy WebLinkAboutSUB200500302 Staff Report 2008-08-121 �^ �'IRGIN�P ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SUB 2005 -00302 — Redbud Staff: Francis H. MacCall, Amy Pflaum Subdivision — Preliminary plat modification to allow a private street Planning Commission Public Hearing: Board of Supervisors Hearing: N/A August 19, 2008 Owners: Carlo or Martha Ann Colombini Applicant: Carlo Colombini Acreage: 54.215 Acres Rezone from: Not applicable Special Use Permit for: Not applicable TMP: Tax Map 62, Parcels 52 By -right use: RA, Rural Areas Location: The end of Redbud Lane [private], which intersects with the western side of Stoney Point Road [State Route 20 North] approximately 3.8 miles north of Richmond Road [State Route 250]. Magisterial District: Rivanna Proffers /Conditions: No Requested # of Dwelling Units /Lots: 7 DA - RA -X Proposal: Request for modification of Comp. Plan Designation: Rural Area preliminary approval to allow a private street in accordance with Sections 14 -232 and 14- 234 instead of a public street. Character of Property: Heavily wooded Use of Surrounding Properties: Residential and agricultural Factors Favorable: Factors Unfavorable: 1. A private street does not permit more 1. Long term private maintenance of the street development than a public street in not guaranteed. Rural Area. 2. Approval of this request is not consistent with 2. The construction standard for a the Guiding Principles for the Rural Area as private street and public street outlined in the Comprehensive Plan. standard are the same. 3. Approval of a private street is consistent with the original approval of the Redbud Subdivision. Recommendation: Denial STAFF PERSON: PLANNING COMMISSION AGENDA TITLE: APPLICANT: PROPERTY OWNER(S): APPLICANT'S PROPOSAL Francis H. MacCall, Amy Pflaum August 19, 2008 SUB 2005 -00302 — Redbud Subdivision — Preliminary plat modification to allow a private street Carlo or Martha Ann Colombini Carlo or Martha Ann Colombini This proposal is a request for modification of preliminary approval to allow a private street in accordance with Sections 14 -232 and 14 -234 instead of a public street. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Rural Area. REASON FOR PLANNING COMMISSION REVIEW: The applicant requests the Planning Commission grant a modification of the preliminary plat approval (Attachment B & C). SUB 2005 -00302 is a preliminary plat that was approved with public streets for seven (7) lots. For final approval to be granted one of the requirements is for the applicant to upgrade and dedicate the entire length of Redbud Lane to a standard that could be accepted by VDOT, as well as build the new section of street as a public street to that same standard as the upgraded portion of Redbud Lane. The modification would be to approve the subdivision with a private street for the seven (7) lots. Approval of the modification for private street authorization would also be the approval of the street in accordance with Sections 14 -232 and 14 -234 of the Subdivision Ordinance. The required standard for private streets is specified in Section 14 -412. If private street approval is granted the applicant has also requested that the mountainous terrain standard is permitted. PLANNING AND ZONING HISTORY: SUB 1980 - 00028: A final subdivision plat of Tax Map Parcel 62 -52 (93.646 acres) creating twenty (20) lots leaving a 51.175 residue, was approved 11/01/1983. Note the intended continuation of the street on the approved plat (Attachment D). SUB 2005 - 00302: A preliminary subdivision plat of Tax Map Parcel 62 -52 (54.215 acres) proposed to create seven (7) lots, was approved on 02/01/2007 with conditions (Attachments B & C). The Subdivision Ordinance requires that a final plat be submitted for review within one (1) year of the preliminary approval. The applicant requested an extension of the one (1) year time limit. A seven month extension for the preliminary approval was granted thus extending the time to submit a final plat to 08/31/2008 (Attachment F). This allows the applicant to come before the Planning Commission to request a modification of the preliminary approval to allow a private street. If the Commission grants the approval then the applicant would have an additional year to submit the final plat. Authorization of private streets Private streets may be authorized by the Planning Commission as provided by any one of the provisions of Section 14 -232 ANALYSIS OF SECTION 14- 232(A)(1) To alleviate significant degradation to the environment. The applicant has not submitted the necessary information to make this analysis. ANALYSIS OF SECTION 14- 232(A)(2) The lots will be used for non - residential or non - agricultural purposes. The proposed lots are for residential purposes. ANALYSIS OF SECTION 14- 232(A)(3) General welfare. The applicant has requested approval of the modification under this provision. The applicant has stated that the general welfare of the residents in the subdivision would be better served by the private streets because those residents wish to maintain the street as a private street and that upgrade to a public street would create "considerable disruption and disturbance for minimum benefit" The following are factors for the Planning Commission to weigh in their decision as to how the approval of the street as a private street serves the general welfare: As it stands now the existing streets in the entire subdivision are dedicated private rights -of -way made up of 4.371 acres with an access easement over that right -of -way that grants access to the lots within the subdivision out to the public street (Attachment D). The original subdivision of Redbud contemplated the extension of the private street (Attachment D). Approval of the new private street for the seven (7) lots does not allow for the creation of a larger number of lots in the Rural Areas than would otherwise be possible with a public street in the same location. Allowing the existing street to remain private and the new portion to be approved as private alleviates the cost of the State having to maintain the street. While a road maintenance agreement would be required if the proposed private street were to be approved, there remains the possibility that the private entity responsible for maintaining the street would not be able to continue proper upkeep. Such a situation could result in a request that the public provide for necessary repairs and maintenance. That being said, private streets have been part of the Redbud subdivision since 1983 with no known requests to have the State take over and maintain the streets. Subdivision of land in the Rural Area is not consistent with the Guiding Principles for the Rural Area as outlined in the Comprehensive Plan. ANALYSIS OF SECTION 14 -234: Per Section 14- 234(c), the Commission may authorize one or more private roads to be constructed in a subdivision if it finds that one or more of the circumstances described in section 14 -232 exists and that (ordinance language presented in bold italics followed by staff comment): 1. The private road will be adequate to carry the traffic volume which may be reasonably expected to be generated by the subdivision. Per Section 14 -412 the requirement is for a private street in the rural area that serves six or more lots to meet current VDOT standards. The applicant is also asking for the commission to allow the construction standard of the new street and the upgrade of the existing street be mountainous terrain. Staff believes that the mountainous terrain standard will be adequate to carry the traffic within the subdivision, therefore could recommend that the Planning Commission approve this standard if the modification for private streets is granted. The entire length of Redbud Lane would need to be upgraded to the mountainous terrain standard (Attachment G). 3 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private road; The Comprehensive Plan does not provide for a public street in the location of this private street. 3. The fee of the private road will be owned by the owner of each lot abutting the right -of -way thereof or by an association composed of the owners of all lots in the subdivision, subject in either case to any easement for the benefit of all lots served by the road; Section 14 -317 of the Subdivision Ordinance requires that a maintenance agreement be submitted for review by Planning staff and the County Attorney in all situations where improvements are required to be maintained. If this request is approved, a road maintenance agreement will be required for approval prior to final plat recordation. 4. Except where required by the commission to serve a specific public purpose, the private road will not serve through traffic nor intersect the state highway system in more than one location; and The private street will not serve through traffic, nor intersect the state highway system in more than one location. 5. If applicable, the private road has been approved in accordance with section 30.3, flood hazard overlay district, of the zoning ordinance and other applicable law. Not applicable. Staff review has resulted in both favorable and unfavorable findings: Factors Favorable: 1. A private street does not permit more development than a public street in Rural Area. 2. The construction standard for a private street and public street standard are the same. 3. Approval of a private street is consistent with the original approval of the Redbud Subdivision Factors Unfavorable: 1. Long term private maintenance of the street not guaranteed. 2. Approval of this request is not consistent with the Guiding Principles for the Rural Area as outlined in the Comprehensive Plan. RECOMMENDATION: Staff is unable to make an overall positive finding that a private street will serve the general welfare described in section 14 -232 but notes that the requirements of 14 -234 are met. Therefore staff recommends denial of the modification to allow private streets. Attachments: A - Tax Map /Location Map B - Preliminary Subdivision Plat C - Preliminary Approval Letter D - Original Redbud subdivision plat E - Applicant's request and justification F - Extension of preliminary plat approval G - Engineering evaluation r v1 gery from Commonwealth of Vlrglria July 16, 2008 Attachment A (Note: Some items on map may rot appear in legend) 46-91 E 46-91 C 47 -14 47 -15 -- w -- ❑ °` 62 -5OF •••� • w 63 -32 62 -52 63 -1 — �� "a-• 62 -51 r62 -5 Q 62 -53C 62 - -52N 63 -1A1 2 -52U sk 62 -52T 62 -52S 62 -527 63 -2 �-N 62 -52H 672-52F 63 -1A 63 -3 ® 62 -52R G��P�eVIL ' 62 -52K® R 62 -52P 62 -52M s 9,&, X62 -52D 62 -52I 0 2 -52G +� 62 =526 ® �0 63 -29A4 63 -1 D 62 -54A 62 -52E 63 -1 �'0 � Geographic Data Services �Q �62 -52C�� O , D CREEK 62 -52Af a63 -16 Q ww34)2 mane.org (434) 296 -5832 62 -53 62 -53D J 62 -54A1 63 -5A® ,� 62 -4f i 62 -54 62 -54B1 63 -46 a 63 -4 MrNOR�MILL- Rp s r EAS�H'Ag =536 63 -56 62=53A 62 62 -546 63 -6, ti � 62 -54C2 63 -4A 62 -49L1 63 -46B 63 -66 i \ 62 -54CC1 62� 54C3 63 -46C 3-4 E 63- 6AST�'4'M Rp 0 700 Feet N 62 -49L 62 -54C5 tt 63 76`63 -7A gery from Commonwealth of Vlrglria July 16, 2008 Attachment A Lot 3 Lot 2 Lot 1 LEGEND 2.04 Acres 4 2.05 Acres 2.04 Acres IS Iron Rod Set Drainage Easeme IF Iron Rod Found / Hereby Dedicated t0 DF Drain Field ,% Public Use Droinnppge Easement Hereby Dedicated To Public Use VF•~ t r t ♦, w�11. ` {r SGC IF T.Y.P. 63 -1 IS 1758. DFC 1F <� George Forthirngton IS DB 565 -347 IS 560.00` Zoned RA 167,50` FC -1G Storm Water Management, % Maintenance Easement Hereby Dedicated To Public Use E9 T.M.P. 62 -52Q — Lot 16 20' Drainage Easement ` T "J 7-E 2523.52 Christopher d: Joamla Clark Hereby Dedicated To Public Use 3799 iDB 1495 -669 5773,44 Lot 6 a Zoned Rd 2.24 Acres Lot 7 3.15 Acres ° DETAIL SHOIFINC EASEMENTS tr Lot 2 co LOT 3 Acres N 2.05 Acres 2 04 Lot 1 CASEMENT LINE TABLE N `"a 2.04 Acres Lot 4 c, 21.02 Acres RE2 Bearing Distance g S 25'43 20 E 61.79 17.08. S 26'48 32 W 87.47 S 58'4312 E 38.13 S 3196 48 W 31.74 tk 66 S 2T39 49 E 20.00 15 I E7 N 62'2011 E 26.21 IS /C S� IS S� i 196 ce' IF E8 N 348 E 37.30 i5 iS/ ig4 IF E10 N 279616 E 7312 I5 os 50.09' Ell N 89 752 26 E 58.99 S 3691'00' E 2004,42 Sp J% 11 010 C5 IS E12 S 69-01'34' E 70.26 i5 5 IS �r t`1k N 47 '4 E13 N 47 00 52 W 56.31 ♦ E14 IN 34'16'51" W 48.32 14.14' i5 E15 N 54'58 07 W 1 D4.60 C3 E16 IN 849556 W 3639 ,,, ♦ ♦`. \\` T.Y.P. 62 -52U — Lot 20 ` ♦� �� Joseph, Mark R Holly \ t' DB 2768 -593 Lot 6 2.69 Acres 2.24 Acres p ° Lot 7 Zoned RA Lot 5 ��� , `♦ u °a 3.15 Acres o t 21.04 Acres ♦♦ b ,) (lie .'e 5 «e S a a 1556.62° a 5GC A N 29'02 °04 °W 2074.69° 180.18' 7. IV rMP 92-53c `♦ Is Steven Angelo tl We, trustee ` IS IF DB 1436 -226 53.535 acres `. Zoned- RA e s �c o,s o Inion ���¢� D pelopment .p0 *E,ii�TH O/rIkx ��.',9F " - Resources I_LI ♦- TIMOTHY RAY MILLER;,® a� '� Pits DDRVA.w L c, No. 2065 + SSt9 ♦ PLAT SHOWW SUBDIVISION OF t TAX MAP 62 PARCEL 52 R ® a Q ®woM® D 100 U 104 200 300 RTYAXHA DISTPIU, ALBEMARLE COUNTY, VMGLVIA S SCAS.E: i° = LOO' SCALE. 1' = 100' SHEET 2 of 3 C £ICE: 62 -56 —S NOVEMBER 27, 2007 County of Albemarle Department of Community Development February 1, 2007 Carlo Colombini 2660 Pinch Em Slyly Pointe Charlottesville, VA 22911 RE: SUB -05 -302: Redbud, Phase II Preliminary Subdivision Plat Dear Mr. Colombini: The Department of Planning and Community Development hereby grants administrative approval to the above - referenced preliminary subdivision plat. The preliminary plat is valid for five (5) years from the date it is approved pursuant to Section 14 -228 of Chapter 14 of the Albemarle County Code, provided that the subdivider submits a final plat for all or a portion of the property within one (1) year (February 1, 2008) of the approval as provided in section 14 -221, and thereafter diligently pursues approval of the final plat. After three (3) years (February 1, 20 10) following preliminary plat approval, the agent may, after ninety (90) days' written notice provided by certified mail to the subdivider, revoke the approval upon a specific finding of facts that the subdivider failed to diligently pursue approval of the final plat. The failure to officially submit a final plat as provided in section 14 -221 within the one (1) year period shall render the approval of the preliminary plat null and a new application must be filed and processed. Please address all of the requirements and conditions listed below and submit eight (8) tentative plat copies to the Department of Community Development. This letter must be submitted with the tentative plats, as a checklist, to document that you have addressed all requirements or conditions, or the tentative plat will be denied. Erosion and Sediment Control, BMP Stormwater Management, and road plans with the associated applications and fees must also be submitted with the eight (8) tentative Plats. Once the tentative plat is submitted and reviewed you will receive comments from all departments /divisions /agencies that have made comment on the tentative plat. Any further responses must be made directly to each department/division/agency that has further comment. After all aforementioned departments /divisions /agencies have granted a tentative approval, you must verify with the Planner that you may submit the final plat mylar or other media original and any remaining fees to the Department of Community Development. Assuming that the final plat reflects all tentative approvals, signing of the plat will occur within four days. The final plat will be subject to all final plat requirements (Subdivision Ordinance Section 14.206), in addition to the following conditions. The Department of Community Development shall not accept submittal of the final plat for signature until tentative approvals for the following conditions have been obtained. The final plat shall not be signed until the following conditions are met: Zoning & Current Development approval to include: ❑ The plat shall be subject to the requirements of Section 14 -303 (Contents of final plat), as Attachment C '1 identified in the second half of the "Preliminary and Final Subdivision Checklist" which is available from the Department of Planning and Community Development. Please contact me at 296 -5832 x.3432 if you have questions or require additional information. Engineering approval to include: ❑ The engineering review for current development needs to review and approve all applicable items as specified in the Design Standards Manual, before recommending approval to the final plat. Please contact Glenn Brooks at 296 -5832 x.3273 if you have questions or require additional information. Albemarle County Groundwater approval to include: ❑ The Groundwater Mangement Plan dated October 10, 2006 is accepted as the Draft Plan required by Ord 17 -400. Revision is required for a Final Plan. ❑ Section 6.1 of the Groundwater report should be revised to discuss or note the following concept: Groundwater supply to baseflow is not necessarily the same as groundwater recharge to the deeper bedrock aquifer that would be available to bedrock wells. An estimate of deeper bedrock recharge would provide a more accurate estimate of groundwater available to bedrock wells. Address or discuss this in relationship to the validity of the reported estimates provided in Section 6.1 of the Plan. Please contact David Swales at 296 -5832 x.3414 if you have questions or require additional information. Fire & Rescue approval to include: ❑ Approval is subject to field inspection and verification. Please contact James Barber at 296 -5833 if you have questions or require additional information. VDOT approval to include: ❑ The proposed roadway cannot be taken into the State Secondary System until the existing Redbud Lane has been brought up to current State standards for roadway design and entrance criteria met to ensure a safe and well engineered roadway. A plan needs to be submitted for the existing Redbud Lane to show the existing geometrics and the proposed upgrade for the existing road. The planning and construction needs to start at Rt. 20 and continue in toward the proposed road and cul -de sac. ❑ Road construction plans for the upgrade of the existing road and extension to the new lots must be submitted for review and approval. Please contact John Winn or Joel Denunzio at 293 -0014 if you have questions or require additional information. ANY OTHER DEPARTMENT/DIVISION /AGENCY approval to include: ❑ Health Department verification of suitability of drainfield primary and reserve locations. Please contact 972 -6259 if you have questions or require additional information. Sincerely, David E. Pennock, AICP Principal Planner Zoning & Current Development Attachment C NOTES TAX MAP 62 — PARCEL 52 ZONED A -1 TOTAL ACREAGE-46.842 AC. 20 LOTS 42.471 AC. ROADWAY: 4.371 AC. AVERAGE LOT , 2. 124 AC. OWNER/ DEVELOPER: (D.B.600P.515) DR. CARLO COLOMBINI DOUBLE C FARM CHARLOTTESVILLE,VA. ROAD RIGHTS -OF -WAY RE08UD LANE 50 FT. CLEARBROOK LANE 50 FT. ROAD RIGHTS -OF -WAY ARE TO BECOME PROPERTY OF AN ASSOCIATION CONSISTING OF ALL LOT OWNERS NO FURTHER SUBDIVISION WITHOUT APPROVAL BY ALBEMARLE CO. PLANNING COMMISSION BUILDING SETBACKS FRONT 75 FT REAR 35 FT SIDE 25 FT. im A� A r3 U -r SUBDIVISION PLAT OF "RED B U D " LOCATED AT EASTHAM RIVANNA MAGISTERIAL DISTRICT ALBEMARLE COUNTY , VIRGINIA ti LOECKNER & LINCOLN, INC. ENGINEERS SURVEYORS LAND PLANNERS 710 EAST HIGH STREET CHARLOTTESVILLE, VIRGINIA /±N• OWNER THIS SUBDIVISION IS MADE WITH THE CONSENT OF THE UNDERSIGNED OWNERIS), PROPRIETORS) AND /OR TRUSTEE(S). _tea - STATE OF VIRGINIA I P._L�( ►*fN! �._iEtl>L_A NOTARY PUBLIC OR THE STATE AFORESAID DO CERTIFY THAT • — MAr1WHOSE NAME IS SIGNED O HE FOREGOING WRITING BEARING DATE OF - 3-ft-HAS ACKNOWLEDGED THE SAME BEFORE ME W MY ST AT AFORESAID. C&NEN UNDER MY HA yp THIS '"'�DAY OF liwfh u_ 'L_,1980.1Ais7�c MY COMMISSION EXPIRES - ,I9a4_. ALBEMARLE COUNTY PLANNING COMMISSION nos CHAIRMAN DATE ALBEMARLE COUNTY BOARD �OF-/ SUPERVISORS �O-WLS -Gal. C�,tG�iY >I"!'S DESIGNATE.. 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Section 14 -234 of the Subdivision Ordinance allows the Planning Commission to authorize private roads in rural areas under section 14- 232(A)3 if the general welfare "would be better served by the construction of one or more private streets than by the construction of public streets ". All residents along the existing private road wish to maintain the existing private road because it has existed since 1979 with no appreciable problems and an upgrade will create considerable disruption and disturbance for minimal benefit. The existing private road is obviously consistent and harmonious with the surrounding development. Construction of a public road would cause substantial degradation to the environment over the private road already in place. Section 14- 234(C) says to authorize private streets the commission must also determine: 1. The private street will be adequate to carry the traffic volume. The existing road has proven to be adequate for the current 20 lots and the proposed 7 lots are only expected to generate an additional 70 trips per day. 2. "The comprehensive plan does not provide for a public street in the approximate location of the proposed private street." 3. "The fee of the private street will be owned by the owner of each lot abutting the right -of -way thereof or by an association composed of the owners of all lots in the subdivision, subject in either case to any easement for the benefit of all lots served by the street." 4. The private street will not serve through traffic. 5. The private street is not in a flood hazard overlay district. We believe that public health, safety and welfare would be better served by allowing the existing private road to serve the proposed subdivision rather than requiring the construction of a new public road. Section 14- 412.A.3 of the Subdivision Ordinance says "the commission may approve Virginia Department of Transportation standards for mountainous terrain if the subdivider demonstrates, for a specific, identifiable reason, the general welfare, as opposed to the proprietary interests of the subdivider, would be better served by the application of those standards." Attachment E The residents of Redbud have expressed their desire to keep the roads in the subdivision private in order to minimize the impact to their community. The approval of mountainous terrain standards goes hand -in -hand with approval of private roads for the very same reason. The impact to the development will be minimized, thereby maintaining the character of the subdivision, which is expressly for the general welfare of the residents of Redbud. The residents will get their roads upgraded, and the slope of the road will be improved in relation to what has worked well over the previous 20 years. Upgrading and improving the roads, while meeting the desires of the community provides alignment between the residents of Redbud, the developer and the County. For that reason we respectfully request approval for both private roads and mountainous terrain in the Redbud subdivision. Thank you for your consideration. Sincerely, W W. Thomas Muncaster, Jr. P.E. Attachment E )2 COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 229024596 Phone (434) 296 -5832 Fax (434) 972 -4126 Carlo Colombini 2660 Pinch'em Slyly Place Charlottesville, VA 22911 July 31, 2008 RE: SUB 2005 — 302 Redbud Hills Phase 11 Preliminary Subdivision Plat Dear Mr. Colombini, I have received your request for an extension of the approval period of Redbud Hill, Phase II. Your request for an extension is approved. The approval of Redbud Hill Phase H will now expire on August 31, 2008. This represents a 7 month extension. The extension is granted in accord with the provisions of Chapter 14, Section 231 of the Albemarle County Code. The original approval contemplated the construction of a public street. You have pursued that approval but have been unable to obtain the necessary approval from owners in the existing subdivision. Approval of these owners would be required to allow for the necessary upgrades to the road and the dedication of the right of way. The extension is being granted to allow you to pursue approval of a private street. The private street request will require action by the Planning Commission. Staff has made no recommendation on the appropriateness of a private street and this extension is being granted solely to allow that review to occur. Should you have any additional questions please feel free to contact me. Sincerely, William D. Fritz, AICP Chief of Current Development Attachment F �2, l OF ALg� County of Albemarle Department of Community Development Memorandum From: Amy Pflaum, Current Development Engineering Review Date: 7 August 2008 Subject: Redbud Subdivision Phase 2 (SUB200500302) private road request The request for a private street submitted according to Subdivision Ordinance section 14 -232 has been reviewed. The proposed street is an extension of Redbud Lane, an existing private street serving 22 lots. The extension of 600' will add 7 lots. The entire private street would be required to meet the standard for private streets serving 6 lots or more (14- 412A3), which refers to the VDOT standard. Thus, there would be no difference between a public street and a private street with regard to earthwork and environmental impacts. However, the applicant has requested that the Commission approve VDOT standards for mountainous terrain, as authorized in 14- 412A3a. Compliance with Subdivision Ordinance section 14- 232A.1; SECTION 14 -234: Per Section 14- 234(c), the Commission may authorize one or more private roads to be constructed in a subdivision if it finds that one or more of the circumstances described in section 14 -232 exists and that (ordinance language presented in bold italics followed by staff comment): 1. The private road will be adequate to carry the traffic volume which may be reasonably expected to be generated by the subdivision. VDOT standards for residential streets expecting up to 400 vehicle trips per day require a design speed of 20 miles per hour, a pavement width of 18 feet and a maximum grade of 10 %. Authorizing the mountainous terrain standard allows the maximum grade to increase to 16% with up to 400 vehicle trips per day. It also reduces the required graded shoulder width from 4 feet to 2 feet and the minimum horizontal curve radius from 120 feet to 95 feet. With the addition of the 7 new lots, Redbud Lane is expected to carry a projected traffic volume of 270 average vehicle trips per day. The new section of the street proposed to serve the additional 7 lots is designed to meet VDOT standards for this traffic volume. The existing section of the street is designed to be upgraded to meet the VDOT standards, except for a portion that will remain at its existing grade of 11.6 %. For staff to approve this design, the waiver must be granted to allow the use of mountainous terrain standards. Attachment G `T Current Development Engineering Review page 2 of 2 This section of street that will remain at the 11.6% grade is less than 100 feet in length. The design plan shows adequate sight distance in the area of the steep grade. The design plans for both the existing and new streets contain a typical cross section detail showing the full 4 foot width graded shoulder. Also, all horizontal curves on the plan meet the minimum 120 foot radius required by VDOT standards. It is assumed that the reduction to a 2 foot shoulder and the horizontal curve radius to 95 feet provided by the mountainous terrain standard will not be sought by the applicant. The applicant states that the residents along the existing portion of Redbud Lane would like the street to remain a private street. The residents would also like to see as little disruption as possible during the upgrade of the street to VDOT standards. The frontage of several lots abutting Redbud Lane will require regrading during this upgrade. If this section of the street remains at the existing 11.6 %, a 450 foot section of the road will not require regrading, causing less disruption to the existing neighborhood. It should be noted that when this street was proposed as a public street, VDOT was ready to approve the design with the 11.6% grade. Attachment G )�