HomeMy WebLinkAboutSE202200070 Correspondence 2022-12-19SHIMP ENGINEERING, P.C.
Design Focused Engineering
Supplement for: Dickerson Road Manufactured Home Park
Zoning Map Amendment I Special Use Permit Request
Sec. 5.3 — Manufactured home parks — Exception Requests
Initial Submission: December 19, 2022
§5.1(a) of the Code of Albemarle permits, "the Board of Supervisors [to] modify or waive [requirements
of Section 5] upon a finding that such requirement would not forward the purposes of this chapter or
otherwise serve the public health, safety, or welfare or that a modified regulation would satisfy the
purposes of this chapter to at least an equivalent degree as the specified requirement; and upon making
any finding expressly required for the modification or waiver of a specific requirement... " Pursuant to
§5.Ila), please consider the following requests for modification or waiver from §5.3:
Sec. 5.3.4(C) No manufactured home shall be located closer than 50 feet from any service or
recreational structure intended to be used by more than one manufactured home.
The existing commercial structure located on TMP 20-19D is to be reutilized as a recreational
structure or a structure with common facilities such as laundry, intended to serve the manufactured
home park residents. This existing structure is located centrally on the property and recreational area
for the manufactured home park would be located around this shared structure. The closest home is
proposed at just over 30' from the structure; a manufactured home less than 50' from a shared
structure would not be detrimental to the household and could increase community interaction and
sense of place within the neighborhood.
Sec. 5.3.8(A) Additional parking area for recreational vehicles shall be provided at a rate of one
space per ten units
No other residential zoning district requires parking for recreational vehicles; providing parking
for recreational vehicles would increase the area of impervious surfaces and would compromise
area that could otherwise be utilized for home lots or recreational and open space areas. Providing
additional parking area for recreational vehicles would not forward the purposes of the Albemarle
County Zoning Ordinance.
Sec. 5.3.8(B) Minimum typical street sections for internal streets
2. Minimum typical section for all park streets that abut manufactured home sites where the
lot frontage (measured at the manufactured home setback line) is an average of less than 85
feet.
As an alternative to the street section required per Sec. 5.3.8(B), we propose to construct a street
section in accordance with the standards put forth in Sec. 5.3.8 (A). The main difference between
these two requirements is the roll top curb (required per Sec. 5.3.8(B)) compared to the ditch
(required per Sec. 5.3.8(A)). All construction activity within the project must adhere to applicable
state stormwater regulations and local Water Protection Ordinance regulations and so runoff from
the road will be adequately mitigated with the ditch condition. Also, a vegetated ditch provides
912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com
greater runoff treatment compared to a curb and so from a treatment perspective, the proposed
condition may be an improvement compared to the roll top curb.
3. General Design Notes:
e. Minimum horizontal centerline curve radius is 250 feet.
Albemarle County Design Standards Manual requires a minimum 40' centerline radius
for private streets serving 3-5 rural lots, multifamily, or non-residential uses. In instances
of 6 lots or more, the Design Standards Manual defers to VDOT standards. VDOT
standards for subdivision streets serving less than 2,000 daily trips are required to
incorporate a minimum horizontal centerline curve radius of 200', however, this curve
radius may be further reduced through guidelines provided by AASHTO. Daily trips for
the proposed manufactured home park are estimated at 330 trips and it is anticipated that
guidelines provided by VDOT and AASHTO would allow < 200' radius to allow for safe
and convenient access for residents. Although Sec. 5.3.8(B)(e) calls for a minimum 250'
for manufactured home parks, standards set forth by VDOT and AASHTO allow for
smaller street radii dependent on level of service and street design that may be
incorporated at the site plan stage, such as superelevation of the road. Reducing minimum
horizontal centerline curve radius from 250' to VDOT standards, as is required in the
Albemarle County Design Standards Manual for private streets serving 6 or more lots,
would maintain safe and convenient access for residents while allowing for additional
lots on the property.
E Cul-de-sacs shall have a minimum radius of 45 feet measured to the edge of
pavement.
For cul-de-sac design, the Albemarle County Design Standards Manual permits a 30'
radius for cul-de-sacs serving residential uses. The proposed cul-de-sac for Private Street
B is proposed with a 35' radius. Serving a residential use, a 35' radius cul-de-sac would
maintain safe access for vehicles in the development.
Dickerson Road Manufactured Home Park I Special Exception: Manufactured Home Park Narrative 12