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Home My WebLink AboutSDP202300024 Correspondence 2023-03-28 (2)LINES -GRADE C I V I L E N G I N E E R I N G MEMORANDUM TO: Albemarle County Community Development Staff FROM: Kendra G. Moon, PE Line and Grade Civil Engineering DATE: March 27. 2023 RE: Exception Request: Private Road Curb and Gutter From Section 32.7.2.1(a) Project Details: Applicant: 0 Marchant LLC Engineer: Kendra G. Moon, PE, Line and Grade Name of Project: Marchant Street Contractor Office Short Description: Waiver for curb and gutter along Marchant Street (Private ROW) Proposed Site: Near 2002 Marchant Street Property Details: Parcel ID Number: 07800-00-00-021QO Short Parcel ID: 78-21Q Total Acres: 0.21 (per GIS); 0.185 (per survey) Current Owner: 0 Marchant LLC Owner Address: 1181 Foxvale Lane, Charlottesville, VA 22902 Current Use: Warehouse/Garage Magisterial District: Scottsville Zoning: U Light Industry Proffered: No ZMAs Related to Proffers: None Comprehensive Plan Area: Neighborhood 4 Comprehensive Plan Use: Neighborhood Density Residential Land Use: Commercial Surrounding Uses: Vacant residential land to the North Single Family Home to the East Single Family Home to the West and South LINE i- GRADE CIVIL ENGINEERING 113 41h St. NE; STE 100 CHARLOTTESVILLE, VA 22902 TEL: (434) 262-0169 LINE-GRADE.COM Exception Request Private Road Curb and Gutter March 27, 2023 1 Page 2 Subject Parcel: Photo 1— Aerial Image (2018) Courtesy of Albemarle County GIS Basis of Exception For the purposes of this special exception request related to the waiver of curb and gutter requirements, the following excerpts from County Code are cited herein and will be used to guide the framework of this request. Chapter 18; Article IV; Sec. 32.7.2.1 Vehicular access to site. A. The agent may specify the number, type, location, and, subject to subsections (b) and (c), the design of all streets or travelways providing vehicular ingress to and egress from a site for the purpose of reducing or preventing congestion on offsite streets, minimizing conflicts and friction with vehicular traffic on offsite and onsite streets or travelways, minimizing conflicts with pedestrians, and providing continuous and unobstructed access for emergency services such as police, fire and rescue vehicles. For this existing private street, the agent has specified that curb and gutter or ditches are to be implemented along Marchant Street where improvements (road widening) are being made. Written Request of Special Exception The applicant hereby requests an exception to the agent's requirement for curb and gutter or a roadside ditch. Specifically, the request is that curb and gutter or other drainage conveyance channels be omitted along the improved portion of Marchant Street as shown in the attached drawing package. It should be noted that this exception request is different from that outlined in Section 14-410(I) as this is an existing street, not within a subdivision. L I N E 4 GRADE CIVIL ENGINEERING Exception Request Private Road Curb and Gutter March 27, 2023 1 Page 3 Justification for the Request The purpose of curb and gutter or a ditch along the road is to remove stormwater from the roadway and convey it to a designated outfall without causing erosion of downstream properties. In this case, because of the small volume and flow rate of water being conveyed, and because of the outfall condition, stormwater is not anticipated to cause erosion in the proposed condition. In the current condition, Marchant Street has no curb and gutter or roadside channel. Stormwater flows across Marchant Street and exits via sheet flow over a grass hillside. There is no formal level spreader in place, but the road flattens outjust as it meets the hillside, and vegetation acts to distribute the water and slow it down. Water exits uniformly over the hillside to a planting bed, and neither the hillside nor the mulch in the planting bed show signs of erosion. See images 1 and 2 below. Image 1 — Water exiting Marchant Street downstream from subject site (facing west, taken Dec. 22, 2022) L I N E + GRADE CIVIL ENGINEERING Exception Request Private Road Curb and Gutter March 27, 2023 1 Page 4 Image 2 — Hillside downstream of Image 1 (facing east taken Dec. 22, 2022) In the proposed condition, there is a slight increase in impervious area within the drainage area to this hillside, and the overall drainage area is slightly increased. See Table 1 below for a direct comparison of drainage areas and flow rates. When modeled as a 35 ft broad crested weir (which is essentially the condition at the edge of pavement), the 10-year storm velocities are minimal and nonerosive in the postdevelopment condition. Table 1— Pre and post development comparison of stormwater velocity to Outfoll A To Outrall A Impervious Area (sfl Total Drainage Area (sry Runoff ODLMcient'C Intensity (10 yr) Q10 (M) Velocity(10 yr, fps) Predeuelopment 7095 12416 0.643 7.1 1.301 0.63 PosWe elopment 7761 12637 0.669 7.1 1.379 0.64 See attached stormwater management maps for drainage area delineations to'Outfall A', which is the hillside in Images 1 and 2 above. L I N E + GRADE CIVIL ENGINEERING Exception Request Private Road Curb and Gutter March 27, 2023 1 Page S Consideration In accordance with the County's Zoning Ordinance the following responses are provided for the agent's consideration of this matter: Chapter 18; Article IV; Sec. 32.3.5 Variations and exceptions B. Variation or exception from any requirement of section 32.7. Any requirement of section 32.7, including any requirement incorporated by reference in section 32.7 except for those requirements applicable to signs under section 32.7.8(A), may be varied or excepted in an individual case as provided herein: 3. Findings required for an exception. The agent may approve a request for an exception from any requirement of section 32.7 upon finding that: (i) because of an unusual situation, including but not limited to the unusual size, topography, shape of the site or the location of the site; or (ii) when strict adherence to the requirements would result in substantial injustice or hardship by, including but not limited to, resulting in the significant degradation of the site or to adjacent properties, causing a detriment to the public health, safety or welfare, or by inhibiting the orderly development of the area or the application of sound engineering practices. (ii) Strict adherence to requirements for curb and gutter inhibit the orderly development of the area. The proposed use on site is a contractor's office and storage building. The repair and widening of Marchant Street is not necessary for the owner to use this parcel, but is a requirement of the County due to fire rescue accessibility. If curb and gutter were to be required in addition to the road widening, then the water that is currently sheet flowing over the hillside would instead be channelized and would need to connect to an inlet and storm pipe. There is an existing storm pipe underneath the road with a manhole downstream that could be connected to, but it would require approximately 90 LF of additional road improvements to extend the gutter to the existing pipe location. To put this in perspective, this would double the length of the proposed roadway improvements. This increased disturbance area would require state code regulations for stormwater management to be met, as disturbance would exceed 10,000 sf. Because this road is downstream from the subject property, there is no location on site for a stormwater facility to be placed to capture this drainage area. Even if 100% of on -site stormwater were to be captured and detained, it would not be enough to meet stormwater requirements (energy balance) for the site. The only option would be to return the water to sheet flow, which defeats the purpose of adding the curb and gutter in the first place. Simply put, the owner would not be able to use this site for a by -right industrial office/storage building if curb and gutter were to be required. Attachments: (i) Predevelopment Stormwater Management Map to Hillside (Outfall A) (ii) Postdevelopment Stormwater Management Map to Hillside (Outfall A) (iii) Final Site Development Plan (submitted in tandem) LI N E4 GRADE CIVIL ENGINEERING \ I I \ \ \ I 78-2/H I I \ 0 NER: VIRGIN{{A PACIFIC INVESTMENTS L L C I I I I 2000WARCHANT STREET J WOOLEN Ml LS I PARCEL NOTR:20/800f04Z,84 ZONED: LIGHT l US —USE. fI L T IBQVTIAL ' ` MAR`GH4%f4T STREET I I I I -V-- \ 11 1 �0000'� FRIVAT4750' I \ /I l `1 J RIGHT—OF—WAY \ \ \ \ DA to OUTFW L A o a I \ OUTFALL A 0.285 AC TOTAL \ &, , 0.163 AC IMP. V TMP OX 00-00-00-ONO \ WOOLS/V\MILLS LLC \ \ \ 1835 BROADD MAY STREETS I 1937 SROADW STREET \ 1839 9RO4DWA TREE \ DO 5000 PG A9 \ INST 20/7000151CO PREDEVELOPMENT STORMWATER MANAGEMENT MAP MARCHANT STREET CONTRACTOR OFFICE 78-21F / \ \ OWNE2002 PIREUS ROW TLE% \ \ WOOLEN MILLS \ \ BLOCK A, LOT 6 \ DB 4278 PG 469 7nn1w. i 1c"T Wnl Tl7v V = 20': 0 20 40 CHARLOTTESVILLE, VIRGINIA DATE 03/27/2023 I THE WORK O F I PROJECT 2205003 LINE + GRADE I I I \ \ I \ \ I 78-2/H I \ 0rNER- VIRGIN{A PACIFIC INVESTMENTS L L C I I 20001MARCHANT STREET I LS /MII 1 / PARCEL 1 I / N DTR: 2011001111. ZONED: LIGHT 1 US US —E.• � !�/L T� IBQVTIAL � MARZHFRI V4 T SS50EET RIGHT-OF-WAY _ OHE \ OUTFALL A 0 TMP 0® 0-00-00-02\IR0 \ WOOLS/,MILLS L L C \ \ 18,55 BROADDVAY STREETS I 1937 SROADW STREET \ 1839 9RO4DWA TREE \ DO 5000 PG A9 \ INST 20/7000I51CO DA to OUTFALL A 0.290 AC TOTAL 0.179 AC IMP. POSTDEVELOPMENT STORMWATER MANAGEMENT MAP MARCHANT STREET CONTRACTOR OFFICE F, 78-21F / \ \ OWNE2002 PIREUS ROW TLE% \ \ WOOLEN MILLS \ \ BLOCK A, LOT 6 \ DB 4278 PG 469/ Tnn1w. i 1c"T WnI T47v V = 20': 0 20 40 CHARLOTTESVILLE, VIRGINIA DATE 03/27/2023 I THE WORK O F I n PROJECT 2205003 LINE + GRADE L