HomeMy WebLinkAboutSUB200800210 Review Comments Waiver, variation or substitution requirement 2008-09-15�lZ
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax(434)972-4126
To: Summer Frederick, Senior Planner
From: Phil Custer, Engineering Review
Subject: SUB- 2008 - 00210, Robert Martin Subdivision; 14 -404 Waiver Request
Date received: 25 August 2008
Date of Comment: 15 September 2008
The applicant has requested a waiver of Section 14 -404 of the Albemarle County Subdivision
Ordinance for the subdivision of TMP56 -45AL
Subsection 14 -404.A of the Ordinance states that "Each lot ... shall have reasonable access to the
building site from only one street, shared driveway or alley established at the same time as the
subdivision; provided that a lot may be located so that its driveway enters only onto a public street
abutting the subdivision if: (i) the commission grants a waiver under subsection (C); (ii) the
subdivider obtains entrance permit from VDOT for the access; (iii) the entrance complies with the
design standards set forth in sections 14- 404(F) and 14 -404 (G); and (iv) the subdivider
demonstrates to the agent prior to the approval of the final plat that the waiver does not violate any
covenants to be recorded for the subdivision."
Subsection 14 -404.0 of the Ordinance provides for the waiver of Section 14 -404 if "(ii) because of
unusual size, topography, shape of the property, location of the property or other unusual
conditions, excluding the proprietary interest of the subdivider, strict application of the applicable
requirements would result in significant degradation of the property... In approving a waiver, the
commission shall find that requiring the standard would not forward the purposes of this chapter or
otherwise serve the public interest; and granting the waiver would not be detrimental to the public
health, safety or welfare, to the orderly development of the area, to sound engineering practices..."
Engineering Analysis of the waiver request per County Code section 14 -404:
The current site condition for this area is two parcels with each one driveway and house accessing
from one point onto Park Road (see Photo A below). This plat is being presented as a boundary
line adjustment which adds TMP 56 -45A into TMP 56 -45A1 and subdividing 56 -45A1 into a total
of 4 lots. Using this procedure, the ordinance requires this subdivision to create one internal
roadway. The approval of this waiver request would increase the required access points from 1 to
4 along Park Road.
Alternatively, the subdivision could be processed as two 2 -lot subdivisions with a shared private
road for each subdivision (total of two access points). This would also require the Planning
Commission to grant approval of the 2 -lot private roads between TMP 56 -45A1 & Lot A and Lots
B &C.
Albemarle County Community Development
SUB - 2008 -00099 Waiver Request
Sheet 2 of 2
Photo A: Driveways for Existing Houses from Across Park Road
The additional access points along Park Road is a small increase to the potential for harm to the
public, but the placement and spacing of the driveways would not be drastically inconsistent with
the existing driveways along the street in the area. In their review, the Planning Commission
should consider the significant development allowed for in the Crozet Master Plan in this area. A
VDOT traffic count from the summer of 2006 estimated this section of Park Road possessed an
ADT of 910. The current ADT is likely considerably higher than the count in 2006 due to the
development at the east end of Park Rd within the last two years. The Crozet Master Plan did not
offer a projection for the final ADT of Park Rd.
Park Road around lots A and B has a vertical curve (see Photo B below) that may limit sight
distance for some driveways. However, the applicant has stated in his letter that VDOT has
verified that each new lot would possess a "location for a private entrance." It should be noted,
once the lot is created, the county does not review the driveway location to VDOT ROW.
Albemarle County Community Development
SUB - 2008 -00099 Waiver Request
Sheet 3 of 3
Photo B: From Existing Driveways looking East
(Mailbox is approximately 80 -90ft away)
In the applicant's justification letter, it is mentioned that there is not enough room to permit an
internal road serving all lots. Engineering review feels that it would be possible to design an
internal road from Park Road but notes that it would be difficult because of the location and
orientation of the two existing buildings. It also should be noted that the ROW for Maple Street is
shown connecting to the southern boundary of the parcel and Maple Street extended could serve as
an internal street for the subdivision.
The road could result in greater environmental degradation than compared to the 4 driveways.
However, this assessment is speculative because a plan showing an internal road was not
submitted. The ideal scenario, regarding the environmental impacts, would likely be two access
points for the four lots.
In reviewing the waiver request, the Planning Commission should consider the possible greenway
trail along the stream in relation to the driveway to lot C.
If the Planning Commission grants this waiver request, engineering review recommends requiring
the applicant to show that all proposed driveways would have safe sight distance on Park Road.
File: El wvr PBC 2008 -00210 Martin.doc