AGENDA DATE: 9/2/2015
TITLE:
Title
HO 2015-131, Jessalyn Fink Special Exception
BODY
SUBJECT/PROPOSAL/REQUEST: Resolution approving a special exception to allow an increase in permitted traffic generation for a Home Occupation located at 1077 Highlands Drive in the White Hall Magisterial District
ITEM TYPE: Consent Action Item
STAFF CONTACT(S): Foley, Walker, Davis, Kamptner, Benish, Gatobu
PRESENTER (S): N/A
LEGAL REVIEW: Yes
REVIEWED BY: Thomas C. Foley
BACKGROUND: The applicant is requesting a Home Occupation Class A (HOCA) modification under County Code § 18-5.1(a) for the number of trips generated by a proposed home music/piano teaching business to allow up to ten (10) additional round trips per day (Monday-Thursday). Characteristics of the anticipated operation:
Hours of operation: Monday-Thursday, 3:00 PM - 7:45 PM.
Up to 10 students per day, and up to 40 per week (Monday-Thursday).
Most students will have weekly thirty (30) minute slots and one of them may have a forty five (45) minute slot.
Parking is on site. Two parking spaces available at all times.
The property (TMP 057A0-01-00-13400) is in the Highlands Subdivision neighborhood and is located on Highlands Drive, approximately .25 miles south of the intersection of Three Notched Road (Route 240) and Highland Dive in Crozet (Attachment A). The .22 acre parcel is zoned R-4, Residential, and the surrounding properties consist of single-family attached homes.
STRATEGIC PLAN: Goal 3. Development Areas: Attract quality employment, commercial, and high density residential uses into development areas by providing services and infrastructure that encourage redevelopment and private investment while protecting the quality of neighborhoods
DISCUSSION County Code § 18-5.2(e) states, “the traffic generated by a home occupation shall not exceed the volume that would normally be expected by a dwelling unit in a residential neighborhood.” Traffic generation for a dwelling unit in a residential neighborhood is five (5) round trips (one vehicle entering and exiting the site) per day, 35 total round trips per week. The longstanding interpretation of County Code § 18-5.2(e) by the Zoning Administrator is that the total normal traffic volume generation per dwelling unit with a Home Occupation in a residential neighborhood is six (6) total round trips per day, 42 total round trips per week. The applicant’s proposal would generate an additional ten (10) round trips per day, Monday through Thursday, for a total of 40 additional round trips per week, almost double the traffic volume that would normally be expected by a dwelling unit in a residential neighborhood.
The section of Highlands Drive on which the home occupation is located is of adequate geometrics and condition to accommodate the additional trips that would be generated by this proposal. The subject property has a driveway and parking area that is of adequate geometrics and condition to accommodate client parking and/or pick-up and drop-off. Two piano students live in the Highlands neighborhood and can choose to walk to their piano lesson when weather conditions permit. Adequate site distance exists at the driveway entrance onto Highlands Drive.
Based on the foregoing, staff opinion is that the special exception to allow an increase in traffic is not a detriment to public safety or welfare and will not disturb the quality and character of the Highlands residential neighborhood. The applicant also has contacted her neighbors and they are all aware of and support her home music/piano teaching business. Staff has received an email from the Highlands at Mechums River Home Owners Association President Ms. Pamela Bortz (Attachment C) stating that the association has no concerns regarding Ms. Fink’s plans to expand her lesson schedule. Ms. Fink is in compliance with the Highlands at Mechums River Home Owner’s Association's regulations and there have been no concerns or complaints registered by her neighbors in the past.
BUDGET IMPACT: There is no budget impact from this proposal.
RECOMMENDATION:
Recommendation
Staff recommends that the Board adopt the attached Resolution (Attachment D) approving the special exception to allow an increase in permitted traffic generation for HO 2015-131 subject to the following conditions, which cover peak activity:
1. Piano Lessons shall only be held Monday through Thursday.
2. During weeks in which lessons are held (Monday through Thursday), no more than forty (40) total vehicle round trips generated by this home occupation are permitted.
ATTACHMENTS:
Attachment A - Location Map
Attachment B - Neighborhood level Aerial Map
Attachment C - HOA email
Attachment D- Resolution