Planning commission approves 8.78% road-grade waiver for Tiffany Drive extension in Creekwood Phase 3

The Waynesboro Planning Commission on May 20 approved a waiver allowing a section of Tiffany Drive in the Creekwood Phase 3 subdivision to be built at an 8.78% grade over roughly 220 feet, exceeding the 6% maximum in the city's subdivision ordinance.

Planning staff described the request as a waiver to city code section 74-71(I) (road grades requirement) for the Tiffany Drive extension at Creekwood Phase 3 (tax map number 41-3-112). Staff said the steeper grade is necessary to accommodate the existing topography and to avoid extensive grading within the floodplain. The preliminary plat for Phase 3, which includes 87 townhouses and extensions of Everett Street and Tiffany Drive, was previously approved.

Staff told commissioners Public Works reviewed the waiver request and did not express concerns because Tiffany Drive will connect to Everett Street and will not dead-end at the steep segment; that connectivity, staff said, reduces operational and emergency-access concerns for larger vehicles such as snowplows and trash trucks. "6% is pretty restrictive, and public works has no concerns with it going up to 8, and a little over 8," said a planning staff member during discussion. Staff recommended approval and noted that public improvement plans submitted later will evaluate drainage, visibility at intersections and other safety treatments.

Commissioners asked about lower-profile vehicles, visibility approaching the Everett Street intersection, and whether grading in the stormwater detention area would be required; staff and the applicant said houses will not directly front the steep segment and that stormwater and water-quality requirements must still be met under the public-improvement plan. The commission was also told Council had delegated authority for this section of the ordinance to the Planning Commission, so the commission's approval is the final local approval for the grade as proposed (8.78%). Staff said if the built grade later exceeded 8.78%, it would return to the commission for clarification or further approval under the current ordinance.

During the discussion staff noted the city is considering an amendment to the 6% standard because the existing threshold is restrictive; staff cited that VDOT sometimes allows higher grades in mountainous terrain and said the office is evaluating a realistic, higher threshold citywide. A representative of Greenwood Homes, Jared Lucas, was present for the applicant and answered technical questions.

A commissioner moved to approve the waiver and a second was recorded; the motion carried on a voice vote with no recorded opposition. Planning staff said they will draft a resolution for the record and that public-improvement plans will follow the waiver and include the detailed road profile and intersection treatments required for final construction.