HomeMy WebLinkAboutZMA201800008 Staff Report 2018-12-05ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Proposal: ZMA201800008 and SP201800017
Staff: Andy Reitelbach, Senior Planner
Commonwealth Senior Living
Planning Commission Public Hearing:
Board of Supervisors Hearing:
December 4, 2018
TBD
Owner: Osprey/Pantops Place, LLC
Applicant: Steven W. Blaine, LeClairRyan
Acreage: 3.851 acres
Zoning Map Amendment:
Request to amend proffers and application plan;
ZMA201500004
Special Use Permit for:
Request for special use permit for professional
office use in an existing structure under Section
19.3.2.9 of the zoning ordinance.
TMP: 078000000055A1
By -right use: PRD, Planned Residential
Location: 1550 Pantops Mountain Place
Development, residential (3 — 34 units/acre). By
special use permit, professional offices.
Magisterial District: Rivanna
Proffers: Yes Conditions: Yes EC: Yes
Proposal: Request to amend proffers associated
Requested # of Dwelling Units: No additional
with ZMA201500004 to allow the increase of the
units.
square footage of enclosed space, through the
repurposing of structured parking, along with a
special use permit for professional offices in an
existing structure in a PRD zone.
DA (Development Area): Neighborhood 3, Pantops
Comprehensive Plan Designation:
Master Plan Area
Urban Density Residential — residential (6.01-34
units/acre); supporting uses such as religious
institutions, schools, commercial, office and service
uses in Nei hborhood 3, Pantops Master Plan Area.
Character of Property: Commonwealth Senior
Use of Surrounding Properties: Multi -family
Living currently consists of an age -restricted multi-
residential; vacant single-family residential lots;
family residential building, with independent living,
commercial uses — offices, with a restaurant and
assisted -living, and memory care units.
hotel across Route 250.
Factors Favorable:
Factors Unfavorable:
1. Proposal provides a mix of uses
1. Additional traffic will be generated in the
on the property consistent with the
area.
Comprehensive Plan.
2. Reduction in amount of parking provided on
2. Consolidation of Commonwealth
the property.
Senior Living residential and office
uses.
3. No detrimental impacts to
adjoining properties anticipated.
RECOMMENDATION:
Zoning Map Amendment: Staff recommends approval of ZMA201800008, Commonwealth Senior
Living.
Special Use Permit: Staff recommends approval of SP201800017, Commonwealth Senior Living.
STAFF PERSON: Andy Reitelbach, Senior Planner
PLANNING COMMISSION: December 4, 2018
BOARD OF SUPERVISORS: TBD
ZMA201800008 and SP201800017: Commonwealth Senior Living
PETITION:
PROJECT: ZMA201800008 and SP201800017 Commonwealth Senior Living
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL(S): 078000000055A1
LOCATION: 1550 Pantops Mountain Place, Charlottesville, VA 22911
PROPOSAL: Request to amend proffers associated with ZMA201500004 to allow the increase of the
square footage of enclosed space, through the repurposing of structured parking, along with a special
use permit for professional office use in an existing structure in a Planned Residential Development.
PETITION: Request to amend proffers and application plan on a 3.851-acre property zoned PRD,
Planned Residential Development, which allows residential uses at a density of 3 — 34 units/acre with
limited commercial uses, to allow the total square footage of the building to increase from 110,000
square feet to 120,000 square feet to accommodate professional office space, which is allowed by
special use permit. Request for special use permit for professional office use in an existing structure
under Section 19.3.2.9 of the zoning ordinance. No additional residential units proposed.
ZONING: PRD Planned Residential Development which allows residential (3 — 34 units/acre) with
limited commercial uses; ZMA201500004.
OVERLAY DISTRICT(S): Entrance Corridor, Steep Slopes — Managed
PROFFERS: Yes
COMPREHENSIVE PLAN: Urban Density Residential — residential (6.01-34 units/acre); supporting
uses such as religious institutions, schools, commercial, office and service uses in Neighborhood 3,
Pantops Master Plan Area.
POTENTIALLY IN MONTICELLO VIEWSHED: Yes
CHARACTER OF SURROUNDING AREA:
The subject property is located on Pantops Mountain Place, north of U.S. Route 250, Richmond Road
[Attachment A]. On the property is an age -restricted, multi -family residential building with independent
living, assisted -living, and memory care units, along with an underground parking garage. There are
condominiums, the Cottages at Jefferson Heights, on adjacent parcels to the north and northeast,
sharing access via Pantops Mountain Place. The Westminster -Canterbury of the Blue Ridge community
is to the north of the Commonwealth Senior Living property. To the east of the property are vacant
parcels in the Glenorchy subdivision. There are office buildings to the west, and a restaurant and hotel,
across Route 250 to the south.
PLANNING AND ZONING HISTORY:
ZMA1988-00017 — Virginia Gardner project — Approved rezoning of 6.226 acres of property from R-1
Residential to R-10 Residential.
ZMA1999-00001 — Pantops Place — Approved rezoning of 12.3 acres of property from R-1, R-6, and R-
10 Residential to PRD, Planned Residential Development, to allow up to 130 dwelling units in a
retirement village of independent living and assisted -living units.
ZMA2001-00011 — Pantops Place — Approved proffer amendment regarding the provision of access to
an adjacent property.
ZMA2015-00004 — Commonwealth Senior Living — Approved proffer and application plan amendment
to allow an increase in the number of independent and assisted -living units from 100 to 140 in an
existing building on a 3.85-acre property.
DETAILS OF THE PROPOSAL:
Due to changing circumstances, the applicant is proposing to consolidate the corporate offices of
Commonwealth Senior Living (CSL), which are currently located on the Charlottesville Downtown Mall,
with the residential community that CSL operates at 1550 Pantops Mountain Place in the Pantops
Master Plan Area. The applicant would like to convert an under -used parking garage of approximately
13,500 square feet on the lower level of the CSL residential building into professional office space for
its corporate offices.
The applicant has requested a special use permit to allow a professional office use on property zoned
PRD, Planned Residential Development [Attachment E]. This use would be located within the area
converted from the parking garage. The current proffers for this property, as approved with ZMA2015-
00004, allow a maximum of enclosed building space of 110,000 square feet. The current residential
building is approximately 106,350 square feet. The parking garage is not included within the enclosed
building space square footage. With the addition of the 13,500-square foot parking garage, the total
size of enclosed building space would increase to approximately 119,850 square feet. To allow for this
additional 9,850 square feet of enclosed space, the applicant is also proposing to amend the proffers of
ZMA2015-00004 to allow for a maximum building size of 120,000 square feet [Attachment B].
There is no plan to alter the current number of residential units within the building. In addition, no
change in the building's footprint is proposed. Because the proposed use is within an existing structure,
no exterior changes to the site are proposed except for minor changes to convert the garage's vehicular
entranceways into pedestrian entrances for the new office space.
COMMUNITY MEETING:
The applicant conducted the required community meeting with the Pantops Community Advisory
Committee on Monday, September 24, 2018. Concerns were raised by residents of Commonwealth
Senior Living that they had not been notified by the owner of the building of the proposed changes and
the submitted applications prior to this community meeting. The applicant has indicated that a meeting
with residents has since been held, on Friday, November 9, 2018. In addition, the applicant has
indicated that a meeting with representatives of the adjacent Westminster -Canterbury of the Blue Ridge
community was held on Thursday, November 8, 2018, along with a scheduled meeting with residents of
the adjacent Cottages at Jefferson Heights condominium community on Tuesday, November 20, 2018.
Other concerns that were raised were mainly regarding the additional traffic generated by the proposed
office use and the reduction in parking that will occur with the conversion of the parking garage into
office space. The applicant went over the traffic and parking information, with the anticipated number of
additional vehicles that would be traveling into and out of the site. The applicant also mentioned the
possibility of working with adjacent property owners for shared parking agreements for overflow parking
when Commonwealth Senior Living hosts events and family nights.
ANALYSIS OF THE ZONING MAP AMENDMENT REQUEST:
The applicant is requesting a proffer amendment [Amendment C] to a previously -approved
zoning map amendment, ZMA2015-00004. There is an existing use of a multi -family, age -
restricted residential building with a maximum allowed size of 110,000 square feet on the
subject property, along with a parking garage on the lower level, which is not included in the
current square footage of the building. The applicant proposes amending proffer number 1 to
increase the allowable square footage of the enclosed space of the building from 110,000
square feet to 120,000 square feet to allow the conversion of the parking garage into enclosed
building space, for use as professional offices. No other proffers are being amended. A revised
application plan is also included with the proffer amendment to indicate the change in use of
the existing parking garage.
Comprehensive Plan: The Comprehensive Plan designates this property, which is zoned
Planned Residential Development (PRD), as Urban Density Residential, which allows for 6.01
— 34 residential units per acre with support uses and some non-residential uses. Urban Density
Residential areas accommodate all dwelling types, as well as small areas of non-residential
land uses on the scale of Neighborhood Service, to serve residential uses. This may include
live/work units above office and/or retail and small office buildings less than 20,000 square feet
The current use of this property is rental apartment units, with a mix of independent and
assisted -living. The proposed expansion of the enclosed building space to accommodate
offices would provide a mixed -use component to this building, with the offices serving the
residents who live in the units above, by combining Commonwealth Senior Living's corporate
offices and residential facility in the same structure. The proposed office use is less than
20,000 square feet, fulfilling the guidance of the comprehensive plan on small office spaces in
the Urban Density Residential land use. This property has been previously reviewed and
approved under prior rezonings to allow the multi -family residential structure on this property.
The Neighborhood Model: An analysis of the Neighborhood Model was not completed
because the proposed changes are taking place within an existing structure, with no expansion
of the structure's footprint, and limited changes to the exterior that are necessary to convert
vehicular entrances into pedestrian entrances.
Proffers: This zoning map amendment request is for a proffer amendment. Only proffer
number 1 is being amended. All other proffers will remain the same. The amendment to proffer
1 increases the allowable size of the building from 110,000 square feet to 120,000 square feet.
It also removes the requirement to base the amount of parking on the existing application plan,
as the application plan is also being revised, and parking will be addressed through the
applicant's request for a Parking Determination from the Zoning Administrator.
Proffer 1:
The building containing the Assisted Living units, the Independent Living units, and professional offices
will be no greater than 120,000 square feet. The total number of Assisted Living units and Independent
Living units together shall not exceed 140. The Owner reserves the right to adjust the ratio of Assisted
Living to Independent Living for this site.
As mentioned above, a revised application plan has been submitted to reflect the amended
proffer and show the proposed change to the existing building, converting the structured
parking area into enclosed building area [Attachment D].
Anticipated impact on public facilities and services:
Streets: The subject property is accessed by two private streets, with an intersection of the
public street network at U.S. Route 250, to the south of the property. VDOT and the County
Transportation Planner have reviewed this proposal and have determined there will be minimal
impact on this intersection and the surrounding transportation network.
Schools: No additional residential units are proposed with this application.
Fire & Rescue: Albemarle County Fire -Rescue has reviewed this application and has
expressed no concerns regarding the proposal.
Utilities: This project is within the Albemarle County Service Authority's jurisdictional area, and
both public water and public sewer are available. ACSA has reviewed this application and has
expressed no concerns regarding the proposal.
SUMMARY:
Staff finds the following factors favorable to this request:
1. The proposal allows for the conversion of the existing structured parking area in enclosed
building space.
2. An increase in the allowed size of enclosed building space allows for the co -location of
Commonwealth Senior Living's corporate offices with its residential property, creating a mix of
uses on the property and allowing re -use of the structured parking area.
Staff finds the following factor(s) unfavorable to this request:
1. Reduction in amount of parking provided on the property.
RECOMMENDED ACTION:
In consideration of the information provided by the applicant, as well as the analysis (including
factors favorable) identified in this report, staff recommends approval of zoning map
amendment application ZMA201800008.
POSSIBLE PLANNING COMMISSION MOTION — ZMA201800008:
A. Should the Planning Commission choose to recommend approval of this zoning map amendment:
Move to recommend approval of ZMA201800008, Commonwealth Senior Living.
B. Should the Planning Commission choose to recommend denial of this special use permit:
Move to recommend denial of ZMA201800008, Commonwealth Senior Living. Should a
commissioner motion to recommend denial, she or he should state the reason(s) for
recommending denial.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.39(B) states that the Commission, in making its recommendation, shall consider the
same factors found in Section 33.40 (B):
1. No substantial detriment. Whether the proposed special use will be a substantial detriment
to adjacent parcels.
In evaluating whether a use will be a detriment to adjacent properties, the intensity of the use and
other impacts are evaluated. Comments and concerns of neighboring properties are also
considered. One measure of intensity of the use in relation to nearby and adjoining properties is the
traffic impacts of the proposal, as well as the associated parking impacts. A closely related measure
of intensity is scale of the use in relation to the neighborhood the use is located.
The subject property is located on Pantops Mountain Place, a small street that provides access to
the Commonwealth Senior Living building, as well as the Cottages of Jefferson Heights
condominium community. This street is accessed from U.S. Route 250 via Pantops Mountain Road,
approximately 200 feet from that intersection. VDOT has reviewed this proposal and has expressed
no concern over additional traffic travelling through the intersection with Route 250.
In addition, the County Transportation Planner has reviewed the project and is of the opinion that
the proposed use of professional office space in the converted garage will have a minimal impact
on the surrounding transportation system. The impacts may be further diminished by the co -location
of the Commonwealth Senior Living corporate offices with the residential building they own and
operate, potentially reducing the number of overall trips throughout the region. According to the
County's Transportation Planner, currently the operations at the immediate intersections appear to
be operating at an acceptable level of service and the additional traffic generated by this proposed
development should not change that.
Parking at the subject property will be reduced with the loss of the underground parking garage.
Also, the parking needs will increase with the addition of the projected 35 employees who will work
in the new professional office space. Because of these changes, the minimum amount of parking as
required by code will not be met. For the proposed use to operate, the County's Zoning
Administrator must grant a letter of Parking Determination that determines the minimum required
parking spaces for the current and expanded uses of the property. The applicant has submitted a
request for a parking determination, along with a parking study to support the request. The Zoning
Division has reviewed the request for a parking determination and indicated that it will likely be
approved. The approval of this determination by the Zoning Administrator is required before the
proposed use can begin operation. The applicant has also indicated that Commonwealth Senior
Living is working with a neighboring property owner on a shared parking agreement, which will
allow for increased parking capacity on days when events are held at the site, such as a family
night, that may need more parking than usually needed.
The scale of the use relative to its neighborhood is also important in determining whether the use is
detrimental to nearby parcels. The proposed use will be within an existing structure, converted from
a parking garage. Because no exterior changes to the existing building are proposed, the visual
impact of the proposed use will be minimal.
Staff finds that the proposed use is of minimal intensity and will not be a detriment to adjacent
properties.
2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels
and the nearby area will be changed by the proposed special use.
A senior living community has existed at this site since 2002, and this aspect of the building will not
change. The proposed professional office use also fits in with other surrounding uses. It will be
within an existing building, and exterior changes are not proposed. Also, there are some employees
already working at the building with the assisted -living and memory care residents, so it is not a
strictly residential site. There are additional residential properties to the north and east. However,
the commercial office uses to the west of the subject property are also zoned PRD, Planned
Residential Development, showing the compatibility of the proposed professional offices with other
nearby properties, and there is precedent for the proposed use in the surrounding area and in this
zoning district. Across Route 250 from the subject property are additional commercial uses that are
more intense than offices, including a restaurant and a hotel. The conversion of an existing parking
garage into office space should not change the character of the adjacent parcels or nearby area.
The subject property is located within the Entrance Corridor Overlay District. However, there is no
anticipated impact to the Entrance Corridor and the County's Architectural Review Board staff
planner has no objection to the proposal. This property is also potentially located within the
Monticello Viewshed. The applicant has indicated that he has been in contact with Liz Russell, a
staff member at Monticello, regarding this proposal.
3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent
of this chapter,
The purpose and intent of the PRD, Planned Residential Development, zoning district is to provide
for a variety of development of residential uses, as well as ancillary uses. Limited commercial uses
are allowed within the PRD district and are intended to be limited to a scale appropriate to the
support of the residential uses within the PRD. Although the proposed professional office use is not
directly accessory to the Commonwealth Senior Living residential building, having the corporate
offices of CSL located in the same building as the residents will allow a consolidation of their
operations and provide the potential for more interaction between the residents and corporate office
staff. There are also additional offices located on nearby properties that are part of the same PRD.
Although the application does create an additional use on the subject property, it is still in harmony
with the purpose and intent of the district, as well as the ordinance.
with the uses permitted by right in the district,
The addition of professional offices will not restrict the current residential use or other by -right uses
available at this property or adjacent properties.
with the regulations provided in Section 5 as applicable,
No supplementary regulations apply for this use.
and with the public health, safety, and general welfare.
The conversion of a parking garage into professional offices on this property should not
have a negative impact on the public health, safety, and welfare. As mentioned previously,
there may be benefits to having the corporate offices of CSL co -located on the same
residential property that they manage by increased interaction between residents and
corporate staff and the reduction in travel that currently occurs between the residential
building in Pantops and the corporate offices in downtown Charlottesville. Traffic and
parking impacts were previously discussed under factor #1 above.
4. Consistency with the Comprehensive Plan. Whether the proposed special use will be
consistent with the Comprehensive Plan.
The Comprehensive Plan designates this property as "Urban Density Residential" which allows for
residential uses, as well as supporting institutional and commercial uses, including offices. The
proposed use of professional offices would be consistent with the Comprehensive Plan. The
residential component of this property would continue to operate. The proposed office use is
supportive of the existing residential, as the office space will be for the corporate parent of
Commonwealth Senior Living.
SUMMARY:
Staff finds the following factors favorable to this request:
1. The proposal provides a mix of uses on the property that are consistent with the Comprehensive
Plan.
2. Consolidation of Commonwealth Senior Living residential and office uses.
3. No detrimental impacts to adjoining properties are anticipated.
Staff finds the following factor(s) unfavorable to this request:
1. Additional traffic will be generated in the area.
2. Reduction in amount of parking provided on the property.
RECOMMENDED ACTION:
Based on the findings described in this report and factors identified as favorable, staff recommends
approval of special use permit application SP201800017 with the following conditions (below).
Development of the use shall be in general accord with the conceptual plan titled "ZMA
Application Plan 201800008, an Amendment to ZMA201800004 For Commonwealth Senior
Living," prepared by Shimp Engineering, P.C., dated October 26, 2018, as determined by the
Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual
Plan, development shall reflect the following major elements within the development essential to
the design of the development:
• Conversion of the existing structured parking facility into an enclosed space for
professional office use.
• No exterior changes to the site, except for minor changes to the existing vehicle
entrances into the structured parking area to convert them into pedestrian
ingress/egress areas.
• Maintenance of the 15' buffer along the southeastern portion of the property.
Minor modifications to the plan which do not conflict with the elements above may be made to
ensure compliance with the Zoning Ordinance.
2. A Parking Determination shall be granted by the Zoning Administrator or their designee prior to
the beginning of the operation of the professional office use.
3. The professional office use shall be no greater than 13,500 square feet in area.
4. Any change in the professional office use or the residential use, including any alteration in the
number or ratio of independent living and assisted living units, shall require the submission of a
request for a new Parking Determination by the Zoning Administrator or their designee.
POSSIBLE PLANNING COMMISSION MOTION- SP201800017:
A. Should the Planning Commission choose to recommend approval of this special use permit:
Move to recommend approval of SP201800017, Commonwealth Senior Living, with conditions
as stated in the staff report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
Move to recommend denial of SP201800017, Commonwealth Senior Living. Should a
commissioner motion to recommend denial, she or he should state the reason(s) for
recommending denial.
ATTACHMENTS
Attachment A — Vicinity Map
Attachment B — Applicant Justification for Zoning Map Amendment
Attachment C — Amended Proffer Statement
Attachment D — Revised Application Plan, dated October 26, 2018
Attachment E — Applicant Justification for Special Use Permit
Attachment F — Parking Information
Commonwealth Senior Living Vicinity Map
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APPLICATION FOR ZONING MAP AMENDMENT
PROFFER AMENDMENT
COMMONWEALTH SENIOR LIVING
TAX MAP PARCEL 78- 55A(1)
Project Proposal: The Applicant purchased in 2015 the existing senior living and
memory care facility, formerly known as Pantops Place (TMP 78-55A1). The facility has
been operating since 2015 as Commonwealth Senior Living at Charlottesville. The
existing facility is allowed to contain no more than 140 units in the aggregate. The new
proposal involves repurposing the structured parking area, located on the lower level of
the building, into office space for the corporate office of the parent company,
Commonwealth Senior Living. The presently occupied portion of the building is
approximately 106,350 square feet in space, not including the 13,500 square foot
structured parking area, for a total of 119,850 square feet. The new corporate offices will
contain approximately 13,500total square feet. There will be no increase in the size of
the overall building. The final total square footage will remain unchanged at 119,850.
There is no proposed change to the existing proffer which permits up to 140 total
residential units.
The surrounding uses include the Westminster Canterbury senior living facility, Martha
Jefferson Hospital, office and highway commercial uses.
Consistency with Comprehensive Plan: The site is located in Neighborhood 3,
Pantops Master Plan Area. The site is designated Urban Density Land Use. One of the
core objectives of the Pantops Master Plan is to support public facilities and services such
as assisted living in order to promote a convenient and livable community. The proposed
conversion of the parking structure to office use is entirely consistent with the
Comprehensive Plan and surrounding uses.
Impacts on Public Facilities and Public Infrastructure. The proposal will have no
significant impacts on public facilities or public infrastructure.
Proposed Proffers to Address Impacts. Attached are proposed proffers which amend
proffers dated January 5, 2000, and August 28, 2001 and November 5, 2015. A revised
Application Plan also will accompany the new proffers. The property is limited to 140
units by proffer. The reference in the previous version of the narrative to 70 independent
living (IL) units was simply illustrative of the maximum amount of IL given the current
configuration. This ratio was not proffered, nor was it based on any County mandated
limit on IL units for the property, and was not intended to be in any way self-limiting.
Parking Requirements. Presently, the building contains 43 occupied, independent living
units, requiring 54 parking spaces under the County's parking regulations. The building
also contains 48 assisted living beds, and 29 memory care beds, which, (if both categories
are considered as assisted living), requires 26 spaces. 1 space per staff member is also
required, adding the need for 19 additional spaces and bringing the total required to 99.
There are presently 131 spaces, including 98 above -ground spaces and 33 spaces in the
aforementioned structured parking area. The project would remove the 33 spaces in the
structured parking area.
The Applicant submitted an initial study of parking utilization with the application
documenting the number of spaces occupied at 25 different times over the course of 6
days, and has determined that, on average, only 36 of the above -ground spaces and 7 of
the structured parking spaces are being utilized, leaving 62 above -ground and 26
structured parking spaces vacant. This information supports the finding that the actual
parking needs of the facility are substantially less than the number of spaces specified by
the County's ordinance.
The Applicant has since provided a supplement to its initial parking study with its
October 26, 2018 response to staff comments. The updated parking study included 174
data points, taken over the course of 39 days. Based on this data, the existing use at the
facility [1550 Pantops Mountain Place] reveals an average of 33 surface lot spaces being
used, with the highest daily average usage (excluding an event day) at 41. There are
currently 11 spaces leased to residents in the underground garage. Thus the average
use is 44 total spaces, with a peak, based on the highest daily average, of 52 spaces.
The Applicant has also conducted an analysis of its parking use for the corporate
office location on the Downtown Mall in Charlottesville. That analysis shows daily demand
for 35 spaces and peak demand of 42 spaces.
As noted, it is anticipated that 35 "day-to-day" employees will work in the new office
space. The number of "additional employees" that may come, on occasion, for training
purposes, will be de minimus, with 1 or 2 persons attending from time -to -time.
The Zoning Department has requested this analysis and has indicated that a
waiver can be supported by the actual parking demand rather than applying the ordinance
formula for office as a single use. The Pantops site, with the office buildout complete,
provides 98 spaces, which, even with a peak demand of 94 spaces, should be sufficient.
In addition, the Applicant has reached an agreement with a neighboring landowner to
provide overflow parking and is presently working to formalize this agreement.
No required handicapped -accessible spaces are being lost. There are 10
handicapped -accessible spaces in the surface parking lot, which are not impacted by the
proposed plan. The remaining 98 space lot requires just 4 handicapped -accessible
spaces, and, the original 131 space configuration required 5, so the number of
handicapped -accessible spaces remains well in excess of the requirement. After the
office conversion, there will still be 10 such spaces.
I
The Ordinance permits the Zoning Administrator to adjust the minimum parking
requirements when it can be shown that a lesser number of spaces are appropriate.
Accordingly, the applicant has separately requested a parking waiver pursuant to Section
4.12.8.
Neighborhood Meetings. A community meeting was held as part of the Pantops
Community Advisory Committee meeting on Monday, September 24, 2018 at 6:15 p.m.
A follow-up meeting with residents of the project was held on Friday, November 9, 2018.
A meeting with representatives of Westminster Canterbury was held on Thursday,
November 8, 2018. A meeting with the residents of the cottages is scheduled for
Tuesday, November 20, 2018. Additionally, the applicant contacted Liz Russell at
Monticello, and she indicated that the Thomas Jefferson Foundation saw no negative
impacts regarding the proposed renovations.
3
Original Proffers
Amendment X
PROFFER STATEMENT
ZMA No. 2018-0000_ Commonwealth Senior Living Proffer Amendment
Tax Map and Parcel Number(s): 07800-00-00-055A1
Owner(s) of Record: Osprey/Pantops Place LLC
Date of Proffer Signature: August , 2018
3.851 acres zoned PRD
Osprey/Pantops Place LLC is the owner ("Owner") of Tax Map and Parcel Number 07800-00-
00-055A1 which is subject to this zoning map amendment (the "Property"). The Property is a
portion of the property that was the subject of rezoning applications ZMA 1999-001,and ZMA
2001-011, for a project formerly known as "Pantops Place," (the "Pantops Place Rezonings").
The portion of the overall Pantops Place Rezonings property affected by these Proffers consists
of an existing building of approximately 110,000 square feet that now contains assisted living
units in addition independent living units. The Owner proposes to convert the the structured
parking area, located on the lower level of the building on the Property, into office space for the
corporate office of the Owner's parent company, Commonwealth Senior Living(the "Project").
ZMA 1999-001 and ZMA 2001-011 also pertained to Tax Map and Parcel Number 07800-00-00-
055A5. Pantops Place Limited Partnership is the owner of Tax Map and Parcel Number 07800-
00-00-055A5 which consists principally as open space (the "Open Space"). The Property and the
Open Space were subject to Proffers dated January 5, 2000 and August 28, 2001 (the "Previous
Proffers) as part of the actions approving rezoning applications ZMA 1999-001 and ZMA 2001-
011. The Proffers for ZMA 2015-0004 soughtto amend the Previous Proffers as they relate to
the Property only. The Proffers are intended to amend the Proffers for ZMA 2015-0004 only. .
Pursuant to Section 33 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily
proffers the conditions listed below which shall be applied to the Property if it is rezoned to the
zoning district identified above. These conditions are proffered as a part of the proposed
rezoning, and the Owner acknowledges that the conditions are reasonable.
1. Residential density limits shall be as follows:
The building containing the Assisted Living units, the Independent Living
units, and professional offices will be no greater than 120,000 square feet. The
total number of Assisted Living units and Independent Living units together
shall not exceed 140. The Owner reserves the right to adjust the ratio of
Assisted Living to Independent Living for this site.
2.
a) Vehicular access to the Property from Route 250 East shall be limited to a single
location via Pantops Mountain Place, as shown on the Application Plan, revised
August 17, 2018, and attached hereto (the "Application Plan").
b) The Owner shall provide for access to the adjoining property described as
Albemarle County Tax Map 78, parcel 55A7 in the general location shown on
that certain Application Plan for Peter Jefferson Overlook, dated October 18,
2010, attached.
c) The Owner shall provide shuttle service at a minimum of three (3) times a week
to convey residents to appointments, shopping, and other destinations.
The Owner shall maintain a 15 wide foot buffer upon the property along its entire
common boundary with the Glenorchy subdivision as shown on the Application Plan
prepared by McKee Carson, entitled Pantops Place, sheet 2 of 3, dated October 18,
1999. The 15 foot buffer shall be shown on any approved site plan for the Property.
The purpose of this buffer is to ensure the preservation of an existing fieldstone wall
and a mature hedgerow along this common boundary line. The existing fieldstone wall
shall not be removedor modified . No plant removal, other than dead, diseased or
noxious vegetation shall take place in this area. Only limited grading as shown on the
approved site plans shall be permitted, and new beneficial plant material may be
sensitively introduced to augment the efficacy of the hedgerow as a screening element.
Pedestrian access to this area shall not be restricted.
4. The Owner shall not disturb the existing natural and landscaped screening along or
adjacent to the Glenorchy subdivision, to ensure that the service areas for existing or
future buildings will be properly screened from the Glenorchy subdivision.
This Proffer Statement may be executed in any number of counterparts, each of which shall be an
original and all of which together shall constitute but one and the same instrument.
WITNESS the following signatures:
OWNER:
Osprey/Pantops Place LLC, a Delaware limited liability company
go
Richard G. Corey, President
ZMA APPLICATION PLAN 20160000(5
AN AMENDMENT TO ZMA201500004 FOR
COMMONWEALTH SENIOR LIVING
TAX MAP 76, PARCEL 55A I
RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA
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C2 - REGIONAL CONTEXT MAP
C3 - APPLICATION PLAN
PROPERTY INFORMATION
OWNER/DEVELOPER:
OSPREY/PANTOPS PLACE LLC
534 EAST MAIN STREET, SUITE B
CHARLOTTESVILLE, VA 22902
LEGAL REFERENCE:
11/18/2003 MAINTENANCE AGREEMENT PER DB 2641 PG 037
09/26/2002 CERTIFICATE OF PLAT PER DB 2278 PG 495
REDIVISION OF TM 78-55A1 & 55A5
12.218
- 7.035 AC TO TM 78-55A5
-1.332 AC TO TM 78-55A7
— J.bJ1 rrn YIS GG/b ru 4Y6
06/22/2000 NEW SURVEY PER PB 1929 PG 702
MAGISTERIAL DISTRICT:
RIVANNA
ACREAGE:
3.851
BASE INFORMATION
SOURCE OF BOUNDARY SURVEY:
ALTA/ACSM TITLE SURVEY OF LOT A
FOR COMMONWEALTH SENIOR LIVING AT CHARLOTTESVILLE
PREPARED BY LINCOLN SURVEYING (CHARLOTTESVILLE, VIRGINIA)
SOURCE OF TOPOGRAPHY:
FOUR (4) FOOT INTERVAL TOPOGRAPHIC DATA FROM ALBEMARLE COUNTY GIS
BENCHMARK(S):
NAVD83
WATERSOURCE:
ALBEMARLE COUNTY SERVICE AUTHORITY
SEWER SERVICE:
ALBEMARLE COUNTY SERVICE AUTHORITY
THIS PROPERTY IS ZONED: PRD (a portion of ZMA99-01 Pantops Place approved 01/12/2000)
THIS PROPERTY LIES WITHIN THE US 250 ENTRANCE CORRIDOR OVERLAY DISTRICT
SETBACKS: FRONT YARD SIDE YARD REAR YARD
BUILDING NONE NONE 20'
APPLICATION PLAN NOTES:
THIS APPLICATION PLAN IS IN GENERAL ACCORDANCE WITH SDP 2001-065 (Pantops Place - Final) AND DOES NOT PROPOSE
ANY SUBSTANTIAL CHANGES TO SDP 2001-065. IN CONJUNCTION WITH THIS APPLICATION PLAN, THE APPLICANT IS
REQUESTING AN AMENDMENT TO THE PROFFERS APPROVED WITH ZMA 2015-4
THE PROPERTY IS SUBJECT TO THE CONDITIONS AND PROFFERS OF: ZMA 2015-4 AND SDP 2001-065 AS AMENDED HEREIN.
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Scale
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Sheet No.
2 OF 3
File No.
15.034
----« S37'08'52"E
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PHASE 1 A
THE COTTAGES AT JEFFERSON
/ `ssHEIGHTS, A CONDOMINIUM
AD
TMP 78-55A(7)
PETER JEFFERSON • • /
OVERLOOK, LLC /
D.B. 3523 P. 675
D.B. 3369 P. 476 a ,
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PHASE 3
ADDITIONAL LAND � /
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TMP 78B-01
EASTER FAMILY LIMITED PARTNERSHIP, L.L.P.
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Date
S32°18'31' 10/26/2018
Scale
237.46 1" = 20'
Sheet No.
LOOSE IRON File No. 3 OF 3
FOUND IN WALL 15.034
APPLICATION FOR SPECIAL USE PERMIT
COMMONWEALTH SENIOR LIVING
TAX MAP PARCEL 78- 55A(1)
Project Proposal: The Applicant purchased in 2015 the existing senior living and memory
care facility, formerly known as Pantops Place (TMP 78-55A1). The facility has been
operating since 2015 as Commonwealth Senior Living at Charlottesville. The existing facility
is allowed to contain no more than 140 units in the aggregate. The new proposal involves
repurposing the structured parking area, located on the lower level of the building, into office
space for the corporate office of the parent company, Commonwealth Senior Living. The
presently occupied portion of the building is approximately 106,350 square feet in space.
The new corporate offices will contain approximately 13,500 total square feet, for a total of
approximately 119,850 SF. There will be no increase in the size of the overall building.
There is no proposed change to the existing proffer which permits up to 140 total residential
units.
The surrounding uses include the Westminster Canterbury senior living facility, Martha
Jefferson Hospital, office and highway commercial uses.
Consistency with Comprehensive Plan: The site is located in Neighborhood 3, Pantops
Master Plan Area. The site is designated Urban Density Land Use. One of the core objectives
of the Pantops Master Plan is to support public facilities and services such as assisted living
in order to promote a convenient and livable community. The proposed conversion of the
parking structure to office use is entirely consistent with the Comprehensive Plan and
surrounding uses.
Impacts on Public Facilities and Public Infrastructure: The proposal will have no
significant impacts on public facilities or public infrastructure.
Parking Requirements. Presently, the building contains 43 occupied, independent living
units, requiring 54 parking spaces under the County's parking regulations. The building also
contains 48 assisted living beds, and 29 memory care beds, which, (if both categories are
considered as assisted living), requires 26 spaces. 1 space per staff member is also required,
adding the need for 19 additional spaces and bringing the total required to 99.
There are presently 131 spaces, including 98 above -ground spaces and 33 spaces in the
aforementioned structured parking area.
The applicant has done a study of parking utilization (see attached), documenting the
number of spaces occupied at 174 different times over the course of 39 days, and has
determined that, on average, only 33 of the above -ground spaces and 11 of the structured
parking spaces are being utilized, leaving 65 above -ground and 22 structured parking spaces
vacant. This information would indicate that the actual parking needs of the facility are
substantially less than the number of spaces specified by the County's ordinance.
The Ordinance permits the Zoning Administrator to adjust the minimum parking requirements
when it can be shown that a lesser number of spaces are appropriate. Accordingly, the
applicant has separately requested a parking waiver pursuant to Section 4.12.8.
Occupied Spaces
Time
7000 AM
WODAM
2:00 PM
6:00 PM
9:00 PM
Daily Avg
Date
19-Jul
44
42
36
37
27
37
20-Jul
38
34
-
37
99
37
21-Jul
33
48
45
27
25
36
22-Jul
44
35
38
26
30
35
23-Jul
42
38
34
33
29
35
24-Jul
34
38
36
20-Sep
24
=
20
50
15
23
21-Sep
28
33
35
31
21
30
22-Sep
25
40
39
47
37
23-Sep
20
20
24-Sep
25-Sep
36
46
40
32
4L9
41
N-Sep
31
42
37
34
25
34
27-Sep
2S
38
41
40
23
33
28-Sep
28
27
27
36
21
28
29-Sep
--
39
41
38
26
34
3D-Sep
21
30
24
25
14)ct
20
47
37
38
32
35
2-Oct
19
28
40
35
23
29
3-Oct
22
34
39
32
4-Oct
17
4D
32
jr
22
29
5-Oct
24
35
29
45
28
32
"ct
31
47
53
42
27
40
7-Oct
35
44
41
34
YJ
37
8-Oct
37
32
40
36
24
34
9-Oct
39
47
31
37
Ja
36
10-Oct
42
32
36
40
22
34
11-Oct
25
30
32
23
28
22-Oct
26
26
37
26
29
13-Oct
24
26
26
35
26
27
14-Oct
17
37
25
M
15-Oct
20
31
39
30
22
28
16-Oct
32
46
41
31
22
34
17-Oct
29
44
50
36
25
37
is -Oct
28
62
65
21
44
19-Oct
24
35
40
33
24
31
240d
28
47
53
30
20
36
21Oct
29
27
51
35
21
33
22-Oct
31
45
47
41
23-Oct
7
32
30
Average (at given time)
29
37
39
36
26
33
Not Date Points
174
N of Data Points>50
5
N of Days w/ Data Points >50
4
Overall Aveivgp (Man)
33
Median
33
Mode
35
Peak Number
65
Max Daily Average
44 (event day)
AWDWyAverage(fit.want day)
41
Max Average (at any given time)
':l
Garage Parking
11
event day