HomeMy WebLinkAboutSDP201100019 Action Letter Final Site Plan and Comps. 2006-04-07 c //W f7 _47.1
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COUNTY OF ALBEMARLE
MEMORANDUM
TO: David Pennock
FROM: Wayne Cilimberg, Director of Planning L111j -'
DATE: May 25, 2006
RE: Albemarle Place Preliminary Site Plan, Revised April 7, 2006
Determinations Regarding Section 8.5.5.3
Section 8.5.5.3 of the Zoning Ordinance allows the Director of Planning to allow a site plan to vary
from an approved general development plan or code of development in the Neighborhood Model
District if, among other provisions, the director determines that the variation is in general accord
with the purpose and intent of the approved application plan and code. The following is an analysis
of certain features previously identified as varying from the approved application plan and code as
they relate to the revised site plan (dated April 7, 2006). Features consistent with the plan and
code or variations allowable under Section 8.5.53 are so noted.
Theater Location and Relationship to Hydraulic Road
The proposed relocation of the theater from the southwest corner of the site to a location along
Hydraulic Road east of Cedar Hill Road varies from the application plan that prescribes townhouses
along this portion of Hydraulic Road. The intent of the townhouses was to "activate" this edge of
the project and provide a visible transition from Hydraulic Road, an Entrance Corridor, to the back
of the department store proposed in the application plan. The theater now proposed in this
location is supplemented by a "liner building" of offices along a part of its rear wall which partially
activates this edge and provides partial visible transition. Staff has previously indicated that the
applicant needs to demonstrate that the proposed changes will be a suitable design substitute for
the townhouse units shown on the application plan, most particularly to the satisfaction of the ARB.
The Architectural Review Board has addressed this issue in their letter to Mr. Steve Lucas, dated
May 3, 2006, which states that the "Board unanimously approved the Certificate of
Appropriateness, pending staff administrative approval of the following conditions:
I. Indicate on the C I elevations the locations where spandrel glass is proposed and provide a
sample of the spandrel glass. The black spandrel glass is approved. In C I, delete the tops of
the precast mullions above the windows. Black fabric awnings are approved.
2. Indicate on the C8 elevations the type of window glass proposed for the tower of the
parking garage. The smoked glass is approved for this location.
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3. Identify manufacturer name and color name/number for all materials on each elevation. Key
the material samples to the elevations.
4. Continue to address the blankness of the larger part of the theater building through
revisions to the pergola, additional architectural treatments, and/or additional planting.
5. Provide the south elevation of C11, the west elevation of C13, and the east elevation of C4
for review.
6. Include the north end of the parking lot and parking garage C8 entrance on the site plan.
Provide dumpster details.
7. Add the note "Mechanical equipment shall not be visible from the ECs" to the civil site plan
set.
8. Revise the plan to eliminate the conflicts between the utilities and the tree and light pole on
Swanson Drive at the northwest corner of Building A I (east of C 13 office); the two trees
and light poles at the southwest side of Building B I (southeast of C 12); and the two trees
within the water line easement on the northeast side of the plaza at the intersection of New
Main and Swanson. Coordinate the location of trees and storm pipes to ensure the health of
the trees. The vertical distance between trees and storm pipes shall be no less than 4'.
9. Regarding landscaping in Blocks A and B, revise the plan to accommodate required planting
outside of all easements.
10. Add 31/2" caliper street trees along Hydraulic Road to meet the 35' spacing requirement.
Clearly identify all tree species on the landscape plans, by block. Add the following standard
note to sheet G 105: "All site plantings of trees and shrubs shall be allowed to reach, and be
maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of the plant." The trees added along
the theater illustrated in the drawings presented at the meeting sufficiently minimize the
blankness and help integrate the building into the surroundings. Provide a detail drawing for
the garden wall. It was confirmed that the trellis/garden wall areas are intended to be used
by pedestrians. Incorporate additional planting in these areas to better integrate the
trellis/garden walls into the streetscape and coordinate them with the theater building.
Revise the landscape plan and details to show the intended screening trees at the Sperry wall
in the vicinity of the parking garage. Consider a mixed planting rather than a continuous row
of the same species. Provide fence details.
I I. Signage and lighting for Block C shall be reviewed with Block A.
12. The sign band for the C 13 office shall change to the tan color.
13. Provide a diagram of the C 13 entrance roofs and show the footprint for C13.
14. Provide a precast sample for C8. The color shall match the tan EIFS.
15. Provide photometrics for the parking garage light poles.
16. Provide color elevations for all Hydraulic Road buildings.
17. The theater pergola shall be white and the door colors shall match the brick wall.
18. Regarding the cornice on the tallest part of the theater, its height shall be maintained as
shown on the elevations, but the projection shall match the cornice on the shorter part of
the theater.
19. The water table on the taller part of the theater shall be changed from white to tan cast
stone.
20. The sign shown on the theater shall be revised to be proportional to the architectural
elements of the building.
21. Add Flemish bond brick work to the arched bays of the theater."
This is an allowable variation provided that all ARB conditions noted above are complied with.
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Commonwealth Drive Connection and "Super Block" Street Connections (Proffer 12
and 13)
These connections, which were shown in the application plan and/or proffered, have been
illustrated on the revised site plan (April 7, 2006) as reserved for future extension. It should be
noted that all of these reservations are shown in location where retaining walls are shown on the
site plan.
Plaza in Block F
The plaza in shown in block F on the revised site plan is estimated to be somewhat larger than
10,000 square feet. This is consistent as it should allow the functionality intended in the application
plan.
Replacement of Green in Block D with Two "Diamonds" in Block A and D
The location of two dispersed and smaller "diamonds" are a variation from the single green shown
in Block D on the application plan. As shown on the revised site plan, the western diamond (Block
D) now includes a fountain, along with benches, landscaping, and paving. The eastern diamond
includes benches, landscaping, and a retail area. This is an allowable variation.
Street System
Variations from the application plan as to the street system are considered allowable from a design
standpoint. However, they must also be acceptable as to their function in serving traffic based on
review of traffic study information in order to be approved.
Cedar Hill Road — Cross Section
Sidewalks are not shown along significant portions of Cedar Hill Road in Blocks F and G. However,
alternative sidewalks off of Cedar Hill Rd. have been shown connecting most uses with the
exception of a connection of the east end of the plaza in Block F with buildings F-5 and F-6. This is
an allowable variation if the connection of the plaza and these buildings is provided.
Second Floor Uses
The application plan illustrated uses on both the first floor and upper levels throughout the project.
The number of floors is noted on the revised site plan and vertical uses are shown as the same as
the ground floor use. While vertical mixed use would be a positive and desirable feature of this
development, it was not a requirement of the application plan and code. Thus, the site plan is
considered consistent.
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County of Albemarle
Department of Community Development
Memorandum
To: Frank Cox, The Cox Company
From: David Pennock, Principal Planner
Division: Zoning and Current Development
Date: December 5, 2005
Subject: SDP 05-122 -Albemarle Place Preliminary Site Plan
The Albemarle County Division of Zoning and Community Development: Zoning and Planning Review has
reviewed the preliminary site plan referenced above and will approve the plan when the following items have
been satisfactorily addressed. Keep in mind that these comments are preliminary in nature. Many of the
requirements of the Code of Development will be further reviewed at final site plan. [Each comment is preceded
by the applicable reference.]
Site Plan Comments
1. [Sec. 8.5.5.2(a)] The site plan as submitted appears to vary from several of the proffers of ZMA-2001-
007. After each applicable proffer, I have indicated discrepancies:
1. Phasing of Albemarle Place Improvements:The Owner shall phase devel.opment so that the
first site plan for the initial phase of Albemarle Place includes street, utility and landscape
improvements to the planned building o contained within Blocks A,B,
and D as depicted on Exhibit I), Block Plan". As art of this first phase,the
Owner shall design and construct those streets identified on Exhibit C,"MA Phasing Plan"
as New Main Street, South New Main Street, North New Main Street, Swanson Road,
Inglewood Drive, and Albemarle Place Boulevard(also referred to as"4th Street/Cedar Hill
Road"),including all supporting utility infrestructure and landscaping on these street& Mae
impmvements shall be designed,constructed and installed as provided in Exhibits C and I)
a.
and the Code of Development
This proffer stipulates that the listed streets will be designed and constructed,with Exhibits C
and D serving as a guide. The site plan layout of 4th Street and Cedar Hill Road differs from
these exhibits through variations such as the reduction in width, splitting into two segments, and
addition of traffic circles.
7. Construction of Frontage Improvements on Route 29 and Hydraulic Road: At its
the Owner shall plan, design,bond and construct travel lane improvements to be dedicated
for public use on its .Hydraulic Road and Route 29 frontage. The design shall be submitted
with the first site plan for the initial phase of Albemarle Pie,.. The subject frontage
improvements are depicted by Exhibit F, "Short Term ' Route 29 Transportation
Improvements." The proffers that the County may require these improvements to be
completed as a prerequisite to the issuance of any certificates of occupancy.
b.
Some of the referenced improvements are not shown,particularly those along Route 29 at the
northern end of the project area—items 7, 8, and 9 on Exhibit F.
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8 B. Old-silo Improvement;in the City at the Northeast Quadrant of the Hydnnallc Road/Route
29 Intersection. The Owner shall submit the engineering, plats and construction
documents (the "plans") for the improvements in the City of Charlottesville to the City
of Charlottesville within sixty (60) days after the first site plan for the initial phase of
Albemarle Place is submitted to the County. The Owner shall diligently pursue approval
of the plans in the City. If the City does not approve the plans within six(6)months after
the first final site plan for the initial phase of Albemarle Place is approved by the County,
the Owner shall not be required by this proffer to construct any improvements for which
approvals have not been obtained. The Owner shall not be required by this proffer to
acquire or otherwise pay for right of way in the City for these improvements.
c.
Please ensure that the"plans"referenced above are submitteditto the City of Charlottesville.
12.Commonwealth Drive Connection: The Owner shall reserve land, engineer, bond and
construct at its expense on-site improvements for a street connection at the northwest comer
of the Property to Commonwealth Dtive adjacent to the land currently known as the
"Comdial Property"(TM 61W3-18) as depicted on Exhibit A, the "Application Plan,"and
labeled as "Future Commonwealth Connection." The connection will be a two lane facility
with a sidewalk constructed on the south side of the street.
d.
This connection is not shown for reservation or designed as depicted on Exhibit A. In addition,
the retaining wall is approximately 15 feet at this point, which makes future construction almost
impossible.
13.Other °Super Bleck" Street Connections: The Owner shall reserve land and grant
construction and pant access easements or right of way at no expense to the County for
the purposes of future construction (by others) of inter-parcel street connections within the
"Super Bloch' at the following locations: First Street (to west to Commonwealth Drive),
Second Street (to west to Commonwealth Dive), Third Street (to west to Commonwealth
Drive), Cedar Will Road Extended (m Block F north to "Conndial Property"), Fourth Street
(between Blocks F and G north to"Comdial Property"),Swanson Road Extended(to north.to
"Sperry Property")and at two additional locations into Sperry property.
e.
Many of these connections have been eliminated : those at First Street, Second Street, Third
Street, and Cedar Hill Road Extended are not shown at all. Swanson Road Extended north to
Sperry Property connector is shown,but is blocked with a significant retaining wall, which
would make such an extension impossible.
2. [Sec. 8.5.5.1 and 32.5.6(c)] "Each site plan within the neighborhood model zoning district shall include
a phasing plan". I am assuming that this project will be phased. If so,please provide phasing lines.
3. [32.5.6(b)] Please indicate the height of each structure.
4. [32.5.6(b)] A parking study has been provided, which must be approved prior to final site plan
approval. However,parking should also be identified on the site plan when applicable. For example, is
the gray striped area between building E-5 and E-8 also parking? Also, are there parking areas beneath
the units in E-11, E-12, and E-13? If not,parking for these residents and their visitors may be awkward.
5. [32.5.6(n)] Please provide dimensions for buildings and other structures.
6. [32.5.6(n)] Please provide dimensions for parking spaces—if spaces are the same for a block, one can be
dimensioned as "typical".
7. [32.5.6(n) and 4.1.2.19] Please provide locations for trash containers. Dumspter pads will be difficult to
fit in later, and will be necessary.
8. [32.5.6(n) and 4.12.18] It appears that only one loading area is specified, in the area adjacent to building
B-3. The Code of Development accommodates loading spaces as shown on the Application Plan, with
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specifics to be determined at final site plan. However, these may be difficult to retrofit in to the plan
later, as a number of"service drives"are shown on the Application Plan.
9. [32.5.6(n)] No functional sidewalk is shown in any area along the northern property boundary or along
Cedar Hill Road in Block G and between Blocks F and G. The Application Plan indicates sidewalk
along Cedar Hill Road, and Proffer#12 indicates sidewalk to connect with Commonwealth Drive at the
northwest corner of the property. Please revise.
10. [32.5.6(n)] Please indicate the proposed location of any signs on the layout plan. One is currently shown
on the landscape plan at Cedar Hill Road/Rte. 29. Keep in mind that a separate sign permit will be
required for all signs. However, there preliminary location should be designated. The Code of
Development specifies a sign at the Main Street entrance
11. [General] There are two buildings labeled G-1 —the retail one used to be G-5.
12. [Code of Development(COD)—Sec. 2] Block E is noted as containing an urban plaza as well as various
recreational amenities, possibly to include basketball courts, tennis courts, swimming pool, or a pocket
park. Uses Table 1 (appendix,page 20) also specifies that Block E may have a community plaza and a
pocket park. However, no recreation areas or urban plazas are immediately evident on the site plan.
Please clarify.
13. [COD—Sec. 2] Blocks F and G:
a. A landscaping wall, decorative fencing, and supporting plantings are specified between Rte. 29
and the SWM facility. Currently, a hedgerow and street trees are shown,but no fencing. Given
the height of the retaining wall, fencing will likely serve the dual purpose of a barricade(see
comment#).
b. "A planting island incorporating shrubs and trees"is required north of building labeled"G-1
Retail"(formerly G-5) "between the travelway serving the building and Fourth Street"(which is
now Cedar Hill Road) "per the Application Plan". This island is now too narrow to
accommodate trees, or the sidewalk shown on the Application Plan.
c. The area between buildings F-5 and F-6 (formerly F-4 and F-5) should include"decorative
fencing and landscaping walls".
14. [Sec. 32.1] For Final Site Plan approval, keep in mind that retaining walls greater than 4 feet in height
constitute a potential safety hazard and must be topped with a barrier of some type in accordance with
State building code. Please indicate some method of safeguarding any such areas.
Please contact David Pennock at 296-5832 ext. 3432 if you have any questions.
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