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HomeMy WebLinkAboutSUB201900160 Review Comments Easement Plat 2019-11-05�OV AL U � U M � � IRcir�ia County of Albemarle Department of Community Development Memorandum To: Paty Saternye From: Francis H MacCall Division: Zoning Date: 11 /04/2019 Subject: SDP2018-00003 Hansen Road Church Final — L0R#1 & SUB2019-00160 Easement plat for 6' Pedestrian Path Proffer Compliance 1. Parking calculation revisions. Please see Comments #1 and 2 below from 11/9/2018 for context. The proper parking calculation of 5.5 spaces per 1000sgft of the gross floor area must be used and should be revised as follows; 5.5 Spaces per 1000sgft of gross floor area 28246/1000 = 28.24 X 5.5 = 155 spaces required Provided on Property Parking, Not on Street = 160 Spaces (Includes 7 HC) Provided on Property Parking on Street = 26 Spaces Total Parking Provided Onsite = 186 Spaces The Zoning Ordinance states that the total number of parking spaces is not to exceed the number of spaces required by more than 20%. 155 * .20 = 31, and 155 + 31 = 186 Spaces NOTE: The 20 Parking Spaces shown along the opposite side of Rolkin Road (offsite) are not required for this application. This note is being provided to acknowledge that there is this parking, and it will be available for any further amendments for additional square footage permitted by the ZMA. Please be aware, as noted below, that eventual square footage developed up to the maximum 55,OOOsgft per the ZMA will also be calculated with the 5.5 spaces per 1000GFA calculation. This means that if the remaining square footage were developed (55,000 — 28,246 = 26,754), then an additional 147 spaces will be needed. Also, as noted below, the Zoning Ordinance allows for alternatives to providing the onsite parking. 2. Please note that the location of the pedestrian path and that an easement will be established over the path one it is constructed. 11/9/2018 — Comments provided for the final site plan approval 1. 1 believe that I have incorrectly required the parking requirement for religious assembly uses on this site. Instead of the religious assembly uses parking calculation of 1 space per 3 fixed seats that have been used, the parking calculation for shopping centers should have been used since this site is part of a ZMA that approved the use of the shopping center parking calculation. The calculation of 5.5 spaces per every 1000sgft of gross floor area has been used throughout most of the development approved with the 1998 and 2002 ZMAs. The shopping center calculation would show the building of 19960/1000 = 19.96 X 5.5 = 110 spaces required and 206 provided. The 206 spaces provided would exceed the maximum allowed for the site. The maximum permitted would be 132 spaces. (110 * .20 = 22 +110 = 132). In the interest of moving forward with this site plan, using the standard religious assembly uses parking requirements for this plan will be permitted at this time. So, having the 188 spaces for the 563 seats noted on the plan is allowed. PLEASE SEE COMMENT #2 for future parking calculation requirements. 2. Please note the following for any proposed development beyond any approval of SDP2018-00003 in the future. The architectural drawings used to verify that the structure would be at or near the 20,OOOsgft limit set by the 2002 ZMA show the church to have 845 seats, 555 in the main area, and 290 in a mezzanine area. The site also currently has a Zoning Map Amendment (ZMA2018-00002) proposal to change the square footage limit for buildings on this block per the 2002 ZMA. The mezzanine area appears to be contemplated if the 20,OOOsgft building size limit is increased per an approved amendment to the 2002 ZMA. If the increase in building size is permitted and the church builds 845 seats, then any approved site plan would need to be amended. With this amendment, the 5.5 spaces per 1000 gross floor area must be used for calculating parking. It is known per the plan for ZMA2018-00002 that the church building is proposed to be 30,OOOsgft gross. Per the shopping center calculation of 5.5 spaces per 1000sgft of gross floor area, this would require 165 spaces. The plan also includes a 2-story office building of 25,OOOsgft total that would require 138 spaces, combined 165 + 138 = 303 parking spaces. The current site plan shows that there would be only 206 spaces provided, short 97 spaces if built, as shown on SDP2018-00003. At the time of site plan amendment, the will be required to show that an approved alternative has been provided. Shared parking with an adjacent property appears to be the most viable option. Any shared parking option would eventually need a recorded agreement between property owners. SUB2019-00160 Easement plat comments The specific language of the approved proffer states that the pedestrian path improvements must be made before the certificate of occupancy for any building constructed that contains additional square footage approved as a result of ZMA 20018-00002. The proffer also states that "Upon completion of pedestrian path improvements, the property Owner shall dedicate a non-exclusive easement on and across the pedestrian path for public use." All of this being said, the extension of the private street ROW will not work in this case to comply with the proffer. The pedestrian path improvement has not been completed, and the location of that improvement may not be within that described area. The easement over the improvement must be shown as a separate surveyed easement and come after the pedestrian path improvement has physically been installed.