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HomeMy WebLinkAboutZMA200200008 Staff Report 2002-11-06 i s STAFF PERSON: MICHAEL BARNES, AICP PLANNING COMMISSION DATE: OCTOBER 22, 2002 BOARD OF SUPERVISORS DATE: NOVEMBER 6, 2002 ZMA 02-08 SOUTH PANTOPS OFFICE/ DENNIS ENTERPRISES SP 02-13 DENNIS ENTERPRISES— OUTDOOR DISPLAY SDP 02-34 DENNIS ENTERPRISES— MINOR SITE PLAN AMENDMENT SDP 02-84 SOUTH PANTOPS OFFICE PRELIMINARY SITE PLAN Applicant's Proposal: There are two applicants associated with this rezoning request. The first applicant, the Virginia Land Company, is requesting a rezoning amendment to the Rivanna Ridge Shopping Center's PD-MC (Planned Development— Mixed Commercial) Application Plan to allow for an office use instead of the previously approved hotel use on Tax Map 78 Parcel 73A (see hatched area "1" on the vicinity map —Attachment A). The Virginia Land Company is also requesting a reduction from 45,000 square feet to 20,000 square feet for the office space shown in the northeast corner of the intersection of Hansen Road and Rolkin Road on (see hatched area "2" on the vicinity map —Attachment A). The second applicant, Dennis Enterprises, is requesting a rezoning from PD-MC to HC (Highway Commercial) to allow for automobile display (see hatched area "3" on the vicinity map —Attachment A). No proffers have been offered to date. Petition for Rezoning: The applicants have submitted a request to rezone 24.07 acres from PD-MC (Planned District- Mixed Commercial) to PD-MC (Planned District- Mixed Commercial) and HC (Highway Commercial) to amend a proffered plan to allow for an office use instead of a hotel use and to allow for an expansion of Dennis Enterprises car dealership. The properties, described as Tax Map 78 Parcel 73A and Parcel 13, are located in the Rivanna Magisterial District in Pantops on Hansen Road in the Rivanna Ridge Shopping Center at Pantops and on Route 250. The Comprehensive Plan designates these properties as Regional Service. Petition for Special Use Permit: The applicant has submitted a request for special use permit to allow additional vehicle display parking in accordance with Section 30.6.3.2.b of the Zoning Ordinance which allows for outdoor storage and display. The property, described as Tax Map 78 Parcel 13, contains 3.748 acres, and is located in the Rivanna Magisterial District on Richmond Road [Route # 250] approximately 1 mile from the intersection of Richmond Road and Stony Point Road. The property is zoned HC (Highway Commercial), PD-MC (Planned District- Mixed Commercial) and EC (Entrance Corridor). The Comprehensive Plan designates this property as Regional Service in Pantops. • Character of the Area: Parcel 73A is the portion of land that remains undeveloped in the Rivanna Ridge Shopping Center. It starts behind the Giant store and wraps eastward around the Giant and abuts Route 250 (Attachment A). Currently, this parcel has a large sediment trap (located immediately adjacent to Route 250) and a cleared area next to the basin that contains a soil stockpile. The developer intends to put the offices in the cleared area and fill in the basin with the stockpiled soil so that another commercial use, potentially a bank, can be put at the corner of Route 250 and Hansen Road. The parcel also contains a steep, wooded slope that drops down towards Parcel 13 (Dennis Enterprises) and Parcel 13A (Michael Spooners vacant parcel) (See Environmental Constraints Map —Attachment B). The Dennis Enterprises car dealership comprises the front half of Parcel 13. The rear of the property is a wooded, undeveloped slope. Both properties drain to the west towards the Brown Auto Dealership and eventually under South Pantops Drive to the Rivanna River. A large percentage of the area under rezoning consideration contains critical slopes and will require a critical slopes waiver. Zoning and Subdivision History: In 1980, during the County's effort to comprehensively rezone the entire county, the County rezoned the area that became the Rivanna Ridge Shopping Center to PD-SC. In 1998, The Virginia Land Company submitted an Application Plan for the shopping center (ZMA 98-20 — see Attachment C). At the time ZMA 98-20 was reviewed, staff, the Commission, and the Board primarily focused on the proposal's traffic impacts, visual impacts to Monticello, loss of tree cover, and stormwater management issues. There is specific mention in the ZMA 98-20 staff report that the rezoning's focus was not the uses per se, but on the impacts caused by those uses. For this reason, staffs review of this rezoning application has and will focus more on this proposal's impacts and compliance with the Neighborhood Model. In short, the proposed change in use in this ZMA is not as large a concern as the visual, traffic, and environmental impacts of the proposed developments. The ZMA 98-20 Application Plan was specific as to the uses and layout of the uses in and around the Giant Shopping Center; however, the outparcels along Route 250 and the area under consideration were left relatively undefined. The outparcels along Route 250 call for "high volume retail with drive thru" (Attachment C). The hatched areas 1 and 2 on Attachment A were listed as "100-room hotel" and "45,000 square feet of office" respectively on the ZMA 98-20 Application Plan. Area 3 on Attachment A was not given a specified use. Last year, Area 3 on Attachment A was subdivided off from the remainder of The Virginia Land Company's shopping center parcel (Parcel 73A) and added to the Dennis Enterprises' parcel (Parcel 13) in a boundary adjustment. Area 3 is still zoned as part of the Planned Development District (i.e., it is still considered a tree conservation area). Thus, it will need to be rezoned if it is allowed for the proposed expansion of Dennis Enterprises. A special use permit is required for the outdoor display of the cars (SDP 02-34 and SP 02-13). Staff made the procedural recommendation to the applicant that 2 they propose that Area 3 should be taken out of the Planned District and zoned HC instead of amending the Application Plan to allow for automobile sales. By-right Use of the Property: Parcel 13 is zoned HC on the front half of the property and has no restrictions on any of . the by-right uses in an HC district. However, the rear of the property remains a part of the tree conservation area in the Rivanna Ridge Shopping Center's PD-MC Application Plan. Therefore, it has no development potential. Development on Parcel 73A is still governed by the ZMA 98-20 Application Plan (Attachment C). Therefore, the areas under consideration, Areas 1 and 2 on Attachment A, have only the uses shown on the ZMA 98-20 Application Plan, 100-room hotel and 45,000 square feet of office, respectively. Applicant's Justification for the Request: The Virginia Land Company currently has a buyer that want to develop an office use on this portion of the Planned Development. Dennis Enterprises wants to expand their business. Recommendation: Several weeks ago the staff suggested that the applicant defer the public hearing so that several outstanding issues with the site's development could be resolved. The applicant declined. As a result of the following outstanding issues, staff cannot recommend approval of the rezoning at this time: 1. Inability of the proposals to meet several important principles of the Neighborhood Model. 2. Inability of the proposal to demonstrate an effective grading plan on either parcel or across the two parcels. 3. Inability of the proposal to demonstrate the potential traffic impacts resulting from the office proposal. 4. Lack of an Architectural Review Board (ARB) recommendation on the Special Use Permit Application. (Note: The ARB reviewed South Pantops Office and provided a recommendation on the building, but did not have enough information to make a recommendation on how the proposal effects the Entrance Corridor). If the applicant will not accept deferral of South Pantops Office/ Dennis Enterprises rezoning (ZMA 02-08) and Dennis Enterprises — Outdoor Display special use permit (SP 02-13) request so that the issues raised in this report can be resolve, then staffs recommends denial of these applications. Background on These Applications: Two complications will make the review of this application difficult for the Commission. The first issue is the number of applications being reviewed which results from some confusion between the applicants and staff. At the time The Virginia Land Company submitted the office rezoning (ZMA 02-08) and site plan (SDP 02-84) applications three months ago, they were unaware that the portion of land that was sold to Dennis 3 Enterprises last year needed to be rezoned to allow for the car dealership's expansion. Four weeks ago, Dennis Enterprises was added to this rezoning application. Staff supports the inclusion of Dennis Enterprises because we believe that these two properties can be developed more effectively if planned together. However, the applicants have not been able to deliver all the necessary materials for review the two properties either individually or together. This has led to a second and more difficult complication — presenting a cohesive report to the Commission. The only plan showing the two adjacent proposals does not have grading nor do property lines match up (Attachment D). This makes any review of the grading between the two parcels impossible. Additionally, the applicant has provided two different sets of site plans for the office park. Both of these plans are unacceptable to staff for various reasons. The first plan shows parking lots situated between Hansen Road and the offices (Attachment E). While this plan provides the proposed grading, it does not meet enough of the Neighborhood Model principles. In response to staff comments on the first plan, the applicant submitted a second plan, which shows one of the offices adjacent to Hansen Road (Attachment F); however, this plan does not show any proposed grading. The lack of grading on the later plan and a continued inability to meet the principles of the Neighborhood Model are the major reasons that staff has made the above recommendation. Staff believes that the Commission's public hearing can remain effective if the applicant accepts deferral of a recommendation, and the Commission focuses on the design issues related to the office complex. Staff believes that the Applicant's primary reason for requesting the public hearing is so that they can resolve their differences with staff over how the Neighborhood Model should be applied to the proposed office buildings. Proposal's Compliance with the Comprehensive Plan: The Comprehensive Plan designates this area as Regional Service in Neighborhood 3 (Pantops). The proposal for offices and automobile sales would be consistent with the uses envisioned under this designation. The Comprehensive Plan does not directly address the property under consideration. It does, however, make several general recommendations for the commercial area along Route 250 in its recommendations for Neighborhood 3. The pertinent recommendations are underlined below: 1. Development in Pantops should be designed in a manner that is sensitive to its location within Monticello's viewshed. Unlike the remainder of the Rivanna Ridge Shopping Center, this portion of Parcel 73A is on the other side of the hill from Monticello. Dennis Enterprises is even further down the hill. Therefore, the visual impacts to Monticello have been deemed minimal to non-existent by both County and Monticello staffs. 2. Commercial Areas along Route 250 are to be developed in a manner which limits access points, uses internal (possibly grided) road networks, and/ or parallel roads, as well as use alternative transportation systems. Development should have an orientation toward the internal road system as opposed to a linear orientation towards the frontage of Route 250. 4 Staff believes that the rear portions of these two properties could be an essential part of a parallel road network to Route 250 in this portion of Pantops. Currently, staff is developing a concept of roads paralleling Route 250 (Attachment G). While this concept is still in the early stages of development, part of the concept extends the recently constructed Rolkin Road across Hansen Road and across the portions of the properties under consideration (the black dashed box on Attachment G) and down the hill to connect with South Pantops Drive. Staff views these rezonings as an opportunity to keep development from foreclosing on the possibility of this parallel road. The extension of Rolkin Road has many difficulties. The terrain slopes steeply and would require extensive fill. The road would also require the cooperation or condemnation of several properties. Staff also expects that it would be an expensive road to build. However, the extension of Rolkin Road could also provide significant benefits. If Rolkin Extended were constructed as part of a Route 250 widening program, this parallel road could reduce the need to widen Route 250 from 8-lanes down to 6- lanes. The cost savings from reducing the number of lanes needed on Route 250 could be used towards the construction of the parallel roads. Secondly, if the Route 250 center turning lane is closed and a median is constructed, a parallel road would provide customer access to the business from the rear of the parcels. Finally, reducing in the number of lanes on Route 250 will keep Richmond Road a more "neighborhood friendly street." Thus, staff recommends that the applicants offer to either provide the necessary right-of-way in the future and/ or promise not to build structures in the possible right-of-way. Staff must qualify this recommendation with a caveat. The road concepts in Attachment G have no standing in the Comprehensive Plan or any other official County document. While some of these concepts could prove to be useful alternatives to widening of Route 250, it is only a conceptual plan under development by staff with input from VDOT. As a separate road interconnection, staff would like the applicant to investigate interparcel connections to Parcel 13A, owned by Michael Spooner (Attachment A). This parcel is zoned HC and will most likely have some sort of commercial use located on it. It makes good transportation sense for this parcel to have direct connection up the hill to the shopping center. Whether this connection is possible depends on the degree to which the Spooner parcel is filled. Currently, a majority of the vacant parcel is below the grade of Route 250. It will take considerable fill to make the site developable. If filled enough, it may be possible to establish an interparcel connection to the South Pantops Office site. The connection should be established if feasible. 3. Provide landscaping along Route 250 to enhance the roadway as an Entrance Corridor. The ARB will review both of these projects for their potential impacts to the Entrance Corridor. The staff members, who are reviewing the rezoning and site plan applications, are working closely with the ARB staff to ensure that the grading plans will compliment efforts to provide an appropriate landscaping plan. Staffs chief 5 concern is the large 2:1 fill slope shown on the first plan submitted for South Pantops Office. If built, as proposed on Attachment E, staff is concerned that the slope will be unsightly and denuded. Staff would prefer that the applicant terrace the development down the slope and incorporate larger landscaping islands within the development. Staff believes that terracing the site and incorporating the landscaping within the parking lots that the visual impacts resulting from the development will be masked, especially when seen from the Entrance Corridor and points farther down the hill. Proposal's Compliance with the Neighborhood Model: Staff has reviewed the two projects for compliance with the Neighborhood Model. Pedestrian The office park proposal shows sidewalks along Hansen Road and Orientation leading into the site. These are positive attributes of the plan. Dennis Enterprises currently has a sidewalk across its frontage with Route 250. Neighborhood No new streets are proposed with either proposal. Within the office Friendly Streets development, the applicant is proposing street trees and landscaping. and Paths Staff feels strongly that the office proposal should develop the best possible streetscape along Hansen Road. This will be especially important when future development or redevelopment is situated across Hansen Road from the subject site. Interconnected As mentioned above, staff would like to see the applicants reserve the Streets and right-of-way for road across the rears of their properties upon demand by Transportation the County. Additionally, staff would like the applicants to provide Networks interparcel access to the Spooner property with the development of their proposals, if possible. It should be noted that The Virginia Land Company has signaled a willingness to provide a bus stop for CTS adjacent to the proposed office complex. Parks and Open The possibilities for park space are extremely limited on these sites due Space to the slope and the nature of the proposals. Staff would like to protect as many of the large trees on the site as is possible. The trees along the common boundary with the Carriage Hill Apartments are the most critical because they buffer the commercial and residential development and aid in the protection of Monticello's viewshed. Neighborhood The Shopping Center is a neighborhood center. Centers 6 Buildings and The ARB is reviewing the building architecture for the offices Spaces of Human (Attachment H). The ARB met on October 7th and provided the applicant Scale with comments (Attachment I). In general, the ARB was satisfied with the buildings as long as the applicant was willing to make some suggested changes. The ARB was unable to comment on the landscaping because they wished to see major changes in the grading of the site. Relegated In the office proposal, most, if not all, of the parking is shown in front of Parking the buildings which does not meet the principle. Furthermore, staff believes that the applicant can move the buildings adjacent to the street and terrace the parking down the slope and provide for a much better site design. The Dennis Enterprises' proposal is in the rear of the existing business. ARB staff has recommended that the applicant provide screening trees within the display area to break up the long parking area as seen from Route 250. If the applicant agrees to this landscaping, the parking will be relegated to the extent possible. Mixture of Uses The office proposal is part of the shopping center and adjacent to Carriage Hill Apartments. The proposed offices will compliment these existing uses. The Dennis Enterprises' proposal represents the expansion of an existing use that would not compliment a mixture of other uses easily. Mixture of Neither project proposed residential uses. Housing Types and Affordability Redevelopment Not applicable. Site Planning that Lack of clear information on grading is one of the proposals' greatest Respects Terrain weaknesses. Staff is unable to clearly understand how the cut proposed with the Dennis Enterprises proposal will relate to the fill on the South Pantops proposal, nor is it clear what the net effect of the proposed grading will be on the Spooner parcel. It is clear that the applicants intend to regrade most of the site including its critical slopes. While staff has concluded that significant disturbance will be required to develop these two site, we remain unconvinced that the applicant has devised the best, most sensitive plan to grade the site. We strongly recommend the applicants provide a plan that coordinates the grading of their two sites as well as the eventual grading Spooner property. We further recommend that the applicants terrace the development down the slope. Finally, the applicant has not provided enough information to adequately determine the impacts to the critical slopes. 7 Clear Boundaries Not applicable—the property doesn't border Rural Areas with the Rural Areas Other Staff Comments Analysis of the Rezoning Relationship between the application and the purpose and intent of the requested zoning district The PD-MC district was established to support a broad range of commercial uses under a unified, planned approach with access oriented to an internal road system. The office uses will work well within the current PD-MC district as long as the issues of visual and traffic impacts can be resolved and as long as the project can met the principles of the Neighborhood Model. The HC district was established to support commercial establishments, other than shopping centers, along major highways. The Dennis Enterprises car dealership meets these criteria. Public need and justification for the change Staff sees no public justification for the zoning change. The applicant has not provided any indications on the concept plan or written comments that would provide for the extension of Rolkin Road or provide access to the Spooner Property. These improvements could aid in the elevation of traffic congestion along Route 250. Anticipated impact on public facilities and services Water and Sewer— Public utilities already exist either on-site or nearby and capacity is sufficient. Roads —The applicant has failed provide updated information on the traffic impacts that result from the change in land use from the 100-room hotel to the 45,000 square feet of office. Stormwater management—The project site appears capable of handling stormwater management issues. Anticipated impact on natural, cultural, and historic resources No impact is expected on natural, cultural or historic resources. This includes any viewshed impacts to Monticello. Anticipated impact on nearby and surrounding properties As alluded to above, it is unclear how the ultimate grading plan could affect adjoining properties. Fiscal impact to public facilities A fiscal impact analysis is provided as Attachment J. SUMMARY: There are two applicants requesting approval of a rezoning and an special use permit. The Virginia Land Company is requesting permission to amend their PD-MC Application Plan to remove a 100-room hotel and add in 45,000 square feet of office space in the new Rivanna Ridge Shopping Center. The second applicant, Dennis Enterprises, is 8 seeking to remove a portion from PD-MC district, rezone it to HC, and expand the display area for their car dealership. The staff does not have major concerns of the proposed changes in use. However, staff feels that the applicant must further define their impacts on traffic, to the Entrance Corridor, provide a unified grading plan, and meet the Neighborhood Model principles in order to gain our support. Staff has identified the following factors that are favorable to this request: 1. The uses are compatible with the area. 2. The portions of the properties farthest from Route 250 could provide for an extension of Rolkin Road. A Rolkin Road extension could provide for a meaningful reduction in congestion on Route 250 East. 3. The applicant is willing to provide for a public bus stop adjacent to the office site. Staff has identified the following factors that are unfavorable to this request: 1. The applicants have not provided a unified grading plan. 2. The office proposal does not front Hansen Road with buildings. 3. Neither proposal works with the existing terrain. The applicant should terrace the project down the hill and incorporate landscaping into the parking lots. 4. The applicant has not provided revisions to the traffic study requested by staff. 5. The Architectural Review Board has outstanding issues with both projects. RECOMMENDED ACTION Staff cannot recommend approval of the rezoning (ZMA 02-08), the special use permit (SP 02-13),1the preliminary site plan (SDP 02-84), or the minor site plan amendment (SDP 02-34) at this time as a result of too many outstanding issues. If the applicant is unwilling to accept deferral to work out the issues with staff, then staff recommends denial of the requests. Attachments: A—Vicinity/Tax Map B — Environmental Constraints Map (critical slopes and tree cover) C —ZMA 98-20 Application Plan D — Grading plan for both the Dennis Enterprises and South Pantops Office proposals E — Earlier Plan for South Pantops Office with grading shown. 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Project Title: Crowing Title: P 4 . 0 MINOR AMENDMENT TO SITE PLAN FOR COMBINED TOPO FOR DENNIS . F,,,,.:, RIVANNA ENGINEERING & ,-"' 1.-4. 0 SURVEYING, PLC.DENNIS ENTERPRISES, INC. AND SOUTH PANTOPS OFFICE .11.7i -..+, c, . c...4.) PHONE:(804)984-1599 I— Rivanna District, Albemarle County, Virginia ()rowing Scale:As Sham Drawn By LV Ito Nome:78-13-B_Grodes.dmg W P.O.KM 7603 FAX: (804)984-6863 r•v) F4, Dole: 09.19.02 Checked By PET Project No.:1122 Charlottesville,VA 22908 WM 11D21iCS70NE2077 . • 1 I • ,,,::,!,;:1,:tsri,,,,..,1,,,;-.67.1)-/ '::::..,.4, .i• `� /^ /' — -_ Jam' !l.`• `__"_,;-__, _ _ ` / _,---"'3'u.:'• -� i // / .•r i F ' • ' ,1 •a nj' \ 2 Story Bldg. ( >::._... b // r i, .yi.4% .'..__`•''_.-- 1 / 200 SF/FL i Cory IJtd9.: ,s' ,;\ F 14,400FE SF5150T. A fl 14,IOD g%� : 28,800 SF. 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'" RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA ea nox xm 1012 p4).04-8m9 • ®/.eIDIf64p18 e4?m00 £K (W)991-8061 e-r t emaamnsrm Sheet No: °u'qii°° Revision: • • 1 RSOePMN OAR 2a a 6D a; S2 of 2 SITE PLAN . SCALE t .20 - <I' " 1! 5 4r.AS MOM boon DY .Yf iu-Nano:5S0-S2 0a21.01 J:m€11W1 PraNsi No:1008 / S 14 / ------------------ ----------------------------- -475 ----------------------- to A- 10 ^ i i ----------------------------------- ------------------------------------ I r 100 0-0 /_`` - '~ . -` . N°1.2 - -'- ft . \ .L -- - -- �o=`� '� ' ' \ --^ '� � 10 �«D�. 24 10 ____----- / ---- \ ` — ^---- --�* �� � l '--- -\ - �L~ zoo a �� � / � | / ~--5?� `' \ \ | /'/ ----`.> . \ \ \ \� ;r -�----- m�m� CONCEPTUAL PLANS FOR 0Y8N0A ENGINEERING & OFFICE AT 30D?8 PAN?0pS SO8YEY/NG, PLC. 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REAR ELEVATION 17 ATTACHMENT H • 0 r____0„,..,,c.c......., „__ , . ...„_ ......._.„,..,,, , 0, 1 ��wwsxw star�.waair, . _ _ y m wzit r=r = r { H a wrrr� rrii .. z ■._ ..,.ra,1n...ecr� "vnwlaw__ _N d.an _ —_ =-__ . _ __ -__ _ _ _ _ _ _ _ - -_- r.PRONSMENEEMENEMERSEEMEMINS -_v �iyYeri_is u.ra.a Fig la'YJfWAr - 'i71.ia7.MIrdrab.--'a urns,—w-a. nnn.us" . _Jr__—_'_w hra. IYL - • 11111.ca a• .+_ Ja G.n,a a r ' �Yi.---—_—!..._ ilrY___ . rir ---------- --- --- 3 I 1 I --------___ - - _--_- rifii ii Fe Few ilk: -_------ '_ . :..tscssmy,• I�mmmmzxmmm�e '�mmsst, ---------- T tom:: -. . •>: {ti ,:. 4' 5 •.- s _ rs r-.- .--ti 5 ` .r .. i , r t,+) 1rI [J 4TI (iI •1 ( I )1* i Iti I-Xi 1 1-Ci I., It ' — - _ ; - _ _- F_� -=__�a v� • BUILDING 'B" FRONT a REAR ELEVATION • • • +...a + •-vloua - • -.1..wtww as'v.r_...a _y..L1i...�.nllnnr_w.� "'it ki ,iii d s o-ssMxssx . �- cxsssmr ¢xs�xssslmiiiii y ----_-- _ -' - eal =xss wirei ssssssxss "ulemil"- - __----=- - - -----_ ===_== -= =_ -- --_----- -- - --- - -- liwLM 1111WWYYY W_ W 1r�_ _. YYSMirMEL WAIF -- ■�I •'____ ' I '■ • - -----a .a�.w.a_ai1l ■. w..I.RJ..a_�.t ■■■.. wraa tea' �►__• l�l�•��� 1��N��1MEM�I w.......1wai+w a.rwwl .w�v I -s1rt..wR v -+!av ,■. �www,rw z n (+�•,, y,` S,tiS•`•:f.'sa •`� — .,,� .,a ti. 'r'• a_ a... .. ,:r,r•i •,i•.,,•a••:�• ••f•.�"'ir; •.•�5 .• .� C BUILDING "B" END ELEVATION . 18 -~ ATTACHMENT I OF " g fie tit ��RGjN\P COUNTY OF ALBEMARLE Department of Planning&Community Development 401 McIntire Road,Room 218 Charlottesville,Virginia 22902-4596 (434)296-5823 Fax(434)972-4012 October 15, 2002 Katurah Roell PO Box 8147 Charlottesville, VA 22906 RE: ARB-2002-97: South Pantops Office,Tax Map 78, Parcel 73A Dear Mr. Roell: . The Albemarle County Architectural Review Board conducted a work session on the above-noted item at its meeting on Monday, October 7, 2002. Regarding the request for the Zoning Map Amendment, the Board asked that the following action be forwarded to the Planning Commission: The ARB has no objection to the proposed office use, but cannot support the plan as presented. It was identified that the plan presented to the ARB was dated 8/12/02 and was different than the plan submitted for PC review. As a result of the work session, the ARB offered the following comments and suggestions for the benefit of the applicant's next submission: 1. The side elevations are more successful than the front. The solid-to-void relationship is more successful on the side than on the front. There is an uncomfortable scale shift from side to front. 2. The design of Building B is more successful than the design of Building A. 3. Providing a consistently sized center pavilion on both buildings would be appropriate. 4. The white pediment is a problem. A brick pediment is appropriate. 5. The canopy over the door isn't sized or styled appropriately. 6. Construction joints will be required. Consider them in the design of the building. Including them in the illustration would be appropriate. 7. Improve the scale relationships between the pediments and the half-rounds. Improve the locations of the half-rounds within the pediments. The half-round in end elevation A is floating too high and needs to be bigger. 8. Provide consistent jack arches or soldier courses for the windows. 9. The applicant's next submittal will be for a preliminary review. In addition to the standard submittal materials, the submittal should include the following: • An outline of the limitations/constraints on the development. • Site section(s) clarifying the topography and its relationship to the EC. • Revised elevations. • Consideration of parking placed under the building. 9 For reference, staffs recommendations on the proposal were as follows: 1. Revise the grading to retain more existing trees. 2. If walls are used to reduce the extent of grading, visible portions of the walls shall be landscaped or screened to achieve an appropriate appearance for the EC. 3. Show the proposed tree line. If trees are proposed to remain, incorporate a signed tree conservation checklist into the plan. Show on the plan the information that is required by the checklist to demonstrate the measures that will be implemented during construction to protect any existing trees that are proposed for preservation. 4. Provide trees throughout the new slope to soften the impact of the development and provide visual relief. 5. Provide trees around the front and west side of the parking area to reduce the impact of the pole lights on the EC. 6. Revise the layout and grading to more closely relate to the existing topography. Investigate locating the buildings closer to Hansen Road, terracing the parking west of the buildings, and providing landscape buffers around the parking terraces. 7. Clarify the grading at the dumpster. 8. Add perimeter parking lot trees on the east side of the lot, north of the smaller building. 9. Replace the Dogwoods with a more urban tolerant tree. 10. Provide shrubs along the front row of parking spaces. 11. Include the proposed shrubs in the Landscape Schedule. 12. Delete the Dawn Redwood from the Landscape Schedule. 13. Increase the number of trees in the large island located alongside the access drive at the entrance to the site (near the intersection of Hansen and Rolkin). 14. Revise the Landscape Schedule so that quantities are reconciled with plants shown on the plan. 15. Provide elevations that are to scale. 16. Provide material samples. You may submit your application for preliminary ARB review at your convenience. Schedules, applications, and checklists are available online at www.albemarle.orgr"planning. If you have any questions, please do not hesitate to contact me.. Sincerely, v y1z = �'/7Gc��w• Margaret Maliszewski Design Planner Cc: �Flle Michael Barnes ('0