HomeMy WebLinkAboutZMA201800005 Staff Report 2019-05-28 COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA201800005 Proposed Hotel Staff: Tim Padalino, AICP
Planning Commission Public Hearing: Board of Supervisors Public Hearing:
May 28, 2019 June 19, 2019
Owner: KIMCO, LC Applicant: Mike Sweeney, PT Hotel, LLC
Acreage: 7.52 acres Rezone from: PDMC to PDMC with Application Plan
TMP: 07800000006400, 07800000006500 By-right use(s): Per 25A.2.1, all uses permitted by right in
Location: Northwest side of State Farm Boulevard the C-1 District(per 22.2.1), CO District(per 23.2.1), and
approximately 1/4 mile from the intersection of State HC District(per 24.2.1), except for storage yards. Outdoor
Farm Blvd. and US Rte. 250 (Richmond Rd.) storage is permissible with screening.
Magisterial District: Rivanna Proffers: Yes
Proposal: Request for approval of an Application Requested #of Dwelling Units: None
Plan for an existing planned development district per
8.5.5.5.a, to allow the development of a 109-room
hotel pursuant to 25A.2.1.(1) and 24.2.1.(20). The
two parcels totaling 4.42 acres are currently zoned
Planned District Mixed Commercial (PDMC); the
proposed zoning would remain PDMC.
DA(Development Area): Neighborhood 3—Pantops Comp. Plan Designation: Urban Mixed Use, which allows
retail, commercial services, office, and a mix of residential
types (6.01-34 units/acre); and Parks, which allows public
and semi-public parks, greenways, active recreation areas.
Character of Property: Undeveloped (open field, Use of Surrounding Properties: (northeast): Virginia High
hedgerow, and forest); frontage on State Farm Blvd. School League offices; (southwest): undeveloped; (across
State Farm Blvd): Kluge-Ruhe Aboriginal Art Museum and
Sentara Martha Jefferson Hospital
Factors Favorable: (see pages 7-8 for complete details) Factors Unfavorable:
1. The proposed use is permissible in the existing zoning district; the proposal 1. VDOT review comments
does not seek to amend the district or establish additional permissible uses. identify concerns involving
2. The proposal has been revised to comply with applicable General Regulations the intersection spacing of
and Height Regulations (including setbacks, front stepbacks, and maximum the proposed southern
structure height) and to eliminate the necessity of any Special Exceptions. entrance on State Farm
Boul3. The proposal has been revised to conform to Neighborhood Model Principles MarthahaJe Jefferson
Driveo the
(such as relegated parking, pedestrian orientation, buildings and space of Jefferson
human scale, interconnected streets, and parks and open space). intersectionoulleevaardrwith State Farm
B .
4. The proposal has been revised in coordination with the Thomas Jefferson 2. The location, size, and height
Foundation to reduce anticipated visual impacts to the Monticello viewshed. of the proposed primary
5. The proposed use is consistent with the Future Land Use Plan designation of structure would negatively
"Urban Mixed Use." impact and/or block long-
6. A proposed proffer would reserve approximately 2 acres of undeveloped land distance views of the Blue
for future dedication to the County for public use, consistent with the Future Ridge Mountains as seen
Land Use Plan designation of"Parks." from certain perspectives in
this vicinity.
RECOMMENDATION: Staff recommend approval of ZMA201800005 as presented and as proffered.
ZMA 2018-00005 Proposed Hotel
PC Public Hearing 5/28/2019
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STAFF PERSON: Tim Padalino, AICP
PLANNING COMMISSION: May 28, 2019
BOARD OF SUPERVISORS: June 19, 2019
ZMA201800005 Proposed Hotel
PETITION:
PROJECT: ZMA201800005 Proposed Hotel
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL(S): 07800000006400, 07800000006500
LOCATION: Northwest side of State Farm Boulevard approximately IA mile from the intersection of State
Farm Blvd. and US Rte. 250 (Richmond Rd.).
PROPOSAL: Request for approval of an Application Plan for an existing planned development district to
allow the development of a 109-room hotel.
PETITION: The two parcels totaling 4.42 acres are currently zoned Planned District Mixed Commercial
(PDMC), which allows for retail sales, service establishments, public establishments, and offices as
permitted by right in the Commercial Districts, as well as residential by special use permit (15
units/acre). The proposed zoning would remain PDMC. Approval of an Application Plan is requested
pursuant to Chapter 18 Section 33.4.c.8. The proposed use is a 109-room hotel pursuant to 25A.2.1-(1)
and 24.2.1-(20). No residential units are proposed.
OVERLAY DISTRICT(S): Steep Slopes — Managed and Preserved
ENTRANCE CORRIDOR (EC): No
PROFFERS: Yes
COMPREHENSIVE PLAN: Urban Mixed Use, which allows retail, commercial services, office, and a mix
of residential types (6.01 — 34 units/acre); and Parks, which allows public and semi-public parks,
greenways, and active recreation areas. In the Neighborhood 3 (Pantops) Comp Plan Area within the
Development Area.
POTENTIALLY IN MONTICELLO VIEWSHED: Yes
CHARACTER OF THE AREA:
The subject property is comprised of two undeveloped parcels (78-64 and 78-65) with frontage on State
Farm Boulevard (see Location Maps —Attachment 1). In this part of Pantops, the immediate vicinity
includes several undeveloped parcels characterized by open fields, hedgerows, and forest land cover.
Offices and institutional uses exist near the subject property, particularly across State Farm Boulevard
where Sentara Martha Jefferson Hospital is located approximately 1/4-mile away.
SPECIFICS OF THE PROPOSAL:
The applicant is requesting approval of this Zoning Map Amendment (ZMA) application in order to
develop a 109-room hotel (Hampton Inn) on two undeveloped parcels. More specifically, the applicant
is proposing to establish an approved Application Plan for the existing Planned Development— Mixed
Commercial (PDMC) District— a planned development district which was established without any
Application Plan. Pursuant to Zoning Ordinance (ZO) Section 8.5.5.5.a, submittal and approval of an
Application Plan (via submittal of a ZMA application pursuant to ZO Section 33) must precede any
review or approval of a Site Plan for projects in the PDMC District which do not have a previously-
approved Application Plan.
The proposal, as shown on the ZMA Application Plan (Attachment 2) and as described in the Project
Narrative (Attachment 3), includes a 109-room hotel that would comply with applicable Height
Regulations (by having a maximum height of 65' and a minimum front stepback of 15' across the entire
front facade), and which would also comply with the applicable General Regulations (including meeting
the minimum and maximum setback requirements). A landscape wall would be constructed, and
ZMA 2018-00005 Proposed Hotel
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landscaping materials would be installed, within the front setback area between the State Farm
Boulevard sidewalk and the front access aisle / porte cochere area. Parking would primarily be
provided along the sides and rear of the proposed hotel, with limited parking spaces available in the
front near the porte cochere. An area reserved for a future interparcel connection has been
incorporated into the side yard setback area on the southwest side of the subject property.
Additionally, the draft Proffer Statement for this proposal (Attachment 4) includes a proffer to reserve for
future dedication to the County approximately two acres of undeveloped land in the rear portion of the
subject property, an area which includes Steep Slopes and which is designated on the Future Land Use
Plan as "Parks."
APPLICANT'S JUSTIFICATION FOR THE REQUEST:
The applicant's Project Narrative (Attachment 3) states that there is a demand for additional
overnight lodging options in the Pantops area in connection with the nearby Sentara Martha
Jefferson Hospital and (more generally) with visitors to the University of Virginia and to the area's
numerous tourism destinations. The narrative notes that more than a decade has passed since a
new hotel has been constructed and opened in the Pantops area. The applicants also highlight
revisions that have been made to their proposal since the pre-application meetings (8/28/2017 and
5/7/2018) and in response to subsequent staff review comments, in an attempt to increase the
proposal's conformity to Neighborhood Model Principles.
COMMUNITY MEETING:
The Community Meeting for this proposed project was held on July 23, 2018 during the regular
Pantops Community Advisory Committee (PCAC) meeting. Attendees representing Albemarle County
included County Supervisor Norman Dill, Planning Commissioner Daphne Spain, Tim Padalino (Senior
Planner), Cameron Langille (Senior Planner), and Francis MacCall (Principal Planner). In addition to
PCAC members, several members of the public were in attendance. Mr. Michael Sweeney, Shamin
Hotels and PT Hotel LLC, as well as Mr. John Wright, PE, Bohler Engineering, were present to
represent their application and project proposal.
The issues and concerns identified by attendees included the following:
■ the perception that a hotel would only create impacts in this area, and would not benefit
nearby Pantops residents or other members of the Pantops community;
■ concerns about impacts to long-distance views of the Blue Ridge Mountains as seen from the
State Farm Boulevard area and from elsewhere in Pantops; and
■ concerns about increased traffic volume.
In response to the community meeting discussion, the applicants agreed to provide additional visual
renderings and other documentation to better illustrate the intended size, massing, and appearance
of the proposed hotel, and to help demonstrate anticipated impacts to viewsheds. (Attachment 5)
PLANNING AND ZONING HISTORY:
The subject property was included in the PDMC district established through the 1980 comprehensive
rezoning. A subsequent ZMA application to establish an approved Application Plan for a portion of
this PDMC district did not include these subject property parcels; therefore, this ZMA application
seeks to establish an approved Application Plan for these subject property parcels that were
previously zoned PDMC.
ZMA 2018-00005 Proposed Hotel
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COMPREHENSIVE PLAN:
The subject property is comprised of Tax Map Parcels #78-64 and #78-65, which are in the
Neighborhood 3 (Pantops) Comprehensive Plan Area within the Development Area. The future land use
designations for these properties as specified in the Pantops Master Plan ("Master Plan") is as follows:
Urban Mixed Use:
The front portions of these parcels along State Farm Boulevard are designated "Urban Mixed Use"
which envisions (future) "retail, commercial services, office, and a mix of residential types based on the
Urban Density land use category. This mixed use land use category is expected to have equal parts of
residential and commercial uses."
Parks:
The rear portions of these parcels are designated "Parks" which envisions (future) "public and semi-
public parks, greenways, and more active recreation areas."
In summary, the proposed hotel use is consistent with the "Urban Mixed Use" future land use
designation. The proposal is also consistent with the "Parks" future land use designation, as the
majority of the areas of the subject property(s) that are designated for (future) "Parks" use(s) would
remain undeveloped and undisturbed, and the applicant has proffered approximately 2 acres of these
areas to be reserved for future dedication to the County.
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The Neighborhood Model:
Staff has reviewed this proposal against the twelve Neighborhood Model Principles and has found that it is
consistent or generally consistent with each applicable principle. Staff has no objections and no concerns
about the proposal being in conflict with any of the applicable principles. A detailed analysis of
Neighborhood Model Principles is provided as Attachment .
Relationship between the application and the intent and purposes of the requested zoning district:
As indicated earlier in this report, the existing PDMC zoning would remain unchanged; the requested
zoning is the existing zoning. As such, this factor is not applicable.
Anticipated impact on public facilities and services:
Streets:
The proposal includes two proposed entrances along this portion of State Farm Boulevard. A proposed
northern entrance would be served by a right turn taper that would be 100' long, and a proposed southern
entrance would be located approximately 139 feet northeast of the existing State Farm Boulevard
intersection with Martha Jefferson Drive. Because State Farm Boulevard is a divided roadway, both
proposed entrances would function as right-in only, right-out only entrances for the foreseeable future.
The proposal includes a future interparcel connection to TMP #78-66 (to the southwest) to allow for a
shared access entrance (serving the subject property and other properties to the southwest) to be located
on State Farm Boulevard in proper alignment with the existing intersection of Martha Jefferson Drive.
A review of the Traffic Impact Analysis Statement (Attachment 7) by County staff and VDOT staff did not
lead to any objections or requested changes. The anticipated increases in traffic volume and vehicle trips
associated with this proposal is projected to occur primarily outside of peak hours, and have no discernible
negative impact on levels of service on State Farm Boulevard or other nearby public roads.
Schools:
The proposal includes no dwelling units and therefore would create no impacts to, and require no services
from, Albemarle County Public Schools.
Fire & Rescue:
Albemarle County Fire & Rescue has indicated "No Objection" to this proposal (11/21/2018).
Utilities:
This project is in the ACSA water and sewer service jurisdictional area and both services are available.
ACSA has indicated "No Objection" to this proposal (7/18/2018 and 9/25/2018).
Anticipated impact on environmental, cultural and historic resources:
There are no known cultural or historic resources on the site. The proposal includes disturbance of
Managed Steep Slopes, but only a small portion of the overall steep slopes areas would be
disturbed. The majority of the Managed Steep Slopes area, and other areas of the subject property
that are designated on the Future Land Use Plan as "Parks" (totaling approximately two acres), are
proffered as being reserved for future dedication to the County.
Anticipated impact on nearby and surrounding properties:
The proposed hotel's location, size, and height are expected to reduce or otherwise diminish existing
long-distance views of the Blue Ridge Mountains as seen from certain perspectives in the vicinity of
this project site. The importance of these "magnificent views...of the distant Blue Ridge Mountains"
is articulated in the "Natural, Scenic, and Historic Assets" section of Chapter 3 — Background (page
7); and protection of these scenic vistas is identified as "Guiding Principle #1" in the Pantops Master
ZMA 2018-00005 Proposed Hotel
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Plan (page 6). However, the proposed primary structure (as shown on the application plan dated
4/15/2019) is compliant with applicable Zoning Ordinance regulations for building height, front
stepbacks, and other requirements.
Public need and justification for the change:
The proposed use is permissible pursuant to the existing PDMC zoning. The preparation and
submission of this ZMA application (requesting approval to establish a ZMA Application Plan) is a
County Code requirement pursuant to ZO Section 8.5.5.5.a.
Other factors:
In addition to the "Factors to be considered' in ZO Section 33.27.B, Subsection 33.27.B.2 also
specifies the following "Additional factors to be considered when acting on an application to amend
existing planned development district."
(i) whether the proposed amendment reduces, maintains, or enhances the criteria of a planned
development stated in Section 8.3: Staff have reviewed the following criteria of a planned
development as stated in ZO Section 8.3 ("Planned Development Defined") and find no issues of
concern and have no objections. Specifically:
(1) "the area proposed to be rezoned or the area within the planned development district is
under unified control and will be planned and developed as a whole" —This proposal
would not alter the fact that portions of this existing planned district are and have been
subject to various terms of ownership and control over time, and would thus "maintain" the
degree to which this planned district has been subject to a (partially) non-uniform pattern
of development over time.
(2) "the development conforms with one or more approved application plans" —This proposal
would establish an approved Application Plan for a portion of the planned district without
such a plan, and would thus "enhance" the degree to which the proposed development of
the subject property and the planned district conforms to an approved Application Plan.
(3) "in all planned development districts other than a planned historic district, the development
will provide, operate and maintain common areas, facilities and improvements for some or
all occupants of the development where these features are appropriate" —This proposal
includes the reservation of land for future dedication to the County for public use, which
would support the future land use designation of"Parks" as specified in the Pantops
Master Plan, and which would thus "enhance" the degree to which this planned district
includes the provision of common areas where appropriate.
(ii) the extent to which the proposed amendment impacts the other parcels within the planned
development district: The proposed Application Plan would create no notable negative impacts to
other parcels within the existing PDMC district. Additionally, the proposal includes a reservation of
land for future dedication to the County for public use that would generate positive impacts to other
parcels within the existing PDMC district.
PROFFERS:
Proffers are contained in the Draft Proffer Statement (Attachment 4) and are summarized below.
Staff comments are provided in italics.
• Proffer 1 (Application Plan): This proffer is a commitment to develop the subject property in
general accord with the Application Plan.
CDD-Zoning staff has indicated that this Application Plan does not technically need to be
proffered, since an approved Application Plan is required for all Planned Development districts
ZMA 2018-00005 Proposed Hotel
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per ZO Section 8. Therefore, this Application Plan should be considered a regulatory
requirement, not a voluntary commitment.
Additionally, staff have identified certain technical details which would need to be revised in order
for this proffer to be acceptable — one example includes updating the revision date of the
Application Plan (from 10/29/2018 to 4/15/2019).
• Proffer 2 (Reservation of Land for Future Dedication): As described elsewhere in this staff
report, this proffer is a commitment to reserve for future dedication to the County approximately
two acres of undeveloped land in the rear portion of the parcel, an area which includes Steep
Slopes and which is designated on the Future Land Use Plan as "Parks."
Staff finds that this proffer would allow the undeveloped portion of this subject property to be
utilized as envisioned and recommended in the Pantops Master Plan (as a public park), and
would generally be a positive contribution to public health, safety, and welfare.
SUMMARY:
Staff has identified the following factors which are favorable to this request:
1. The proposed use is permissible in the existing zoning district, and the proposal does not
seek to amend the zoning district or otherwise change the potential intensity of permissible
uses on the subject property.
2. The proposal, as shown on the Application Plan dated 4/15/2019, has been revised to
comply with applicable General Regulations and Height Regulations (including minimum and
maximum front setbacks, side setbacks, front setbacks, front stepbacks, and maximum
structure height) and to eliminate the necessity of any Special Exceptions.
3. The proposal, as shown on the Application Plan dated 4/15/2019, has been revised to
conform to Neighborhood Model Principles (such as relegated parking, pedestrian
orientation, buildings and space of human scale, interconnected streets, and parks and open
space).
4. The proposal has been revised in response to the Thomas Jefferson Foundation's written
concerns regarding potential impacts to the Monticello viewshed, so as to include the
specification of certain building materials and colors that will reduce visual impacts and to
include landscaping in strategic locations to further reduce visual impacts.
5. The proposed use and improvements are limited to a portion of the overall subject property
such that the proposal is consistent with the Future Land Use Plan designation of Urban
Mixed Use (towards the front of the subject property, near State Farm Boulevard).
6. The proposal includes a (draft) proffer (dated 10/29/2018) to reserve approximately 2 acres
of undeveloped land for future dedication to the County for public use, in an area with a
Future Land Use Plan designation of Parks (towards the rear of the subject property).
Staff has identified the following factors which are unfavorable to this request:
1. Review comments from VDOT (dated 4/30/2019) identify potential concerns involving the
spacing of the proposed southern entrance on State Farm Boulevard relative to the existing
intersection of Martha Jefferson Drive and State Farm Boulevard.
However, any subsequent site plan review process would provide the opportunity to address
and resolve these intersection spacing issues with the applicants, VDOT, and CDD staff.
Additionally, the proposal includes a future interparcel connection to the south so that the
subject property could be accessed from a future access entrance that should be aligned with
the Martha Jefferson Drive intersection with State Farm Boulevard (subject to future
development of the adjoining parcels to the south).
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2. The proposed primary structure, as shown on the Application Plan dated 4/15/2019, would be
a hotel with a height of approximately 61' — 65' (65' max). As seen from certain perspectives
in the vicinity of this project site, the proposed hotel's location, size, and height are expected
to reduce or otherwise diminish existing long-distance views of the Blue Ridge Mountains.
The importance of these "magnificent views...of the distant Blue Ridge Mountains" is
articulated in the "Natural, Scenic, and Historic Assets" section of Chapter 3 — Background
(page 7); and protection of these scenic vistas is identified as a "Guiding Principle #1" in the
Pantops Master Plan (page 6).
However, the proposed primary structure (as shown on the application plan dated 4/15/2019)
is compliant with applicable Zoning Ordinance regulations for maximum building height,
minimum front stepbacks, and other requirements.
RECOMMENDATION:
In consideration of staff analysis and evaluation of this proposal relative to the factors contained in
Zoning Ordinance Section 33.27.E including applicable subsections, and based on the favorable
factors identified above, staff recommends approval of ZMA201800005 "Proposed Hotel,"
provided that a finalized and signed/notarized proffer statement is submitted prior to advertisement
of a legal notice of a Board of Supervisors public hearing (or no later than Monday, June 3, 2019).
PLANNING COMMISSION POSSIBLE MOTIONS —ZMA201800005:
A. If the ZMA is recommended for approval: Move to recommend approval of ZMA201800005
"Proposed Hotel."
B. If the ZMA is recommended for denial: Move to recommend denial of ZMA201800005 "Proposed
Hotel" for (insert reasons for denial).
ATTACHMENTS:
1 — Location Maps
2 — ZMA Application Plan (dated April 15, 2019)
3 — Project Narrative (dated May 16, 2019)
4 — Draft Proffer Statement (dated October 29, 2018)
5 — Project Renderings (dated 4/14/2019)
6 — Staff Analysis of Neighborhood Model Principles
7 —TIA Statement (dated August 30, 2018)
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ZMA201800005 Location Maps: Existing Conditions
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CONTACT INFORMATION
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GOVERNING AGENCIES OWNER DEVELOPER 28 BLACKWELL PARK LANE p ,SUITE 201
MCO LC PT NDTEL LLC WARRENTON,VIRGINIA 20156
•ALBEMARLE DEPARTMENT OF COMMUNITY DEVELOPMENT CHARLOTETESVILL E.VA12901 CHE 203D WARE BOTTOM
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SITE TABULATIONS PROPS (540)"'"`i00
CONTACT TIM PAPALINO,ACP-SENOR PLANNER MICHAEL SWEENEY -- Fax (540)349-0321
401 MCINTIHE ROAD,NORTH WING 804-722S000 VA@Bohle,Eng.com
CHAILOTTESVILLE,VIRGNA 223044666 ZONING DATA:
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SITE ACCRESS: 1820 STATE FARM BLVD.
CHARLOTTESVILLE,VA 22911 n 0,.
CURRENT ZONING: PD-MC CiIT 1'II Y,1I
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0763003-03-06430
JOHN C.WRIGHT V
PREPARED BY EXISTING USE: VACANT
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28 BLACKWELL PARK LANE,SUITE 201 SIDE(EAST) 1165
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PROJECT NARRATIVE — Zoning Map Amendment
Revised May 16, 2019
1628 STATE FARM BLVD
CHARLOTTESVILLE,VA 22911
07800-00-00-6500
07800-00-00-6400
PROJECT PROPOSAL:
The proposed 109 Room Hotel(Hilton Franchise-Hampton Inn,Six(6)Story—59' 2%") lies in the
Pantops Mixed Use District as well as the Neighborhood Model District(NMD).The hotel helps mitigate
demand for rooms generated by the expanding Sentara Martha Jefferson Hospital,The University of
Virginia,and numerous surrounding historical sites and attractions. It is important to note that there has
not been a new hotel built in the Pantops area since the Hilton Garden Inn on or about 2005.
We have addressed the requirements of the NMD by removing all but drop off and ADA parking along
the front elevation.We have placed the building as close as possible to the sidewalk,without creating an
alley affect,given the height of the building.The proposed site plan provides inter-parcel connectivity as
well as pedestrian connectivity leading to and from the entrance of the hotel to the sidewalk along
State Farm Blvd, leading both to the East and the West. Architecturally,the building is designed on all
four sides to provide a human scale and a residential aesthetic.
CONSITSTENCY WITH COMPREHENSIVE PLAN
The Hotel Use is a by right use in the PD-MC Zoning District.
IMPACT ON PUBLIC FACILITIES& PUBLIC INFRASTRUCTURE
There is no proposed impact on sewer or water. Based on the result of the Traffic Impact Analysis by
Ramey Kemp,there are no off-site road improvements needed.
IMPACT ON ENVIORNMENTAL FEATURE
The propose project impacts managed steep slopes on the site. We are mitigating the impact by
reducing the number of parking spaces as well as the use of retaining walls.
PROPOSED PROFFERS TO ADDRESS IMPACT
We have a proposed Proffers as outlined in our Draft Proffer Statement dated October 29, 2018. We
look forward to working with the staff to finalize the Proffer Statement, signed and notarized no later
than June 3rd, 2019.
ATTACHMENT 3
DRAFT
Pantops Hotel—State Farm Boulevard
ZMA 2018-00005
PROFFERSTATEMENT
Date: October 29, 2018
ZMA#: ZMA 2018-00005
Tax Map Parcel#: 07800-00-00-06400 and 07800-00-00-06500
Owner of Record: Kimco,LC
Approximately 4.42 acres to be rezoned from Planned Development Mixed-Commercial CM-MC")
to PC-MC with an Application Plan.
The following parcels are subject to rezoning application ZMA 2018-00005(the"Application")and
thus to this proffer statement:Tax Map Parcels 07800-00-00-06400 and 07800-00-00-06500(the
"Property"). The Owner of the Property is Kimco,LC(the"Owner"). The Applicant and contract
purchaser of the Property is PT Hotel,LLC.
The Owner hereby voluntarily proffers that if the Albemarle County Board of Supervisors acts
to approve the Application,as requested,the Owner and its successors and assigns shall develop the
Property in accord with the following proffers pursuant to Section 15.2-2298 of the Code of Virginia,
1950,as amended,and pursuant to Section 33.22 of the Albemarle County Zoning Ordinance.These
conditions are voluntarily proffered as part of the Application,and the Owner acknowledges that(1)the
rezoning itself gives rise to the need for the conditions;and(2)such conditions have a reasonable
relation to the rezoning requested.
In the event the Application is denied the proffers shall immediately be null and void and
of no further force or effect.
1. Development of the Property shall be in general accord with the plan entitled"Zoning Map
Amendment 2018-00005 for PT Hotel,LLC"prepared by Bohler Engineering,dated June 18,
2018,last revised April 15,2019(the"Application Plan").
2. The Owner shall reserve the area shown as"Proposed Easement for Future Park(2.0 Acres
+/-)"on Sheet 3 of the Application Plan(the"Reserved Land")for future dedication to the
public for a public park and/or a connection to any future park to be constructed on a parcel
or parcels adjacent to the Property. Upon the written request of the County,the Owner shall
dedicate in fee simple to the County the Reserved Land to permit the construction by the
County of public access trails or other pedestrian connections from the Reserved Land to the
future park. Such dedication shall occur after final site plan approval,after issuance of
Certificate of Occupancy for the proposed hotel use on the Property, and after delivery by the
County to the Owner of a written request for such dedication(the"Dedication Request
Notice"). The dedication shall be completed within six(6)months after delivery of the
Dedication Request Notice. The Reserved Land shall be dedicated by subdivision plat, and
1
ATTACHMENT 4
DRAFT
the Owner shall be responsible for the cost of a survey and preparing the deed to convey the
Reserved Land to the County.
Witness the following signature:
KIMCO, LC,
a Virginia limited liability company
By:
Printed Name:
Title:
37205047_4
2
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ZMA201 800005
Attachment 6 — Staff Analysis of Neighborhood Model Principles
Pedestrian The Application Plan includes the following elements that support and advance
Orientation the Pedestrian Orientation principle:
• Sidewalks and two crosswalks are proposed to provide safe, convenient
pedestrian connection from the hotel to the sidewalk along State Farm Blvd.
Sidewalks are also proposed around the entirety of the structure.
• Street trees are proposed in the front yard setback area, between the
sidewalk and the front drive aisle.
• Landscape walls are proposed along a portion of the property's frontage,
which should contribute to a sense of spatial enclosure and enhance the
pedestrian orientation of the development.
Principle is met.
Mixture of Uses The future land use designation of"Urban Mixed Use" anticipates a mixture of
residential and commercial uses in this area including retail, office, and service.
A hotel would contribute to a mixture of uses in this area.
Principle is met.
Neighborhood The development relates to the employment centers of State Farm Insurance
Centers and Sentara Martha Jefferson Hospital. Proposal includes pedestrian facilities
to and from the front hotel entrance designed to contribute to safe, convenient
pedestrian connectivity between the proposed hotel and nearby neighborhood
centers in both directions of State Farm Boulevard.
Principle is met.
Mixture of Housing This principle is not immediately applicable. The proposed project is a hotel;
Types and there are no dwelling units being proposed.
Affordability Principle is not applicable.
Interconnected The Application Plan provides a future interparcel connection to TMP #78-66
Streets and (to the southwest) to allow for future interparcel vehicular access and
Transportation connectivity. This future interparcel connection will also allow for a shared
Networks access entrance (serving the subject property and other properties to the
south) to be located on State Farm Boulevard in proper alignment with the
existing intersection of Martha Jefferson Drive.
Principle is met.
Multi-modal One or more bicycle racks are included on the application plan.
Transportation Principle is met.
Opportunities
Parks, Recreational Portions of the rear areas of these two parcels are designated as "Parks" in the
Amenities, and Pantops Master Plan. The Application Plan proposes minimal disturbance or
Open Space development of the Managed Steep Slopes within the "Parks"future land use
designation; and the majority of this "Parks" designated area would remain
undeveloped.
Additionally, the Application Plan designates an area in the rear portion of the
ZMA 2018-00005 Proposed Hotel—Attachment 6
PC Public Hearing 5/28/2019
ATTACHMENT 6
subject property as a "Proposed Easement for Future Park" in support of the
"Parks" designation on the Future Land Use Plan. The Draft Proffer Statement
contains this corresponding commitment to reserve that area for future
dedication to the County: "The owner will reserve an easement over the northern
2.0 acres (final area to be determined at site plan). At time of certificate of
occupancy, owner will transfer property to County for a future park."
Principle is met.
Buildings and When applied to this proposed project on the subject properties, this principle
Space of Human should be embodied by: a building situated close to, and having a spatial
Scale relationship with, the public ROW; a building with an articulated facade and
non-monumental massing; and parking spaces relegated to the sides and rear
of the building. Staff has made the following findings based on a review of the
Application Plan (dated 4/15/2019) as well as supporting documentation:
• The proposed height of the structure is compliant with ZO Sections 25A.6 and
21.4, which provide a maximum building height of sixty-five (65) feet.
• The proposed structure is also compliant with ZO Sections 25A.6, 21.4, and
4.20(a), which require a minimum front stepback of fifteen (15) feet for any
story that begins above forty (40) feet in height or for each story above the
third story, whichever is less.
• The front setback requirements are satisfied through the location of the porte
cochere relative to the front property line.
• The landscape walls proposed along a portion of the property's frontage are
expected to contribute to a sense of spatial enclosure for sidewalk users and
to otherwise enhance the pedestrian orientation of the project.
Principle is met.
Relegated Parking Significant revisions have been made to the Application Plan (in response to
staff comments made in connection with the pre-application meeting and
subsequent review comment letters) to eliminate most of the originally-
proposed parking between the primary structure and the public ROW.
Specifically, the application plan dated 4/15/2019 retains three (3) universal
access spaces and eight (8) additional spaces on the "hotel side" of the front
drive aisle; but the parking spaces originally proposed on the opposite side of
the front drive aisle (closer to State Farm Boulevard ROW) were eliminated, to
allow the hotel to be sited closer to the street.
Principle is generally met.
Redevelopment The subject property is currently undeveloped.
Principle is not applicable.
Respecting Terrain The rear portions of the parcels contain Managed Steep Slopes as well as a
and Careful Grading small portion of Preserved Steep Slopes overlay districts. No Preserved Steep
and Re-grading of Slopes are impacted. The proposal does not impact or disturb a significant
Terrain portion of these Managed Steep Slopes, and terraced retaining walls are
proposed for the portion which is disturbed. Proposed retaining walls and other
improvements associated with the Managed Steep Slopes Overlay District will
have to comply with the Design Standards specified in ZO Section 30.7.5.
Principle is generally met.
ZMA 2018-00005 Proposed Hotel—Attachment 6
PC Public Hearing 5/28/2019
2
ATTACHMENT 6
Clear Boundaries The subject property is not adjacent to a Rural Area boundary.
with the Rural Area Principle is not applicable.
ZMA 2018-00005 Proposed Hotel—Attachment 6
PC Public Hearing 5/28/2019
3
ATTACHMENT 6
RAMEY KEMP&ASSOCIATES,INC
RAMEY KEMP 4343 Cox Road
Glen Allen,VA 23060
4 ASSOCIATES Phone: 804-217-8560 Fax: 804-217-8563
TRANSPORTATION ENGINEERS www.rameykemp.com
August 30, 2018
Mr. Kevin McDermott
Albemarle County
401 McIntire Road
Charlottesville, Virginia 22902
Phone: (434)296-5832
Reference: State Farm Boulevard Hotel—Revised Traffic Impact Analysis (TIA)
Dear Mr. McDermott,
Ramey Kemp & Associates, Inc. (RKA) has performed a Traffic Impact Analysis (TIA) for the proposed 130
room hotel located on the northwest side of State Farm Boulevard northeast of Martha Jefferson Drive. The
access plan includes two new right-in/right-out driveways on State Farm Boulevard. If approved, the proposed
hotel is expected to be built in 2020. Figure 1 shows the site location and study intersections, and Figure 2
shows the preliminary site plan.
The original TIA was submitted on May 30, and this revised TIA is based on VDOT review comments dated
July 17. Following is a brief response to those comments:
Comment #1 — the laneage on the northbound State Farm Boulevard approach to U.S. 250 (Richmond Road)
was corrected as noted
Comment #2 — the signal timing splits in the AM and PM peak hours are now held constant from existing
through build-out instead of optimizing future conditions
Comment#3—these improvements were analyzed as requested, and the results were added to Table 2
Comment#4—the ADT value of 6,300 vehicles per day is reported as requested
Comment#5—understood
Comment #6 — the applicant has agreed to construct a 100 foot southbound right-turn taper on State Farm
Boulevard at the North Site Driveway
The purpose of this letter report is to provide the following:
• Trip generation calculations
• Evaluation of turn lane warrants for the proposed driveways
• Capacity and queueing analysis of the study intersections
Charleston, SC-Charlotte, NC- Raleigh, NC- Richmond,VA-Winston-Salem, NC
ATTACHMENT 7
Mr. Kevin McDermott
Page 2 of 7
Existing Roadway Conditions
U.S. 250 (Richmond Road) is a six-lane divided Principal Arterial with a 2018 average daily traffic (ADT)
volume of approximately 34,000 vehicles per day (vpd), and a posted speed limit of 45 miles per hour (mph) in
the vicinity of the site.
State Farm Boulevard is a four-lane divided local road with a 2018 ADT volume of approximately 6,300 vpd,
and a posted speed limit of 35 mph in the vicinity of the site.
Martha Jefferson Drive is a three-lane local road with a 2018 ADT volume of approximately 2,100 vpd, and a
posted speed limit of 25 mph in the vicinity of the site.
Figure 3 shows existing lane configuration.
Existing Traffic Volumes
The AM peak hour (7:00 to 9:00 AM) and PM peak hour (4:00 to 6:00 PM) turning movement counts were
conducted during the week of April 30th by Peggy Malone&Associates, Inc. at the following intersections:
• U.S. 250 (Richmond Road)and State Farm Boulevard/Luxor Road
• State Farm Boulevard at Martha Jefferson Drive
The traffic count data are enclosed, and the existing 2018 volumes are shown in Figure 4.
Background Traffic Growth
The 2018 peak hour traffic volumes were grown by an annual rate of 2.0% for two years to estimate the 2020
peak hour traffic volumes. Figure 5 shows the estimated 2020 no-build peak hour traffic volumes.
Trip Generation
The trip generation potential of the proposed hotel during a typical weekday, AM peak hour, and PM peak hour
was estimated using the methodologies published by the Institute of Transportation Engineers (ITE) Trip
Generation Manual— 10`h Edition. Table 1 summarizes the trip generation calculations.
Table 1
ITE Trip Generation—Weekday— 10th Edition
Weekday
Land Use Daily Traffic AM Peak Hour PM Peak Hour
(ITE Land Use Code) Size (vpd) (vph) (vph)
Enter Exit Enter Exit Enter Exit
Hotel 130 rooms 544 544 36 25 40 38
(310)
4},4RAMEY KEMP
4.4 ASSOCIATES
ATTACHMENT 7
Mr. Kevin McDermott
Page 3 of 7
Site Traffic Distribution
The following site traffic distribution was applied based on a review of the existing traffic volumes, the adjacent
roadway network, and engineering judgement:
• 40%to/from the east U.S. 250(Richmond Road)
• 30%to/from the west on U.S. 250(Richmond Road)
• 10%to/from the east on Martha Jefferson Drive
• 10%to/from the west on S.Pantops Drive
• 5%to/from the north on Luxor Road
• 5%to/from the west on Hickman Road
Figures 6 and 7 show the site trip distribution and site trip assignment, respectively. Figure 8 shows the
projected 2020 build-out peak hour traffic volumes.
VDOT Turn Lane Warrant Analysis
The projected build-out AM and PM peak hour traffic volumes at the proposed hotel driveways were compared
to the turn lane warrants in the Virginia Department of Transportation (VDOT) Access Management Design
Standards for Entrances and Intersections. No right-turn lanes or tapers are warranted at build-out of the hotel,
but the applicant has agreed to construct a 100 foot southbound right-turn taper on State Farm Boulevard at the
North Site Driveway.
Intersection Spacing Standards
VDOT requires at least 250 feet of separation between partial access driveways and intersections on Collector
roadways. The North Site Driveway on State Farm Boulevard will be right-in/right-out, and is approximately
315 feet south of the Virginia High School League driveway. The South Site Driveway on State Farm
Boulevard will also be right-in / right-out, and is approximately 300 feet south of the North Site Driveway.
Both proposed driveways meet VDOT's minimum intersection spacing standards.
$,RAMEY KEMP
ASSOCIATES
ATTACHMENT 7
Mr. Kevin McDermott
Page 4 of 7
Traffic Capacity Analysis
Traffic capacity analysis for the study intersections was performed using Synchro 9, which is a comprehensive
software package that allows the user to model signalized and unsignalized intersections to determine levels-of-
service based on the thresholds specified in the 2010 Highway Capacity Manual (HCM).
Table 2 summarizes the capacity analysis results for the signalized intersection of U.S. 250 (Richmond Road) at
State Farm Boulevard/Luxor Road, and the Synchro outputs are enclosed for reference.
Table 2
Level-of-Service Summary for U.S. 250 (Richmond Road) at State Farm Boulevard /Luxor Road
AM PEAK HOUR PM PEAK HOUR
CONDITION LANE Lane Overall Lane Overall
GROUP Lane Delay Queue LOS Lane Delay Queue LOS
LOS (sec) (ft) (Delay) LOS (see) (ft) (Delay)
EBL E 61.9 86 E 63.1 84
EBT/R B 17.8 240 C 26.9 539
WBL E 58.4 108 E 55.2 48
Existing(2018) WBT/R C 21.3 498 C C 21.5 322 C
Traffic Conditions NBL/T E 58.7 93 (24.9 sec) E 64.5 218 (29.3 sec)
NBR A 1.0 0 C 28.3 160
SBL/T E 59.7 220 E 64.2 229
SBR A 0.6 0 A 0.7 0
EBL E 62.9 88 E 63.7 86
EBT/R B 18.2 252 C 28.4 574
WBL E 59.3 111 E 55.4 49
No-Build(2020) WBT/R C 22.2 531 C C 22.1 340 C
Traffic Conditions NBL/T E 59.1 97 (25.6 sec) E 65.7 229 (30.6 sec)
NBR A 1.1 0 C 31.8 177
SBL/T E 60.6 230 E 65.6 251
SBR A 0.6 0 A 0.8 0
EBL E 63.5 88 E 63.7 86
EBT/R B 18.4 255 C 29.1 581
WBL E 61.0 120 E 56.4 58
Build(2020) WBT/R C 22.3 531 C C 22.4 340 C
Traffic Conditions NBL/T E 59.3 108 (26.0 sec) E 67.6 261 (31.5 sec)
NBR A 1.5 1 C 34.5 200
SBL/T E 60.9 232 E 66.0 255
SBR A 0.6 0 A 0.8 0
EBL E 58.2 86 E 58.1 85
2020 EBT/R B 12.0 210 B 15.0 456
No-Build
(2020) WBL E 55.3 109 D 54.5 49
Traffic Conditions WBT/R B 13.9 440 B B 12.8 280 C
(With NBL and NBL D 44.0 67 D 54.5 176
Concurrent NBT D 39.4 31 (18.6 sec) D 37.4 46 (20.0 sec)
NBR A 0.7 1 C 32.3 187
Phasing) SBL E 58.9 173 E 58.3 200
SBT/R C 30.3 85 B 16.9 51
EBL E 58.2 86 E 58.1 85
2020 EBT/R B 12.2 212 B 15.3 460
Build
(2020) WBL E 55.6 117 E 55.1 58
Traffic Conditions WBT/R B 13.9 440 B B 12.8 280 C
(With NBL and NBL D 44.0 76 E 56.9 190
Concurrent NBT D 38.4 31 (18.8 sec) D 37.3 48 (20.7 sec)
NBR A 2.2 10 C 34.7 202
Phasing) SBL E 59.0 173 E 58.3 200
SBT/R C 31.0 88 B 17.4 52
RAMEY KEMP
1; ASSOCIATES
ATTACHMENT 7
Mr. Kevin McDermott
Page 5 of 7
Capacity analysis indicates that the intersection currently operates at LOS C during the AM and PM peak hours.
Under no-build and build conditions, the intersection is expected to continue to operate at LOS C during the
AM and PM peak hours. Note that the proposed hotel trips will increase the average delay at this intersection
by only 0.4 second in the AM peak hour, and 0.9 second in the PM peak hour. The hotel trips will increase the
total approach volume at this intersection by less than 1.5% in the AM and PM peak hours.
No improvements are warranted or recommended at this intersection at build out of the hotel.
At the request of VDOT, this intersection was analyzed with the following improvements:
• Add one northbound left-turn lane on State Farm Boulevard with 200 feet of storage
• Restripe the northbound through-left lane on State Farm Boulevard as a through lane
• Restripe the southbound Luxor Road approach as one left-turn lane and one shared through-right lane
• Change the signal phasing from split phase to running the side street approaches concurrently
If those improvements were constructed, this intersection would be projected to operate at LOS B during the
AM peak hour, and LOS C during the PM peak hour.
Table 3 summarizes the capacity analysis results for the unsignalized intersection of State Farm Boulevard at
Martha Jefferson Drive, and the Synchro outputs are enclosed for reference.
Table 3
Level-of-Service Summary for State Farm Boulevard at Martha Jefferson Drive
AM PEAK HOUR PM PEAK HOUR
CONDITION LANE Lane Overall Lane Overall
GROUP Lane Delay Queue LOS Lane Delay Queue LOS
LOS (sec) (ft) (Delay) LOS (sec) (ft) (Delay)
WBL' B 12.5 3 B 12.3 3
WBR' A 8.6 3 A 9.9 13
NBU2 A 8.1 0 A 0 0 3
Existing(2018) NBT - - - N/A3 - - - N/A
Traffic Conditions NBR - - - - - -
SBL2 A 7.6 8 A 8 3
SBT - - - - - -
WBL' B 12.7 3 B 12.6 5
WBR' A 8.6 3 B 10 15
No-Build(2020) NBU2 A 8.1 0 A 0 0 N/A3
NBT N/A3
Traffic Conditions NBR - - - -
SBL2 A 7.6 8 A 8 3
SBT - - - - - -
WBL' B 12.6 3 B 13.3 5
WBR' A 8.6 3 B 10.1 15
Build(2020) NBU2 A 8.1 0 A 0 0
NBT N/A3 N/A3
Traffic Conditions NBR - - - - - -
SBL2 A 7.7 10 A 8.7 8
SBT - - - - - -
1. Level of service for minor approach
2. Level of service for major street left-turn movement
3. HCM methodology does not provide lane group or overall LOS,delay,and queue lengths for major street through movements or right
turns at unsignalized intersections.
RAMEY KEMP
I ASSOCIATES
ATTACHMENT 7
Mr. Kevin McDermott
Page 6 of 7
Capacity analysis indicates that the minor street left-turn movement currently operates with short delays (less
than 25 seconds) during both the AM and PM peak hours. Under no-build conditions, the minor street left-turn
movement is expected to continue to operate with short delays(less than 25 seconds)during both peak hours.
Under build conditions, capacity analysis indicates that the minor street left-turn movement is expected to
continue to operate with short delays (less than 25 seconds) during the AM and PM peak hour with queue
lengths less than one vehicle.
No improvements are warranted or recommended at this intersection at build out of the hotel.
Table 4 summarizes the capacity analysis results for the unsignalized intersection of State Farm Boulevard at
North Site Driveway, and the Synchro outputs are enclosed for reference.
Table 4
Level-of-Service Summary for State Farm Boulevard at North Site Driveway
AM PEAK HOUR PM PEAK HOUR
CONDITION LANE Lane Overall Lane Overall
GROUP Lane Delay Queue LOS Lane Delay Queue LOS
Y
LOS (sec) (ft) (Delay) LOS (sec) (t (Delay)
Build(2020) EBR1 A 9.5 3 A 9.0 3 N/A2
NBT N/A2
Traffic Conditions SBT/R - - - - - -
1. Level of service for minor approach
2. HCM methodology does not provide lane group or overall LOS,delay,and queue lengths for major street through movements or right
turns at unsignalized intersections.
Capacity analysis indicates that the minor street right-turn movement is expected to operate with short delays
(less than 25 seconds)during the AM and PM peak hours with queue lengths less than one vehicle.
Table 5 summarizes the capacity analysis results for the unsignalized intersection of State Farm Boulevard at
South Site Driveway, and the Synchro outputs are enclosed for reference
Table 5
Level-of-Service Summary for State Farm Boulevard at South Site Driveway
AM PEAK HOUR PM PEAK HOUR
CONDITION LANE Lane Overall Lane Overall
GROUP Lane Delay Queue LOS Lane Delay Queue LOS
LOS (sec) (ft) (Delay) LOS (sec) (ft) (Delay)
Build(2020) EBR1 A 9.4 3 A 8.9 3 N/A2
NBT N/A2
Traffic Conditions SBT/R - - - - - -
1. Level of service for minor approach
2. HCM methodology does not provide lane group or overall LOS,delay,and queue lengths for major street through movements or right
turns at unsignalized intersections.
Capacity analysis indicates that the minor street right-turn movement is expected to operate with short delays
(less than 25 seconds) during the AM and PM peak hours with queue lengths less than one vehicle.
s.fLRAMEY KEMP
j ASSOCIATES
ATTACHMENT 7
Mr.Kevin McDermott
Page 7 of 7
Recommendations
Based on the trip generation potential of the proposed hotel,the following improvements are recommended:
State Farm Boulevard at North Site Driveway:
• Construct right-in/right-out driveway with one ingress lane and one egress lane
• Construct a 100 foot southbound right-turn taper on State Farm Boulevard
State Farm Boulevard at South Site Driveway:
• Construct right-in/right-out driveway with one ingress lane and one egress lane
Figure 9 shows recommended lane configuration.
We appreciate your attention to this matter. Please contact me at (804) 217-8560 if you have any questions
about this report.
Sincerely yours, iitALT H ce
Ramey Kemp&Associates,Inc. , y/!
CARL A. HULTO >
Lic. No. 04982
o q-30-- I%
Carl Hultgren, P.F,.,PTOE ed.
stO�Al
Regional Manager
Enclosures: Figures,VDOT turn lane warrant diagrams,Traffic count data, Synchro output
Copy to: Mr.Adam Moore, P.E.,VDOT
Mr.Michael Sweeney, Shamin Hotels
Mr.John Wright,P.E.,Bohler Engineering
i� RAMEY KEMP
ASSOCIATES
ATTACHMENT 7
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Inset
A LEGEND Inset
N O Study Intersection
A `_, Site Boundary
Overview
Site Location and
I RAM EY K E M P State Farm Boulevard Hotel Study Intersections
4 ASSOCIATES Albemarle County,Virginia
' TRANSPORTATION ENGINEERS Scale:Not to Scale I Figure 1
ATTACHMENT 7
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R A M E Y K E M P Conceptual Site Plan
State Farm Boulevard Hotel
4 ASSOCIATES Albemarle County,)mo
Virginia
TRANSPORTATION ENGINEERS
Scale:Not to Scale I Figure 2
ATTACHMENT 7