HomeMy WebLinkAboutZMA201800005 Review Comments 2018-06-18 PROJECT NARRATIVE — Zoning Map Amendment
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1628 STATE FARM ARD
CHARLOTTESVILLE,VA 22911
07800-00-00-6500
07800-00-00-6400
PROJECT PROPOSAL
The proposed 130 Room Hotel (Hilton Franchise-Hampton Inn, six (6) story— 74' ± in height) 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 placed the building as close as possible to the sidewalk, without creating an alley
affect, given the height of the building. The proposed Zoning Map Amendment provides inter-parcel
connectivity as well as pedestrian connectivity leading to and from the entrance of the hotel to the
sidewalk along State Farm Boulevard, 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 &Associates, Inc., a 100' taper is being proposed at the north entrance.
IMPACT ON ENVIORNMENTAL FEATURE
The proposed 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
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.
MODIFICATIONS REQUEST
1. The proposed hotel has no stepbacks in the building architecture
2. The minimum front building setback shall be 10' to porte cochere
3. The maximum front building setback shall be 35' to porte cochere
FOR OFFICE U(SE ONLY SP a or ZMA#. 2r.' �'DOOQ 6� ( �j-
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Resubmittal of information for Special Use Permit or ?
Zoning Map Amendment
• •
PROJECT NUMBER: ZMA 2-Ott 000c 5j PROJECT NAME: ( IOO?O% 0171SL (P b ',
151 Resubmittal Fee is Required 0 Per R tic( 0 Resubmittal Fee is Not Required
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Community Development Project Coordinator `N •
a oft Applicant Phone Number
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181311 L
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Signature fate 411110
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Resubmittal fees for Special Use Permit —original Special Use Permit fee of$1.075
0 First resubmission FRL'L
❑ Each additional resubmission S538
Resubmittal tees for original Special l se Permit fee of S2.I50
0 First resubmission FREE
0 Each additional resubmission S1.075
Resubmittal fees for original Zoning Map Amendment fee of$2,688
L] First resubmission FREE
Fach additional resubmission $1.344
Resubmittal fees for original Zoning Map Amendment fee of$3,763
❑ First resubmission FRI.I.
0 Each additional resubmission $1.88 1
J Deferral of scheduled public hearing at applicant's request—Add'I notice fees will be required $194
To be paid after staff review for public notice:
Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission
and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing
a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore,at least two fees for public notice
are required before a Zoning Map Amendment may he heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
MAKE CHECKS 1'O COUNTY OF ALBEMARLE/'PAYMENT AT COMMUNITY DEVELOPMENT COUNTER
I i I'icparing and mailing or delivering up to tifty(50)notices S215 I actual cost of first-class postage
S l.00 for each additional notice t actual
Preparing and in i ling or dclircnnt,each notice afior fifty 1501 Cost of first-class postage
Actual cost
Legal advertisement(published ttsice in the ncuspaper for each public hearing) (minimum ofS250 for total of 4 publications)
County of Albemarle Department of Community Development
4(11 Mclntire Road Charlottes%ille,N'A 22902 Voice: (434)296-5832 Fax: (434)972-4126
124.17 Page I of
Page 11 of 12
TM
1J H L E R 28 Blackwell Park Lane,O Suite201
Warrenton,VA 0 186 t
PHONE 540.349.4500
ENGINEERING
Via Han eery
Albemarle County
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,VA 22902-4596
Attn: Tim Padalino, AICP
Re: ZMA-2018-00005
Zoning Map Amendment — 2"d Review
Response
PT Hotel, LLC
1628 State Farm Boulevard
Charlottesville,VA 22911
Albemarle County
BE#V172065
Dear Mr. Padalino:
Bohler Engineering is pleased to submit on behalf of Shamin Hotels, the Zoning Map Amendment 3'
Submission for the PT Hotel, LLC Project in Charlottesville, Virginia. The following is our comment
response letter addressing comments received from various departments dated October 3, 2018. Each
comment is addressed and responded to as follows:
Additional Planning Comments:
Comment 1: Stepbacks: A front stepback is required for the proposed structure per County Code
Chapter 18 ("Zoning Ordinance") Sections 25A.6, 21.4, and 4.20(a). Staff acknowledge
that Note 2 on Sheet 3 of the Application Plan states that"The applicant is requesting that
the County allow the building to have no front stepbacks."
However, this proposed modification to the front stepback requirements must be formally
requested through a written submittal of a request for waiver or modification,pursuant to
Zoning Ordinance Section 8.2(b)(1), inclusive of your justification for the proposed
waiver or modification relative to the findings that must be made per Zoning Ordinance
8.2(b)(3).
Therefore, the proposal should be revised and resubmitted (either by complying with the
front stepback requirements, or by proposing to establish an alternative stepback
requirement via the process described above) prior to being taken to the Planning
Commission for a public hearing.
Response 1: A stepback waiver modification is no longer being requested. Based on exhibit
(prepared by the project architect) included with submission, it is our opinion we
are meeting the stepback requirement.
CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS
WWW.BOHLERENGINEERING.COM
•
B O H L E R Tim Padalino,AICP
ENCINFERING PT Hotels,LLC
Zoning Map Amendment 2nd Review Comments
October 29,2018
Page 2 of 5
Comment 2: Setbacks: The proposed primary structure is subject to minimum setback requirements
and maximum setback requirements per Zoning Ordinance Sections 25A.6, 21.4, and
4.20(a).
The proposal appears to comply with the applicable minimum setback requirements ("10
feet from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside
of the rightof-way; for off-street parking or loading spaces, 10 feet from any public street
right-of-way."). However, the proposal is not compliant with the applicable maximum
setback requirements("30 feet from the right-of-way or the exterior edge of the sidewalk
if the sidewalk is outside of the right-of-way...").
Staff acknowledge that Note 3 on Sheet 3 of the Application Plan states that "The
applicant is requesting the County allow a minimum front building setback of 10' and an
max front building setback of 35' (to port cochere)." And staff are generally supportive
of the revised site layout you have provided on the Application Plan dated 9/4/2018,
particularly in regards to the revisions made to eliminate some parking spaces and bring
the drive aisle, port cochere, and main portion of the propose hotel closer to the public
ROW. This is viewed as an acceptable compromise which responds to the previous
review comments regarding the Neighborhood Model Principles, while still providing for
the programmatic needs of your project.
However, this proposed modification to the maximum front setback requirements must be
formally requested through a submittal of a written request for waiver or modification,
pursuant to Zoning Ordinance Section 8.2(b)(1), inclusive of your justification for the
proposed waiver or modification relative to the findings that must be made per Zoning
Ordinance 8.2(b)(3).
Therefore, the proposal should be revised and resubmitted (either by complying with the
front stepback requirements, or by proposing to establish an alternative stepback
requirement via the process described above) prior to being taken to the Planning
Commission for a public hearing.
Response 2: A waiver/modification is no longer being requested as the max front setback of 30' is
being proposed to the Porte Cochere.
Comment 3: Building Height, Viewsheds, and Visibility: The proposed hotel's height and location
(topographically prominent site) combine to create concerns about impacts to viewsheds
from State Farm Boulevard and from other locations in Pantops, as well as potential
impacts to the viewshed from Monticello. With the resubmittal materials provided on
9/4/2018, the proposed height of the structure has increased from sixty (6o) feet to
approximately seventy-four (74+/-) feet. This proposed increase in building height
increases the concerns referenced above.
Furthermore, the proposed height is not permissible per Zoning Ordinance Sections
25A.6 and 21.4; the maximum height is sixty-five (65) feet. Any proposal to modify or
waive the building height regulations must be requested through a submittal of a request
for waiver or modification pursuant to Zoning Ordinance 8.2(b)(1), inclusive of your
justification for the proposed waiver or modification relative to the findings that must be
made per Zoning Ordinance 8.2(b)(3).
CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS
WWW.BOHLERENGINEERING.COM
„.
B O H L E R Tim Padalino,AICP
t: e t N E E R t N c PT Hotels,LLC
Zoning Map Amendment 2"d Review Comments
October 29,2018
Page 3 of 5
Staff also request and strongly recommend that the applicants provide some type of
visual analysis of the proposed hotel(as viewed from multiple locations along State Farm
Boulevard, and as viewed from multiple locations within the Pantops neighborhood), as
requested by members of the Pantops Community Advisory Committee during the
community meeting on 7/23/2018. This type of visual information would be very helpful
in the County's evaluation of this proposal, and specifically in determining the
appropriateness of the proposed height, massing,and location.
Staff acknowledge the recent coordination with Ms. Liz Russell with the Thomas
Jefferson Foundation to understand what concerns (if any) the Foundation has, and to
discuss potential mitigation techniques(as may be applicable).
Response 3: The building height has been revised to 64'-11.5”. Additionally, a thumb drive has
been provided with the proposed renderings.
Comment 4: Proffer Statement: Proposed proffers should not be provided solely as a Note on the
Application Plan or as a statement in the Project Narrative. Specifically, per Zoning
Ordinance Section 33.22(B), all proffers must be provided in a separate "proffer
statement"signed and notarized by all applicable owner(s)or authorized agent(s).
Such a proffer statement would include any voluntary commitments to: develop the
property in general accord with the Application Plan (with a reference to the plan date);
provide an easement, dedication of land, or similar to the County for public use,
regarding the area that is outside of the development envelope and is designated as
"Parks" on the future land use designation; or provide any other commitments to address
potential impacts.
Response 4: A proffer statement has been provided.
Comment 5: Review Process: Staff believes the questions, issues, and concerns identified in this
comment letter should be addressed through revision and resubmittal of the proposed
application plan and project narrative, to demonstrate compliance with County Code
requirements or to otherwise demonstrate a commitment to addressing and mitigating the
potential impacts associated with these questions,issues,or concerns.
Specifically, any requests to waive or modify the setback requirements, stepback
requirements, and/or building height regulations should be included in the resubmittal, as
well as any renderings or other digital models which help illustrate the proposed
building's physical characteristics in the context of it's physical location.
Due to the Board of Supervisors' action on 9/5/2018 to adopt zoning text amendments to
Section 33 of the Zoning Ordinance which affect the timing of review processes, it
appears that your application must be deferred until you resubmit revised application
materials. More information will be provided to you in the immediate near future
regarding the new procedural requirements for resubmittals and deferrals.
Response 5: We are submitting the revised application per the submittal deadline of 10/29/18.
CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS
WWW.BOHLERENGINEERING.COM
B O H L E R Tim Padalino,AICP
E _\ r; I \ R ► \ PT Hotels, LLC
Zoning Map Amendment 2"d Review Comments
October 29,2018
Page 4 of 5
Comment 6: Required Parking Spaces: Staff acknowledge that the number of proposed parking spaces
have been reduced to accommodate previous review comments relating to Neighborhood
Model Principles, such as "Relegated Parking" and "Interconnected Streets and
Transportation Networks." For the proposed parking reduction for the hotel use, please
provide a written analysis and justification for the proposed use of a ratio of 0.92 parking
spaces per guest room (as opposed to using the standard ratio of 1.0 space per guest
room, as otherwise required by Zoning Ordinance Sections 25A.6, 21.3, and 4.12.6).
Specifically, any proposal to modify or waive the minimum number of required parking
spaces must be requested through a submittal of a request for waiver or modification
pursuant to Zoning Ordinance 8.2(b)(1), inclusive of your justification for the proposed
waiver or modification relative to the findings that must be made per Zoning Ordinance
8.2(b)(3).
Response 6: A letter has been provided by Hilton approving the 92% parking.
Comment 7: (Advisory) Additional Future Permitting Requirements: If this ZMA application is
approved, the proposed hotel development would be subject to approval of a Site Plan
and Water Protection Ordinance(WPO) Plan/VSMP Plan.
Response 7: Comment noted.
Engineering- Frank Pohl, P.E.,C.F.M:
The County Engineer has indicated that these review comments can be addressed at the site plan and
VSMP review process.
Comment 1: VSMP permitting will be required [through the preparation and submittal of a Water
Protection Ordinance (WPO) Plan application, separate from the Site Development Plan
application].
Response 1: Comment noted.
Comment 2: Consider discharging stormwater at one of the rear corners to avoid piping under 4
retaining walls.
Response 2: Comment noted.
Comment 3: Consider providing interparcel connection to TMP 78-63.
Response 3: An interparcel connection will not be provided as it would reduce parking and
remove existing trees.
The following additional CDD-Engineering review comments (below) were provided by County
Engineer Frank Pohl, P.E., C.F.M. on 9/28/2018:
Comment A: I now realize the pipe discharging stormwater at the rear of the property contains water
from the public right of way. This pipe will need to be located in a public drainage
easements, and such, cannot be piped under the retaining walls. This comment can be
addressed during the VSMP review process.
Response A: Comment noted.
CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS
WWW.BOHLERENGINEERING.COM
BO H L E R Tim Padalino,AICP
r t ► ti r r R ► c: PT Hotels,LLC
Zoning Map Amendment 2'Review Comments
October 29,2018
Page 5 of 5
Comment B: [9VAC25-870-66(B)] - "Channel Protection. Concentrated stormwater flows shall be
released into a storniwater conveyance system..." Applicant will need to show there is a
channel at the outlet location, or may need to extend the outlet to the channel located near
the rear property line.This comment can be addressed during the VSMP review process.
Response B: Comment noted.
Albemarle County Fire& Rescue- Marshall Shawn Maddox
The following comments (below)have been provided by Deputy Fire Marshall Shawn Maddox on
7/16/2018:
Comment 1: VSMP permitting will be required [through the preparation and submittal of a Water
Protection Ordinance (WPO) Plan application, separate from the Site Development Plan
application].
Response 1: Comment noted.
Comment 2: Consider discharging stormwater at one of the rear corners to avoid piping under 4
retaining walls.
Response 2: Comment noted.
Comment 3: Consider providing interparcel connection to TMP 78-63.
Response 3: An interparcel connection will not be provided as it would reduce parking and
remove existing trees.
The following additional comments (below) have been provided by Deputy Fire Marshall Shawn
Maddox on 9/19/2018:
Comment A: Previous comments were not acknowledged on the resubmittal. There must be a 26'travel
way along at least one entire side of the structure due to the building height. The 26'
travel way should be a minimum of 15' and a maximum of 30' from the structure and be
parallel to the structure.
Response A: A 26' travel lane has been provided along the west side of the building.
Should you have any questions regarding this project or require additional information, please do not
hesitate to contact me at(540) 349-4500.
Sincerely,
Bohler Engineering VA, LLC
1 , atiotieki,
C. Wright, P.E.
JCWibb
H:\17`:V172065\Administrative Letters\,18I029 ZMA 2nd Review CRL.doc
CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS
WWW.BOHLERENGINEERING.COM
From: Peter Rudewicz<Peter.Rudewicz@hilton.com>
Date: Mon,Oct 29, 2018 at 11:41
Subject: Parking Ratio for Hampton Inn-Charlottesville/Pantops,VA
To: michael@shaminhotels.com <michael@shaminhotels.com>
CC:Yalcin Kaska!<Yalcin.Kaskal@hilton.com>, Armando Sobalvarro<Armando.Sobalvarro@hilton.com>
RE: Hampton Inn-Charlottesville/Pantops,VA
Michael,
A parking ratio of 92% is approved for this project.
Peter
Peter Rudewicz
Vice President,Architecture,Design&Construction
Focused Service Brands
Hilton
755 Crossover Lane
Memphis,TN 38117
D +1 901 374 6322
M +1 901 832-9455
peter.rudewicz@hilton.com
hilton.com
DRAFT
Pantops Hotel—State Farm Boulevard
ZMA 2018-00005
PROFFER STATEMENT'
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 ('`PD-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 October 29,2018(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
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:
3 720504 7_2
2