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Home My WebLink AboutZMA201800005 Review Comments 2018-06-18 (2) PROJECT NARRATIVE— Zoning Map Amendment June 18th, 2018 • Revised September 4,2018 1628 STATE FARM BOULEVARD 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 B28 Blackwell Park Lane,Suite 201 O H L E R Warrenton,VA 20186 PHONE 540.349.4500 ENGINEERING • September 4,2018 Via Hand Delivery 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 — ls` 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 2nd Submission for the PT Hotel, LLC Project in Charlottesville, Virginia. The following is our comment response letter addressing comments received from various departments dated August 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); however, no stepback is shown, annotated, or otherwise described or identified on any of the application materials. More specifically,the proposed building height of sixty(60)feet is permissible; however, County Code Chapter 18 ("Zoning Ordinance") Sections 25A.6, 21.4, and 4.20(a)require that the structure have a minimum front stepback of fifteen(15) feet beginning with the fourth floor or any story beginning at a height more than forty (40)feet above ground level,whichever is less,unless a different regulation is established by the ZMA application plan. With the submittal of this ZMA application plan, you have the ability [pursuant to Z.O. Section 4.20(a)(6)] to propose different stepback parameters for the structure(s) on the subject property(s) which, if approved, would replace the stepback requirements that are otherwise established by Zoning Ordinance Sections referenced above. However, as noted above, no such information is provided to demonstrate compliance with the applicable stepback requirements; and no such modification or deviation from the stepback requirements established by County Code are explicitly requested with this ZMA proposal. Therefore,the proposal should be revised and resubmitted(either by complying with the CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM • B O H L'E R Tim Padalino,AICP ' ENGINEERING PT Hotels,LLC Zoning Map Amendment 1"Review Comments September 4,2018 Page 2 of 4 stepback requirements, or by proposing to establish an alternative stepback requirement) prior to being taken to the Planning Commission for a public hearing. Response 1: The applicant is requesting that no stepback be required for the hotel. 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 appears to not comply 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..."). With the submittal of this ZMA application plan, you have the ability [pursuant to Z.O. Section 4.20(a)(6)] to propose different setback parameters for the structure(s) on the subject property(s) which, if approved, would replace the setback requirements that are otherwise established by Zoning Ordinance Sections referenced above. However, as noted above, it appears that the location of the building footprint relative to the front property boundary appears to not comply with the applicable maximum setback requirements; and no such modification or deviation from the applicable maximum setback requirements established by County Code are explicitly requested with this ZMA proposal. Therefore, the proposal should be revised and resubmitted (either by complying with the setback requirements, or by proposing to establish alternative minimum and/or maximum setback requirements) prior to being taken to the Planning Commission for a public hearing. Response 2: The applicant is requesting a minimum building setback of 10' and a maximum building setback of 35' to the porte cochere. Comment 3: Viewshed and Visibility: The proposed hotel's height(60')and location(topographically prominent site) 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. Staff strongly recommend that this proposal include direct coordination with the Thomas Jefferson Foundation to understand what concerns (if any) the Foundation has, and to discuss potential mitigation techniques (as may be applicable). Any coordination with the Thomas Jefferson Foundation should occur with Ms. Liz Russell at lrussell@monticello.org 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 CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM • • F B O H L E R Tim Padalino,AICP ENGINEERING PT Hotels,LLC Zoning Map Amendment I"Review Comments September 4,2018 Page 3 of 4 in the County's evaluation of this proposal, and specifically in determining the appropriateness of the proposed height,massing, and location. Response 3: Coordination is ongoing with Liz Russell at the Thomas Jefferson Foundation and elevations/renderings will be submitted under separate cover. Comment 4: 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. Response 4: Comment noted. Comment 5: (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 5: 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 has been provided to the western property line(Lot 6). Albemarle County Fire&Rescue-Marshall Shawn Maddox 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 has been provided to the western property line(Lot 6). CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM • B O H L E R Tim Padalino,AICP ENGINEERING PT Hotels,LLC Zoning Map Amendment 1s1 Review Comments September 4,2018 Page 4 of 4 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 atilLieto C. Wright,P.E. JCW/bb H:\17\V172O65Wdministrative\Letters\180904 ZMA 1st Review CRL.doc CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM PROJECT NARRATIVE — Zoning Map Amendment June 18th, 2018 Revised September 4, 2018 1628 STATE FARM BOULEVARD 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 nm u T F 28 Blackwell Park Lane,Suite 201 Warrenton,VA 20186 PHONE 540.349.4500.4500 ENGINEERING September 4,2018 Via Hand Delivery 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 — 1st 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 2nd Submission for the PT Hotel, LLC Project in Charlottesville, Virginia. The following is our comment response letter addressing comments received from various departments dated August 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); however, no stepback is shown, annotated, or otherwise described or identified on any of the application materials. More specifically, the proposed building height of sixty(60) feet is permissible; however, County Code Chapter 18 ("Zoning Ordinance") Sections 25A.6, 21.4, and 4.20(a) require that the structure have a minimum front stepback of fifteen(15) feet beginning with the fourth floor or any story beginning at a height more than forty (40)feet above ground level,whichever is less,unless a different regulation is established by the ZMA application plan. With the submittal of this ZMA application plan, you have the ability [pursuant to Z.O. Section 4.20(a)(6)] to propose different stepback parameters for the structure(s) on the subject property(s) which, if approved, would replace the stepback requirements that are otherwise established by Zoning Ordinance Sections referenced above. However, as noted above, no such information is provided to demonstrate compliance with the applicable stepback requirements; and no such modification or deviation from the stepback requirements established by County Code are explicitly requested with this ZMA proposal. Therefore,the proposal should be revised and resubmitted(either by complying with the CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERI NG.COM • B ®H L E R Tim Padalino,AICP ENGINEERING PT Hotels LLC Zoning Map Amendment 1st Review Comments September 4,2018 Page 2 of 4 stepback requirements, or by proposing to establish an alternative stepback requirement) prior to being taken to the Planning Commission for a public hearing. Response 1: The applicant is requesting that no stepback be required for the hotel. 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 appears to not comply with the applicable maximum setback requirements ("30 feet from the right-of-way or the exterior edge a of the sidewalk if the sidewalk is outside of the right-of-way..."). With the submittal of this ZMA"application plan, you have the ability [pursuant to Z.O. Section 4.20(a)(6)] to propose different setback parameters for the structure(s) on the subject property(s) which, if approved, would replace the setback requirements that are otherwise established by Zoning Ordinance Sections referenced above. However, as noted above, it appears that the location of the building footprint relative to the front property boundary appears to not comply with the applicable maximum setback requirements; and no such modification or deviation from the applicable maximum setback requirements established by County Code are explicitly requested with this ZMA proposal. Therefore, the proposal should be revised and resubmitted(either by complying with the setback requirements, or by proposing to establish alternative minimum and/or maximum setback requirements) prior to being taken to the Planning Commission for a public hearing. Response 2: The applicant is requesting a minimum building setback of 10' and a maximum building setback of 35' to the porte cochere. Comment 3: Viewshed and Visibility: The proposed hotel's height(60')and location(topographically prominent site) 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. Staff strongly recommend that this proposal include direct coordination with the Thomas Jefferson Foundation to understand what concerns (if any) the Foundation has, and to discuss potential mitigation techniques (as may be applicable). Any coordination with the Thomas Jefferson Foundation should occur with Ms. Liz Russell at lrussell@monticello.org 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 CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM roB O H L E R Tim Padalino,AICP ENGINEERING PT Hotels,LLC Zoning Map Amendment 1"Review Comments September 4,2018 Page 3 of 4 in the County's evaluation of this proposal, and specifically in determining the appropriateness of the proposed height,massing, and location. Response 3: Coordination is ongoing with Liz Russell at the Thomas Jefferson Foundation and elevations/renderings will be submitted under separate cover. Comment 4: 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. Response 4: Comment noted. Comment 5: (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 5: 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 has been provided to the western property line(Lot 6). Albemarle County Fire&Rescue-Marshall Shawn Maddox 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 has been provided to the western property line(Lot 6). CIVIL AND CONSULTING ENGINEERS• PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERING.COM T. ' M B O H L E R Tim Padalino,AICP ENGINEERING PT Hotels,LLC Zoning Map Amendment 1st Review Comments September 4,2018 Page 4 of 4 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 I'', • C. Wright,P.E. JCW/bb H:\17\V172065\Administrative\Letters\180904 ZMA 1st Review CRL.doc CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS • ENVIRONMENTAL CONSULTANTS • LANDSCAPE ARCHITECTS WWW.BOHLERENGINEERI NG.COM