HomeMy WebLinkAboutZMA201800005 Correspondence 2018-05-11 kOF ALj�
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone(434)296-5832 Fax(434)972-4126
Memorandum
To: Mr. Michael Sweeney(michael@shaminhotels.com)
Mr. John Wright(jwright@bohlereng.com)
From: Tim Padalino
Date: May 11, 2018
Subject: Exploratory Pre-Application Meeting (PREAPP-2018-57/May 7, 2018)—
Tax Map Parcels#78-64 and 78-65 on State Farm Boulevard
The following are County staff comments regarding the above noted pre-application meeting. This meeting
was conducted as an optional,voluntary follow-up meeting to the previous mandatory pre-application meeting
conducted on August 28, 2017. The mandatory pre-app comment letter(dated September 12, 2017)provided
in conjunction with that initial meeting is attached to this letter for your reference.
The purpose of this letter is to provide the following summary of major items that were discussed during our
exploratory pre-application meeting on May 7tn:
1. The revised pre-application materials show one pedestrian connection from the proposed hotel entrance
southeast to the public sidewalk along State Farm Boulevard. That is an improvement; however, please
revise further to provide a second pedestrian connection to the public sidewalk as discussed during the
meeting(to facilitate access to the southwest and to minimize pedestrian trips through the parking area), in
support of Neighborhood Model principle#1 .
2. As discussed at length and in detail during the meeting, concerns remain about the location of the proposed
hotel relative to the public streetscape and sidewalk,with regards to Neighborhood Model principles#8
and#9. Staff acknowledge your considerations about operational needs,preferences, and standards; and
staff also acknowledge your concerns about siting a building of this proposed size so close to the sidewalk
and public street in this context.
Regarding all of these concerns and considerations, many potential alternatives were discussed during the
meeting, including:
• reconfiguring the location of the port cochere, drop-off area, and entrance relative to the rest of the
hotel, to be relocated On the northeastern façade facing Route 250;
• reconfiguring the site layout to shift the hotel closer to the sidewalk and street, including possible
elimination of some of the parking spaces along the public sidewalk and construction of a knee wall
or other human-scale architectural element in the landscape, adjacent to the streetscape; and
• reconfiguring the site layout to "flip"the port cochere and drop-off area from the street-facing side of
the hotel to the rear-facing side of the hotel (but designing the side of the hotel facing the street to not
appear as the"rear" of the building), which could allow the hotel to shift closer to the street while still
providing quality vehicular arrival experiences for patrons.
Regarding these different possibilities, it was determined that multiple potential alternatives would be
explored and evaluated prior to finalizing and submitting your application, and that the submittal of
your ZMA application will include supplemental information which shows and explains the multiple
(conceptual) site planning alternatives. This supplemental info is to include summary explanations of
the different potential alternatives, including a summary explanation of why your proposed site layout
would be most appropriate with regards to the issues discussed on May 7, 2018 and with regards to the
issues identified in the mandatory pre-app comment letter dated September 12, 2017. My notes indicate
that you intend to demonstrate the strengths and weaknesses of the different potential alternatives
through the use of a digital model that will show building size, location, and massing within the site
context.
3. It is strongly recommended that a future interparcel connection be provided to the properties to the
southwest(adjoining Tax Map Parcel#78-66), for the purposes of meeting Neighborhood Model
principle#5 (interconnectivity and interparcel connections), and in support of a(potential) future shared
entrance on State Farm Boulevard in alignment with the existing median break at the existing
intersection with Martha Jefferson Drive.
4. Community Development staff indicated initial interest in the possibility of a modification to the
minimum number of off-street parking spaces required for this proposed development. Specifically, the
meeting included a detailed discussion about the possibility of reducing the number of off-street parking
spaces from 126 spaces (which represents 1:1 room/parking space ratio)to a lesser number of parking
spaces (approximately 113 spaces,which represents a 1:0.9 room/parking space ratio).
The basis for initial interest among Community Development staff is the potential for any such
requested reduction in the number of required off-street parking spaces to support or advance relevant
County policies, such as Neighborhood Model principles#5 (interconnectivity and interparcel
connections),#8 (buildings and spaces of human scale), and/or#9 (relegated parking).
To pursue this type of modification to the minimum number of required off-street parking spaces, a
request for modification would need to be submitted in writing pursuant to County Code Chapter 18
(Zoning Ordinance), Section 4.12.2(c).
5. The proposed building height of sixty(60) feet is permissible; however, County Code requires that the
structure have a minimum stepback of fifteen(15) feet beginning with the fourth floor or any story
beginning at height more than forty(40) feet above ground level,unless a different regulation is
established by the ZMA application plan.
With the submittal of a ZMA application plan, you have the ability to propose different stepback
parameters for the structure(s) on the subject property(s) which, if approved, would control over the
stepbacks that are otherwise established by County Code.
6. In connection with ongoing County efforts to update the Pantops Master Plan, staff recommend that
some type of safe, convenient pedestrian connection be provided from the hotel to the,planned park,
trail, or similar recreational amenity(to be determined)that is tentatively planned on the "Parks and
Green Systems" future land use areas shown in green, in the rear of the subject property(s) and on
adjoining parcels:
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In addition to the information identified in this letter,please also refer to the Mandatory Pre-App Comment
Letter dated September 12, 2017 for a list of application materials which you must submit with the ZMA
application.
If you have any further questions prior to finalizing and submitting your ZMA application, please
contact me using the information provided below.
Thank you; sincerely,
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Tim Padalino, AICP
Senior Planner
(434)-296-5832 x 3088
tpadalino@albemarle.org
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone(434)296-5832 Fax(434)972-4126
Memorandum
To: Mr. Michael Sweeney(michael@shaminhotels.com)
Mr. Daniel Hines (dhines@bohlereng.com)
Mr. Douglas O. Tice (dtice@glcva.com)
From: Tim Padalino
Date: September 12, 2017
Subject: Pre-Application Meeting#2017-114 (August 28, 2017)—
Tax Map Parcels# 78-64 and 78-65 on State Farm Boulevard
The following are County staff comments regarding the above noted pre-application meeting. This meeting
satisfies the requirement to participate in a pre-application meeting prior to submittal of a Zoning Map
Amendment (ZMA) application. The purposes for a pre-application meeting are to:
(i) provide the applicant and the county a common understanding of the proposed project;
(ii) inform the applicant about the proposed project's consistency with the comprehensive
plan, other relevant policies, and county regulations;
(iii) broadly identify the planning, zoning, and other issues raised by the application that need
to be addressed by the applicant;
(iv) inform the applicant about the applicable procedure; and
(v) allow the director to identify the information the applicant must submit with the
application, including the supplemental information delineated in subsection (c).
Receiving the relevant supplemental information will allow the application to be
comprehensively and efficiently reviewed.
(i)provide the applicant and the county a common understanding of the proposed project:
Obtain ZMA approval for a concept plan to allow construction of a 126-room hotel by Hampton Inn&
Suites. The two parcels under consideration(subject properties) are identified as TMP 07800-00-00-06400
and TMP 07800-00-00-06500, which are located in the Rivanna Magisterial District and the Planned
District—Mixed Commercial (PDMC) Zoning District. The parcels have frontage on State Farm Boulevard
and are approximately 4.4 total acres in size. At this time, the subject properties are currently undeveloped.
(ii) consistency with the Comprehensive Plan:
The future land use designations, as contained in the Pantops Master Plan, are primarily "Urban Mixed
Use" along State Farm Boulevard with some other areas designated as "Parks" in the rear portions of these
parcels. The Pantops Master Plan is available online at:
http://www.albemarle.org/upload/images/forms center/departments/community_development/forms/Panto
psMaster_Plan/PMPApproved_Plan_3-17-08.pdf
Staff have not identified any apparent inconsistencies with the Comprehensive Plan goals or objectives at
this time with this proposed use. However, the proposed site layout (as shown on a conceptual"site
exhibit" dated August 22) is inconsistent with several Neighborhood Model Principles contained in the
Comprehensive Plan. Please see the attached Neighborhood Model Principles document for more
information about the County's preferred planning and design principles within the Development Area.
Please also review the following initial staff comments (below) regarding Neighborhood Model principles:
Pedestrian Sidewalks are not shown across the front of the site along State Farm Blvd.Sidewalks
Orientation should be shown extending to both the northern and southern property lines.Street
trees should be planted between the back of the curb and the sidewalk.
As you may know,the County has been implementing a sidewalk project along the
northwest side of State Farm Blvd.;the concept plan should show sidewalks that
include,or connect to,the County sidewalk project.If this sidewalk is not constructed
before your project is built,you will need to build a sidewalk,preferably in the
location shown on the attached plan sheets,along the frontage with State Farm Blvd.
(Please see the attached excerpts from the plan sheets for the sidewalk project.)
Additionally,a sidewalk should be provided from the street to the building and to the
rear parking lot.
Mixture of Uses The 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.
Neighborhood The development relates to the Employment Centers of State Farm Insurance and
Centers Martha Jefferson Hospital.Please ensure the proposed project improves pedestrian
connectivity between the proposed hotel and nearby neighborhood centers.
Mixture of Housing This principle is not immediately applicable—the proposed project is a hotel.
Types and
Affordability
Interconnected A new connecting road at the rear of this parcel is shown on the Pantops Master Plan
Streets and to provide for a block configuration supporting the Urban Mixed Use area.Due to the
Transportation presence of steep slopes and existing development along Hickman Road,it appears
Networks that this road would be very difficult to build.As a result,staff believes that providing
the road is not essential to your development.
Conceptual site planning for this project should provide parking lot connections to
TMP 78-63 (to the northeast) and TMP 78-20F1 (to the southwest)to create
opportunities for interparcel vehicular access and connectivity.
Multi-modal Bicycle racks on the site could enhance the use of alternative transportation modes,
Transportation primarily in support of hotel employees.
Opportunities
Parks,Recreational Portions of the rear areas of these two parcels are designated as"Parks"in the
Amenities,and Open Pantops Master Plan. Due to existing topography and their location away from public
Space right of ways,these areas may be more suitable for"Greenspace"uses,as compared
to the current"Parks"designation(which typically includes recreational uses which
are more public,active,and formal).Managing the steep slopes and the existing land
cover in these areas for"Greenspace"uses may be more preferable.
2
Buildings and Space County staff recognize that some of these important details are not finalized until a
of Human Scale later point in the process.However,the proposed building massing,setbacks,and
parking space locations appear to be inconsistent with these principles.When
applied to this proposed project on the subject properties,this principle should be
embodied by:a building situated closer to,and having a stronger relationship with,
the street; a building with an articulated facade and non-monumental massing; and
parking spaces relegated to the sides and rear of the building.
Relegated Parking The proposed site layout is inconsistent with these principles.A double-loaded
parking lot with 24'drive aisles should not be located between the building and the
road frontage.No pedestrian connection is provided between the building and the
State Farm Blvd.right of way and/or sidewalk.These elements are necessary.
Redevelopment This principle is not applicable-the subject properties are currently undeveloped.
Respecting Terrain The rear portions of the parcels contain Steep Slopes (Managed) as well as a small
and Careful Grading portion of Steep Slopes(Preserved) overlay districts.Grading and/or development
and Re-grading of may occur within the managed steep slopes area,provided that design standards in
Terrain Zoning Ordinance Section 18.30.7.5 are satisfied to mitigate the impacts caused by
the disturbance of the slopes. For such grading,a 3:1 or 4:1 slope is strongly
preferred;terraced retaining walls no greater than 6 feet in height are also
acceptable.Please refer to the Zoning Ordinance for all applicable design standards.
Clear Boundaries This principle is not applicable-the subject properties are not adjacent to a Rural
with the Rural Area Area boundary.
(iii) broadly identify the planning, zoning, and other issues raised by the application that need to be
addressed by the applicant:
• Viewshed Protection: This property is likely in the Monticello viewshed. Please coordinate with the
Thomas Jefferson Foundation regarding the proposed project and its potential impacts on the viewshed
from Monticello. Specifically, please contact Ms. Liz Russell at lrussell@monticello.org.
• Level of specificity: You may wish to submit a ZMA concept plan which would allow for possible
future uses other than just"hotel."For example, you may consider preparing a ZMA concept plan
which shows a specific area for "primary structure" or"primary use" and which provides basic
information for that structure/use, such as maximum height, maximum floor area, etc. Please also note
that this comment form is intended to provide advance notice about (future) site plan issues; the ZMA
concept plan does not need to demonstrate total conformity or compliance with all County Code.
• Albemarle County-Engineering Services:
o An approved Water Protection Ordinance (WPO) /Virginia Stormwater Management
Program(VSMP) Plan is required prior to land disturbance.
o Site plan, including grading and improvements, must be designed in accordance with the
requirements established by the Preserved/Managed Slopes overlay(Zoning Ordinance
Section 30.7 -"Steep Slopes Overlay District").
• Albemarle County Service Authority(ACSA):
o Future connection fees are estimated to be approximately$850,000.
o A sewer replacement may be necessary across the rear of the subject properties, if more
fill is to be added on top of the existing underground pipe.
o Construction plan submittal/review/approval may be necessary for proposed water utilities
and infrastructure during final site plan review, if fire hydrants are necessary.
o A grease interceptor will be necessary in conjunction with any food preparation in the
proposed hotel.
• Virginia Department of Transportation(VDOT):
o Show turn lane warrants for proposed entrance(s).
(iv) applicable procedures:
• Prepare and submit a completed Zoning Map Amendment (ZMA) application, including copies of an
concept plan and written narrative, as well as the associated fee payment. (Please see attached ZMA
application.)
• Conduct a Community Meeting within thirty-one (31) days of submitting the application fee. The
applicant must coordinate this required meeting with County staff, the Rivanna Magisterial District
Planning Commissioner and County Supervisor, and the Chair of the Pantops Community Advisory
Committee. (Please see attached Community Meeting Guidelines, Notification Map, and Notification
List of Property Owners.)
• Attend public hearings conducted by the Planning Commission and the Board of Supervisors.
(v) identify the information the applicant must submit with the application;including the supplemental
information:
• ZMA Concept Plan
• ZMA Written Narrative
• Completed copy of the Conventional District ZMA Checklist (attached)
• Copy of this Pre-App Comment Form
• Please refer to the ZMA application for details of required information, including the required
minimum number of copies for each document.
If you have any further questions, please contact me using the information provided below.
•
Thank you; sincerely,
_ k
Tim Padalino, MCP
Senior Planner
(434)-296-5832 x 3088
tpadalino@albemarle.org
Attached:
• Zoning Map Amendment application
• Conventional District ZMA Checklist
• Neighborhood Model Principles summary
• Excerpt Sheets from Sidewalk Plan for State Farm Boulevard
• Community Meeting Guidelines
• List of Nearby Property Owners to be included in Community Meeting Notification
• Map of Nearby Properties to be included in Community Meeting Notification