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HomeMy WebLinkAboutZMA202000004 Correspondence 2020-05-18May 18, 2020 Tori Kanellopoulos County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 RE: ZMA202000004 Mill Creek Proffer Amendment — Response to May 1, 2020 Staff Comment Letter Dear Tori: Below are our responses to the May 1, 2020 Staff Comment Letter. The staff comments are noted in grey and the applicant responses are noted in black. Planning (Tori Kanellopoulos) 1. A special exception (including the application and fee) is required for setbacks and use buffers per 18-4.20, 18-21.7, and 18-8.2(b)(3). See Zoning comments for additional details. The Special Exception Applications and fees have now been provided. 2. Statement #3 in the draft proffer statement reads: "The Property shall be subject to a twenty-five (25) foot setback from adjacent properties." Setbacks should refer to structures (buildings) and/or parking, not properties. Additionally, setbacks are varied per special exceptions, not proffers. Additionally, the building shown is closer than 25 feet to the property line. The Proffer Statement has been updated to read: "Buildings on the Property shall be subject to a twenty (20) foot side and rear setback from adjacent properties." In addition, Special Exception Applications have been submitted and the Updated Narrative includes a Special Exception Section. 3. Provide a higher quality PDF version of the proposed application plan with additional detail. It is difficult to measure setbacks with this level of detail. Noted. Will do. a. Label the loading space (assuming that is what is being shown). The loading space of the parking areas will be delineated during the site plan stage of development. b. Parham Circle appears to be incorrectly labeled as Mill Creek Drive. The Illustrative Plan has been corrected. c. Show pedestrian access to the building and any other pedestrian connectivity on the site. The Illustrative Plan has been updated accordingly. However, it is difficult to show the pedestrian and vehicular connections due to the incorrect GIS data. The travel way adjacent to the Tiger Fuel parcel actually straddles the Tiger Fuel parcel and the subject Property. Such travel way will include perpendicular parking for the self -storage facility. A previously approved site plan on the Property has been provided for further information. d. Include a table showing parking calculations. The Illustrative Plan has been updated accordingly. 4. Label the required use buffer per 18-21.7 and required setbacks per 18-4.20 on the application plan. This can be a separate sheet, as these requirements are likely requested to be varied. However, they still must be shown for review purposes. The Illustrative Plan and Narrative have been updated accordingly (see Special Exception Section of the Updated Narrative). 5. Show the managed slopes on the application plan. Disturbance of managed slopes will need to follow design standards per 18-30.7.5 during site planning. Include in the narrative that managed slopes will be disturbed. The Illustrative Plan and Narrative have been updated accordingly. 6. The parking layout cannot be approved as shown. See Engineering and Transportation Planning comments for more details. 7. The Illustrative Plan has been updated accordingly. 8. This parcel is located in the Monticello Viewshed. Contact Liz Russell (lrussell(&monticello.org) at the Monticello Thomas Jefferson Foundation and forward any comments received. Noted. Will do. 9. See comments provided with Neighborhood Model Principles section below. Noted. No response necessary. 10. Advisory site plan comments: a. Lighting spillover is limited to 0.5 foot-candles with adjacent residential properties. b. Landscaping is required for parking areas of five (5) or more spaces. c. Parking areas of five (5) or more spaces must be screened from adjacent residential districts. d. Features such as loading areas, which may have negative visual impacts, must be screened from adjacent residential districts and from public streets. e. A ten percent tree canopy is required for commercial uses. f. A loading space will likely be required. It appears one is shown, but not labeled. g. A dumpster and dumpster pad will be required. h. Curb and gutter are required for the parking area. Noted. No response necessary. Zoning (Lea Brumfield) 1. The parcel TMP 09100-0000002D3 is currently subject to proffers per ZMA199500021 Cathcart Properties, which rezoned the parcel from R-1 to PD-SC. A prohibited use of the property under ZMA199500021 included "Light Warehousing," a use now described in the Zoning Ordinance as "self-service storage facility." Additionally, the property is proffered to be developed `in accordance with the plan titled "Avon Street Retail Development" initialed WDF, dated 3/27/96.' The Property is proffered to be developed in accordance with the plan titled "Avon Street Retail Development" initialed WDF, dated 3/27/96 pursuant to the existing proffer statement. The Applicant does not propose modifying the existing Application Plan, rather, the only proposal is to modify the allowable uses to include self -storage (light warehousing) as well as request two special exceptions for setbacks / buffers. The Illustrative Plan is for informational purposes only. 2. Application plan requirements: a) The application plan must include internal pedestrian access routes to the other parcels within the planned development per section 18-25.5. The Illustrative Plan has been updated to show the proposed pedestrian connectivity. b) The application plan must include conceptual grading, particularly for the grading disturbing managed slopes as indicated by the Steep Slopes Overlay, and the managed slopes must also be indicated on the plan included with the application. The Illustrative Plan has been updated to show conceptual grading and the managed slopes on the Property. c) The proposed setbacks must be indicated on the application plan. The Illustrative Plan has been updated to show the proposed and existing setbacks. 3. Setbacks and buffers: a) The provided application plan does not meet required setbacks or use buffer requirements. A special exception will be required for the reduction of both the required setbacks per section 18-4.20 and the use buffer per section 18-21.7. The 50' side and rear setback and the 20' use buffer from TMPs 09 100-00-00-00 100 and 09100-00-00-002EO are now clearly shown on the Illustrative Plan and further information can be found in the Special Exception Section of the Updated Narrative. In addition, two Special Exception Applications were submitted. b) The required setbacks and use buffers from parcel boundaries are: • Front: 10' setback • Side abutting TMP 09100-00-00-002D1 (PD-SC): building separation as required by the Virginia Statewide Building Code • Side and rear abutting TMPs 09100-00-00-00100 and 09100-00-00-002EO (R- 1, R-15): 50' • Use buffer from TMPs 09100-00-00-00100 and 09100-00-00-002EO (R-1, R- 15): 20' The use buffer prohibits any construction activity, including any grading or clearing of vegetation, within that 20' from the district boundary, and may only be waived via special exception provided 1) the grading or clearing is necessary and would improve the site design, 2) minimum screening requirements will be satisfied, and 3) existing landscaping in excess of minimum requirements will be substantially restored. This will apply to existing vegetation already on the site, as shown on GIS: The 50' side and rear setback and the 20' use buffer from TMPs 09 100-00-00-00 100 and 09100-00-00-002EO are now clearly shown on the Illustrative Plan and further information can be found in the Special Exception Section of the Updated Narrative. In addition, two Special Exception Applications were submitted. 4. The suggested proffer statement notes that "while Light Warehousing is allowed pursuant to Section 1 above, such Light warehousing shall be limited to self -storage facilities and such facilities shall be restricted to three (3) stories." For clarification, the use previously listed in the zoning ordinance as "light warehousing" is already limited to self -storage facilities. Understood. The Applicant thought "light warehousing" included additional uses besides self -storage. The proffer statement no longer references a limitation on the allowance of light warehousing. Engineering (Frank Pohl) 1. Perpendicular parking cannot be located on this private street, even though it is a private street. Remove perpendicular parking. The Illustrative Plan has been updated accordingly. VDOT (Adam Moore) The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has reviewed the above referenced plan as submitted by Creekmill LLC, c/o Denise Lacor, dated 16 March 2020, and find it to be generally acceptable. A VDOT Land Use Permit will be required prior to any work within the right-of-way. The owner/developer must contact the Charlottesville Residency Transportation and Land Use Section at (434) 422-9399 for information pertaining to this process. If further information is desired please contact Willis Bedsaul at (434) 422-9866. Noted. Albemarle County Service Authority (Richard Nelson) 1. Is this site in the jurisdictional area for water and/or sewer? Yes Noted. 2. What is the distance to the closest water and sewer line, if in the jurisdictional area? Water and sewer are available at the corner of the parcel. Noted. 3. Are there water pressure issues which may affect the proposed use as shown on plan? Water pressures in this area are low. A private booster pump will most likely be needed. Noted. 4. Are there major upgrades needed to the water distribution or sewer collection system of which the applicant and staff should be aware? N/A Noted. 5. Are there other service provision issues such as the need for grinder pumps? A private booster pump will most likely be needed. Noted. RWSA (Dyon Vega) 1. Capacity issues for sewer that may affect this proposal: Does not require flow acceptance Noted. 2. Requires Rivanna Water and Sewer Authority Capacity Certification: Yes X-No Noted. 3. Water flow or pressure issues that may affect this proposal: None Known Noted. 4. "Red Flags" regarding service provision (Use attachments if necessary): None Known Noted. Transportation Planning (Kevin McDermott) Please remove the perpendicular parking from the private street. Parking should be contained within a private lot. The Illustrative Plan has been updated accordingly. Fire/Rescue (Shawn Maddox) 1. Fire Rescue has no objections to the ZMA. It should be noted that based on the height of the proposed building aerial apparatus access will be required on one contiguous side of the building. This access travel way must be 26' of clear travel width and be no closer than 15' to the structure and not farther than 30' from the structure. Noted. We believe this is satisfied by the extended accessway off of Parham Circle. Building Inspections (Michael Dellinger) 1. Verify the availability of all needed infrastructure requirements. Other than this no objection. Noted. All needed infrastructure requirements are available. Comprehensive Plan Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared for the public hearing. Initial comments are provided with this comment letter. The proposed development is designated Community Mixed Use in the Southern and Western Master Plan. This designation calls for a mixture of residential and retail uses and services that serve the community, with a residential density of up to 34 dwelling units per acre and non- residential uses including community scale retail, service and office uses, places of worship, schools, and public and institutional uses. Townhouses, apartments, and attached housing units are recommended. A maximum single -building footprint of no greater than 60,000 square feet is recommended for retail, service, and office buildings. Secondary uses that are recommended are auto commercial sales and service with all service activities within a building with a maximum footprint of approximately 7,500 square feet and office/R&D/flex/light industrial uses with a maximum single building footprint of approximately 20,000 square feet. Neighborhood Model Principles Projects located within the Development Areas are reviewed for consistency with each of the Neighborhood Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the Neighborhood Model. Revised comments may be given after additional information is submitted. Pedestrian Orientation Additional information is needed. Pedestrian interconnectivity within the Planned District should be provided. The Illustrative Plan has been updated to show the proposed pedestrian connectivity. Mixture of Uses This principle is met. This proposal is part of an existing Planned District with a variety of uses. Noted. No response necessary. Neighborhood Centers This principle is partially met. This proposal is located within a Center, as described in the Southern and Western Master Plan: Avon Street Extended Center (Figure 20) is an area of existing mixed use, which includes industrial, mixed residential density, retail, and educational uses across from the Mill Creek residential development. The Mill Creek Industrial Park as well as the shopping area are Centers. Centers should have connectivity and walkability. This proposal does not provide pedestrian connectivity. The Illustrative Plan has been updated to show the proposed pedestrian connectivity. Mixture of Housing Types This principle is not applicable. and Affordability Noted. No response necessary. Relegated Parking This principle is not met. Parking is located at the front of the building and is not relegated. Additionally, Engineering cannot approve the design of this parking. The design of the parking has been updated on the Illustrative Plan. However, it is still not relegated. If the parking were relegated, it would either be in front of or impact the use buffer as well as the large 50' side and rear setback. Given the location of existing development of Mill Creek Shopping Center towards the front and side of the Property, this is where the parking was oriented, rather than towards the rear where the adjacent parcels are undeveloped and zoned for residential (and therefore have larger setback requirements). In addition, see Section 25.4.2 of the Zoning Ordinance (PD- SC regulations), which states, "Uses, structures and parking areas shall be oriented toward primary access points and away from adjoining residential districts." Interconnected Streets and This principle is met. The street network was previously Transportation Network established with the initial Planned Development application and site planning. Noted. No response necessary. Multimodal Transportation This principle is partially met. There are existing bike lanes Opportunities along Mill Creek Drive. There is pedestrian connectivity through this Planned District and along Mill Creek Drive. However, there is no additional pedestrian connectivity proposed. Currently, there is not bus service to this site or this area. The Illustrative Plan has been updated to show proposed pedestrian routes. Parks, Recreational This principle is met. There is no recreational or open space Amenities, and Open Space requirement with this district. Site planning will need to meet the landscaping requirements in Zoning Ordinance 18-32.7.9. The only environmental features on the site are managed steep slopes, which will need to be graded according to Engineering standards in 18-30.7.5. Noted. No response necessary. Buildings and Spaces of This principle is met. The proposed 3 story height and 35,000 Human Scale sq. ft. footprint are consistent with the recommendations in the Southern and Western Master Plan. Noted. No response necessary. Redevelopment This principle is not applicable. Noted. No response necessary. Respecting Terrain and Additional information is needed (see Zoning comments). Careful Grading and Retaining walls, when needed, should be six -feet maximum. Regrading of Terrain Disturbance of managed slopes is permitted per 18-30.7.5. The Narrative and Illustrative Plan have been updated to reflect that there will be minimal managed slope disturbance. Such disturbance shall be in accordance with Section 30.7 of the Zoning Ordinance. Clear Boundaries between This principle is not applicable. the Development Areas and the Rural Area Noted. No response necessary. Thank you again for the opportunity to clarify uncertainties and address concerns. Please let me know if you have any further questions. Sincerely, Nicole Scro