HomeMy WebLinkAboutSDP201900028 Review Comments Major Amendment, Final Site Plan 2020-10-09 411tilillA et"
0 County of Albemarle
Department of Community Development
Memorandum
To: Eric Woolley, P.E.
From: Cameron Langille—Senior Planner
Division: Planning Services
Date: July 2, 2019
First Revision: October 9,2019
Subject: SDP201900028—University of Virginia Research Park: Town Center 4—Major Site
Plan Amendment
The Planner for the Planning Services Division of the Albemarle County Department Community
Development will recommend approval of the plan referred to above when the following items have been
satisfactorily addressed. (The following comments are those that have been identified at this time.
Additional comments or conditions may be added or eliminated based on further review.) [Each comment
is preceded by the applicable reference to the Albemarle County Code.]
Albemarle County Planning Services (Planner)—Cameron Langille, blangille@albemarle.org —Required changes:
1. [General Comment] On Sheet C 1.0,please fix the text overlap in the box titled"Site Development Plans."Rev.
1: Comment addressed.
2. [32.5.2 (a)] On Sheet C 1.0,please add each Tax Map Parcel(TMP)number that is affected by this amendment.
This includes TMPs 03200-00-00-019J1, 03200-00-00-006A2, 03200-00-00-006R0 and 03200-00-00-019G0.
Rev. 1: Comment addressed.
3. [32.5.2 (a)] On all applicable sheets,please clearly identify the existing property boundaries within the scope of
the project and label them with the TMP, names of the owner, zoning district, and most recently recorded
instrument. Rev. 1: Comment not addressed. This information is missing across numerous drawings.
Parcel boundaries on Sheets C2.1 and C2.2,for example,state"(unknown)"on existing parcel boundaries.
The deed book and page references for most recently recorded plats are also incorrect. Each existing
property line should be identified with a measurement, and each property should contain a label stating
the TMP, owner, zoning district, and most recently recorded plat/instrument number. Existing utility
easements should be shown and labeled. Some existing easements are currently missing on Sheets C2.1
and C2.2.
4. [32.5.2(a)] On Sheet C 1.0,please state that the portions of the properties lie within the Managed and Preserved
Steep Slopes Overlay Districts. Rev.1: Comment addressed.
5. [32.5.2 (a)] On Sheet C3.0, please revise the Legend so that it identifies both Managed and Preserved Steep
Slopes. Rev. 1: Per email from Bill Fritz, sent to Eric Woolley dated November 1, 2016, the disturbances
to steep slopes within the parcel as shown on SDP2006-113 remained valid and were approved on
SDP201600051. This SDP proposes an area of"future parking" within Town Center 4. On Sheets C3.0
and C5.0,please add a note stating that all proposed grading will conform with the disturbances as shown
on SDP2006-113 and SDP2016-51.
a. Amend Sheet C3.0 so that areas of Managed and Preserved Steep Slopes are differentiated and identified.
b. On Sheet C3.0, stat_ source used to identify areas where Managed and Preserved Steep Slopes
currently exist.
6. [32.5.2 (a)] Please add a note to Sheet CO.0 that states the instrument numbers (deed book and pages) for all
recorded plats and deeds associated each parcel within the development.Rev.1:Comment partially addressed.
The amendment proposes new utility easements which are shown on the site layout and utilities plans,
their labels state"DB tbd."Once a new easement plat is approved and recorded,these easements will need
to be labeled with the new instrument number. Sheet CO.0 should also list the new recorded instrument.
7. [32.5.2 (b)] Please verify the proposed Town Center 4 building footprint. According to SDP201600051, the
proposed building footprint was 27, 683 square feet and a gross total square footage of 108, 568 sq. ft. Under
"Proposed Building Statistics"on Sheet C 1.0,the footprint has now been reduced to 27,201 sq. ft. but the gross
building square footage is still 108,568 sq. ft. Rev. 1:Comment addressed. Per applicant response,the gross
building square footage is not changing from the previously approved SDP201600051.
a. If the gross building square footage is changing,please revise the figure provided under Note 7 on Sheet
C1.0 next to"Gross Building Square Footage."Rev. 1: Comment not applicable.
b. If the gross building square footage is changing, please revise the figure provided under Note 13 on
Sheet C1.0 next to"Town Center Four—Approved Buildings(sf)."Rev. 1: Comment not applicable.
c. If the gross building square footage is changing, please revise the figure provided under Note 13 on
Sheet C1.0 for the total approved buildings (sf). Rev. 1: Comment not applicable.
d. If the gross building square footage is changing, please revise the figure provided under Note 13 on
Sheet C1.0 for the total remaining approved GSF column. Rev. 1: Comment not applicable.
8. [32.5.2 (a)] Please state the application numbers of all approved Special Use Permit and Zoning Map
Amendments (ZMA)that apply to the development in Note 5 on Sheet C1.0:
a. The properties are subject to the approved conditions of Special Use Permits SP200800015,
SP200800062, SP200800063, and SP200800064. Rev. 1: Initial comment made in error. Please
remove reference to these SPs on Sheet CO.0. Staff apologizes for the error.
9. [32.5.2 (n)] On Sheet C4.0,please label all proposed features within and next to the lawn area to the north of
Building 4. Are the gray items sidewalks or some other sort of paths? Are the white areas grass cover?
a. Please provide labels in the white area south of Building 4 explaining whether the white area is grass
cover, pavement, etc. Rev. 1: Comment addressed.
b. State the paving materials for all walkways in the lawn area. Rev. 1: Comment not fully addressed.
Please state the detail and sheet number in the precast paver callouts on Sheet C4.0. It appears
that this detail is shown on Sheet S1.0 as detail 23.0.
c. State the paving materials for the hatched area next to Building 4. Rev. 1: Comment addressed.
10. [32.5.2(j)] Please label all existing water, sewer and drainage easements by type and include a size/width
measurement. State the deed book and page for the recorded instrument number in each existing easement
label. Rev. 1: Some existing easements are not shown on Sheets C2.1 and C2.2. Please revise.
11. [32.5.2(k)] Verify that all necessary easements for water,sewer,and drainage currently exist and no new
easements are needed. If new easements are required,an easement plat application must be submitted,
reviewed,approved and recorded prior to final site plan approval for all proposed easements. Rev. 1: Per
applicant response letter,this comment has been acknowledged. A new easement plat must be
submitted,approved,and recorded prior to major amendment approval. Once the easement plat is
recorded,all easements shown on major amendment will need to include the new DB and page
number for the recorded plat and any deeds of dedication.
b. Once the easement plat is recorded,the final site plan must be revised to show the recorded
instrument number for the easement plat(deed book and page number). The newly created
easements will need to be labeled with the instrument number, easement type,width dimensions,
and whether it is public or private. Rev. 1: Per applicant response letter,this comment has
been acknowledged. A new easement plat must be submitted,approved,and recorded prior
to major amendment approval. Once the easement plat is recorded,all easements shown on
major amendment will need to include the new DB and page number for the recorded plat
•
and any deeds of de Lion.
12. [32.5.2 (n)] ADA compliant striping must be provided across all parking lot drive aisles where handicap
accessible parking spaces are provided on opposite sides of the travelway. For example, the sidewalk
ramps to the west of Building 4 which connect to the 8' asphalt trail are not currently connected by
striping in two drive aisle locations. The ramps on either side of the drive aisle south of Building 4 also do
not have striping. Rev. 1: Comment addressed.
13. [32.5.2(n)] Please state the height of all proposed fences and retaining walls in the labels used on the drawings.
Profile view details of all proposed fences,retaining walls,and constructed screening measures will be required
with the final site plan. Each will need to show the types of materials used and dimensions. Rev. 1: Comment
not fully addressed. Per the callout for the generator pad and screening wall on Sheet C4.0,the screening
wall details are shown on the"architectural plans."The major amendment needs to include a construction
detail showing a plan and profile view of the screening wall with dimensions and materials.
c. See Engineering Division and Inspections Division comments for additional details on retaining wall
requirements. Add the notes specified by Inspections to the applicable drawings mentioned in their
comments. Rev. 1: Engineering review still underway.Comment will be updated accordingly once
reviews from other staff are complete.
14. 132.7.9] The landscape schedule on Sheet L1.0 lists the incorrect quantities for the following items:
a. Only 16 AC (Acer rubrum) are shown,not 74. Rev. 1: Comment addressed.
b. Only 9 BN (Betula nigra)are shown,not 28. Rev. 1: Comment addressed.
15. [32.7.9.9] Please add a note to the Sheet L1.0 stating "All landscaping shall be installed by the first planting
season following the issuance of the first certificate of occupancy within the development." Rev. 1: Comment
addressed.
16. [32.7.8 and 4.17] Please address the following related to site lighting:
a. [4.17.4(a)]On Sheet SL2.0 next to each manufacturer cut-sheet,please state the letter from the luminaire
schedule on Sheet SL1.0 that identifies which cut-sheet pertains to each luminaire. Rev. 1: Comment
addressed.
b. 14.17.4 (a)] All proposed outdoor luminaries exceeding 3,000 lumens must be full-cutoff fixtures. The
cut sheets provided on Sheet SL2.0 do not clearly verify that this is true for the following luminaires
proposed on site: luminaire A, luminaire G, luminaire G2, luminaire OG1, luminaire EXP, luminaire
AE. Please provide documentation from the manufacturers that all fixtures will be full-cutoff. Rev. 1:
Comment not fully addressed.The cut sheets on Sheet SL2.0 still do not clearly demonstrate that
the following fixtures will be full-cutoff: G, G2, OG1, P, and R. Please provide additional
information that no light will be emitted above the horizontal plane of the fixture for each of these
lights.
c. Please state the pole height of all outdoor luminaires in the table on Sheet SL1.0. Rev. 1: Comment
addressed.
d. [4.17.4 (b)] Add a note to Sheet SL1.0 stating "The spillover of lighting from luminaires onto public
roads and property in residential or rural areas zoning districts shall not exceed one-half('h)foot candle."
Rev. 1: Comment addressed.
e. Please add a note to Sheet SL 1.0 which states"Each outdoor luminaire equipped with a lamp that emits
3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect
light away from adjoining residential districts and adjacent roads. The spillover of lighting from
luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed
one-half footcandle."Rev. 1: Comment addressed.
Please contact Cameron Langille at the Department of Community Development at blangille(a,albemarle.org or 296-
5832 ext. 3432 for further information.
Comments From Other Reviewers:
Albemarle County Engineering Services (Engineer) — John Anderson, janderson2@a,albemarle.org — Engineering
review still underway. Comments or approvals will be forwarded to the applicant upon receipt.
Albemarle County, Building Inspections—Michael Dellinger, mdellinger@albemarle.org—No Objection.
Albemarle County Zoning Division—Kevin McCollum,kmccollum(aialbemarle.org—Please see the attached comment
letter from Zoning. A reduction in the overall parking has been granted per applicant request.
Albemarle County Service Authority—Richard Nelson,rnelson@serviceauthority.org—ACSA review still underway.
Comments or approvals will be forwarded to the applicant upon receipt.
Review Comments few SDP201900028 MajorAmendment
Project Name: University of Virginia Resew..... Park::Town Center Four-Major
Date Completed: Thursday. September 19, 2019 Department+Division.+Agency: Review Status:
Revie ver Michael Dellinger CDD Inspections No Objection
No objection.
Page: 1 Count. of Albemarle Printed On: 1 10103'2019
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 229024596
Phone(434)296-5832 Fax(434)972-4126
October 8, 2019
Mr. Eric Woolley
Woolley Engineering
210 5th Street NE
Charlottesville, VA 22902
RE: Parking Determination —SDP201900028 - UVA Research Park: Parking Determination
Dear Mr. Woolley:
This letter is an official determination of the parking requirements for the UVA Research Park.
This determination is made in accordance with Section 18-4.12 of the Albemarle County Code.
In making this determination, the Zoning Administrator considered the parking study submitted
by the applicant (attached below) with current parking usage data and TDM strategies, the
existing parking requirements for the site, and the Institute of Transportation Engineers Parking
Generation Data for"General Office Building” (attached below). Using a combination of the
resources referenced above, it is my official determination that a parking minimum
reduction of 18.8%to 1,146 parking spaces will still provide sufficient parking at the UVA
Research Park. The parking requirement for the UVA Research Park will therefore be as it
reads on page C4.1 (sheet 11 of 36) of SDP201900028 (pictured below)for each Town Center
building.
1.Town Center Building Statistics
Proposed Use: General Office Buildings
Town Center 1 Town Center 2 Town Center 3 Town Center 4 Combined
Gross Square Footage: 70,563 83,666 89,814 108,568 352,631
80%of Gross Square Footage: 56,466.4 66,932.8 71,851.2 86,854.4 282,105
Parking Spaces Required: 282.3 334.7 359.3 434.3 1,411
Parking Spaces Provided: 229 269 313 335 1,146
m
If you are aggrieved by this determination, you have a right to appeal it within thirty (30) days of
this notice, in accordance with Virginia Code § 15.2-2311. If you do not file a timely appeal, this
determination shall be final and unappealable.
An appeal may be taken only by filing an appeal application with the Zoning Administrator and
the Board of Zoning Appeals, in accordance with Albemarle County Code§ 18-34.3, along with
a fee of$258. Additionally, a separate fee is required for the cost of providing notice and
advertising of the appeal for a public hearing.
October 8, 2019
UVA Research Park Parking Determination
Page 2
Applications for Appeal of the Zoning Administrator's Determination are available at the
Department of Community Development located at 401 McIntire Road, Charlottesville, Virginia
22902 or online at www.albemarle.org/cdapps. This form applies to the appeal of a decision of
the zoning administrator or any other administrative officer pertaining to the Zoning Ordinance.
Regulations pertaining to the filing of an appeal to the Board of Zoning Appeals are located in
Chapter 18, Section 34.3 of the Zoning Ordinance. They may be reviewed online at
www.albemarle.orq/countycodebza.
(Please note that our online documents are in Adobe Acrobat PDF format and must be viewed
with the Adobe Acrobat Reader or an equivalent. A link to download the free plug-in is available
at the bottom of www.albemarle.orq/cdapps.)
Please contact me if you have questions or require additional information.
Sincerely,
K€ ,
Mqt/2-—
Kevin McCollum
Planner
Designee to the Zoning Administrator
WOOLLEY ENGINEERING
September 23,2019
MEMORANDUM
To: Mr. Cameron Langille, Senior Planner
County of Albemarle,Virginia
From: Mr. Eric Woolley, PE
Woolley Engineering
Regarding: SDP 201900028—UVA Research Park: Town Center 4
Major Site Plan Amendment
Parking analysis and request for determination regarding parking minimums
This memorandum shall serve as a justification for a request to modify the minimum number of
parking spaces required for the property known as the University of Virginia Research Park in its
Town Center district. The project is currently in active development of the Town Center Four
building, which joins the existing structures which were completed during earlier phases of
development. Parking will be shared by all four buildings. The request for a reduction in
minimum required parking is based on Transportation Management Demand strategies and
related factors in accordance with the parking requirements set forth in Section 4.12.12 of the
zoning ordinance.
The mission of the University of Virginia Research Park is to provide state-of-the-art facilities
that serve as a catalyst for the creation and enhancement of research and business collaboration
between the University of Virginia and the public and private sectors,for the economic and
societal benefit of the Commonwealth of Virginia,the Central Virginia region, and the nation.
The Research Park is a fully master-planned,mixed-use development zoned for office,light
industry, hotel/conference center, laboratory/medical/pharmaceutical,and retail/support
commercial uses and is designed with significant open space,trails and interconnectivity in
mind.
We have studied the parking strategy to determine the appropriate relationships between parking
and land uses within the UVA Research Park Town Center district. The analysis focuses on
opportunities within the development for shared parking,a shuttle service which runs between
the University and the Research Park,and overall site parking reductions based on both the
specific use categories and individual uses within the Town Center. Further, information
regarding actual observed parking demands has been provided by the end-user of the existing
Town Center buildings.
The County's Zoning Ordinance allows for shared parking and parking reduction strategies
which support the UVA Research Park's Code of Development ZMA 95-04, ZMA 98-27 and
WOOLLEY ENGINEERING 210 5th Street NE (434)973-0045
Charlottesville,Virginia 22902
WOOLLEY ENGINEERING
ZMA 2005-0003 from March 11, 1999 (Revised: March 2, 2005). The proposed reductions
acceptable to the applicant. Relative to the analysis provided in the following, a parking
reduction factor of 18.8%has been determined as feasible and has been applied to the entire
Town Center District.
Factors impacting current parking lot needs
The ability to share parking between the UVA Research Park Town Center lots is important
from a land use and development perspective. Excess empty parking spaces would add
unnecessary impervious surface area and would cause an underutilization of the developable
land. The UVA Foundation views the Town Center as a campus within the UVA Research Park.
Many tenants occupy office space across multiple buildings within walking distance of one
another and do not move their cars throughout the day.
The features of the buildings encourage the campus-like feel of the Town Center District. The
on-site café inside Town Center Three is an attractive retail option for lunches,providing
incentive to not move one's car during the workday. The first floor and outdoor areas associated
with Town Center Four will function as a gathering space for the tenants and guests. 84%of the
first floor will be occupied by common amenities including a meeting center,a fitness center,a
catering kitchen,and large lobby with a coffee bar. These shared spaces will put less of a
demand on the parking lots because,by nature of the uses,the lots will not be fully occupied
throughout the workday.
Additionally, it should be noted that the Town Center Three lot was built in 2009 during a time
when the UVA Foundation intended to build out a master plan that called for the building of an
additional five office buildings in the Town Center, as well as a hotel; however, the actual plans
and construction have resulted in a parking lot that is oversized for the actual needs of the Town
Center Three tenants.
Parking usage
A parking count was conducted during business hours on Tuesday, March 5, 2019 and Thursday,
March 9, 2019. The counts of occupied spaces are listed in the table below.
UVA Research Park Town Center Parking Lot Usage
Total Spots Spots occupied 3/5/19, 9:30am Spots occupied 3/7/19, 2:30pm
TC1 244 95 83
TC2 269 130 163
TC3 316 228 209
Per the zoning ordinance, the total required parking spots for the combined parking area of the
development are as follows:
Building 1: Offices, business,administrative and professional
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WOOLLEY ENGINEERING
GSF: 70,563 Net SF: 56,466 Rate: 1/200 sf
Total Required Parking for Building 1 =282
Building 2: Offices, business,administrative and professional
GSF: 83,666 Net SF: 66,933 Rate: 1/200 sf
Total Required Parking for Building 4=335
Building 3: Offices,business,administrative and professional
GSF: 89,814 Net SF: 71,851 Rate: 1/200 sf
Total Required Parking for Building 4=359
Building 4: Offices, business,administrative and professional
GSF: 108,568 Net SF: 86,854 Rate: 1/200 sf
Total Required Parking for Building 4=434
Total Parking Required:
Total required parking per Zoning Ordinance= 1,41 1 spaces
Proposed Transportation Demand Management Strategies
In accordance with section 4.12.12 of the zoning ordinance, the applicant requests a required
parking minimums reduction based on the site improvements listed below. The mix of TDM
options for the development include:
1. Bicycle racks and changingfacilities: Bicycle racks will be provided adjacent to all of
the Town Center buildings. Changing facilities will be located in the Town Center Four
building for employees who commute via bicycle. This will encourage and facilitate
commuting via bicycle to the Town Center district,reducing the total number of required
parking spaces. Improvements related to bicycle commuting would provide for a TDM
reduction of 72 parking spaces.
2. HOV parking spaces: 46 reserved HOV parking spaces for carpooling are included in
the parking lots for Town Centers One and Four to encourage ride-sharing between
commuters.
3. Free Shuttle Service: The UVA Research Park and JAUNT have collaborated to provide
a shuttle service for tenants and visitors. The service,which began operating in the
summer of 2018,runs between the Research Park and UVA Grounds from 7:22 a.m. to
6:02 p.m., Monday-Friday. Buses arrive every 30 minutes and are free to ride for
everyone. The shuttle has three stops within the Research Park and three within UVA
Grounds. The two stops with the highest boarding numbers are the UVA Research Park
and the UVA Health System at Pinn Hall. Average weekly ridership continues to
increase each month. Year-to-date ridership for 2019 is over 1,600 riders(as of
4/12/2019). Shuttle service provides for a TDM reduction of 101 parking spaces.
4. Passenger loading spaces: Two dedicated passenger loading spaces will be located at
the Town Center Four building. These spaces will accommodate passenger drop-off by a
variety of means to include taxi cabs,ride sharing services, or private vehicle. Additional
similar spaces already exist within the Town Center.
In addition to the TDM strategies proposed above,the existing pedestrian facilities will be
augmented by the pedestrian improvements proposed with the development of Town Center
3
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.W_. WOOLLEY ENGINEERING
Four. The project will create and extend the existing sidewalks throughout the development,
encouraging pedestrian traffic throughout the campus.
Further,while the applicable TDM strategies listed above are site-specific to the Town Center
district, it is recognized that mass transit-oriented alternatives may continue to grow in the
region, further allowing for reduced parking minimums for the property.
Parking Summary
Total Parking Demands for Town Centers One -Four: 1,411 spaces
HOV Parking TDM Reductions: 92 spaces
Bicycle TDM Reductions: 72 spaces
Transit TDM Reductions: 101 spaces
Total Supportable Parking Reductions: 265 spaces
Parking Reduction Factor: (required spaces relative to actual provided spaces) 18.8%
Loading Spaces(Town Centers 1 -4): 12
Based on the demonstration above that the use of TDM strategies reduces the need for parking
spaces,the applicant is requesting an 18.8%reduction in the minimum required parking for the
UVA Research Park Town Center district. As noted, the Town Center district is a campus
designed for interconnectivity and walkability, with many factors contributing to a lessened need
for parking. The applicant respectfully requests a determination that the minimized parking as
proposed in this memorandum is acceptable as per Section 4.12 of the zoning ordinance.
The applicant reserves the right to pursue additional alternatives to providing the minimum
required number of parking spaces should the need arise. It is feasible that major variations
could occur over time regarding the mix, distribution, phasing and density of land uses.
Adjustments to these ratios and final parking allocations at site plan review may require
administrative approval by the County. Please do not hesitate to call with any questions or
concerns. Thank you for your time and consideration.
Sincerely,
,„7.1./..4_,5
/ i
Eric Woolley, PE
Cc: Todd Marshall, UVA Foundation
4
C neral Office Buildi j
(710)
Peak Period Parking Demand vs: 1000 Sq. Ft. GFA
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban
Peak Period of Parking Demand: 9:00 a.m. - 3:00 p.m.
Number of Studies. 148
Avo 1000 Sq Ft GFA 145
Peak Period Parking Demand per 1000 Sq. Ft. GFA
33rd 35t0 ,=:or i;erg:r Standard eviaL or.
Average Rate Range of Rates Percentile Interval f Coeff. of Variation
2.39 _ 0 S0 - 5 58 2.30 3.30 2.26 - 2 50 .2' 69 r29%)
Data Plot and Equation
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Y I
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xx - x
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D ,/-.- X
X X
X X
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X X
2OC
X= 1000 Sq. F:. GFA
X Study Site Fitted Curve - - - - Average Rate
Fitted Curve Equation: P = 2.15(X) + 34.60 R==0.86
Park.ig gene aeon Manua'. 5tti Ed Tor, .institjte of T'ansporta :cn Eng neers