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HomeMy WebLinkAbout02 28 78 PC Minutes�7 February 28, 1978 The Albemarle County Planning Commission conducted a meeting on Tuesday, February 28, 1978, beginning at 7:30 p.m., County Courthouse, Charlottesville, Virginia. Those members in attendance were Mr. Peter Easter, Chairman; Col. William Washington, Vice -Chairman; Mr. Kurt Gloeckner; Mrs. Joan Graves; Mr. Layton McCann; Dr. James Moore; Mrs. Norma Diehl; Mr. Charles Vest; Mr. James Huffman; and Mr. Timothy Lindstrom, ex-Officio. Other officials in attendance were Mr. Robert Tucker, Director of Planning; Mr. Ronald Keeler, Assistant Director of Planning; Mrs. Mary Joy Scala, Senior Planner; Mr. Carlos Montenegro, Planner; and Mr. Frederick W. Payne, Deputy County Attorney. Mr. Easter established that a quorum was present and called the meeting to order. He deferred the minutes of February 21, 1978, until the March 7, 1978 meeting of the Commission. SP-77-84. Ruby Wade to locate a mobile home on 2.36 acres zoned A-1. Property is located on northwest side of Route 693, approximately �4 mile from intersection of Routes 695 and 693. County Tax Map 85, Parcel 13D, Samuel Miller Magisterial District. Mr. Keeler advised the Commission that he is in receipt of a letter requesting withdrawal without prejudice of this application in view of the opposition to the request. He stated that her intent is to locate a modular home on this property, and no special use permit is required for this. Mr. Gloeckner moved that the Commission accept the request for withdrawal without prejudice. The motion, seconded by Mr. Vest, carried unanimously, with no discussion. Alice Coles, Robert and Melissa Coles, and Bessie Boyle Final Plat: Mrs. Scala presented the staff report, stating that the property is located on the west side of Route 649 near Profitt. The proposal is a division of one 2-acre lot on a proposed 50' private right-of-way. The residue of 15.27 acres is presently served by a 50' pipestem. The staff noted that the existing entrance presently serves Parcel 89A as well as the residue acreage. If this parcel also uses this entrance, a commercial entrance will be required, for which there is not adequate sight distance. Therefore, Parcel 89A would have to construct a new entrance. The staff recommended approval subject to the following conditions: 1. Health Department approval; 2. Parcel 89A must construct own entrance. Mr. Mike Boggs, representing the applicant, stated that he had no problems with the conditions setforth. There was no comment from the public. Mr. Gloeckner moved approval subject to the two conditions recommended by the staff. The motion, seconded b C 1 Washington carried unanimously, with no discussion. y o . 358 Fashion Square Shopping Mall Site Plan: Mrs. Scala presented the staff report ( see attached sheets ). She noted and read into the record the letter from Mr. Paul H. Wood, representing Charlottes- ville and Albemarle County Chamber of Commerce, and resolutions they had adopted; the letter from the Board's Head Sports Club ( signed by John B. Rogan ); the letter from David J. Wood, Jr., an adjoining property owner; the letter from Mr. George R. St. John, County Attorney, addressing the propriety of using a portion of the Branchlands Planned Community in conjunction with the adjacent land zoned for general business for use as a shopping center; the memo from J. Harvey Bailey, County Engineer, addressing drainage; the letter from Ramon P. Hinx, Regional Director of the State Air Pollution Control Board; the letter from D. S. Roosevelt, Resident Engineer for the Highway Department, addressing the Highway Department's recommendations for road improvements ( these improvements Mrs. Scala explained via the plan ). Mrs. Scala noted for the record the following letters: one from Myron E. Tremain, representing Virginia National Bank; a memo signed by seven property owners in the area of the proposed mall; a letter from Mary Alice Plummer, Secretary for the Citizens for Albemarle, Inc; and a memo from the League of Women Voters, signed by Ruth Wadlington and Sue Rainey ( all these letters and memoranda are attached ). Mr. Eric Deckinger, Executive Vice -President of the Leonard J. Farber Corporation, addressed the Commission on behalf of the applicant. He explained via a model the layout of the property and gave a slide presentation on other malls throughout the eastern part of the U.S. developed by this corporation. Mr. Deckinger stated that the mall in a period of three years will pay in personal property and real estate taxes approximately $3 million dollars ( he broke this down into individual years ). He stated that this project would improve the employment base of the area considerably offering over two thousand full and part time jobs, as well as create 75 construction jobs over the 18 month construction period. He noted that a traffic study had been done by Wilbur Smith and Associates and that Mr. Tom Flinn was present to discuss load that with the Commission and public. He asked that the project be approved, and that it be handled as soon as possible since time and money are a factor in a project of this magnitude. Mr. Tom Flinn, discussed the traffic situation with the Commission. He stated that the developer is willing to do the dual left de-cel lanes at the intersection of Rio Road and Route 29 North, for both north -and southbound lanes. He stated that he is willing to install the new traffic signals and pay for the modification of the existing signals. Mr. Flinn further stated that the developer will do the accel and de-cel lanes at all the entrances and will also do a dual left de-cel lane at entrance 43 ( Bill Edwards crossover ) on southbound lane of Route 29. He stated that the developer is not willing to do a raised curb along the circumferential and inner roads. Furthermore, the developer disagrees on how entrance #1 should tie into the circum- ferential road. When questioned by Mrs. Diehl about the major areas of disagreement, he stated that he is not willing to comply with the following staff recommendations: 1. the third lane on Route 29; 2. the local collector from Branchlands to Rio Road; 3. the improvements to Rio Road ( this is divided into two parts: one part is four- laneing the eastern part of Rio Road and the second part is providing two lanes westbound on the western side of Rio Road)., Mr. Easter assured Mr. Flinn that he is certain that the Commission will `a have questions on these points at the time of Commission discussion. REVISED FINAL February 28, 1978 ,359 FASHION SQUARE SHOPPING MALL SITE PLAN Location.: Southeast corner of Route 29 North and Rio Road Zoning: B-1 Business and Planned Community ( commercial ) Acreage: Approximately 57 acres Proposal Three major department stores and approximately eighty small stores will be served by an enclosed pedestrian mall. Department store "C" will contain two levels, the other stores and the mall will be one level. Total proposed area of the stores is 593,638 square feet. This may be compared to Barracks Road Shopping Center ( including North Wing ) with 480,000 square feet; Albemarle Square with 187,499 square feet; and Shoppers World with 135,677 square feet. The Regency Mall in Richmond contains about 843,088 square feet. Two possible future stores are indicated, and a possible future parking deck. These items are not a part of this approval, and will require a site plan amendment at a later date. Also, an out -parcel of approximately 2 acres is being reserved for future use. Parking is proposed for 3,397 cars. The circulation of traffic on site will be directed by a circumferential road on the perimeter of the parking areas, and an inner road adjacent to the mall. These two roads overlap at each end of the mall. * Four entrances are proposed, two on Route 29 North, and two on Rio Road. The major entrance from Route 29 North will be located opposite Shoppers World, at the present Skibo Lodge site; based on figures in the applicant's traffic study prepared by Wilbur Smith and Associates, at the peak highway hour ( 4:30 - 5:30 p.m. ) in 1979, this entrance is expected to carry about 56% of the entering and about 53% of the exiting traffic to and from the site. This entrance will primarily handle cars coming from and exiting to the south. The second entrance on Route 29 is located opposite the Oldsmobile dealership at an existing crossover. It is expected to carry about 20% of the entering and about 27% of the exiting traffic. This entrance will handle most of the northbound cars exiting the site and most of the southbound cars entering the site. The main entrance serving Rio Road is located opposite an entrance to Albemarle Square. It is expected to carry about 21% of the entering and about 14% of the exiting traffic. When Rio Road is relocated to connect to McIntire Road, it is expected that this entrance will become more important, handling more left turns entering the site from Rio Road. The second entrance on Rio Road is located between Centel and the Aldersgate Church. It is expected to carry about 3% of the entering and about 6% of the exiting traffic. No crossover is proposed, so that only right hand turns each way will be permitted. Staff is recommending that the proposed Branchlands local collector connect to Rio Road at this location as proposed in the Comprehensive Plan. In -3&o FASHION SQUARE SHOPPING MALL SITE PLAN - Page 2 Com rehensive Plan The Plan recognizes this area for commercial use. As noted above, the Comprehensive Plan proposes a residential collector from Mi.chie Drive in the City, through Branchlands Planned Community and connecting to Rio Road. Staff Comment The staff has reviewed this plan for compliance with Article 17, Site Development Plan and other pertinent ordinances. In staff opinion, four areas of concern need to be addressed: 1. Drainage and grading; 2. Branchlands Planned Community; 3. Interior circulation; 4. Virginia Department of Highways and Transportation recommendations. Staff has prepared comment on each of these items, and has recommended conditions of approval as follows. Drainage and Grading The site drains into Meadow Creek. Most of the site drains into an existing stream on the southeastcorner of the site, which then carries the water through Branchlands into Meadow Creek. A small portion of the site in the vicinity of the National Bank drains into an existing culvert which carries the water across Route 29 near Berkmar Drive. Below Dominion Drive it is carried back across Route 29, through Branchlands into Meadow Creek. Staff concurs with the County Engineer's requirement to detain storm runoff from the site, possibly by means of a pond on the adjacent property ( see memo from J. H. Bailey, dated 2/22/78 ). A preliminary grading plan is shown on the site plan. The parking is on a 5% slope in most areas. Retaining walls are planned along Rio Road,along the eastern boundary, and at the main entrance along a parking area. Approval of the site plan does not include approval of the grading plan, which will be subject to review by the Soil Erosion Control Committee. Branchlands Planned Community Ten acres of this site are included in the Branchlands Planned Community. Since this is the first section of Branchlands to be submitted as a final plan, the conditions of approval attached to that Special Use Permit must be met. Staff has received an opinion from the County Attorney ( see attached letter dated February 10, 1978 ) regarding the use of part of Branchlands for the shopping mall. Staff opinion is that this final plan is in compliance with the Branchlands proposal. pw�l 3<,ol FASHION SQUARE SHOPPING MALL SITE PLAN - Page 3 En Interior Circulation Staff has prepared an overlay showing the following recommended changes in circulation: 1. The circumferential road and the inner road should be delineated by means of raised curb or islands for traffic safety and ease of circulation. 2. The entrance opposite Shoppers World should be modified to give entering traffic the right-of-way, and to prohibit entering traffic from turning left onto the circumferential road. Exiting traffic coming from both directions on the circumfer- ferential road should be given the right-of-way. Exiting lanes should be pulled away from entering lanes. This arrangement would insure that entering traffic would not back up onto Route 29, exiting traffic would not block the circumferential road, and entering traffic would be encouraged to park in the rear of the site. 3. The entrance opposite Albemarle Square should be modified by adding two islands and adjusting lanes to direct traffic and reduce turning movements. 4. The gas pumps should be separated from the circumferential road, and turned to provide stacking. 5. Staff recommends that a 50' right-of-way be dedicated, in accordance with the Comprehensive Plan, from Branchlands property line to Rio Road, and that a two-lane Category IV state road be constructed for use as a local residential collector. This would require that the east parking area be separated from this road by a raised median with limited curb cuts. Three curb cuts are recommended, one behind Centel, one behind Store "B" and a third to line up with a proposed state road shown on the Squire Hills Apartments site plan. A bike trail is recommended along a portion of this right-of-way, from Rio Road to Branchlands property line in the area of the stream, as shown in the approved Bike Plan. 6. Bike racks, pedestrian crosswalks and areas for public bus stop should be provided. Virginia Department of Highways and Transportation See attached letter dated February 8, 1978. Entrance No. 2 (opposite Berkmar Drive) has been eliminated by the applicant. Staff concurs with the recommendation of the Highway Department. In addition, at entrance No. 1 the left turn.lane on Route 29 South should meet current standards. The decel lane for entrance No. 1 shall be extended to the main entrance for Albemarle Bank and Trust. The third lane to be constructed just north of entrance No. 3 should connect to the existing third lane in front of National Bank. At entrance No. 5 a single left turn lane is needed on Rio Road westbound. Additional dedication of land may be needed along Rio Road. Construction entrance shall be at entrance No. 5, subject to the Virginia Department of Highways and Transportation approval prior to use. The strip of land on Rio Road owned by the Virginia Department of Highways and Trans- portation must be conveyed or leased to the shopping center prior to building permit approval. FASHION S UARE SHOPPING MALL SITE PLAN - Page 4 .3�0� Vir inia Department of Highways and Transportation, continued rovements would development's share of highway imp generated by the mall within the "zone of '�y,r1'he staff has determined what this g Hydraulic to be, based on the percentage influence" of the mall. This zone was determined 5000 ewe ttOf2Route 29to from the east infl point approximately Rio goad, and Rio Road from a po indicate that by the local Highway Department and they traffic entrance of the mall. the amount of existing These calculations were prepared In addition to this in the year 1979, when the mall is expected to open, per day• d. entering and leaving the mall. within the "zone of influence" wienerate628,000evlp.es p 009 v.p.d•, which amount, the mall is expected to g d. would be included in the 56, (An unknown amount of the 2FromOV-Pthese figures, the malls' maximum Percentage share of will be discussed later.) or 33%• the total vehicle count would be(28�0 0.+•56a009) v.p.d. "zone of influence" by the The highway improvemen ts which will be needed within the year 1979 and their estimated costs are as follows: $1,521,000 Hydraulic to Rio should be six-laned 60,000 U.S. Route 29 from Hy 60,000 Route 631 East - Extend to four lanes $1,641,000 Route 631 West - 500' of four lanes TOTAL this development's cost share of the above Using the 33� figure determined abol'e641,000 X .33) improvements comes to $541 = ($--' Virginia Department of Highways The improvements which are being recommended by the and Transportation and staff and their costs are as follows: $ 40,000 0,000 U.S. Route 29 frontage or mall (Third Lane) 660,000 Route 631 East 167,000 Route 631 Westto 19,500 Local Collector from Branchlands 9/Rio Southbound 3,000 Dual left decel lanes at Route 29/ ad $ 329,500 Traffic signal modification Route 29/Rio Road TOTAL improvements being required of the developer that is less than ears that the amount of imp However, It appears Route 29 in 1979, even his calculated share ($32'of0 a s traffic compared alreadybeusing certain unknown percentage if the mall were not constructed. which the developer has agreed to additional traffic signals and upgrading of entrance This total does not include decel or accel lanes, nor curb and guttering, construct, artment of Highways and Transportation will require no. 1 signal, which the Virginia Dep improvements is estimated as: with their own authority- Additional cost of these►P $ 22,000 19,500 Entrance No. 1 accel/decel 18,000 Entrance No. 3 accel/decel 7,800 Curb and gutter Route 29 13,500 Curb and gutter Route 631 19,500 Decel lane Route 631 19,500 Dual left decel lanes Route 29 Entrance No. 3 19,500 **NW Traffic signal Route 631/Entrance No. 5 3,000 Traffic signal Route 29/Entrance No. 3 $ 142,300 Traffic signal' modification Route 29/Entrance No. 1 $ 329,500 TOTAL 142,300 Improvements Total Highway $ 471,800 m 3& 3 FASHION SQUARE SHOPPING MALL SITE PLAN - Pam Virginia De artment of Hi hwa s and Trans ortation, continued �wr It is the staff's opinion that the recommendations for highway improvements agreed upon by the Virginia Department of Highways and Transportation and staff are reasonable, based on his contribution to the total traffic volumes within the "zone of influence." It may be argued that the mall's zone of influence extends throughout the City and the eight counties which it will serve. However, staff feels it would not only be impossible to collect the data to support such a position but it would also require that such information be available for every site plan submittal, including those with far less impact. Conditions of Approval: ' 1. Virginia Department of Highways and Transportation approval of all recommended highway improvements including staff recommendations; 2. Albemarle County Service Authority approval of sewer and water plans; 3. Fire official and building inspections approvals; 4. County Engineer's approval of drainage, pavement specifications, retaining walls and guard rails if needed; 5. All conditions of SP-446 Branchlands Planned Community must be met; 6. Approval of this plan includes the future addition to Department Store "C". All other items labelled future are not a part of this approval; 7. Staff approval of landscape plan; 8. Staff approval of on -site traffic plan;. 9. Staff approval of circulation plan as recommended in this report; 10. Grading plan to be approved by Soil Erosion Control Committee; 11. Staff approval of loading spaces; 12. No outside storage of trash except in designated areas; 13. Outdoor lighting shall be directed away from adjacent properties and traffic; 14. Staff approval of handicapped parking. 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R o s •1 a< = a0,. 6 T H w SJ r 3 • A b r] 7 0 n 3 a • 80 O s ■�R ][ rn� •• e] f r w r w O R w • w 0 ] n• r S Y R O a C Y n .� 1 ••R c ► a VR ]rR nR ] • O f w a r • e •- w Al rr] • C ] 1 1 O • y• 7 ] 7 '1 = O • w w w •1 '1 e • t '? 375 Mr. Easter asked that those in support of the request speak first. Mr. Al Garrett, representing the Chamber of Commerce, read the resolutions of support adopted by the Chamber on February 24, 1978. ( These resolutions are included in the previous pages. ) esenting the Charlottesville/Albemarle Economic Mr. Bernard Hagherty, repr Development Commission, supported the request on the basis of the increased tax base it would provide and on the basis of the increased employment opportunities it would afford the area residents. He further stated that he is acquainted with some of the developments that this developer had done, and they are all quite noteworthy. He asked that the Commission approve the request as soon as possible. Mr. HomerKennamer, a resident of the area in which the mall will be constructed, asked about one possible drainage basin, and Mrs. Scala stated that she could not address its exact location.Mr. Kennamer then stated that he supported the mall and hoped the County would work with the developer my order woulthat ofapproval eatbcould be as soon as possible. He felt such a shopping to the community, since it would increase the tax base. Mr. Jim Uppard, representing the carpenters of this area, supported the mall, and reminded the Commission and public of all the construction jobs that would be available because of this development, and pointed out that there are many of his fellow workers who are at this point unemployed. Mr. Preston Stallings supported the request for the ecomonic benefits it would afford the community. Mr. Wendell Wood addressed the Commission in support of the mall, stating that this is quite an opportunity for the County to benefit from something that will no He cited his knowledge of other shopping malls completed by this doubt be well done. developer, and stated they are all/mnity in which they are ajor benefit to the commu te some confusion in regard located. He said that though anything of this size does crea to traffic flow, etc. the benefits far outweigh the inconveniences. Mr. Wood asked that the Commission act on this matter as soon as possible, and reminded them that the land is properly zoned for this use. Mr. Bill Edwards supported the mall for this property, stating that the land is properly zoned. Furthermore, he said that he would encourage it for the reason that competition is what makes business good. Mr. David Wood, a property owner across the street, supported the proposal, noting that the revenue it would bring the county would far outweigh any disadvantages it might have from traffic circulation. Furthermore, he felt that the traffic and highway problems could be worked out to everyone's satisfaction. Mr. John Fitzwater stated that he supports the request for all those reasons mentioned by previous speakers. Mrs. Elizabeth Rosenblum addressed the Commission regarding areas of concern. Her primary area of concern was the area from Branchlands PUD which was proposed to be included in the Fashion Square Site Plan. She felt that if this commercial area were part of the site plan the integrity of the PUD would be destroyed, setting a dangerous precedent for the future. She also noted concern over the traffic situation, asking the Commission to explore every possible avenue that would assure the area would not be impacted any more than if the mall were not proposed. 374, Mrs. Ruth Wadlington reiterated the comments she submitted on behalf of the League of Women Voters ( see previous attachments ). Mr. Wallace Reed submitted an analysis of traffic for the area before and after the mall construction, stating that according to his calculations, the impact is different from that stated by Wilbur Smith and Associates. He felt that these increased traffic problems would lead to an air pollution problem not stated by the developer's representative. He felt that with the increased traffic more accidents would occur, vehicular movement would be impeded, and there would be an increased problem for pedestrian traffic. If these traffic problems are not addressed, the County at some future date will have to address the tax dollars, and the burden would be unfair to County citizens, /�urr'pt e 9oree,ytthrough en elt that the traffic impact on the area outside the immediate area of the mall will be high and will have quite an effect on such roads as Hydraulic Road, Old Georgetown Road, Rugby Road, and the 250 Bypass. He stated that the level of service along the 29 corridor will be at an "E" or greater level, after construction of the shopping mall. Mr. Rolf Benzinger felt that the developer should strive to build the best possible mall following all the established rules and acting on complete information. He felt that the developer should pay a fair share of the costs required to rectify any of the traffic problems that might occur. Mr. Benzinger stated that this should be accomplished by determining the state of the problem before the project is built and determining the state of the problem after the project is built. Mr. Benzinger said that the difference in these two is the fair share of the costs for the developer. He asked for an analysis of the traffic problem created by the fashion mall, and felt that any study accomplished by the developer should address the "before" and "after" question. He felt that this should take into account the lane capacities of the roads, the time spent waiting at traffic lights, the amount of turning traffic, and the number of cars at different periods during the day. Mr. Benzinger suggested that perhaps some of the traffic problems could be corrected by preventing all left turns from the mall onto 29 south ( through "no left turn signs" between 4 and 6 P.M. ); wooden barricades on the median of 29; building left turn overpass ( flyover ) over the U. S. 29 from Rio Road East. He felt that this would eliminate crossing the northbound lane of 29 which is filled with northbound commuters and would allow cars to travel south on 29. Mr. Benzinger said that a diamond interchange at the Rio Road/ 29 intersection should be constructed by the developer, and eliminate the traffic signal at Bill Edwards. Also a traffic light should be placed on the overpass to control left turns from the overpass onto 29 South and left turns from 29 South to Rio Road East. Furthermore, to solve the problem of pedestrian traffic between Albemarle Square and the Fashion Mall, a footbridge over Rio Road should be constructed. He cautioned that these suggestions might not be sufficient to solve the rush hour traffic problems, but may only lessen the impact. He suggested that traffic flow for these proposed layouts clearly needs to be modelled from the Wilbur Smith and Wallace Reed traffic figures. Mr. Benzinger said that there have been precedents for all these suggestions: (a) the amendments to Section 17-5-8.1 of the Site Development Ordinance and (b) the improvements required of the developer for the Regency Square Mall in Henrico County in the Richmond area. Mr. Benzinger stated that unless it is stipulated that certain improvements are completed before any of the mall stores open, the improvements may be delayed for considerable time. He said that specifically he is talking about road work, landscaping, runoff ponds, etc. Mr. Rich Collins explained what he feels is the procedure fr from the State Air Pollution Control Board. He felt that the publics hearingspproval for review of the air pollution should be held in Charlottesville and that the County should not act on the site plan until these public hearings are over, because the State Air Pollution Control Board may require changes that would necessitate changes in the site plan which is currently under consideration. 377 M OR Mr. Lane Needler stated that in his opinion the site plan does not comply with the Branchlands PUD in the areas of entrance, sewer and water, a survey ( of the 10 acres from Branchlands that is proposed for inclusion in this site plan ), and traffic circulation plan. He presented to the Commission a report prepared by a citizens group when the mall was proposed for location in the City of Charlottesville. Mr. Alan Scouten stated that he felt that Planning Commission and Board members should visit the Cloverleaf Mall in Chesterfield County to see an example of a mall with severe rush hour traffic problems. He further stated that they should likewise visit the Regency Square Mall where traffic flows more smoothly. A contrast should be made in the two and apply that principle to working with the developer in Albemarle County. Furthermore, he felt precise plans for where, when and how the excess water runoff will handled by the developer should be obtained without delay. Mr. Gilbert Roy stated that he felt a pedestrian walkway should be constructed from Berkeley/Four Seasons over nRau e 29 to the mall, primarily for the safety of children of the area, since thisnwil become an attractive nuisance. Patricia Hanson stated that she felt the county should give careful consideration to the traffic problems on Route 29 all the way down to Hydraulic Road, which would result from the development of this mall. Mrs. Graves said that she would like the following items addressed prior to the Commission's further consideration of the site plan: (a) a plan of timing for development with regard to road upgrading and traffic problems; (b) information on how the runoff will be handled, and the location of the retention ponds; (c) more data on the findings of the State Air Pollution Control Board and when the public hearings on air pollution will be held. She moved that the Commission defer any discussion on the site plan until March 14, 1978, in order that these points could be addressed by the staff. Col. Washington seconded the motion, which carried unanimously, with no discussion. 379 The Meadows Site Plan: Mrs. Scala located the RPN/RS-1 property on the west side of Route 240 in Crozet. The proposal is twenty-seven (27) dwelling units for the elderly and elderly - deaf, located on 27.893 acres. Four (4) units will be provided for handicapped persons; four (4) units will be provided for deaf persons. There are six buildings, 20' in height, each containing four units, and one building which contains three units and a manager's office. The community center, 25' in height, contains about 2500 square feet. Other recreational facilities include pedestrian trails, picnic tables and garden area for each building. The applicant proposes a state standard entrance road and turnaround in front of the community center; in addition, gravel overflow parking areas are provided for the community center. The project will be served by public sewer and water. She reminded the Commission that ZMA-77-07 was approved July 6, 1977, by the Board of Supervisors for twenty-seven (27) units. VA-77-35 was denied in June, 1977, by the BZA - it was a request for a variance for reduction of the number of required parking spaces. The Highway Department has agreed to accept the entrance road, since the community center will be owned by the County, and leased to the Jefferson Area Board for Aging or other appropriate agency. The site will not require a runoff control permit since impervious cover is being kept below 5% of the total area. Staff felt that the applicant has presented an excellent plan which meets the intent of the runoff control ordinance, and also provides for the needs of the elderly residents of the community. The staff recommended the following conditions of approval: 1. All conditions of ZMA-77-07 must be met; 2. Dedication of 25' from the centerline of Route 240; 3. Landscaping must be maintained. Mr. Frank Smith, architect for the project, explained the plan to the Commission. Mrs. Graves questioned the diminished area of parking on the western corner of the plan, asked if it is intended for connection for a later development. Mr. Smith stated that it is not, that it is shown that way in order not to impede the view. Mr. David Bonds -Kemp, an adjoining property owner, said that since the property drops to a ravine at one point, the prevailing winds may carry the odor of the horses and sewage treatment plant to the development. He said that he was surprised that no runoff control permit is necessary. Mr. Alan Rosenkrans said that he hates to see this development take place in Crozet and hoped that the plans would remain this way, however noted that in his opinion the plans are always changing. local Mr. Roy Patterson spoke in behalf of the plan noting that a/citizens panel has been appointed to confer with the Jordan Corporation Board for input. He said that those planning the project at this point seem to be cooperating with the Crozet citizens. Mrs. Moyer asked the reason for graveled parking. Mrs. Scala stated that this is a revised plan, and said that the driveway and entrance will be paved. Furthermore, he stated that the plan meets the requirements for the amount of paved area. Col. Washington questioned if water is available. Mrs. Scala said that there is available and adequate water for the site. „3 79 Mrs. Scala read the conditions of approval for ZMA-77-07 to the Commission. Mrs. Graves questioned if the fire official had reviewed the plan. Mrs. Scala said that he has approved the plan and sees no problems with the sizing of the lines. 114) Mr. McCann moved approval of the site plan subject to the conditions recommended by the staff. Dr. Moore seconded the motion, which carried unanimously, with no discussion. Oliver Heights Final Plat: Mrs. Scala presented the staff report, stating that the R-2 property is located on the west side of Rio Road. The proposal is forty-six lots, average size 13,974 square feet; minimum size is 9,231 square feet; 3.1 units per acre net density. Public sewer and water and state roads are proposed. He read the conditions of preliminary approval given in November, 1977. The staff stated that this final plan is nearly identicE to the preliminary. The proposed extension of McIntire Road will cross the rear of the property. An area containing 1.7 acres has been reserved for this purpose. A grading permit will be required for the roads. Lot 46 was granted a waiver for odd shape during preliminary approval. There was concern at that time regarding maintenance of the strip, and staff suggested that the applicant offer if for sale to the adjacent property owner, however agreement could not be reached. The adjacent owners have requested that their driveway be relocated to enter onto Oliver Drive, and the applicant has agreed to this condition. She stated that the staff recommended approval subject to the following conditions: 1. Highway Department approval; 2. Service Authority approval; 3. Waiver granted for odd shape on lot 46, provided the nuisance restriction be set out in the deed; 4. Fire Marshal approval; 5. Sidewalks along one side of all proposed roads; 6. Relocation of Odyssey driveway onto Oliver Drive with reseeding of old driveway. Mr. Odyssey asked for a "forever easement” as part of the conditions of approval. When questioned by the Odyssey's, Mr. Payne expalined what constitutes a nuisance for the strip of land. Mrs. Scala explained the note on the plat regarding the road. Mr. Huffman moved approval of the plat subject to the conditions recommended by the staff. Col. Washington seconded the motion, which carried unanimously, with no discussion. 19 Albemarle High School Physical Education Facility Site Plan: Mrs. Scala stated that the A-1 property is located on the west side of Hydraulic Road at Lamb's Road. The proposal is a gymnasium, classrooms, and locker room. No additional parking except handicapped spaces will be provided, since this facility will be used primarily at night and the existing 640 parking spaces will be adequate. A runoff control permit will not be required, though the applicant is submitting one. ( When questioned by Col. Washington about this, she stated that governmental agenices are exempt from this permit ). The County Engineer has submitted a memo regarding this matter, which Mrs. Scala read into the record. The staff recommended approval subject to the following conditions: 1. Runoff control and grading permits; 2. Virginia Department of Higwhays and Transportation approval; 3. Service Authority approval; 4. Fire official approval; 5. Dedication of 25' along Lambs' Road frontage. Mrs. Graves was assured that there is considerable lighting provided and that it is adequate. Mr. Gloeckner moved approval of the site plan subject to the conditions recommended by the staff. Mr. McCann seconded the motion, which carried unanimously. With no further business, the Commission adjourned at 11:30 p.m. F F-4 9