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HomeMy WebLinkAboutSDP200000024 Executive Summary 2000-05-16 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: SDP 00-024: North Fork AGENDA DATE: May 16, 2000 Research Park, District 2, Buildings#1 &#2 ITEM NUMBER: SUBJECT/PROPOSAL/REQUEST: Request for preliminary site plan approval for two office ACTION: INFORMATION: buildings (70,000 sq. ft. and 40,000 sq. ft.) on approximately 6.69 acres of a 500+acre site.As a part of CONSENT AGENDA: Yes this proposal, the applicant is requesting a waiver of Section 4.2.3.2 of the Zoning Ordinance which prohibits ACTION•' Yes INFORMATION• disturbance of critical slopes; a waiver of Section 4.12.6.5(C) of the Zoning Ordinance which prohibits curvilinear parking; and a modification of Section ATTACHMENT;: Yes 4.12.7.2(B) of the Zoning Ordinance which requires one(1)loading space for every 8,000 square feet of office space. REVIEWED BY: VWC STAFF CONTACT(S): Yadira Amarante BACKGROUND: Property is zoned PD-IP (Planned Industrial Park)and is described as Tax Map 32,Parcel 6A. It is located on Lewis and Clark Drive approximately 2,000 feet from its intersection with State Route 606 (Dickerson Road). This site is located in the Rivanna Magisterial District and is recommended for Industrial uses in the Hollymead Community, (Attachments A&B). The Site Review Committee has reviewed the site plan (Attachment C) for compliance with the Zoning Ordinance and has identified that waivers for construction on critical slopes, for curvilinear parking, and for reduction in loading spaces are required. With Planning Commission approval of these waivers the site plan can be approved administratively. DISCUSSION: 1. Waiver for Critical Slopes: The applicant proposes to grade existing critical slopes. Areas of critical slope comprise approximately 0.76 acres, or 11% of total site area. Section 4.2.3.2 of the Zoning Ordinance restricts earth-disturbing activity on critical slopes and Section 4.2.5.2 allows Planning Commission modification of this restriction upon finding that strict application of the restriction would not forward the purposes of the Zoning Ordinance. The areas of critical slope along Lewis and Clark Drive were created during that road's construction. These slopes are man-made and largely barren. The other area of critical slopes is internal to the site and comprises a small percentage, (approximately 2%)of the overall development. Disturbance of this area is necessary for the installation of a storm sewer pipe. The applicant's request and justification is attached(Attachment D). The Engineering Department has reviewed this request under the provisions of Section 4.2 of the Zoning Ordinance and supports this request(Attachment E). Planning staff finds no substantial loss of aesthetic resources as a result of grading these slopes and therefore recommends approval. 1 . Alorfg the lines of critical slopes, the site plan is also showing areas where critical slopes are created, (approximately 0.31 acres or 4.6%of the site). Most of these are associated with the construction of a new sediment basin and will be benched and stabilized with natural ground cover. 2. Waiver for curvilinear parking: Section 4.12.6.5c of the Zoning Ordinance states that "Where practical considerations warrant, the Commission may authorize other angled, curvilinear, and/or parallel parking". The applicant's request and justification for curvilinear parking is attached, (Attachment F). Engineering Staff has indicated that the radii for the curvilinear parking are sufficiently large and that it should pose no internal circulation conflicts. The parking spaces are of adequate size (generally 16' x 9'),the travel aisle width is appropriate(24'), and there is adequate sight distance. The Engineering Department has reviewed this proposal and finds no conflict with the proposed layout for curvilinear parking (Attachment G), therefore Planning Staff recommends approval. 3. Modification of the Required Off-Street Loading Spaces: Section 4.12.7.2.b. of the Zoning Ordinance states that one off-street loading space shall be provided for each 8,000 square feet of office space. Section 4.12.7.6 states "The requirements of section 4.12.7 may be modified and/or waived in such cases where the Commission shall determine the public interest and safety would be equally or better served by such modification and/or waiver: that such modification and/or waiver would not be a departure from sound engineering and design practice: and that such modification and/or waiver would not otherwise be contrary to the purpose and intent of thic ordinance."The applicant's request and justification for loading space reduction is attached, (Attachment H) ?tanning Staff has determined that a modification ,o allow a reduction of service spaces from the seven required spaces for building #1 to the four proposed spaces for building#1 would equally serve public interest and safety. RECOMMENDATION: Approval of the critical slope [4.2.3.2] waiver, approval of the curvilinear parking [4.12.6.5.c] waiver, and approval of the waiver for reduction in loading space requirements [4.12.7.2.b]. RECOMMENDED CONDITIONS OF APPROVAL: None. Attachments: A. Location Map B. Tax Map C. Site Plan Reduction D. Applicant's Request for Critical Slope Waiver dated April 24, 2000. E. Department of Engineering Memo regarding Critical Slope Waiver dated May 8, 2000. F. Applicant's Request for Curvilinear Parking Waiver dated April 24, 2000. G. Department of Engineering Memo regarding Curvilinear Parking Wa:✓er dated May 8, 2000. H. Applicant's Request for Loading Space Reduction dated April 27, 200 J. 2 F 6 `� F 6z6 ti;� • H ATTACHMENT A IQ F 1'"e \ C 1 `( �. W.Iheh—1 ` \ a•..•she. \\i. \ U • 4er I671 �.ay 66] I °ea 4, +{ a Buc \N CDIr C.1 I .1 • 1L17\bi�( \• 1- WAS/ MTN M'" Ion Sows 1.,... °", SDP 00-024 North Fork Research Park,Phase 2 Bui ldings 1 & 2 Preliminary Plan • : *� .� ' 16.7^ `SDP 99-025 North Fork District#1, Bldg#2 Preliminary Site Plan ., ® r.'� ` > \\ - „r\ 66. 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' I \ �_...- �i.-_\*+ I1 _ •.-=w'^w.:_ \ �. , \ \ � '•• .... ............,:1,,:.' '�` ...- Y4 it! ! /D I ''"t rr• -�/1 .00!.asps eir• AP. c;0•1 Sicktes,-- zo. - I. viol ��\ \ ♦ • TT\�y `•.. _ IsR1 %Ia"sft�YMti�' �nvPy Draper Aden Associates I °"MOOS `St I O. DE11OUi10N MAN ""IO"WACO I-p Blacksburg•Richmond,Virginia TAlL cnc NORTH FORK RESEARCH PARK, DISTRICT /2 OFFICE BUILDING #1 t *2 17IM NO. (-4 I::i...ui,q.\.r.:yi.y.liormunrnmi S.m.v DUE• S/P/OP ALBEMARIE COUNTY,VIRGINIA T- 1 fA AAR -wiV W� ATTACHMENT D 'tee D lr e A.cle .sizeci°c ite La*giri , ;;:, to En, „cal _f April 24,2000 PAGE 1 OF 2 k1:911' tISr Par:. f.rlt ?I14.12: . 1^t-. ;`:V=12i,1-1'.7. . 1i l:l Ms. Yadira Amarante, Planner County of Albemarle Department of Planning and Community Service 401 McIntire Road, Room 218 Charlottesville, VA 22902-4596 RE: North Fork Research Park District#2, Building #1 & #2 (SDP 00-024) Critical Slope Disturbance Waiver Request Dear Ms. Amarante: As you are aware, the above referenced project proposes to disturb areas that have been identified as Critical Slopes. These areas are shown on the Demolition & Erosion Control Plan (Drawing C-4). This disturbance is not currently permitted according to the County of Albemarle Zoning Ordinance [4.2]. As a representative of the owner, The University of Virginia Real Estate Foundation, Draper Aden Associates would like to request that a waiver be granted allowing the disturbance of these critical slope areas. Attached is a reduced size copy of our Demolition and Erosion Control Plan showing the proposed disturbances. The areas of disturbance shaded on Drawing C-4 total 0.76 acres of the 6.69-acre site. Of the 0.76 acres of critical slopes that are being disturbed, approximately 0.50 acres were created through previous land disturbance. The previous land disturbing activities were the construction of Lewis & Clark Drive. The new critical slope disturbance totals approximately 11% of the total site disturbance. The grading plan proposes to construct new critical slope area totaling approximately 0.31-acres_ These slopes have been created in areas where future buildings could be constructed, which would ultimately eliminate the steep slope. The site development plan also identifies that this slope is to receive ground cover rather than grass cover. This will reduce the level of maintenance required for the slope and also provide a higher level of surface slope stability. The slope that the till material is to be placed on is an engineered slope that was constructed with the construction of Lewis and Clark Drive. The surface of the fill will be an impervious asphalt parking lot. The parking lot will have a storm sewer system constructed to collect and carry the runoff to the base of the fill slope. This construction will prevent excessive storm water runoff from impacting the integrity of the fill slope. Blacksburg,Virginia•Richmond,Virginia•Raleigh/Durham,North Carolina Ms. Yadira Amarantc Page 2 ATTACHMENT D April 24,2000 PAGE Z OF 2 Additionally, as was previously mentioned, the slope will be benched and stabilized with natural ground cover. The proposed erosion control measures for the grading of the site involves a sediment basin located at the southwest corner of the site. It has been proposed to use this sediment basing for future construction on the site. As a result of this, the sediment basin has been sized for managing the storm water runoff from the entire site. This means that the sediment basin will exceed the minimum wet and dry storage volume requirements for this project. This will provide a higher efficiency in removal of sediment from storm water runoff. This area is currently a grass and wooded area, which has been partially disturbed from previous land disturbing activities. The grading of the site will not diminish the aesthetic resources of the site, as the scenic vistas and natural bodies of water are not being disturbed. The travel distance for septic effluent does not cause concern because this site is serviced by a public sewer system. The sewer system for the proposed building will connect to an existing sewer that was installed as part of the Lewis & Clark Road construction. As has been outlined above, this construction has been designed to reduce the potential negative impacts to the environment and enhance the percentage of developable area within District #2. If you should have any questions or comments regarding any of the above listed information, please feel free to give Jeff Lighthiser or myself a call. Sincerely, DRAPER ADEN ASSOCIATES, INC NuuliropCal Christopher M. Shust, MS Project Manager II'\p MJCCIS\R991R9913 0 R.99130-21\corresp\crostgcritsI.doc or A ATTACHMENT E • COUNTY OF ALBEMARLE Department of Engineering&Public Works MEMORANDUM TO: Yadira Amarante, Planner FROM: Steven Snell, Engineer DATE: 8 May 2000 RE: North Fork Research Park, District #2, Building #1 & #2 Critical Slopes Waivers The request for a waiver to develop on areas of critical slopes for the plan received 6 April 2000 has been reviewed. The critical slope areas are along Lewis and Clark Drive and along the southwestern section of this plan. Critical slopes make up 0.76 acres of the site's 6.69 acres, or 11% of the site area. The plan shows 100% of the critical slopes being disturbed, or 0.76 acres. The disturbance is in the form of fill and Building #1 being place over the critical slopes. After grading, newly constructed critical slopes would exist on 0.31 acres, or 4.6% of the site area. Below, each of the concerns of section 18-4.2 is addressed by Engineering: Rapid and/or large scale movement of soil and rock; Proper construction of slopes will prevent movement of soil and rock. Excessive stormwater run-off; The stormsewer system shown on the site plan will prevent excessive runoff from, or on, critical slopes. Siltation of natural and man-made bodies of water; County inspection and bonding of erosion control measures will address excessive siltation during construction. Proper vegetative stabilization will prevent long term siltation. Loss of aesthetic resource; This is a pastoral slope and grass-lined ditch located within a commercial development. A greater travel distance of septic effluent This site is serviced by public sewer, so septic effluent is not an issue. Based on the review above, there are no engineering concerns which prohibit the approval of the critical slope waiver. Please contact me if you have questions or require additional information. Copy: file File: North Fork SDP 00-24 csw.doc ATTACHMENT F • Draper Aden Associates E ti�ltte�nr o> Sureyirt�•A rvirncamcucnl Seri a April 24, 2000 .SU)I!\iI i Park Scat% Eticlunuud.\irgintn 231,8 (S{ta! "rat !,R{;.!I a,:-Y 773 Iiaata'dua,4:ons t Is n Is.dad.cntrt Ms. Yadira Amarante, Planner County of Albemarle Department of Planning and Community Service 401 MUlntire Road, Room 218 Charlottesville, VA 22902-4596 RE: North Fork Research Park District#2, Building#1 & #2 (SDP 00-024) Curvilinear Parking Waiver Request Dear Ms. Amarante: As you are aware, the proposed development of this site includes the construction of curvilinear parking spaces in the parking lot located to the north of the proposed building #1. As a representative of the owner, The University of Virginia Real Estate Foundation, Draper Aden Associates would like to request that a waiver be granted allowing for the construction of curvilinear parking on this project. The curvilinear parking has been proposed at this site to allow for the maximum level of efficiency within the parking lot. The reason for the proposed curvilinear parking is that it allows the parking lot design to follow the curve in the road at Lewis & Clark Drive. The curvilinear parking was appropriate both aesthetically and from an engineering perspective. The parking has been designed with sufficiently large radii to provide the maximum possible sight distance within the parking lot. These parking spaces comprise 17 of the 606 total spaces associated with this development. The curvilinear parking spaces provide a minimum stall width of 9' and a minimum stall depth of 18'. The travel aisles through the curvilinear parking areas are 24' in width_ These dimensions meet the requirement of [4.12.6.3] of the County Code. The minimum sight distance outlined in [4.12.6.3] is also met with the proposed layout. Sincerely, DRAPER ADEN ASSOCIATES, INC CAkitt6-C--of:/vA 4,4LIA- -- Christopher M. Shust, MS Project Manager H\PrujectsU299\R99130\R09130-21\corresp\cmctgcurviLdoc nlacicsburg,Virginia•Richmond_Virginia•Raleigh/Durham.North Carolina ^rs. ATTACHMENT G ? ®=m utivelh `rRCIN�P COUNTY OF ALBEMARLE Department of Engineering&Public Works MEMORANDUM TO: Yadira Amarante, Planner FROM: Steven Snell, Engineer DATE: 8 May 2000 RE: North Fork Research Park, District#2, Building #1 & #2 Curvilinear Parking Modifications The proposed parking configuration on the preliminary plan received on 6 April 2000 has been reviewed. A Curvilinear Parking Waiver request letter was received for this plan. The plan shows the proposed parking lot west of Lewis and Clark Drive and adjacent to the proposed building #1 and building# 2. This lot has 606 spaces. The curvilinear parking consist of 17 spaces located within the proposed parking lot. The spaces are 9 feet wide by 16 feet long with a 2-foot overhang. The aisles are 24 feet wide. These dimensions meet the minimum size requirements listed in section 18-4.12.6.5 of the County Code. The minimum sight distance of 100 feet [18-4.12.6.3] is met with the proposed layout. The curvilinear parking is along a gradual curve that is designed to conform to site conditions Based on the review above, the Engineering Department recommends approval of the proposed parking configuration. Please contact me if you have questions or require additional information. Copy: file File: North Fork SDP-24 cpw.doc • ]� y1� c t3 ATTACHMENT H D�1�Jr'ai^ v y �!.4 F 1�R{4 Lf'''L ..-s ^ �,�. �`+ e s c• . n^in Ins 4 :•.n.1:•u::iGei:C:1 iiictl,noau. r ,sv a -22 Ii 1L)2(0-1:2\a i i;l 1'?i!4; Y. Litt U'41.I3.'IiIif.4 11'1 l• :!:1.1'::C> April 27, 2000 Yadira Amarante, Planner County of Albemarle Department of Planning and Community Service 401 Mclntire Road, Room 218 Charlottesville, VA 22902-4596 RE: North Fork Research Park District #2, Building#1 & #2 (SDP 00-024) Request to Reduce Service Space Requirement Dear Yadira: As you are aware, the above referenced project proposes to construct two separate buildings on the site. At the present time, a total of 11 Load Spaces are required according to the County of Albemarle Zoning Ordinance [4.12.7.4(b)]. Currently, 7 spaces are required for Building #1 and 4 spaces are required for Building #2. As a representative of the owner, The University of Virginia Real Estate Foundation, we would like to request that a waiver be granted allowing a reduction in the total number of Loading Spaces required for this project. We are proposing a total of 8 spaces: 4 Loading Spaces for Building #1, and 4 Loading Spaces for Building#2. This waiver is being requested due to the zoning and uses of the buildings that have been proposed. The buildings are to be comprised of office and lab spaces. These uses do not typically require a large volume of delivery and maintenance vehicles that would mandate a higher number of service loading spaces. Please feel free to give Mr. Jeff Lighthiser or myself a call if you should have any questions or comments. Sincerely, DRAPER ADEN ASSOCIATES, INC bAIATP111/1 Christopher M. Shust Project Manager Blacksburg.Virginia•Richmond,Virginia•Raleigh/Durham,North Carolina