HomeMy WebLinkAboutZMA199500004 Correspondence 1995-12-19 (3) The University of Virginia Foundation
P.O. Box 9023 Telephone (804} 82- 848
108 Cresap Road FAX (804) 82- 852
Charlottesville, VA 22908
December 19, 1995
TO: V. Wayne Clllmberg
Ronald A. Keeler
FROM: Tim Roac/ •
SUBJECT: North Fork
Attached Is a memorandum which in a simple and straightforward manner
responds to what you suggested. If in any way you believe this is not responsive to
your concerns and comments, or If there is anything, aside from the attorney's repo ,
which would keep you from giving a positive recommendation of the proposal, pleas
call me at your earliest convenience so we can make the appropriate changes. I rea e
that the recommendation would be contingenq upon an acceptable answer on tie w er
issue.
Again, thank you for your patience In working with us on this.
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The University of Virginia Foundation
P.O. Box 9023 Telephone (804) 82- 848
108 Cresap Road FAX (804) 82- 852
Charlottesville, VA 22908
4ecembel 19, 1995
TO; V. Wayne Cilimberg
Ronald A. Keeler
FROM: Tim Rose/
SUBJECT: North Fork
Per our conversation, we commit to the following, which augments Dean
Cinkala's memorandum which he sent this morning:
Hazardous Materials •
As we discussed, the response that was faxed to you this morning is acceptable. It
allows the County to enforce the proffer which states that "no hazardous matefials,
including medical wastes, will be disposed wIthin the project."
Interchange
We will dedicate the area shown as "Future Right of Way Dedicated for a Grade Ip
Separated Interchange" on Exhibit 5.3 of the proffers when the interchange Is
constructed, We would like to be able to participate in the design so as to help;pror ct
the aesthetic aspects of the entrance to North Fork. As stated in Dean's memorand m,
we will not develop in this area.
Fire Station
We will not add any conditions to our dedioeti n of land. We would like to be allow
to participate in the design so as to assist in c�eating a structure that ensures
consistency with the park's design guidelines.
Clarification of the Terms Conveyance
Conveyance in proffer 6.1 will be fee simple conveyance at terms acceptable to;the
County. Conveyance in 6.3 will be fee simple (conveyance as a gift.
Water Usage
While we have proposed one way to restrict w ter use, since Planning Staff does no
exactly know how water use should be restricted, we would hope that you could
recommend approval subject to the applicant vyorking with County representatives to
arrive at an acceptable mechanism for restricts i g water consumption.
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• 12-19-1995 11 45AM FROM STONEBR I DGE ASSOCIATES TO 18049724035--14 P.01
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STONEBIQ_DGE
Fax :Cover Sheet
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DATE ' Dece-rnber 19, 1995 TIME: 11:44 AM
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TO: • Wlyne Cilimberg PHONE:
Ron Keeler FAX: 804.972.405
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FROM: Dean M. Cinkala PHONE: 301-9139610
Stobebridge Associates, Inc. FAX: 301-913i9615 •
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Numbei.d4 plsges including cover sheet: 2
Mesi4o:121lease•see changes to the Zoning Application text Section IX, page 15
which youlreqUested we make. Please incorporate this into our appli4ation.
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THE NFORM1kTION CONTAINED IN THIS TRANSMISSION MAY BE FRIVILEqED AND/OR
CONtIDE/}ITIAL AND IS INTENDED EXCLUSIVELY FOR THE USE OF THE PERSON OR PERSONS TO
WHOM IT IIS ADDRESSED.
To tryn F Acsori /t,TLS TTIC,
12-19-1995 11:45AM FROM STONEBRIDGE ASSOCIATES TO 18049724035--14 P.02
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; •) I 1 The foil wiiig MOdification of the "Support Commercial" 'Flescription on page 15 in',SectiOn IX of the
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• North ForkBOsiness Park Rezoning Application is made at the request of the County's Planning Staff.
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The revised paragraph reads as follows:
"Suppor Commercial: This use is a special use permit use in the Category I Pb-IP zoning and is
shown oi the, Application Plan as an allowed use on selected sites. As discussed earlier in this
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, •Supriort commercial is a general category meant to represent those support retail and
i service fi.nctions that are needed by businesses on a daily basis. They include those;uses listed in the
' : "Non-Re ideniial Land Use Guidelines" table, Village and Neighborhood Service; Areas / Typical
Primary` lises Section, in Section 9.0, page 87.2 of the County Zoning Ordinance as well as the
followingt4 Oses: florist, newsstands, magazine, pipe and tobacco shops, dry cleaners, barber and
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• beauty shops and tailor shops."
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NON-RESIDENTIAL LAND USE GUIDELINES
VILLAGE AND NEIGHBOR- COMMUNITY REGIONAL INDUSTRIAL OFFICE OFFICE/REGIONAL '
CRITERIA HOOD SERVICE AREAS SERVICE AREAS SERVICE AREAS SERVICE AREAS SERVICE AREAS SERVICE AREAS
Acreage 1-5 5-30 +30 +5 +20 +200
Gross Floor 40,000 maximum,no single 250,000 maximum,no single +250,000 minimum.Control Not limited. 150,000 minimum, Regional Service uses not
Area use to exceed 4,000.No use to exceed 65,000. outdoor display/storage to combined area. to exceed 15%of gross floor
in square feet outdoor display or storage. Outdoor display/storage be screened. area for primary Office*
Service
to be screened. uses.
Access Collector road convenient Major collector Major collector or arterial Major collector or arterial Major collector or arterial Major collector or arterial
to development with interior circulation with interior circulation with interior circulation with interior circulation
Purpose/Intent Convenience services, Durable goods,general Comparison shopping and General industry Employment centers with Mixed employment/re-
purchase of non-durable retail and services specialized goods and services limited production activities tail/commercial centers
all
goods and services and marketing of products
tJ Typical Convenience shopping f -Supermarket -Major department store -Manufacturing -Corporate/major office parks -All Office Service and Re-
1 primary uses -Day care -Service station&auto repair -Auto dealer and -Warehousing -Research/development gional Service primary uses
General market Variety/discount store mobile home sales Distribution -Information systems
-Banks and finance General retail Motel/hotel Publishing
r Restaurant -Department store -Hospital -Laboratories
t -Drug store -Self-storage -Community Service uses
i► -Service station -Building supply -Offices
f - 111 S Offices Furniture and appliance
-Other general retail and -Nursery&greenhouse
I services -Theater
i -Medical and 1 -Recreational facility
U professional offices i -Neighborhood Service uses
-Medical and professional
b offices,clinics
'CS k -Compatible Regional
et ilk -ar,----„s.g,.!.__,- Service uses
crN ,Secondary Accessory apartments Attached units and medium High density multi-family None Attached units and/or Attached units and/or
N Residential and attached housing density multi-family in in planned development multi-family in planned multi-family in planned
Uses planned development concept development concept development concept
concept
O,
I Other -Warehousing -Warehousing -Offices -Supporting commercial -All Office Service and e-
1-' Secondary -Supporting commercial -Motel/hotel/conference gional Service
tD Uses secondary uses
to -
. * Note: 15% limitation exclusive of motel/hotel/conference use - -
. 12-19-1995 11:34AM FROM STONEBRIDGE ASSOCIATES TO 1804972403537 P.01
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Fax Cioter Sheet
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• DATE: I,DeCernber 19, 1995 l TIME: 11:34 AM
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TO: ,i Wayne Cilimberg PHONE:
,'Ron Keeler FAX: 804.972.4035
FROM: . :' InM. Cinkala PHONE: 301-913-9610
: S,tonebridge Associates, Inc. FAX: 301-913-?815 •
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Numl ofipag s including cover sheet: 3 ,
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Message:!Pleese see attached modifications to the Design Guidelines (J ppendix D
of thief 'Rezoning Application) to address the Lake Acres Neighbors concerns
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about(constliuction traffic: I may have already sent you this but I was!not sure so
I decided'tb re-send it to be sure that it was clear that we intended to include this
in the Design Guidelines. .
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THE':1 FORMATION CONTAINED IN THIS TRANSMISSION MAY BE PRIVILEGED AND/OR
: CONFIDENTIAL AND IS INTENDED EXCLUSIVELY FOR THE USE OF THE PERSON OR PERSONS;TO
WHO it IIS;ADDRESSED.
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l ' I STONESRIDGE ASSOCIAT IS, INC.
1 I801 lontgomery lane•Sidle 875•Bethesda.A4arrIa d 20814-51?2
• 12-19-1995 11:35AIM FROM STONEBRIDGE ASSOCIATES TO 1804972403537 P.02
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Fencing • 16
jWalls ! •
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Common Areas 17
C nstruction Process 19
S. Appendices
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Appendix A -Submission Checklist 20
• AF pendix B -Recommended Plant List i 22
A 7pet.idi�a C- Landsca e' p Exhibits � . '
E ibit B-Roadside F1anting Plan... • 22
Exhibijt C- Roadside'Planting Section 24
Exhibit D-Street Tree Master Plan • 24
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12-19-1995 11:35AM FROM STONEBRIDGE ASSOCIATES TO 1804972403537 P.03
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Wal s ' ;
Apprioyal of wall materials and designs shall be at the sole discretion of the DRC. All
prloposed walls (retaining or free-standing) other than primary building walls shall be
designed'; and constructed in such a mariner as to: compliment the building
arLhiteett!ire, and should match and/or blend with proposed building materials.
Wfalls, ;albne, shall not qualify as a screening component. Landsdaping shall be
r uired as an integral part of any wall installation.
C .minors Areas
addition, the DRC encourages provision of active and passive recreational
eriities in the required green space for each parcel and in conjunction with park-
wide'cOmmon areas. Outdoor spaces for exercise and repose are consistent with the
ayeraill iptoject approach. +
Construdtion i'rocess
Each ap p licaiit I must submit a staging plan which clearly defines how the construction
process i11;b4e 'staged on the;development parcel. No off-site construction 'staging will be
allowed unless approved by' the DRC. The goal of the staging plan is to ensure the
develo er t parcels will maintain an orderly appearance during the construction process
and that liffite impacts (especially to the road network) will be minimized.
Additio. ly,all construction traffic accessing the Park will use the Rte. 29 entrance if feasible
and will a the•Rte. 606 entrance only when necessary. All construction traffic exiting the
Park will use the Rte. 29 exit when feasible. If it is necessary for construction traffic to use the
Rte. 606 exit, exiting shall be allowed only onto southbound Rte. 606. The applicant's
construc ion,manager will work diligently to assure that this practice is followed.
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`North For $uksiness Park - Design guidelines
University ,f Virginia Real Estate Foundation pate 79
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4w-®_ to t: 1 9 1995
COUNTY OF ALBEMARLE
Department of Zoning
401 McIntire Road
Charlottesville, Virginia 22902-4596
(804) 296-5875 FAX (804) 972-4060
TDD (804) 972-4012
MEMORANDUM
TO: Ronald S. Keeler, Chief of Planning
(�W
FROM: Amelia G. McCulley, Zoning Administrator" `
DATE: December 19, 1995
RE: ZMA 95-04 UREF North Fork
I concur with comments made by Planning staff and the County
Attorney' s office. I specifically am in agreement with the
recommended modifications as stated by the staff report. In an
effort to be efficient, I will not be redundant but will reserve
comments to additional proposed resolutions and notes. With this
latest draft dated December 7th, the applicant has responded to
many previous remarks. However, in addition to clearly
addressing the issues you note, some further explanation and
fine tuning is necessary.
1 . Staff has commented on the language of development in
"substantial accordance" and in "substantial conformance. " By
definition as stated in Section 8 . 3 , "a planned development is:
. . . c. In accordance with approved application plans . . . " As the
staff report notes, Section 8. 5 . 6 . 3 allows for review by the
Director of Planning and Community Development for minor
variations. I recommend that it is clearest to be consistent and
utilize the language which restates the ordinance.
2 . Special permit abandonment. Proceeding as you recommend
avoids future difficulties when a use shown on the application
plan may no longer be available because the special permit has
expired. Because it will be clearly stated, it removes the
possibility of different interpretations. This provision appears
to be consistent with the planned development concept. This may
need further explanation as to how it would operate in the
absence of this provision.
ZMA-95-04, UREF North Fork
Page Two
December 19, 1995
3 . Why is there any need to refer to the zoning application
plan as "conceptual?" By its nature and by language in the
ordinance, an application plan for a planned development shows
general road alignments . . . general water, sewer and storm
drainage lay-out. . .preliminary lot lay-out. . . " (Section 8 .5. 1 j) .
The zoning ordinance, as stated in the preceding, provides some
administrative discretion for minor variations. I suggest
removing that term "conceptual".
4) I echo comments that "modular" buildings as an exception to
the 3 million square foot building area cap is a very broad
exception. This includes more than I had understood from our
conversations. A reference to temporary office trailers as
permitted by the ordinance (for construction headquarters and for
occupancy while the main structure is being built) is a remedy.
5. The term "gross square footage" should be changed to "gross
floor area." This will involve the use of one term which is
consistent with and defined within the zoning ordinance.
6 . Water consumption is identified as a significant and complex
issue. Critical to administering the relevant proffers is
clarifying terminology and procedures. The meaning of "facility"
should be defined. The zoning ordinance uses the language
"commercial or industrial establishment or per dwelling unit" to
address requirements relating to private wells and septic. This
has usually been interpreted to mean per individual business.
7 . Proffer 5 . 2 (a) should be revised to include road
construction or bonding at the time of certificate of occupancy
for development under site plan in addition to the reference to
recordation of a subdivision plat.
8 . As suggested by other staff, proffer 5. 4 should include some
further clarifying language. Ceilings in "building densities
ceilings" may be better understood if replaced with a more
typical word.
9. As another critical issue, the transportation improvements
(Proffer 5 . 3 and 5. 4) should be clearly delineated. I concur
with comments made in the December 15th memo from the County
Attorney's office. It will be important to specify who is
responsible for each determination, approval and actual
improvement or pro rata share. For example, at what point should
phased transportation improvement amendments be subject to Board
of Supervisors ' approval? The possibility of development
occurring in different phases than ordered or in subphases should
be explored completely.
ZMA-95-04, UREF North Fork
December 19, 1995
Page Three
10. The application plan functions with the proffers as the
zoning for the property. It will be most important to receive a
full-size copy of the plan with any revisions as may be
necessary, within the ordinance time line. Because of the scale
of the development and the length of build-out, it will be
referenced so frequently as to warrant a more durable drawing. A
mylar would be a helpful addition to the paper copy.
As you have recommended, a copy of the approved zoning
application plan and applicable ordinance regulations in effect
at that time should become a part of the official record.
11. As stated by staff, it should be made very clear as to which
plans are proffered and what "illustrative" means.
12 . With the exception of "general offices, " the other use
categories are in accordance with the ordinance. I recommend
that this category also refer to the ordinance. As I understand
it, it is not intended to merely be commercial office space.
I am available for further review or discussion as you see
necessary.
cc: Greg Kamptner, Assistant County Attorney
UREF
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
P 0 BOX 671
RAY D. PETHTEL CULPEPER,22701 DONALD R. ASKEW
COMMISSIONER DISTRICT ADMINISTRATOR
MEMORANDUM
TO: Ronald Keeler, Albemarle County
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FROM: Wanda Moore, VDOT ��� -
DATE: November 27, 1995
SUBJECT: North Fork Business Park, Albemarle County
Follow- Up to October 10, 1995 Memorandum
In order to clarify my October 10, 1995 Memorandum, the
following is offered:
1. The "latest traffic study" mentioned in the last
paragraph of the memo refers to the June 7 , 1995, revised
Traffic Impact Study- North Fork Business Park prepared by
Wilbur Smith Associates. This document will serve as the
approved study.
2 . The developer is not responsible for constructing a grade
separated intersection. However, the North Fork development
will eventually generate enough traffic to warrant the
construction of a third southbound through lane on U. S. 29
from Road A's entrance to Route 649 . Consequently, the
developer will be responsible for the cost of this
improvement. The estimated cost of construction excluding
costs for design, utilities, and right-of-way is $2 , 025, 000.
(This figure is derived based on a distance of 1. 5 miles from
Road A to Route 649) . Please be advise that this is only a
preliminary estimate and is subject to change upon final
design. Also, it is understood that under the direction of
VDOT and the county, these funds may be applied to the
construction of an interchange.
I hope this information clears up any lingering issues
regarding this development. Should you have further questions,
please call.
cc: Angela Tucker
Bill Mills
Irma Von Kutzleben
TRANSPORTATION FOR THE 21ST CENTURY