HomeMy WebLinkAboutSP201600023 Review Comments 2016-09-02 COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road,North Wing
Charlottesville,Virginia 22902-4596
Phone(434)296-5832 Fax(434)972-4126
Memorandum
To: Jess Achenbach
Scott Collins
From: Rachel Falkenstein
Date: 9/2/2016
Subject: TMP 61-124G Arden II Special Use Permit
Pre-Application Meeting Date: 8/22/2016
The following are County staff comments regarding the above noted pre-application meeting.
The purposes for a pre-application meeting are to:(i)provide the applicant and the county a common
understanding of the proposed project; (ii)inform the applicant about the proposed project's consistency with the
comprehensive plan, other relevant policies, and county regulations;(iii)broadly identify the planning,zoning and
other issues raised by the application that need to be addressed by the applicant;(iv) inform the applicant about
the applicable procedure;and(v)allow the director to identify the information the applicant must submit with the
application, including the supplemental information delineated in subsection(c). Receiving the relevant
supplemental information will allow the application to be comprehensively and efficiently reviewed
(i)Common understanding of the proposed project
• The applicant is proposing to construct the following:
o a 170-unit apartment complex on TMP61-124G
o a self-storage facility on TMP 61-124E
o a retail and office use or hotel on TMP 61-124F and the remaining acreage of TMP124G
• Residential uses require a special use permit (SP) in C-1 zoning.
• Hotels, motels and inns require an SP in C-1 zoning but are by-right in HC zoning.
(ii)Consistency with the Comprehensive Plan N' 'i ,,, '/.
• The Places29 Master Plan designates a portion of the „„
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property as Urban Density Residential (orange)which 1. `j •,.3.."
calls for residential uses at a density of 6-34 units per \ S' 1 )'� •,
acre and a maximum building height of 4 stories. \\ /
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• A portion of the property is designated as /1 / a
Office/R&D/Flex/LI (purple)which recommends a range ,of employment-generating uses.These uses are the I �� ,),1 /4„,"new"types of industrial uses that are more employee-
intensive and may be less involved with manufacturing. \�\
• More info on the uses and forms recommended for
Urban Density and Office/R&D/Flex/LI land uses can be 61412
found here. �•
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• A portion of the property is designated as Community Center(pink hatched portion of TMP 61-124G)
which recommends a mix of residential (6-34 du/acre), retail, commercial and office.
• A portion of the property is designated as Neighborhood Service Center(pink hatched portion of TMP 61-
124F)which recommends a mix of residential (density 3-20 du/ac), retail, commercial and office.
• More info on the uses and forms recommended within the centers can be found here.
• In addition to conformity with the Land Use recommendations of the Places29 Plan, staff will be reviewing
your SP applications for consistency with the principles of the Neighborhood Model.
• With the overall design of the site we would encourage you to create a design that is in keeping with the
principles for pedestrian access, interconnected streets and transportation networks, buildings and spaces
of human scale, and relegated parking.
• Though the current owner of Albemarle Square may not be interested in an interconnection at this time,
staff recommends that the possibility of a future interconnection not be foreclosed upon with the
development of this site.
• Staff will be reviewing the allowable density on this site based on the Comp Plan designations. It appears
that 170 units may be possible on this parcel based on about 2.3 acres of Urban Density Residential and
2.75 acres of Community Center designation,when calculated at the high end of the density range.
• As previously discussed,staff does not support the relocation of the Office/R&D/Flex/LI land use
designation for the proposed self-storage use on TMP 61-124E.This use is not considered an employment
generating use and therefore is not desirable within this land use designation. Staff recommends that a
use of this type still be provided for elsewhere on the property.
(iii)Broadly identify the planning,zoning or other issues raised by the application to be addressed.
• TMP61-124G is zoned C1 Commercial and residential uses consistent with R-15 are allowed via SP.
• The proposed self-storage use is by-right on TMP 61-124E which is zoned HC Highway Commercial and
this use can be reviewed with the submittal of a site plan.
• If a hotel use is also proposed on TMP61-124G, or a portion of this parcel, a second SP would be required.
• The property is in the Entrance Corridor(EC) and will need to meet EC guidelines. Contact Margaret
Maliszewski with questions regarding the EC guidelines and the ARB review process.
• If bonus density is proposed for the multifamily residential in accordance with Sec. 18.4.2 for dedication
of land to public use,this can be included with your SP application as it will also require board approval.
• Using gross density for the development as a whole is permitted in R-15 zoning. However,staff will have
to review the project proposal more closely with the SP application to determine if all parcels would be
considered when calculating density. Density will also be reviewed in accordance with the Comp Plan
designations as mentioned above.
• "R& D/Flex" uses in C-1& HC: Such uses are limited to 4,000 sq.ft. per establishment per site in both
zoning districts. If any such uses are proposed to exceed this amount,then Special Exceptions will be
needed from the BOS. Staff recommends that these be requested at the time the SPs are being
considered by the BOS.
• VDOT staff was not in attendance at the pre-app. Staff suggests you reach out to Adam Moore if you have
any questions regarding entrance locations or circulation on site.VDOT will also determine if a traffic
study will be needed for the proposed uses.
(iv)Applicable procedures
• Special Use Permits:
o An SP Application and fee are required for the proposed residential use.
o If a hotel is proposed,then a second SP application and fee would be required.
o If the two SPs are submitted at the same time, both uses could be shown on the same application
plan.
o The application plan should show how the proposed uses and associated parking and
infrastructure will be incorporated with any proposed office/r&d/flex/li or other uses on site.
2
o If a special exception will be sought for the labs/research/manufacturing, etc. uses beyond 4000
sq. ft.then a special, a special exception application and fee are required as well as a written
request and justification for the special exception.
• Community Meeting:
o The applicant is required by ordinance to undertake a community meeting process as part of the
review of the SP requests.See attached Community Meeting Guidelines for more information.
o The applicant should work with the Places29-Rio Community Advisory Council to use their
monthly meeting as the Community Meeting for this project.
o Staff will work with you to generate a list of adjacent property owners that should be notified
about the Community Meeting.
o Please keep staff informed of the community meeting location and time. Staff will attend the
meeting to answer questions, but the applicant is responsible for facilitating the discussion.
(v)Identify the information the applicant must submit with the application, including the supplemental
information.
• SP application(s) and fee$2150.
• The application should include the appropriate signature of the owner,the owner's agent, or a contract
purchaser(see separate handout regarding authorized signatories).
• Include the attached SP checklist with your application submittal. It will need to be the copy of the
checklist that has been completed by staff and filled out by you indicating you have provided the
necessary items.
• Provide additional items (as listed in the SP checklist), including:
o A concept plan showing the location of the proposed and existing features on site (building
envelopes, parking structures, entrances,circulation, etc.).
o A written description of the use.
o The latest recorded plat(s).
Sincerely,
Rachel Falkenstein
Senior Planner
Enc: Community Meeting Guidelines
SP Checklist
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COMMUNITY MEETING GUIDELINES
For ZMAs, SPs, CCPs, and CPAs
1. Requirement for community meeting
a. A community meeting is required for all applications for Zoning Map Amendments(ZMAs),
Special Use Permits (SPs), public requests for a Compliance with the Comprehensive Plan (CCP)
review and requests for Comprehensive Plan Amendments (CPAs) in accordance with Section
33.4.j. of the Zoning Ordinance. The meeting is particularly important if the proposal is likely to
generate public concerns because of the nature of the request, acreage affected, proposed
density and/or scale, potential impacts,such as traffic, noise, etc., or due to the history of the
proposal/property.
2. Purpose of community meeting:
a. The purpose of the meeting is to provide interested members of the public the opportunity to
receive information about the proposed project,the applicable procedures, and the policies of
the Comprehensive Plan, other relevant policies, and regulations applicable to the proposed
project.
3. Timing for the community meeting
a. The community meeting should be held no later than 31 days after the application fee is paid.
This will allow information from the meeting to be included in lead reviewer's first round of
comments, if necessary). The meeting may be held at a later date, if circumstances warrant.
b. The community meeting may be scheduled in advance of the application, if desired.The
applicant should verify with County staff that their meeting will meet community meeting
requirements to avoid hosting another meeting after the application has been made.
c. Public hearing notice signs may be posted at the proposed project site before the meeting is
held to assist in notification, if deemed appropriate or necessary.These signs will only be posted
after the application fee is paid,which activates the review.
4. Setting the date for the community meeting
a. Setting up a community meeting is the responsibility of the applicant.
b. Before the community meeting date is scheduled,the lead reviewer should forward email
correspondence with the applicant about the meeting to the Planning Commissioner(PC) and
member of the Board of Supervisors (BOS) in whose district the project is proposed. If a
Community Advisory Committee (CAC) exists for the project area,then the chair of the CAC
should also be included in the email correspondence.
c. The applicant should then proceed to coordinate the meeting date, place and time with the lead
reviewer,the Community Engagement Specialist, the PC member, BOS member and, if
applicable,the CAC chair.The PC and BOS member may not choose to attend, but the lead
reviewer needs to be present at the meeting.
Page 1 of 3 Rev. May 10, 2016
d. If there is an active CAC which covers proposed site, strong consideration should be given to
using a CAC meeting for the venue for the community meeting and discussion. Other
standing/"recognized" community bodies may also be acceptable,such as a neighborhood
association or community associations like EARL(Earlysville Area Residents League).
e. Holidays or days near holidays (such as the Wednesday before Thanksgiving) or a religious
holiday(such as Christmas Eve), should not be used for community meetings.
f. Community meetings should be held during times when the majority of the community may be
able to be present, usually between the hours of 5:30 p.m. and 9:00 p.m. on a weeknight.
5. Location for the community meeting
a. The meeting should be held in a location deemed reasonably accessible to residents in the area
of the proposed project. If it is to be held in conjunction with a CAC meeting,the location has
already been established.
b. If a separate meeting is to be scheduled,the place for the meeting can be a known community
center or meeting place, a public school or building, or other building that the applicant can
arrange near the proposed project.The applicant is responsible to arrange for the meeting
place.
6. Notification of the meeting
a. As a rule, notification of meetings should be sent to all property owners of record within a %to
mile radius in a Development Area, 'A to 1 mile radius in the Rural Area, or such other area as
deemed appropriate for the proposed project. However, there may be exceptions to these
distances, depending on the geography of the area.
b. The specific area to be notified shall be determined by the Planning Staff based on the specifics
of the proposal and the County will provide the list of property owners to whom notification
letters should be sent.
c. The County can provide the applicant a sample invitation letter.
d. The applicant must sign the invitation letter and send it at least 2 weeks in advance of the
meeting.The letter should be sent either by certified mail or regular mail.The invitation must
also be sent to staff, PC and BOS members for the district in which proposed project is located.
If the letter is sent by regular mail,the applicant must provide verification to staff he/she mailed
the invitation to all on the list provided by the County.
7. Waiver of Community Meeting
a. The requirement for the community meeting may be waived if:
1. The proposed project is not likely to generate public concerns, is or such a small scale as to
have negligible impacts to surrounding properties/area and if
2. The Board member from the district in which the proposal is located has agreed to waive
the requirement.
3. Staff is to provide information on whether the project is eligible to pursue a waiver of this
requirement in the mandatory preapplication comment letter.
8. Conducting the meeting
a. The community meeting is to be facilitated by applicant. If the meeting is held in conjunction
with a CAC meeting,then the chair of the meeting will recognize the applicant during the
meeting as indicated on the agenda.
Page 2 of 3 Rev. May 10, 2016
b. The applicant is expected to provide an overview of the proposal and answer questions about
the proposed project. Location maps, concept plans are to be provided. Additional narratives, a
code of development, or other information may also be provided.
c. Staff is to provide general information on applicable County policies and the review process but
is not expected to provide comments about the proposal itself, because review of the project
will have just begun.
d. Various formats for the meeting are acceptable such as an open house, a presentation at a
meeting with a Q&A period or other suitable format.
9. Meeting follow-up
a. Staff will document issues identified in the meeting and provide this information to the
applicant and to the PC and BOS in the staff report, as appropriate.
b. The applicant is not required to revise his/her proposed project based on public questions and
comments, but, may, at their own discretion, make changes before an initial application or with
a resubmittal.
10. Questions concerning community meetings
a. Questions concerning times, dates, and locations of upcoming CAC meetings should be referred
to Emily Kilroy, Community Engagement Specialist at 434-296-5842 ext. 3422 or
ekilroy@albemarle.org.
b. Other questions concerning procedures for community meetings should be referred to the
planner who is coordinating the review of the project.
Page 3 of 3 Rev. May 10, 2016
SPECIAL USE PERMIT CHECKLIST for
es_sOV A L%
Arden Place II/TMP 61-124G &61-124F ®��
Project Name/Tax Map Parcel Number ,;
After the mandatory pre-application meeting, county staff will mark this checklist appropriately so
that it is clear to the applicant the information from Section 33.4(c)that must be submitted with RF
the official application Name or initials of
staff filling out form
Required for Provided with
application? application
(County Staff) (Applicant) SECTION 33.4(c)
X X
YES NO
X A narrative of the project proposal, including its public need or benefit;
A narrative of the proposed project's consistency with the comprehensive plan,
X including the land use plan and the master plan for the applicable development area;
A narrative of the proposed project's impacts on public facilities and public
X infrastructure.
X A narrative of the proposed project's impacts on environmental features.
X A narrative of the proffers proposed to address impacts from the proposed project.
One or more maps showing the proposed project's regional context and existing natural
X and manmade physical conditions;
A conceptual plan showing,as applicable:
1)the street network, including circulation within the project and connections to
existing and proposed or planned streets within and outside of the project;
2)typical cross-sections to show proportions,scale and streetscape/cross-
X sections/circulation;
X 3)the general location of pedestrian and bicycle facilities;
x 4) building envelopes;
5)parking envelopes;
x ❑ ❑ 6)public spaces and amenities;
X 7)areas to be designated as conservation and/or preservation areas;
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 1 of 2
❑X ❑ 8)conceptual stormwater detention facility locations;
❑ El 9)conceptual grading;
Other special studies or documentation,if applicable,and any other information
identified as necessary by the county on the pre-application comment form.
X
Please note: There are additional submittal requirements outlined on the official application for a Special Use Permit.
Read and Sign
I hereby state that,to the best of my knowledge,the official application submitted contains all information marked on
this checklist as required for application.
Signature of person completing this checklist Date
Print Name Daytime phone number of Signatory
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 2 of 2