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Home My WebLink AboutSDP200700078 Legacy Document 2007-10-11 (3)1 pF AL L IXtG1ISSA ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SDP 07 -078: NGIC Staff: David Pennock, Jonathan Sharp Expansion — Preliminary Site Plan Planning Commission Public Hearing: Board of Supervisors Hearing: October 9, 2007 Not applicable Owners: Next Generation, LLC Applicant: United Land Corporation Acreage: 15 acres within the 116 acre parcel Rezone from: Not applicable Special Use Permit for: Not applicable TMP: Tax Map 33, Parcel 1 D (in part) and 1 F By -right use: CO, Commercial Office zoning (in part) with Special Use permits to allow Research Location: East of Seminole Trail [Route 29N] and Development Laboratories and at the end of Boulders Road [Private] Residential uses Magisterial District: Rivanna Proffers /Conditions: Yes Requested # of Dwelling Lots: n/a DA— X RA — Proposal: Request for preliminary site plan Comp. Plan Designation: Industrial Service approval for construction of two four -story in the Community of Piney Mountain in the office buildings totaling 178,800 square feet Development Area and site preparation work related to a future project for a 120 -unit residential building. Character of Property: This property is Use of Surrounding Properties: Adjacent to currently partially wooded, with some meadow the existing National Ground Intelligence areas, unimproved roadways, and drainage Center (NGIC) and to low density swales. residential /rural uses Factors Favorable: (see report) Factors Unfavorable: (see report) RECOMMENDATION: The preliminary site plan cannot be approved as submitted STAFF PERSON: PLANNING COMMISSION: SITE PLAN: PROPERTY OWNER: APPLICANT: David E. Pennock, Jonathan Sharp October 9, 2007 SDP 07 -078: NGIC Expansion — Preliminary Site Plan Next Generation, LLC United Land Corporation APPLICANT'S PROPOSAL: Request for preliminary site plan approval for construction of two four -story office buildings totaling 178,800 square feet and site preparation work related to a future project for a 120 -unit residential building. This project was called up for review by the Planning Commission. CHARACTER OF AREA: This project ise within an area east of Route 29N at the end of the previously constructed portion of Boulders Road, which currently serves the National Ground Intelligence Center (NGIC). Camelot and Briarwood subdivisions are on the west side of Route 29N at this location, and General Electric has a facility nearby. The North Fork of the Rivanna River flows adjacent to portions of the NGIC site. The surrounding properties include mostly low- density rural residential uses, the majority of which are also owned by this applicant. PLANNING AND ZONING HISTORY: ZMA 07 -003 NGIC Expansion: This property was rezoned to Commercial Office in August, 2007, with proffers and a proffered application plan showing the construction of two office buildings and a residential building, as well as the extension of Boulders Road and some associated improvements to Route 29. SP 07 -031 Special Use Permit - Residential Units: A special use permit was approved with conditions in August, 2007 in order to allow Research and Development Laboratories. SP 07 -032 Special Use Permit - Research & Development; Labs: A special use permit was approved with conditions in August, 2007 to allow residential uses on this property. ZMA 99 -002 Value America: A rezoning was submitted in 1999 for Light Industrial on a portion of TMP 33 -1D, but was eventually withdrawn. SP 99 -033 NGIC Access Road: A special use permit was granted in August, 1999 to allow fill in the floodplain for the construction of the access road (now known as Boulders Road). COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Industrial Service in the Community of Piney Mountain in the Development Area. REASON FOR PLANNING COMMISSION REVIEW: Request for review of a preliminary site plan by the Planning Commission in accordance with Section 32.4.2.6. This application has been requested for review by a member of the Planning Commission (Attachment Q. 2 STAFF COMMENT: This project was reviewed for compliance with the Zoning Ordinance, as well as the Application Plan and proffers approved with the ZMA for this project. Based on recent changes to the design, the plan is no longer in compliance with the approved application plan. A stormwater management facility is proposed along the southwest line of the office buildings. This facility requires substantial grading that will extend from the edge of these buildings through the 20 -foot buffer and in to the adjacent parcel. As such, two waivers are necessary for the plan to proceed as submitted. First, the application plan must be amended through approval of a "Minor Variation to the Approved Plan ", in accordance with proffer #4 of ZMA 07- 003. Assuming approval of such a variation, the applicant must also pursue a waiver in order to disturb the required 20 -foot buffer that abuts all residential and rural areas districts. This waiver requires the approval of the variation referenced above, as well as approval by the Planning Commission, in accordance with Section 21.7.3 of the Zoning Ordinance. Neither of these waivers has been requested at this time. The applicant has worked with other members of the Site Review Committee to resolve issues presented during the initial review of the site plan. This proj ect has been reviewed by the Site Review Committee with additional comments presented below as conditions. RECOMMENDED ACTION: Based on the non - conformity with the approved Application Plan, as well as the lack of a necessary waiver for buffer disturbance, the preliminary site plan cannot be approved as submitted. These modifications must be approved prior to preliminary approval of the site plan. The final site plan shall also be subject to these conditions: ❑ 1. The Current Development Division shall not accept submittal of the final site plan for signature until tentative final approvals for the following conditions have been obtained. The final site plan shall not be signed until the following conditions have been met: ❑ a. Current Development Planner approval to include: ❑ i. Approval of Lighting Plan, including specification sheets and photometric layouts for proposed new lights, in accordance with Section 4.17. ❑ ii. Approval of Landscaping Plan, including required screening, in accordance with Section 32.7.9. ❑ iii. Approval of Conservation Plan, in accordance with the approved Application Plan. ❑ iv. Conditions of both Special Use Permits must be included on the site plan. ❑ b. Current Development Engineer approval to include review of all applicable items as specified in the Design Standards Manual, as well as: ❑ i. Erosion and Sediment Control Plan. ❑ ii. Stormwater Management Plan. ❑ iii. Please provide all needed easements (or at a minimum for preliminary approval, a letter of intent) from the United States of America for grading, drainage easements, use of the pond, etc. A drainage easement will be needed from both proposed outfalls of the NGIC expansion. Drainage easements should be shown correctly over ditches and drainage structures. ❑ iv. Parking areas cannot exceed 5% grade in any direction. ❑ v. Grading errors shown on the proposed plan must be corrected. ❑ c. Albemarle County Building Official approval. ❑ d. Fire and Rescue Division approval to include: ❑ i. Verify adequate fire flow is available. ❑ e. Albemarle County Service Authority approval to include: ❑ i. Dedication of offsite water and sewer is required prior to final approval. ❑ ii. Approval of final water and sewer construction drawings. ❑ f. Virginia Department of Transportation approval to include: ❑ i. Approval of plans for all State maintained portions of the property and entrances into the site. ❑ ii. Road and drainage plans need to be provided for the extension of Boulders Road. • iii. The plan needs to address the need for a right turn lane into the site. • iv. The plan needs to show the proffered improvements to route 29. ❑ v. The entrance to the site at Boulders Road needs to be designed in accordance with the Minimum Standards of Entrances to State Highways and VDOT ' s Road Design Manual. ATTACHMENTS: A. Vicinity Map B. Preliminary Site Plan C. Approved Application Plan D. Letter requesting Planning Commission Review 0