HomeMy WebLinkAboutZMA200600014 Special Exception 2007-11-26COUNTY OF ALBEMARLE
Office of Facilities Development
MEMORANDUM
TO: Claudette Grant, Senior Planner
FROM: Jack M. Kelsey, PE — Transportation Engineer
DATE: 26 November 2007
SUBJECT: ZMA 2006-014 Professional Office Building at Hydraulic & Georgetown Roads
Application Plan
The application plan for this zoning map amendment has been reviewed. My previous comments have
been adequately addressed. And approval of the Application Plan is recommended.
Critical Slope Waiver
Description of critical slope area and proposed disturbance:
From the southern property line to the northern property line, the middle portion of this site is traversed by a
variable width strip of existing critical slopes. This strip contains approximately 9580 square feet (0.22 acres)
of critical slopes and represents about 21 % of the total parcel area. These critical slopes are to be disturbed
predominantly to construct the site improvements, which include the retaining walls, portions of the parking
lot, and the drainage/stormwater management system. The table below summarizes the critical slope data.
Areas
Acres
Total site
1.051
Critical slopes
9580 sf (0.22 acs)
21% of site
Critical slopes disturbed
5902 sf (0.14 acs)
62% of critical slopes
Compliance with Zoning Ordinance 18-4.2:
"movement of soil and rock": Installation of the Red -Rock retaining wall system, control of drainage during
and after construction, and vegetative stabilization will prevent any movement of soil.
"excessive stormwater runoff': Stormwater runoff will be managed by the stormwater management facilities
designed and approved in accordance with the Water Protection Ordinance.
"siltation": Erosion control measures design and installed in accordance with County standards, bonding to
assure compliance, and inspection by the County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
"loss of aesthetic resource": A portion of impacted critical slopes are wooded. The bulk of the existing trees
that screen Georgetown Green are within an existing 20 foot vegetative buffer and the 50 foot rear building
setback and will not be impacted by the improvements shown on the Application Plan (refer to Sheet 4 of 4
Existing Conditions).
"septic effluent": This site will be served by public sewer so this is not a concern.
ZMA 2006-014
POB at Hydraulic & Georgetown Roads
Page 2 of 2
The commission may modify or waive any requirement of section 4.2 in a particular case
upon finding that: (Amended 11-15-89)
1. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or
otherwise serve the public health, safety or welfare, or that alternatives proposed by the developer would
satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added 11-15-89)
The current zoning limits this use to a Gas Station/Convenience Store, which has a greater impact on
the existing critical slopes and screening trees due to the access and site circulation needs for the fuel
delivery trucks. As such the previously approved Gas Station/Convenience Store site plan allowed a
retaining/building wall (5' to 12' high) facing Georgetown Green as well as the site cleared and a 2:.
slope graded down to the 20 foot buffer adjacent to Georgetown Green. Modification/waiver of this
provision will allow for a use and a `form " of development that will have significantly less impact on
both the critical slopes and the existing trees.
2. Due to its unusual size, topography, shape of the property, location of the property or other unusual
conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would
effectively prohibit or unreasonably restrict the use of the property or would result in significant
degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to
the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or
be contrary to sound engineering practices; or (Added 11-15-89)
This provision applies for all of the reasons stated in #1 above. Approval of the request would not be
detrimental to the public health, safety or welfare.
Factors favorable to approval of a modification to allow activity on critical slopes:
Approval of the request would not result in negative effects identified in Section 4.2.
The critical slopes on this property are not identified in the Open Space Plan.
Approval of this request will have less impact on the critical slopes and the existing screening trees
than the Gas Station/Convenience Store use to which this site is limited and the site plan previously
approved for this site.
Approval of this request will allow a more Neighborhood Model form of site development than the
previously approved Gas Station/Convenience Store site plan.
Factors unfavorable to approval of a modification to allow activity on critical slopes:
Construction of retaining walls that face Georgetown Green are necessary to minimize impacts to the
critical slopes and the existing trees, for the site to be developed as illustrated on the Application Plan.
Based on the review above, there are no engineering concerns for the disturbance of the critical slopes
anticipated with this development. Therefore, I recommend Commission approval of this modification of
Section 4.2.3.
JK\
File: E5_zma_jmk_POB at Hydraulic-Georgetown.doc
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4012
March 26, 2007
Chris Kabbash
PO Box 496
Charlottesville, VA 22902
RE: ARB -2007-08: Hydraulic Georgetown Office Building (2 Story Professional Building:
Preliminary Review of a Site Development Plan, Advisory Review for a Rezoning
(Tax Map 60F, Parcel 03)
Dear Mr. Kabbash:
The Albemarle County Architectural Review Board, at its meeting on March 5, 2007, completed a preliminary
review of the above -noted request. The Board took the following actions.
Regardingthe e Request for the Rezoning, the Board by a vote of 4:0, forwarded the following recommendation
to the Planning Commission:
The ARB has no objection based on the preliminary site plan "Georgetown/Hydraulic
Professional Offices" dated January 19, 2007 and the building elevation "Two Story Office
Building at Hydraulic and Georgetown Roads" dated January 22, 2007 if the building and
parking setbacks as illustrated and all RWSA requirements can be met without reducing the
quantity or otherwise changing the general character of the proposed planting.
Regarding the Preliminary Site Plan, the Board made the following comments and suggestions for the
benefit of the applicant's next submittal.
1. Provide, in writing, all authorization from RWSA regarding proposed building, tree and shrub
locations as they relate to the existing 12" water line. Move the Ginkgo Biloba "Princeton Sentry ", at
the southeast corner of the Georgetown Building, out of the power easement, or provide
documentation that it is permitted and will be allowed to reach mature height, with topping of the tree
prohibited and only minimal pruning permitted to support its overall health.
2. The cast stone Dark Buff Limestone sample is acceptable. Provide a mortar color that is similar to it.
3. Revise the site plan to show the proposed height and material of the retaining walls. Provide a sample
of the retaining wall material for review. Revise the site plan to show the proposed location and
method of screening for all mechanical equipment; details, including method of construction and
ARB -07-08 Hydraulic Georgetown Office Building
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March 26, 2007
proposed color, for the dumpster enclosure (masonry enclosure preferred); and proposed building and
parking setbacks. Revise the site plan layout so that the parking space next to the site entrance does not
violate the 10' parking setback. Revise the parking schedule to include the three parking spaces that
are required for the adjoining parcel to the north.
4. Revise the site layout so that buildings do not violate the existing 50' side setback along the southeast
property line, and the retaining wall can be constructed without disturbing the 20' non -disturb buffer
adjacent to the same property line. Consider relocating the two proposed parking spaces at the south
end of the parking lot so that the proposed retaining wall behind the Georgetown Building can be
moved farther from the non -disturb buffer.
Revise the site and landscape plans to clearly show the location of all existing and proposed utilities
with the boundary of their respective easements clearly drafted and labeled. Revise the grading plan to
keep all proposed grading and site improvements (including retaining walls), a minimum of five feet
from all buffers and outside of all utility easements. Revise the site and landscape plans to show the
location of all existing and proposed tree lines. Revise the Existing Conditions sheet so that all existing
conditions that are to be removed are so labeled.
6. Provide a landscape schedule on the landscape plan with all proposed planting sizes clearly noted.
Revise the landscape plan to show existing trees to remain, five trees, 2.5" caliper, in interior parking
lot islands, and trees 2.5" in caliper, 40' on center, along the perimeter of the parking lot.
7. Provide a lighting photometric plan showing the location of all proposed site, building and decorative
lighting. Provide a luminaire schedule of all proposed exterior lighting. Indicate in the schedule all
lighting options chosen, and the colors proposed for the fixtures and poles. All proposed lighting
exceeding the 3,000 lumens threshold must be a full cutoff design. Lighting values can not exceed %2
foot candle at a public right-of-way line or at a property line adjoining a residential or rural area
district.
8. Revise the tower elevations to allow the walls of the tower to rise higher above the cornice of the main
building roof line. Consider reducing the roof slope of the tower. The Hunter Green Benjamin Moore
204110 is currently approved for the tower roof. Charcoal gray would also be an appropriate color.
Onyz black is acceptable for the shingles of the main roof.
9. Revise the drawings to specify exactly which cast stone product is proposed for the sign panels and
provide a sample. Provide all ARB signage checklist items with the next submission.
10. Relocate the dumpster so that it is not visible from the EC.
11. Provide sections of the south end of the site to illustrate the visibility of the southeast corner of the
parking lot.
12. Show more of the Hydraulic Road EC on the site plan so that visibility from the EC of the building
can be better determined.
13. Indicate that female gender Ginkgo trees will not be used.
14. If a half -round window is used over the main entrance, it should be a true half -round window [with the
glass beginning at the radius, with the frame and sill below that radius, so as not to foreshorten the
half -circle into an ellipse or flattened circle].
15. Provide details of the proposed cornice line.
Note: The ARB was split on the color of the downspouts. Mr. Wright preferred bronze. Ms. Smith and Mr.
ARB -07-08 Hydraulic Georgetown Office Building
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March 26, 2007
Lebo preferred white. The applicant needs to submit a sample for review.
You may submit your application for continued ARB review at your earliest convenience. Application forms,
checklists and schedules are available on-line at www.albemarle.ore/nlannina.
Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on
each drawing. Please provide a memo including detailed responses indicating how each comment has been
addressed. If changes other than those requested have been made, identify those changes in the memo also.
Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval.
If you have any questions concerning any of the above, please feel free to call me.
Sincerely,
Brent W. Nelson
Landscape Planner
Planning Division
BWN/aer
Cc: CKW 2 LLC
1300 West Little Neck Rd, Virginia Beach VA 23452
Limehouse Architects (Gate Pratt)
946 Grady Ave, Suite 27, Charlottesville, VA 22903
Claudette Grant
File