HomeMy WebLinkAboutSP200300091 Staff Report Special Use Permit 2004-05-12 •
STAFF PERSON: MARGARET DOHERTY
PLANNING COMMISSION: APRIL 27,2004
BOARD OF SUPERVISORS: MAY 12,2004
KAPPA SIGMA INTERNATIONAL MEMORIAL FOUNDATION HEADQUARTERS
SP-03-91 FRATERNAL CLUB IN A R-1,RESIDENTIAL DISTRICT
BACKGROUND
The Planning Commission held a worksession on this application on March 16th. The applicant presented the
concept plan and staff presented questions to the commission, on the appropriateness of the use and the
potential impacts on the district and surrounding properties. The Commission concluded that the use could
be appropriate,but that further detail about the layout would ultimately determine its appropriateness,
particularly as it relates to adjacent residential properties. Further, the commission agreed that the scale of
the improvements could be made to work, if it they were better oriented with Route 20 and the predominant
topography. There were two serious unanswered questions: 1) the entrance location and VDOT entrance
improvement requirements; and 2)the location of parking lots to adjacent residential properties. The
Commission recommended using porous paving or stabilized turf for those parking spaces closest to the
adjacent residential parcels. Finally, the Commission agreed with staff that connection to public utilities is
reasonable and that the sewer line should be extended using a gravity flow system.
CHANGES TO THE PLAN
The applicant has submitted a revised plan which includes the following changes (See Attachment E):
• They oriented the building better to Route 20;
• They differentiated future phases;
• They obtained approval from Zoning of their parking study(see Attachment B)which recommends 88
parking spaces. Of these, about half are shown as stabilized sod, located adjacent their residential
neighbors;
• They show a ped/bike pathway along Route 20; and
• They have provided a preliminary water and sewer report,which describes two options for providing
public utilities to the site.
LEGAL DESCRIPTION
Request for special use permit to allow the fraternal headquarters for Kappa Sigma International, in
accordance with Sections [13.2.2.2 and 5.1.02] of the Zoning Ordinance which allows for fraternal clubs.
The property, described as Tax Map 91 Parcel 16, contains 6.14 acres, and,is zoned R-1 [Residential] and E-
C, [Entrance Corridor]. The proposal is located on Scottsville Road(Route 20), approximately one mile
south of Mill Creek Drive, in the Scottsville Magisterial District. The Comprehensive Plan designates this
property as Urban Density in Neighborhood 4. (See Locator Map as Attachment A)
RECOMMENDATION
Staff finds that the request for a fraternal club generally complies with the provisions of the Zoning
Ordinance and the Comprehensive Plan, and recommends approval of SP 03-91.
1
* * * * *
COMPREHENSIVE PLAN AND NEIGHBORHOOD MODEL
The subject property is designated Urban Density on the Land Use Plan Map in Neighborhood Four. Following is the
recommendation from the Development Area Profiles(page 58),relative to this property:
• Upgrade Route 20 and construct bicycle facilities and walkways in conjunction with these upgrades. Determine
the right-of-way requirements for these road upgrades and obtain and/or reserve right-of-way as necessary;
The Virginia Depaitiuent of Transportation(VDOT)recommends that the applicant dedicate a minimum of 25 feet of
additional right-of-way along Route 20. In their first review of the application,they were requiring left and right turn
lanes into the site which would require major work in Route 20. The applicant submitted a Turn Lane Warrant
Analysis to the Engineering Department and VDOT (See Attachment C). They revised their plan to show a 100 foot
taper into the site. VDOT has reviewed the material and agrees that the great majority of Kappa Sigma's traffic will be
coming from and going to the north,therefore, a left-turn lane into the site is not necessary,however a right turn lane
will be necessary. Therefore, as a condition of approval,the applicant shall satisfy VDOT requirements for an entrance
permit. The plan also also shows a ped/bike pathway along Route 20,to be constructed upon demand of the County.
Neighborhood Model
The following analysis addresses conformity with the twelve principles of the Neighborhood Model:
Pedestrian The concept plan includes a ped/bike pathway along the frontage of Route 20. The
Orientation design and timing of construction of the pathway should be coordinated with other
improvements in the right of way. The plan also shows a sidewalks around the
building and a trail around the front lawn. Provision should be made to allow access
into the site from the ped/bike pathway along Route 20,potentially from the
proposed trail.
Neighborhood Not Applicable.
Friendly Streets
and Paths
Interconnections Vehicular and pedestrian connections to adjacent properties should be shown, such
that if a signaled intersection is constructed north or south of the site,Kappa Sigma
will have access to it in the future,when traffic on Route 20 increases.
Parks and Open The plan shows terraced gardens and future picnic pavilions and walking trail.
Space
Neighborhood This site is within a portion of the Development Areas which has not been developed
Centers to it's potential,therefore,the closest neighborhood center may be the City of
Charlottesville.
2
Buildings and The Architectural Review Board application will include building elevations and a
Spaces of Human detailed landscape plan to ensure consistency with the Entrance Corridor guidelines.
Scale
Relegated The parking is mostly relegated behind structures and staff believes with ARB
Parking guidelines regarding screening of parking areas,this criterion can be met.
Mixture of Uses This is a very specific use which does not benefit from a mix of uses. There are
residential properties surrounding the site although they will likely not benefit from
this use.
Mix/Housing Not Applicable.
Types
Redevelopment Not Applicable.
Site Planning With the revised layout,this criterion has been met.
that Respects
Terrain
Clear Boundaries A significant issue for the Rural Areas across the street will be lighting. This site is
w/Rural Areas currently surrounded by no commercial lighting of any kind,therefore,whatever
lighting is installed has the potential to create a great impact. Therefore, staff
proposes conditions below which address this criterion.
Entrance Corridor
The application has been before the Architectural Review Board for advisory comments regarding their
special permit application. The ARB voted 4-0, expressing no objection to the special permit, subject to the
following conditions:
• Site and building illumination shall be limited to the satisfaction of the ARB.
• Landscaping shall be provided to limit the impact of the storm water area on the Entrance Corridor to the
satisfaction of the ARB.
The ARB made the following suggestion for the conceptual plan, for the benefit of the applicant's
preliminary site plan submittal.
In addition to all requirements of the ARB Preliminary Site Plan Review Checklist,please provide:
• A brick screen and vegetation to eliminate visibility of the dumpster area;
3
• A lighting plan that shows minimal site and building illumination(in terms of both number and
intensity). Utilize bollard type lights in place of pole lights whenever possible. Use only full cutoff
fixtures;
• Eliminate visibility of the 7-space parking lot;
• Provide a plant schedule that identifies the proposed trees and shrubs (botanical and common name)
and plant caliper and height;
• Propose different types of plant materials that share similar characteristics;
• Provide large shade trees at the corners of the building and add foundation shrubs;
• Show that visibility of mechanical equipment will be eliminated from the Entrance Corridor;
• Carefully consider all signage for the site and building; and
• Show that illumination of the cupola will be limited and appropriate to the site.
STAFF COMMENT
The revised concept plan has been reviewed by members of the Site Review Committee,which recommends
approval of the special permit. The only remaining issues are: 1)public utilities, 2)vehicular and pedestrian
connections on-site, and 3) lighting.
Public Utilities
The applicant presented an analysis of water and sewer service alternatives,provided as Attachment D. The
County policy states that new development within the jurisdictional area for water and sewer should be
required to connect. The applicant would prefer to connect to the public water via extension of the water
line located on the west side of Route 20 and public sewer by pump station and a 3"force main,which is
referred to in their report, on page 4, as "Solution#1". Staff believes the best alternative is what is referred
to as "Solution#2",which includes public water service via extension of the existing Albemarle County
Service Authority water line and public sewer service via extension of existing ACSA sewer line located
along Route 20 and Cow Branch Creek. This provides a public connection,which can serve this site and
future development in this part of the Development Area. Staff has been in contact with another property
owner interested in utilizing the sewer line and believes a cost-sharing agreement may be possible.
Vehicular and Pedestrian Connections
Staff asked the applicant to show vehicular and pedestrian connections to the adjoining parcels to the north
and south and to the ped/bike pathway along Route 20. The applicant is interested in securing a private
entrance and is not interested in sharing access with adjoining parcels. The comprehensive plan calls for
pedestrian and vehicular connections in the Development Areas,wherever feasible. However, since the
adjacent parcels are not likely to develop in the near future, staff is willing to accept reservations for future
vehicular connections and a pedestrian connection to the ped/bike pathway on Route 20.
Lighting
This site is located in a dark part of the County, therefore any new lighting will have a dramatic effect. Staff
believes that the site should be lit with mostly residential-type lighting except within parking lots and along
sidewalks where safety maybe a concern. To this end, staff proposes strict restrictions on the use of lighting
as described below.
4
RECOMMENDATION WITH CONDITIONS
Staff finds that the request for a fraternal club generally complies with the provisions of the Zoning
Ordinance and the Comprehensive Plan, and recommends approval of SP-03-91, with the following
conditions:
1. The site shall be developed in general accord with the plans, entitled Kappa Sigma Fraternity
Headquarters, dated April 2, 2004;
2. Lighting of the site shall be limited as follows:
a. Light levels at the property line shall be no greater than 0.001 foot candles;
b. No flood lighting of the building is permitted;
c. Only the parking lot north of the building shall be allowed pole lights;
d. Utilize bollard type lights in place of pole lights whenever possible. Use only full
cutoff fixtures; and
e. Site and building illumination shall be limited to the satisfaction of the ARB.
3. Final site plans shall show a reservation for future vehicular and pedestrian connections to adjacent
parcels to the north and south;
4. Final site plans shall show a pedestrian connection from the ped/bike pathway on Route 20 into the
site;
5. A right turn and taper shall be constructed at the entrance in Route 20' to the satisfaction of VDOT;
6. Landscaping shall be provided to limit the impact of the storm water area on the Entrance Corridor to
the satisfaction of the ARB; and
7. The Applicant shall construct public water service to the site via extension of the existing Albemarle
County Service Authority water line located on the west side of Route 20 and public sewer service
via extension of the existing Albemarle County Service Authority sewer line located along Route 20
and the Cow Branch Creek, generally as provided in the report entitled, Preliminary Engineering
Report Water and Sewer Facilities for kappa Sigma Headquarters by Draper Aden Associates, dated
March 30, 2004.
5
ATTACHMENTS
ATTACHMENT A: Locator Maps
ATTACHMENT B: Turn Lane Warrant Analysis
ATTACHMENT C: Parking Study
ATTACHMENT D: Preliminary Engineering Report Water and Sewer Facilities
ATTACHMENT E: Concept Plan, entitled Kappa Sigma Fraternity Headquarters, dated
April 2, 2004
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ATTACHMENT B
�` Draper Aden Associates RECEIVED
Engineering ♦ Surveying ♦ Environmental Services
8090 Villa Park Drive MAR 3 0 2004
Richmond, Virginia 23228v;_
(804) 264-2228 • Fax: (804) 264-8773 'r
daa@daa.com • www.daa.com March 30, 2004
Ms. Lori Garrett, AIA
Glave and Holmes Associates
801 East Main Street
Suite 300
Richmond, VA 23219
Re: Kappa Sigma International Memorial Headquarters
Turn Lane Warrant Analysis
DAA #R03456-05
Dear Ms. Garrett:
We are pleased to provide you with our initial findings regarding turning lanes for the
proposed Kappa Sigma International Memorial Headquarters, to be located in Albemarle
County, Virginia. The new facility replaces the previous one located on Route 250 West. This
letter summarizes our study methodology and recommendations.
In preparation for this analysis a parking study was prepared by Draper Aden Associates
dated February 26, 2004. The parking study was reviewed by the design team and Kappa Sigma,
and then was submitted to the county for review and comment. It is now being used as basis for
projected site traffic in this analysis.
Traffic Counts
Traffic counts along State Route 20 at the project site were performed on Thursday, March 25,
2004, from 7am to 9am (morning) and 4pm to 6pm (evening). Results are as follows:
AM PEAK PERIOD PM PEAK PERIOD
SOUTH- NORTH- TOTAL SOUTH- NORTH- TOTAL
INTERVAL BOUND BOUND 2-WAY INTERVAL BOUND BOUND 2-WAY
7:00-7:15 28 94 122 4:00-4:15 136 46 182
7:15-7:30 41 122 163 4:15-4:30 103 49 152
;fir �13 4 30 4 45 99 50 149
s
mow., ,rye ,�,.. _ a� ��rr a� Or-4 ,3 t.° '. t
8:30-8:45 50 127 177 _. 3 ! a
8:45-9:00 49 90 139 5:45-6:00 84 37 121
TOTAL 337 1060 1397 TOTAL 963 382 1345
PEAK HR 169 627 796 PEAK HR 541 200 741
9
Blacksburg,Charlottesville,Hampton Roads,Richmond,VA•Raleigh/Durham,NC
ATTACHMENT B
Ms.Lori Garrett
February 26,2004
Page 2 of 5
Left Turn Analysis
The attached Exhibit 9-75 (VDOT Road Design Manual, Volume 1) provides a guide to
determining where left-turn facilities should be considered on two-lane highways. This analysis
was based on traffic volumes and based on the posted speed of 55 mph.
▪ Where space permits. left-turn lanes should be considered when left-lure volumes
exceed 100 vph(left-turn lanes may be provided for lower volumes as well on the basis
of the judged need and state of local practice,ar both);and
• Where left-tam volumes exceed 300 vph.a double kft-turn lane should be considered.
Exhibit 9-75 is a guidecto traffic volumes where left-tarts facilities should be considered on
two-lane highways.For the volumes shown.left turns and right rums froto the mirror street can be
equal to,bra not greater than.the left turns from the major street.
•
Metric US Custoftlasy
Opposing AdvaneYnj)volume(veh h ^JO)Aoskl Adlaritling vkikabe taehRi):
volume 5% 10% 20% 30% volume 516 (0% '. "'2b1G
(ve11fi) left luau left tutus last turns left turns .(vetvh) 1ef.than eleithen tell turns Felt tires
80.1naht Omens speed 40,01ph-opentln81peed •
-
d00 330 240 180 lee 800 33Q 240 180 160
600 410 306 225 200 600 410 305 226 200
400 510 380 275 245 400 510 380 275 245
200 640 470 350 305 200 640 470 -350 305
100 720 515 390 340 100 720 ' 515 390 340
80•hmfi operafn9 speed 50-mph operating speed
800 260 210 165 135 800 280 210 . 165 135 j
600 350 260 195 170 eOo 350 260. _195 170.
400 430 320 240 210 400 430 320 240 210
200 550 400 300 270 200 - 550 goo ' 300 270
100 615 445 335 295 100 015- -', .4d -. - - .295
1004nMi operating speed 60+n011-0pdititin4 epedb •
'800 230 170 -125 .115 800 •230 ' 170'. 125 115
400 290 210 160 140 600 290 240 160 1.40
400 365 270 200 175 400 385 270 200 175.,
200 450 330 250 215 200 450 •- 530 -250 215
100 505 370 275 240 100 505 370_ 275 -240
Exhibit 9-75. Giride for Lett-Tare Lanes as 7w.-Laoe'llghwayS(6)
Based on the traffic counts, the worst-case period to determine whether or not a left-turn
lane is warranted is 7:30am — 8:30am. The opposing traffic volume during the peak hour is
169 vehicles and the advancing volume is 627 vehicles (heading to Charlottesville). Based on
the above table, the opposing traffic volumes for 100 and 200 vehicles were used to determine
the basis for 169 vehicles. Additionally, since State Route 20 has a posted speed limit of
55 mph, the advancing volumes for 50 mph and 60 mph were then used to determine averages as
shown below.
Opposing
Volume Advancing Volume
20% 10% 5%
l69 285 378 519
10
ATTACHMENT B
Ms.Lori Garrett
February 26,2004
Page 3 of 5
Based on the left turn percentages in Exhibit 9-75 and in the above tables, an advancing
volume threshold of 627 vehicles corresponds to a left turn percentage of 4%. The left turn
percentage of 4% corresponds to 25 left turns as an allowance (627 x 4% = 25 left turns).
According to the parking study, a total of 23 vehicles (right turns and left turns) will enter the
site during the worst-case peak hour. Based on a 95/5 southbound/northbound directional
distribution, 1 vehicle (less than 1% of the advancing volume on Route 20) is expected to turn
left into the facility, therefore, a left-turn lane is not warranted.
11
ATTACHMENT B
Ms. Lori Garrett
February 26,2004
Page4of5
Right Turn Analysis
Figure C-1-8 (VDOT Road Design Manual, Volume 1) graphically represents the
guidelines for right turn treatment on a two-lane highway. The worst-case peak-hour(4:45pm—
5:45pm) southbound approach volume is 541 vehicles. Based on the 95/5 .
southbound/northbound directional distribution, 22 vehicles are expected to turn right into the
facility. Based on Figure C-1-8, a right-turn taper is warranted for the Route 20 southbound
approach.
C-15 -
120 —
100 gitiga:::.:.:ii::.:..... FULL-WIDTH TURN LANE AND TAPER REQUIRED
er
0 ;:f.
n.
ei ::ijjj° ' i
0 • :• f�::
a.
20 RADIUS REQUIRED 'NM •:f':'•- ::~,?.•� .
100 200 300 400 600 600 700 '
PIN APPROACH TOTAL,VEHICLES PER HOUR
LEGEND Fal,r.Y?
„ . ..:
PH s"g
V-Peak Hour Volume(also Den Hourly Volume equivalent) y::",_,
Aduu#nent for Rieht Turns
For posted speeds at or under 70 kmlh(45 mph),PHV right turns>40,and
PHV total<300.
:r:
Adjusted right turns-PHV Right Turns-20
•
If PHV is not known use formula:PHV=ADT x K x D
•
K=the percent ofAADT occurring in the peak hour
D=the percent of traffic in the peak direction of flow
Note:An average of 11%for K x D will suffice.
GUIDELINES FOR RIGHT TURN TREATMENT(2-LANE HIGHWAY)
FIGURE C-1-8
12
ATTACHMENT B
Ms.Lori Garrett
February 26,2004
Page 5 of 5
Conclusion
Based on this analysis, no left turn lane is needed to accommodate the facility. A right
turn taper is required to provide safe entry to the site during periodic events on weekday
evenings.
We trust this turn lane analysis assists you in the successful development of this
important project with a properly sized parking allocation.
Sincerely,
DRAPER ADEN ASSOCIATES
Thomas E. Flynn, P.E., PTOE
Transportation Program Manager
Attachments
cc: Dixon Betz, Kappa Sigma
Don Rissmeyer, Draper Aden Associates
13
_
ATTACHMENT C
v.e.ri-V-b/1J _
Draper Aden Associates MAR 3 0 2004
Engineering • Surveying • Environmental Services
8090 Villa Park Drive
Richmond, Virginia 23228
(804) 264-2228 • Fax: (804) 264-8773
daa@daa.com•www.daa.com February 26, 2004
Ms. Lori Garrett, AIA
Glave and Holmes Associates
801 East Main Street
Suite 300
Richmond, VA 23219
Re: Kappa Sigma International Memorial Headquarters
Parking Study
DAA#R03456-05
Dear Ms. Garrett:
We are pleased to provide you with our findings regarding parking needs for the
proposed Kappa Sigma International Memorial Headquarters, to be located in Albemarle
County, Virginia. This letter summarizes our study methodology and recommendations.
In preparation for this study, the current site plans prepared by Draper Aden Associates
and the Programming Document prepared by Glave and Holmes Associates were reviewed, and
the proposed development, as relates to parking needs, was discussed with Lori Garrett (Project
Architect with Glave and Holmes), and Mitchell Wilson (Executive Director of Kappa Sigma
Fraternity).
•
Attached Table 1 summarizes the various proposed building facilities based on the
programming document. These are reformatted somewhat into a form more appropriate for
ultimate conversion into parking needs. It is noted that all development will occur in the initial
phase of development, with the exception of the conference facility, boardroom, lodging, and
recreation amenities.
Table 2 summarizes the various activities to take place on weekdays and weekends,
utilizing the planned facilities presented in Table 1. As parking demand is generated by people •
(i.e., drivers) rather than actual building facilities, the description set forth in Table 2 is the
primary basis for generating parking. That is, because of the unique time, size, and purpose of
various activities, normal parking guidelines based on empirical data, building codes, or other
sources are not appropriate in this particular case. Although, weekday parking conditions will
occur on a more frequent basis, the weekend conditions are critical in this particular analysis
because of the anticipated higher level of activity and associated parking need. The key parking
generator will be the charter member meetings occurring on weekends, which will involve 30-50
attendees on a somewhat regular basis, and up to 500 attendees every decade or so.
14 'J
Blacksburg,Charlottesville,Hampton Roads,Richmond,VA•Raleigh/Durham,NC
ATTACHMENT C
Ms.Lori Garrett -
February 26,2004
Page 2 of 3
generator will be the chapter member meetings occurring on weekends, which will involve 30-50
attendees on a somewhat regular basis, and up to 500 attendees every decade or so.
Table 3 provides an estimate of parking demand for each of the different user types —
administrative staff, visiting attendees, lodge patrons, etc. — and based on Table 2 assumptions.
The big variable in weekday parking demand is whether or not a local meeting (assumed to
average 24 attendees) occurs. Without such a meeting, daily parking demand is estimated to be
27, whereas the parking demand including a community meeting increases to 39.
The peak parking demand conditions will occur on a weekend. A typical weekend is
assumed to include a chapter meeting of up to 50 college student attendees, generating 17
parking spaces (assuming worst case that they all arrive by private auto, with an average of three
(3) persons per car). Visitors using the lodging facilities as well as some limited support staff
will generate additional parking on weekends. During the summer, Leadership School meetings
involving up to 200 attendees will generate a parking demand of approximately 76, again,
assuming they all arrive by automobile.
Table 4 provides a summary of parking space needs based on the data developed in the
first three (3) tables. Estimated parking needs are summarized by weekday and weekend in
Table 4. It should be noted that the parking demand data through Table 3 represents the number
of vehicles that must be parked during a given time during the day. It is the recommended
practice that the theoretical parking demand is increased 15% to determine the actual number of
parking spaces to provide. That is, there should be a surplus of 15% to account for vehicles
improperly occupying two (2) parking spaces, vehicles in the process of entering or exiting the
parking space (but not technically parked), and accounting for spaces which may be vacant in
one (1) aisle or area of a parking facility, but not be apparently available to the driver seeking the
space in another aisle or area of the parking.
With this in mind, it is estimated that the weekly parking space requirement would be 31
spaces, or 45 spaces when a community meeting is taking place. The weekly critical, that is
greatest, parking needs occur on the weekend. During a weekend with a chapter meeting event
of up to 50 attendees, total parking space requirements are 30 spaces. For the larger chapter
meetings occurring, on average, every month or two (2), the total parking space requirement
increases to 88 spaces. The once per year or greater events — greater than 300 attendees —
generate additional parking demands, which it can be reasonably argued are not be cost effective
to construct and maintain parking onsite. That is, the additional parking demand for these larger
events should be accommodated at offsite facilities.
A generally sound practice for meeting parking demand is to provide sufficient parking to
meet those needs that occur on a regular basis, and to meet greater parking needs occurring on an
irregular basis by providing offsite facilities, transit, shuttles, and other alternatives for special
events. In this case, the key factor to consider is what frequency of parking demand will be
accommodated onsite. As previously discussed, weekend events with up to 200 attendees —
larger chapter meetings plus Leadership School meetings primarily in the summer — will occur,
on average, every month or two (2). Events occurring involving greater parking demand likely
will be limited to one (1) or two (2) times per year. Accordingly, it can be argued that providing
15
P-\R03\400\R03456\R03456-05\REPORTS\LTR-04 0226-Garrett-Kappa Sigma HQ Parking-TEF.doc
ATTACHMENT C
•
•
Ms.Lori Garrett
February 26,2004
Page 3 of 3
a total of 88 parking spaces will accommodate events on all but perhaps several days per year,
but not be over-designed in that they will be effectively utilized at least once every month or so.
Additionally, the County will allow 120% of the determined parking need, meaning site plans for
this project could include between 88 and 106 (88 x 120%)parking spaces.
We trust this assessment assists you in the successful development of this important
project with a properly sized parking allocation.
Sincerely,
DRAPER ADEN ASSOCIATES
Thomas E. Flynn,P.E., PTOE
Transportation Program Manager
Attachments
cc: Mitchell Wilson
Don Rissmeyer
16
P\R03\400\R03456\R03456-05\REPORTS\LTR-04 0226-Garrett-Kappa Sigma HQ Parking-TEF.doe
ATTACHMENT C
Table 1
PROPOSED BUILDING FACILITIES
Kappa Sigma Fraternity Headquarters
Square Footage/Units
Building Facilities Initial Phase Full Build-Out
Administrative Offices 6,600 SF 7,430 SF
Chapter Meeting Room 300 seats 300 seats
-- - --- ----- --- - --- - - - - - --(3,300 SF) - ---(3,300 SF)
Museum/Archive/Library y 3,815 SF 3,860 SF
Lodging(B&B Style) 8 rooms 8 rooms
— _ —— (4,500 SF) (4,500 SF)—_
Conference Facility 300 seats
--- - -- - - - —------ ---- - - - -(5,400 SF)
Board Room 950 SF
Miscellaneous-HVAC, restrooms 1,400 SF 1,400 SF
Recreation Facilities 6,800 SF
17
P\R03\400\R03456\R03456-05\REPORTS\TBL-04 0226-Table 1 -TEF.doc
ATTACHMENT C
Table 2 - -
PLANNED EMPLOYEE AND VISITOR ACTIVITIES
Kappa Sigma Fraternity Headquarters
Weekdays
1 Administrative Personnel-20-25 employees in the 6,600-7,430 SF.
2 Museum/Archive/Library- 1 or 2 staff, several visitors on a typical daily basis.
3 Lodging-assume 2 units occupied on typical day.
4 Miscellaneous Facilities Use-assume once/twice per week a local community group of
20-25 persons meet.
Weekends
1 Chapter Member Meetings-meeting in the Chapter room-typical weekend would be
30-50 members (mostly college students) plus support staff(say, 5). Every 2-3 months
would be 50-100 persons, including a Board meeting. In summer months, weekend
Leadership Schools average 200 members plus support staff(say, 5).
2 Lodging-assume 4 rooms occupied, outside of Chapter meeting attendees.
3 Remaining lodging, recreational, archives, etc.-their use would be by onsite Chapter
members (item 1).
4 "Grand Conclave" Chapter Meeting-Every year or two, 300 persons (members plus
wives) visit.
5 Decade Event-a major celebration every 10 years or so involving up to 500 attendees.
- 1.8
P\R03\400\R03456\R03456-05\REPORTS\TBL-04 0226-Table 2-TEF.JJoc
. ATTACHMENT C
Table 3
PARKING DEMAND
Kappa Sigma Fraternity Headquarters
Weekday
1 Administration—Parking rate, per Institute of Transportation Engineers (ITE)Trip
Generation, 2nd Edition, for General Office is 2.79 sp/1,000 GSF(weekday). For 7,430
SF this equals 21 spaces. This is consistent with 20-25 employees projected. Assume: 21
spaces.
2 Museum/Archive/Library—occasional visitation. Assume: 2 spaces.
3 Lodging—ITE Parking Generation for lodging without restaurant is 0.51 spaces/room.
Assume: 4 spaces.
4 Local Community Meeting—plan for 24 attendees, average 2 per car. Assume: 12
spaces.
Weekend
1 Chapter Meeting Room—for typical weekend, up to 50 attendees (college students)
arriving in autos (say, 3 per car), plus 5 support staff at 1 per car). Assume: 17 plus 5
equals 22 spaces. For 100 attendee meeting every several months and 200 attendee
Leadership School meetings in summer, assume 200 attendees driving by auto(3 per car)
plus 5 staff. Assume 72 spaces. Also, some attendees at a limited number of these
meetings may arrive by vanes, resulting in a lower parking demand. For larger events,
assume additional parking demand accommodated offsite.
2 Lodging—weekend use higher than weekday use (say, 1 space/room versus 0.51
spaces/room), and assume 4 rooms occupied separate from chapter meeting attendees.
Assume: 4 spaces.
3 Conference Center, Museum/Library/Archives, Recreational Facilities, Board Room,
remaining 4 lodge rooms—assume users of these are included in the Chapter Meeting
Room and Lodging parking demand.
i9
P•\R0 3\400\R03456\R03456-05\REPORTS\TB L-04 0226-Table 3-TEF.doc
ATTACHMENT C
Table 4
SUMMARY OF PARKING NEED SCENARIOS
Kappa Sigma Fraternity Headquarters
A. Weekday parking Need
Without local community meeting—21 staff+2 library+4 lodging= 27 x 1.151
31 spaces required
With local community meeting—21 +2 +4+ 12 community=39 x 1.15
45 spaces
B. Weekend Parking Need
With typical weekend event (50 attendees)— 17 attendees +5 staff+4 lodging= 26 x
1.15
30 spaces
With weekend event of 200 attendees—67 +5 +4=76 x 1.15
88 spaces
With larger events—accommodated additional demand offsite
88 spaces
Note: Initial phase and full build-out(add Conference and Boardrooms) parking needs
are the same.
l Increase parking demand by 15% efficiency factor for number of spaces needed to meet
demand
20
P-U203\400\R03456\R03456-05\REPORTS\TB l -04 0226-Table 4-TEF.doc
ATTACHMENT D
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Draper Aden Associates DESIGNED PDJ PRELIMINARY UTILITY LAYOUT
p SCALE: 1 "=300' FIGURE
Engineering + Surveying EmironnrentalServices DRAWN JPA KAPPA SIGMA FRATERNITY HEADQUARTERS
700 Harris Street,Suite E Blacksburg,VA CHECKED PDJ
VA
Charlottesville,VA 22903 Hamptond Roads,VA DATE 03-15-04 CHARLOTTESVILLE, V/IRGINIA PLAN NO. R03456-07 1
434-295-0700 Fax 434-295-2105 Raleigh-Durham,NC
ATTACHMENT D
.x l..g+ a•r7„ •%tz;,-,;'" . a _..r.s,*fi''r -11!
Wti
Preliminary Engineering Report
Water and Sewer Facilities
for 5:
Kappa Sigma Headquarters
Albemarle County, Virginia
say
Prepared for:
Mr. Dixon Betz
Kinder Morgan Bulk Terminals, Inc.
3500 N. Causeway Blvd., Suite 210
Metaire, LA 70002
Prepared by:
4
Draper Aden Associates
Engineering • Surveying • Environmental Services
700 Harris Street, Suite E, •
Charlottesville, Virginia 22903
March 30, 2004
DAA JN: R03456-07
2.1
i -
ATTACHMENT D
TABLE OF CONTENTS
INTRODUCTION 1
SOIL CONDITIONS 1
PRIVATE SEWER 1
PUBLIC SANITARY SEWER 2
PRIVATE WATER SUPPLY 2
PUBLIC WATER DISTRIBUTION SERVICE 3
ENVIRONMENTAL CONSIDERATIONS 3
CONCLUSIONS 3
1
22
' ATTACHMENT D
INTRODUCTION
Draper Aden Associates (DAA) was retained to prepare a preliminary engineering report for
providing water and sanitary sewer services to the site of the proposed new Kappa Sigma
International Memorial Headquarters. This project site is approximately 6-acres of land, located
west of and adjacent to State Route 20 and approximately one-half mile south of the signalized
intersection of State Route 20 and Route 53.
Site visits, discussions with state and local governmental agencies, and preliminary engineering
calculations were completed for evaluation of the available options for providing water and
sewer utilities for the project.
Final approval of the selected utility systems will fall on the two (2) agencies having jurisdiction
for these services: Albemarle County Service Authority (ACSA), for the public water and sewer,
and the Virginia Department of Health (VDH), Thomas Jefferson District for on-site private
utilities.
SOIL CONDITIONS
Soils were evaluated utilizing the information provided in the Geotechnical Evaluation and
Subsurface Exploration for Kappa Sigma that was prepared by Draper Aden Associates
(February 4, 2004) and the U.S. Department of Agriculture Soil Conservation Service's Soil
Survey of Albemarle County, Virginia, August 1985.
The site has an initial layer of organic topsoil approximately six inches in depth. The second
layer, of varying depths, consists of ML (silts) and MH (elastic silts). The soil survey classified
these soils as "Rabun Clays". The percolation rate provided in the soil survey was estimated to
be between 0.6 and 2.0 inches per hour. This type of soil condition is considered moderately
well suited for the installation of onsite disposal systems, and additional soil testing would be
required as part of the septic field design if onsite treatment is chosen for the project.
For this preliminary engineering report, we used an average percolation rate of 1.3 inches per
hour for the designated soil type (or 46.15 minutes/inch) as shown in the calculations below.
PRIVATE SEWER
The Virginia Department of Health has guidelines for estimating sewerage flows, however, none
of the classifications directly apply to this type of mixed-use facility. Using the architectural
programming document prepared by Glave and Holmes, we have developed the following group
occupancies as the worst case scenario for the project:
23
1
j ATTACHMENT D
Demand Calculations (from the Health Department Regulations)
Office (daily use) - 25 people x 20 gal/person/day = 500 gpd
Auditorium- 300 seats x 5 gal/seat/day = 1,500 gpd
8 lodging rooms - 2 people each x 65 gal/per/day = 1,040 gpd
TOTAL DEMAND =3,040 gpd
Septic Field Calculations (from the Health Department Regulations)
log y= 2.00 +0.008(x) where y=SF per 100 gals
x =percolation rate (minutes/inch)
log y=2.00 +0.008 (46.15 min/in)
y= 229.08
Area Required = 229.08 x (3,040gpd/100)= 6,964 square feet
Area Required = 7,000 square feet.
In addition to the required area, the Health Department requires a reserve area equal to the
required area of the field. Therefore, the total area of the site dedicated to a septic field would be
14,000 square feet (or 0.32 acres).
PUBLIC SANITARY SEWER
ACSA currently has an existing ten (10") inch PVC gravity sewer line located at the south end of
the newly constructed Stone Creek Apartments. This sewer line is approximately 2,600 feet
north of the site and along State Route 20 near Route 53 (See Figure 1). The manhole at the
terminus is approximately 9 feet in depth and would be sufficient to connect a new line to the
ACSA system. As an extension of the system, the Service Authority would like to maintain the
same pipe sizing; therefore a ten-inch gravity sewer extension is used in this PER for
comparison. Two alternative alignments were evaluated in this PER as shown on Figure 1, each
following the creek for part of it's length to take advantage of the topography.
Another option would be the installation of a grinder type pump station on the site. Sewerage
would then be collected in the pump station and pumped via a three-inch force main to the
connection at Stone Creek Apartments. for the purposes of this study.
PRIVATE WATER SUPPLY
On-site water supply systems for this project would involve the development of a well,
pressurized tank, and a large ground storage tank with a fire pump and stand-by generator.
Based on a minimum fire flow of 500 gallons per minute (gpm) and a minimum duration of two
hours, a ground storage tank of approximately 60,000 gallons would be required for fire
protection, as was assumed in this study.
24
I ATTACHMENT D
PUBLIC WATER DISTRIBUTION SERVICE
Located within the same Stone Creek Apartment complex mentioned for sewer service, is an
eight-inch (8") ductile iron waterline. The line has an existing valve at the terminus (roughly the
same location as the terminus for the sewer line) and would be readily available to connect a new
waterline at this location.
The average pressure at this point is reported by the ACSA to be 85 pounds per square inch (psi).
Based on some preliminary head loss calculations, this pressure would allow for a fire flow of
between 1,200 gallons per minute (gpm) and 1,300 gallons per minute (gpm) at the site, with an
approximate pressure of 35 pounds per square inch (psi). This seems to be adequate for fire flow
without the installation of a fire pump or onsite storage tank, as would be required with a private
well. More detailed calculations should be prepared to confirm these initial findings as part of
the design of building systems.
The Service Authority would like to maintain their 8" waterline in order to accommodate future
demands. This line would thus have the capability of providing fire protection and domestic
water supply. Two alternate routes were evaluated in this PER (See Figure 1), along State Route
20. Since the ACSA limits only include the areas west of State Route 20, the waterline on the
west side of the road seems preferable to ACSA, as well as Kappa Sigma.
ENVIRONMENTAL CONSIDERATIONS
An additional consideration for the extension of public utilities is the need to obtain
environmental permits for impacts to wetlands in and around Cow Branch. Based on our initial
assessment, crossings of this creek can be minimized and permitting might be possible without
mitigation, however, the wetland limits and permit requirements would need to be determined as
part of detailed design.
CONCLUSIONS
A summary of the options considered in this study, along with estimated construction costs are
shown below:
WATER SERVICE OPTIONS
Alternate 1 Public Water Service via extension of $130,000
Existing ACSA system (west side of SR 20)
Alternate 2 Public Water Service via extension of $150,000
Existing ACSA system (east side of SR 20)
Alternate 3 On site Service via development of a $195,000
well, fire pump, and tank
2
ATTACHMENT D
SEWER SERVICE OPTIONS
Alternate 1 Public Sewer Service via extension of $120,000
Existing ACSA system (creek only)
Alternate 2 Public Sewer Service via extension of $140,000
Existing ACSA system (SR 20 and creek)
Alternate 3 On site Service via development of a $ 55,000
drainfield and tank
Alternate 4 Public Sewer Service by pump station $ 75,000
and 3" force main.
When evaluating best how to serve this facility, it is important to consider both cost and
reliability. Public utilities are typically more reliable and maintenance would not be Kappa
Sigma's responsibility, however, public utility bills would arrive monthly.
An additional consideration is the comments being received from county staff and the Planning
Commission, where they are strongly encouraging the development of public utility systems.
Planning Commission has further commented that they would prefer one of the gravity sewer
systems presented in this report. With this in mind, Kappa Sigma might choose either of two
solutions:
Solution #1 — meets Kappa Sigma needs
Water Alternate 1 Public Water Service via extension of $130,000
Existing ACSA system (west side of SR 20)
Sewer Alternate 4 Public Sewer Service by pump station $75,000
and 3" force main.
TOTAL BUDGET = $205,000
Solution#2—address both Kappa Sigma and county needs
Water Alternate 1 Public Water Service via extension of $130.000
Existing ACSA system (west side of SR 20)
Sewer Alternate 2 Public Sewer Service via extension of $140,000
Existing ACSA system (SR 20 and creek)
TOTAL BUDGET = $270,000
Hopefully, cost sharing of $65,000 can be developed to better meet county needs with solution
#2. We look forward to receiving direction from Kappa Sigma and moving into detailed design
services as soon as possible.
26