Loading...
HomeMy WebLinkAboutSP201000025 Review Comments Special Use Permit 2010-12-15OF ALg��9 �'IRGINZP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 December 15, 2010 David Wyant 4686 Garth Rd Crozet, VA 22932 RE: ZMA 2010 -0008; SP 2010 -0025, State Farm Office Tax Map 56A1, Parcel 45A4 Dear Mr. Wyant: Thank you for your November 15, 2010 resubmittal application. Regarding your latest submittal, I have received comments from reviewers and offer the following comments: VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT) 1. The existing driveway is about 30 feet short of the required site distance for the entrance at the posted speed. The applicant should conduct and submit a speed study to VDOT and request a variance of the sight distance requirements if the speed study shows that actual speeds are below the posted speed and the existing sight distance is adequate for the actual speeds. 2. While observing vehicles coming over the hill where the driveway does not meet sight distance, it appears that the average speeds are below the posted speed. The applicant must submit a speed study on the site and submit the findings to VDOT for VDOT to consider a sight distance exception for this location. 3. The entrance is proposed to be rebuilt in the same location with the VDOT Route 691 project. The existing entrance will adequately serve this proposed use until VDOT reconstructs the entrance. COUNTY ENGINNER COMMENTS 1. The new entrance and parking area must meet the requirements of the zoning ordinance for a commercial entrance according to VDOT. As sketched on the concept plan, the parking area would have to be cut into the hillside, either with slopes or retaining walls, which would require a critical slopes waiver. 2. The parking must be set back from the building and deck far enough to ensure a minimum site distance of 100 feet for access aisles around the building. The parking as shown on the concept plan does not appear to meet this requirement as stated in section 4.12.15f of the Ordinance. The parking area is also shown as a prime and double seal surface with four inch curbs, which will require drainage provisions and stormwater management meeting the requirements of the zoning and water protection ordinances. CURRENT DEVELOPMENT AND ZONING COMMENTS The parking spaces are shown 10' wide, which requires a 20' aisle width (Section 4.12.16). The aisle width is shown only 12' wide at the eastern end of the proposed parking area; therefore, the parking as shown on the revised concept plan does not meet the design standards of the Zoning Ordinance and requires redesign. PLANNING COMMENTS Since the design of the parking area needs to be revised for reasons noted above, staff is recommending that parking be relegated — meaning that parking spaces be placed behind the plane of the house that faces Blue Ridge Avenue. Conditions for the Special Use Permit As part of the staff report, staff will be recommending conditions of approval for the special use permit. These conditions will address: • Use of the existing building for the office use • The development to conform in general accordance with the proposed concept plan • Hours of operation • Maximum number of employees • Provision of a sidewalk from Jarman's Gap Road to the building Proffers A proffer has been voluntarily offered in conjunction with the ZMA application regarding restricting the number of units allowed in the proposed R10 zoning to four (ten would be allowed with this zoning classification). In addition to this proffer, staff suggests that you make a commitment to dedicate 26 feet of right - of -way from the centerline of Blue Ridge Avenue, just north of the proposed entrance, to accommodate any future widening of the road along your parcel and accommodate construction of a sidewalk and street trees along Blue Ridge Avenue. These improvements would encourage future construction to be pedestrian and neighborhood friendly. Staff has received comments from the public concerning the height of any future buildings on the site. Under R2 Zoning, the maximum building height allowed is 35 feet. Under R10 Zoning, buildings could be constructed up to 65 feet with additional setback. Staff believes that a restriction to 35 feet would make any future buildings on the site more compatible with the scale of other buildings in the neighborhood. The applicant should consider making a commitment to limiting the height of any future buildings on the site to 35 feet. Another required commitment regards future housing units on the site. Staff recognizes that you are not currently proposing any new housing on the site, but, the R10 zoning district would allow for future construction of additional dwellings. Impacts of new housing in the County are mitigated through cash proffers. The County's cash proffer policy suggests that a cash proffer of $17,800.00 be made for any new single - family detached units and $12,100 for any townhouse or attached units. These proffers would only be applicable if and when any additional units are constructed on the site. If you never construct any additional dwellings on the site, the cash proffers would not be applied. A sample proffer form has been attached for your information. Please modify wording as desired and include this form, with any proposed revisions, with your next resubmittal. Waivers It is likely that even a revised parking area design would involve disturbance of critical slopes on the site, which requires a critical slopes waiver. Staff recommends the applicant request a critical slopes waiver based on section 4.2.5a3 of the Zoning Ordinance as part of the special use permit for this application. The applicant should provide the percentage of the 2,418 sq. ft. area of critical slopes proposed to be disturbed and show the height of any subsequent retaining walls required around the parking area on the concept plan. Any waivers for the design of the parking area should be requested with the special use permit and rezoning application. If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting deferral. If none of these actions is taken, staff will schedule your application for a public hearing based on the information provided with your latest submittal which was made according to the review schedule. Sincerely, Eryn Brennan Senior Planner Attachments: A. Example of proffer language cc: Amelia McCulley, Zoning Glenn Brooks, Engineering Bill Fritz, Current Development Gary Whelan, Albemarle County Service Authority Joel DeNunzio, VDOT Alexander Salomon 7598 Fitzgerald Road Charlottesville, VA 22903