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HomeMy WebLinkAboutZMA201100005 Review Comments Zoning Map Amendment 2011-12-21COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4176 July 1, 2011 Sue A. Albrecht 255 Ipswich Place Charlottesville, VA 22901 RE: ZMA 2011-00005, Greenbrier Commons Dear Ms. Albrecht: Staff has reviewed your initial submittal for a rezoning of the property at 340 Greenbrier Drive from Light Industrial (LI) to Highway Commercial (HC). We have a few questions and comments, which are listed below: Planning Initial comments from planning staff focus on how your proposal generally relates to the Comprehensive Plan, specifically the Places29 Master Plan. Comments on conformity with the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report. Places29 Master Plan The Places29 Master Plan designates this parcel and the surrounding area as Office/Research & Development (R&D)/Flex/Light Industrial. This designation is intended to permit a combination of light industrial uses (those with the least impact on surrounding properties) and commercial uses, including both offices and research & development. As noted in Land Use Table LU2 (in the Master Plan), retail uses are incidental, meaning that any retail would part of a business, but not the sole or primary use. In general, the County would prefer not to convert any industrial property into commercial (or other) use in order to maintain an adequate inventory of available industrial land. This goal is consistent with the County's Economic Development Policy and the Board of Supervisor's Economic Vitality Action Plan. However, staff recognizes that the existing building and site development may not accommodate some industrial tenants. Further, the character of the surrounding area is also commercial/office—both in its character and its zoning—so some level of commercial zoning is more in keeping with the area. As noted in the comments from VDOT (attached), the lack of a specific use as part of this proposal makes evaluation of the traffic impacts difficult. Staff suggests that the applicant ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 2 consider proffering out those by -right uses in a Highway Commercial district that would result in the largest increase in traffic if located on the site. Staff would be available to consult with you about those uses, if necessary. To balance the goals of the Comprehensive Plan with the existing character of the built site and the surrounding area, staff believes that a proffered zoning approach would work best. A shorter list of by -right uses chosen to maintain industrial, employment, and office uses while allowing some commercial activities would address the Plan's intent to provide industrial employment opportunities while allowing some commercial uses that are consistent with the surrounding area. Staff suggests that the applicant consider proffering out uses that: • Are not compatible with the general intent of the Places29 designation • Are primarily retail • Are not compatible with the surrounding uses • Will not work with the existing building • Will require more parking than is available • Will contribute significantly greater amounts of traffic than uses that would have been permitted under the current (LI) zoning The Neighborhood Model The Neighborhood Model is a special part of the Comprehensive Plan that describes the more "urban" form of development desired for the Development Areas. It establishes 12 Principles for Development to which new development proposals should adhere. This proposed rezoning has been evaluated to determine how well it fulfills the principles of the Neighborhood Model. The proposed rezoning would change the uses that may locate on this site, but no changes in the building, parking, or other existing site features are proposed. Since the site will not change, only two of the Neighborhood Model principles are relevant to this rezoning: Neighborhood Centers and Mixture of Uses. Neighborhood Centers. This proposed rezoning would change the zoning district to one that will be more compatible with the surrounding commercial uses. Together, the commercial uses form a center that will provide services and employment to the surrounding area and other parts of the County. Adding the uses that would be permitted in a Highway Commercial district will support the uses already located in the area, including offices, a small neighborhood shopping center, a motel, and a restaurant. Mixture of Uses. This proposed rezoning would allow some additional uses beyond those permitted on the C-1, Commercial and CO, Commercial Office parcels surrounding the subject property. Several other parcels closer to Seminole Trail are also zoned HC, Highway Commercial. Adding uses to those currently permitted would increase the number of services available to those living and working in the area. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 3 Economic Vitality Action Plan As background for the comments above, here are the relevant goals, objectives, and strategies from the Economic Vitality Action Plan. The primary goal of the County's Economic Vitality Action Plan is to: Increase the County's economic vitality and future revenues through economic development by expanding the commercial tax base and supporting the creation of quality jobs for local residents. This Plan is developed for the benefit and economic well being, first, of current local residents and existing local businesses. The Plan also addresses industrial land users in the following objective, strategy, and action: IV. Consistent with the established goals of the County's Comprehensive Plan, remove obstacles and expand options for industrial land users. 2. Consider options for increasing industrial inventory with area designated as Development Areas in the Comprehensive Plan Continue pursuing strategies to stop the conversion of properties zoned light industry (LI) to commercial, office and other uses that are not "core" industrial uses. Zoning The following comments related to zoning matters have been provided by Ron Higgins: Please note that this site has 88 offstreet parking spaces marked presently, with some of the spaces in the rear marked for delivery & company vehicles only. With a gross building square footage of over 30,000 sq. ft., the mix of uses ultimately allowed on the site will be limited by the amount of parking available. This would likely preclude any intense retail space or strip retail at one space per 100 sq. ft. of floor area for the first 5000 sq. ft. and 1/200 sq. ft. beyond that. Large item sales and other specialty sales at 1 space/ 400 sq. ft. would probably fit better along with other uses listed in HC (Hardware/building material sales, wholesale, machinery and equipment sales, feed & seed, etc., as well as some office space related to this. Current Development Since no changes are proposed to the building or the site, there are no comments from Current Development staff. Engineering and Water Resources Since no changes are proposed to the building or the site, there are no comments from Engineering staff. VDOT Comments from VDOT are attached. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 4 ASCA/RWSA Comments from RWSA and ACSA are attached. Proffers No proffers have been submitted. However, staff recommends that the applicant consider "proffering out" some of the by -right uses, as noted above. Action after Receipt of Comments After you have read this letter, please take one of the actions identified in the attachment "Action After Receipt of Comment Letter." Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: $ 166.60 Cost for newspaper advertisement $ 204.70 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $ 371.30 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $ 166.60 Additional amount due prior to Board of Supervisors public hearing $ 537.90 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the some time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-5832, x. 3438, and my email address is: Iwiegand@albemarle.org ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 5 For your information, I will be out of the office from Monday, July 4 through Monday, July 11. 1 will be happy to answer any questions you may have or provide additional information as soon as I return on July 12, 2011. Sincerely, Judith C. Wiegand, AICP Senior Planner Planning Division Enc: Action After Receipt of Comments Resubmittal Schedule VDOT Comments, dated June 23, 2011 RWSA Comments, dated June 8, 2011 ACSA Comments, dated June 14, 2011 Resubmittal Form ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 6 DEPARTMENT OF COMMUNITY DEVELOPMENT ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page. Be sure to include the resubmittal form on the last page of your comment letter with your submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed with a resubmittal. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with the Planning Commission's published schedule and as mutually agreed by you and the County. The staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. By no later than twenty-one (21) days before the Planning Commission's public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule) Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad Payments for Public Hearings form. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. Failure to Respond 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 the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date. Fee Payment Fees may be paid in cash or by check and must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 8 FEE SCHEDULE FOR ZONING APPLICATIONS A. For a special use permit: 1. Additional lots under section 10.5.2.1; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 2. Public utilities; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 3. Day care center; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 4. Home occupation Class B; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 5. 5. Amend existing special use permit; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 6. Extend existing special use permit; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 7. All other special use permits; application and first resubmission Fee.................................................................................................................................$2,000.00 Each additional resubmittal.......................................................................................... $1,000.00 8. Deferral of scheduled public hearing at applicant's request Fee....................................................................................................................................$180.00 B. For amendment to text of zoning ordinance: Fee.........................................................................................................................................$1000.00 C. Amendment to the zoning map: 1. Less than 50 acres; application and first resubmission Fee.................................................................................................................................$2,500.00 2. Less than 50 acres; each additional resubmission Fee.................................................................................................................................$1,250.00 3. 50 acres or greater; application and first resubmission Fee.................................................................................................................................$3,500.00 4. 50 acres or greater; each additional resubmission Fee.................................................................................................................................$1,750.00 5. Deferral of scheduled public hearing at applicant's request Fee....................................................................................................................................$180.00 D. Board of Zoning Appeals: 1. Request for a variance or sign special use permit Fee....................................................................................................................................$500.00 2. For other appeals to the board of zoning appeals (including appeals of zoning administrator's decision) — Fee (to be refunded if the decision of the zoning administrator is overturned) .......$240.00 N. Required notice: 1. Preparing and mailing or delivering up to fifty (50) notices: Fee..................................................................................$200.00 plus the actual cost of first class postage 2. Preparing and mailing or delivering, per notice more than fifty (50): Fee..................................................................................... $1.00 plus the actual cost of first class postage 3. Published notice: Fee......................................................................................................................................Actual cost ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 9 Legal Ad Payments for Public Hearings Planning Commission Public Hearing Payment Deadline Legal Ad Run 1 Legal Ad Run 2 PC Date 17 -Jan -11 24 -Jan -11 31 -Jan -11 8 -Feb -11 31 -Jan -11 7 -Feb -11 14 -Feb -1 1 I 22 -Feb -11 7 -Feb -10 14 -Feb -10 21 -Feb -10 1 -Mar -10 21 -Feb -1 1 28 -Feb -1 1 7 -Mar -11 15 -Mar -11 14 -Mar -11 21 -Mar -11 28 -Mar -11 5 -Apr -11 28 -Mar -11 4 -Apr -11 11 -Apr -1 1 19 -Apr -11 18 -Apr -1 1 25 -Apr -11 2 -May -11 10 -May -11 2 -May -11 9 -May -11 16 -May -11 24 -May -11 16 -May -11 23 -May -11 30 -May -11 7 -Jun -11 30 -May -1 1 6 -Jun -11 13 -Jun -11 21 -Jun -11 20 -Jun -11 27 -Jun -11 4 -Jul -11 12 -Jul -11 4 -Jul -11 11 -Jul -11 18 -Jul -11 26 -Jul -11 18 -Jul -11 25 -Jul -11 1 -Aug -1 1 9 -Aug -11 1 -Aug -1 1 8 -Aug -11 15 -Aug -11 23 -Aug -11 22 -Aug -11 29 -Aug -11 5 -Sep -1 1 13 -Sep -11 5 -Sep -1 1 12 -Sep -11 19 -Sep -11 27 -Sep -11 12 -Sep -1 1 19 -Sep -1 1 26 -Sep -1 1 4 -Oct -11 26 -Sep -1 1 3 -Oct -11 10 -Oct -11 18 -Oct -11 10 -Oct -11 17 -Oct -11 24 -Oct -11 1 -Nov -11 24 -Oct -11 31 -Oct -11 7 -Nov -1 1 15 -Nov -11 14 -Nov -11 21 -Nov -11 28 -Nov -11 6 -Dec -11 21 -Nov -11 28 -Nov -11 5 -Dec -11 13 -Dec -11 Board of Supervisors Public Hearing Payment Deadline Legal Ad Run 1 Legal Ad Run 2 BOS Date 17 -Jan -11 24 -Jan -11 31 -Jan -11 9 -Feb -11 7 -Feb -11 I 14 -Feb -1 1 I 21 -Feb -11 2 -Mar -11 14 -Feb -1 1 21 -Feb -1 1 28 -Feb -11 9 -Mar -11 14 -Mar -11 21 -Mar -11 28 -Mar -1 1 6 -Apr -11 28 -Mar -11 4 -Apr -1 1 11 -Apr -1 1 20 -Apr -11 11 -Apr -1 1 18 -Apr -1 1 25 -Apr -11 4 -May -11 25 -Apr -1 1 2 -May -11 9 -May -11 18 -May -11 9 -May -11 16 -May -11 23 -May -11 1 -Jun -11 23 -May -11 30 -May -11 6 -Jun -11 15 -Jun -11 13 -Jun -11 20 -Jun -11 27 -Jun -11 6 -Jul -11 27 -Jun -11 4 -Jul -11 11 -Jul -11 20 -Jul -11 11 -Jul -11 18 -Jul -11 25 -Jul -11 3 -Aug -11 25 -Jul -11 1 -Aug -1 1 8 -Aug -11 17 -Aug -11 15 -Aug -11 22 -Aug -11 29 -Aug -11 7 -Sep -11 22 -Aug -11 29 -Aug -11 5 -Sep -11 14 -Sep -11 12 -Sep -11 19 -Sep -11 26 -Sep -11 5 -Oct -11 26 -Sep -1 1 3 -Oct -11 10 -Oct -11 19 -Oct -11 10 -Oct -11 17 -Oct -11 24 -Oct -11 2 -Nov -11 24 -Oct -11 31 -Oct -11 7 -Nov -11 16 -Nov -11 14 -Nov -11 21 -Nov -11 28 -Nov -11 7 -Dec -11 21 -Nov -11 28 -Nov -11 5 -Dec -11 14 -Dec -11 Dares shown rri iralres are changes arue ra a Gculxy hoordaya * The reviewing planner will contact applicant to d iscuss comments of reviewers and advise that changes that are needed are significant enough .o warrant an adcitional submittal or advise that the the project is ready for a public hearing_ If changes needed are minor, the planner will advise that the project go to public hearing_ ** Legal ad f&es must M paid 22 dais in ndvanee of the Planning Commission public hearing. An additional "d id fee will need to be paid 22 days in advance of the Board of Supervisors publ is hearing If an applicant cecides to go to public hearing against the advice of the reviewing planner, a recommendation for denial will likely result. Generalty, the applicant will vrill have only one apporturityto deer the P� public hearing for the project once tt has been advertised for public hearing_ ,additional deferras will no. be alloyed exc�Gpt in extraordinary circumstances such as a major change in the project proposal by the applicant or more issues identified by staff chat have not previously been brought to the applicant's artention. " Board of Supervisors' wort<sessions and public hearings wll be scheduled after the planning Commision's action on applications_ 2011 Submittal and Review Schedule Special Use Permits and Zoning Ma;? Amendments Resubmittal Schedule Written Comments and Earliest Planning Commission Public Hearinq� Resubmittal Dates Comments to applicant for decision an whet hier to proceed to Public Hearing ` Decision far Public Planning Hearing & Legal Ad Commission Public Fee Due** Hearing No sooner -.h an* Monday Wednesday Monday Tuesday An 3 Feb 2 Felt 7 Mar 1 Tue Jan 16 Feb 16 Feb 21 Mar 15 =eb 7 Mar 9 Mar 14 Apr 5 Tue Fein 22 lAar24 Mar 28 Apr 19 Marl Apr 6 A r 18 May 10 Mar 21 Apr 20 May 2 May 24 Apr o May 4 May 10 Jun 7 Apr 18 May 18 TMa V 31 Jun 21 May 2 Jun 1 ti_ir - Jul 12 May 16 Jun 15 Tllf Jkll :15 Jul 26 Jun 6 Jul 6 Jul 18 Augg Jun 20 Jul 20 Auq 1 Aug23 Tire Jul 5 Aug3 Aug 22 Sep 13 Jul 18 Aug17 Tue Sep 06 Sep 27 Aug1 Aug31 Sep 12 Oct 4 Aug15 Sep 14 S-ap 2E Oct .18 Tire Sep 0 Oct 5 Oct 10 Nov 1 Sep 19 Oct 19 Oct 24 Nov 15 Oct 3 Nov 2 Nov 14 Dec 6 Oct 17 Nov 16 Nov 21 Dec 13 %Jov 7 Dec 7 Dec 1� Jan 10 2012 Nov 21 Dec 21 Jan 2 2012 Jan 24 2012 Dee 12 Jar 11 2012 Tue.lan 172012 Feb 7 2012 Dec 19 Jar 18 2012 Jan 30 2012 Feb 21 2012 Jan 2 2012 Feb 1 2012 Feb 13 2012 h9ar6 2012 Tue Jaa 47 2072 Feb 15 2012 Feb 27 2012 Mar 20 2012 Dares shown rri iralres are changes arue ra a Gculxy hoordaya * The reviewing planner will contact applicant to d iscuss comments of reviewers and advise that changes that are needed are significant enough .o warrant an adcitional submittal or advise that the the project is ready for a public hearing_ If changes needed are minor, the planner will advise that the project go to public hearing_ ** Legal ad f&es must M paid 22 dais in ndvanee of the Planning Commission public hearing. An additional "d id fee will need to be paid 22 days in advance of the Board of Supervisors publ is hearing If an applicant cecides to go to public hearing against the advice of the reviewing planner, a recommendation for denial will likely result. Generalty, the applicant will vrill have only one apporturityto deer the P� public hearing for the project once tt has been advertised for public hearing_ ,additional deferras will no. be alloyed exc�Gpt in extraordinary circumstances such as a major change in the project proposal by the applicant or more issues identified by staff chat have not previously been brought to the applicant's artention. " Board of Supervisors' wort<sessions and public hearings wll be scheduled after the planning Commision's action on applications_ ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 11 DEPARTMENT OF TRANSPMrATION CHSRLOTfE9f ILLE RESIDENCY OFFICE 701 V DOT WAY C3iAJ30T IILLEG VA22411 GEFgoryA WNFMV noYaBrOrHI June 235r, 2011 Mr. Bill FritZ Dept cf Planiung & Co numnity Developmcm 401 McIntire Read Charlottesville, VA 22902 RE: Special Use Permits and Remning Submittals Dray Mr. Fritz: Below are VDOTs comments for the June 2011 Rezoning and Special Use Permit applications: SP-Mil-ON14 Misslnm Link luternatiomal(G7audette Grant) I. No romTwnts ZMA-mll-flOgdS Greenbrier Cammnns!_ludithl•5'fetsandl 1. The change in zoning HL-ly will lead to intensification in use of the enbunm off Greenbrier Dr. There is rho indication of the type of business that will be in this building with the application so it is not paesiW to dcitermine tyle iFr-M:L c in traffic. 2. It is possible that the new ase will increase traffic that will require aTraffic Irnparx Statement in accordance with the Chapter 527 regulations. The applicant should idem Ey the mast inWmn possible uses with the W poscdzoning including arty re traints that may be on the parcel. Traffic assooiatedwith the increwed use can then beestimatedto determine the need for a study. 3. GTmnbrier Dr. has a functional cLnsiftcat m of an Urban Colbmmx Read. Any change in use oouldwanant the reed for atcview of theentrancea tethv sit. Theentrawrs may require modifications in awordance with the vwn nt xtan:i&Fds in [ho V DOT Road Design Manual Appendix F including the Vnmeay and spa6agaf the enhances. If you have any questions, Please Contact me Sincerely, Joel DrNunm% R.E. Staff Engineer VDOTCharlottcsville Residency VirginiaDOT.arg W E KEEP V RG INIA MOV €NG ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 12 Judith W"nd From: Viclada Fon [vfort@rivama.org] Sem; Wednesday, June M. 2011 11.16AM To: Judith Wiegand Subject; Z MA201100t11}5 Graanbrier Commons Follow lap Flag: Fallow up Flap Status: Flagged Judy, RWSA has reviewed application ZMA201100005 for Greenbrier Gammons_ Below is acompleled copy o! the form that was prnvvde d In us by Elaine Echnis for SP and ZMA Applicalions_ Please let me know if you have any questions or aanaems_ Best, Vmoria To be flIWd out by RWSA forZMA's and SP's ZUA20110MOS :opacity issues for sewer Ilial may affGd this proposal Mane Known 2_ Requir.@s Mvanna Water and SawerAwhorty capacily Mrtificalion Yes X N4 3_ W ater Iow or pressure issues tbak may adfod this proposal None Known 4- -P90 :lags' regarding scwkn provision (Use atlaahments if moessary) None Known '%duia Fal, PT CW Engineer Fkea awaferand rAuho-rty 645 Mo s Cmak Lane ChmMks ills, VA 229U Phone- 434. W 7.2474 �L 205 Pm: 434.296.1146 ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 13 .iLBEIkL LE COL-YfYCONBfUN=DEVELOPMENT —Information fromSeriicePro3iders To be filled out b; AC'S A for ZIU's and SP's 1. Site is in jurisdu trona] area for a water x serer nater to existing structures only — — not in jurisdictional area- 2. Distance to the closest water lice if in the development arra is (10': DIP alon g- line; feet. Water pressure is izth gallons per minute at psi. 3. Distance to the closest sewer line if in the development a res is (S" Vitrified Clay.: u. 12{3} feet. 4- Capacity issues for sewer that may afect this proposal : 5. Requires Ril.anna Waterand Sewer Authority capacity certification _Yes X No b. Water flaw or pressure issues that maN affiect this propo3al Red flags' regarding senice pravision {Use attachments ifneoe.3sary) Provide total limhue counts to determine ifexi3ting water meter size is suffirient. COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4176 December 21, 2011 Sue A. Albrecht 255 Ipswich Place Charlottesville, VA 22901 RE: ZMA 2011-00005, Greenbrier Commons Dear Ms. Albrecht: Staff has reviewed your initial submittal for a rezoning of the property at 340 Greenbrier Drive from Light Industrial (LI) to Neighborhood Model (NMD). We have a few questions and comments, which are listed below: Planning Initial comments from planning staff focus on how your proposal generally relates to the Comprehensive Plan, specifically the Places29 Master Plan. Comments on conformity with the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report. Places29 Master Plan The Places29 Master Plan designates this parcel and the surrounding area as Office/Research & Development (R&D)/Flex/Light Industrial. This designation is intended to permit a combination of light industrial uses (those with the least impact on surrounding properties) and commercial uses, including both offices and research & development. As noted in Land Use Table LU2 (in the Master Plan), retail uses are incidental, meaning that any retail would part of a business, but not the sole or primary use. In general, the County would prefer not to convert any industrial property into commercial (or other) use in order to maintain an adequate inventory of available industrial land. This goal is consistent with the County's Economic Development Policy and the Board of Supervisor's Economic Vitality Action Plan. However, staff recognizes that the existing building and site development may not accommodate some industrial tenants. Further, the character of the surrounding area is also commercial/office—both in its character and its zoning—so some level of commercial zoning is more in keeping with the area. The Neighborhood Model ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 2 The Neighborhood Model is a special part of the Comprehensive Plan that describes the more "urban" form of development desired for the Development Areas. It establishes 12 Principles for Development to which new development proposals should adhere. This proposed rezoning has been evaluated to determine how well it fulfills the principles of the Neighborhood Model. The proposed rezoning would change the uses that may locate on this site, but no changes in the building, parking, or other existing site features are proposed. Since the site will not change, only two of the Neighborhood Model principles are relevant to this rezoning: Neighborhood Centers and Mixture of Uses. Neighborhood Centers. This proposed rezoning would change the zoning district to one that will be more compatible with the surrounding commercial uses while also maintaining the Light Industrial Uses. Together, the commercial uses form a center that will provide services and employment to the surrounding area and other parts of the County. The Light Industrial uses will further the goals of the County's Economic Vitality Action Plan. Adding the uses that would be permitted in a Highway Commercial district will support the uses already located in the area, including offices, a small neighborhood shopping center, a motel, and a restaurant. Mixture of Uses. This proposed rezoning would allow some additional uses beyond those permitted on the C-1, Commercial and CO, Commercial Office parcels surrounding the subject property while maintaining the Light Industrial uses. Several other parcels closer to Seminole Trail are also zoned HC, Highway Commercial. Adding uses to those currently permitted would increase the number of services available to those living and working in the area. Economic Vitality Action Plan As background for the comments above, here are the relevant goals, objectives, and strategies from the Economic Vitality Action Plan. The primary goal of the County's Economic Vitality Action Plan is to: Increase the County's economic vitality and future revenues through economic development by expanding the commercial tax base and supporting the creation of quality jobs for local residents. This Plan is developed for the benefit and economic well being, first, of current local residents and existing local businesses. The Plan also addresses industrial land users in the following objective, strategy, and action: IV. Consistent with the established goals of the County's Comprehensive Plan, remove obstacles and expand options for industrial land users. 2. Consider options for increasing industrial inventory with area designated as Development Areas in the Comprehensive Plan ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 Continue pursuing strategies to stop the conversion of properties zoned light industry (LI) to commercial, office and other uses that are not "core" industrial uses. Zoning The following comments related to zoning matters have been provided by Ron Higgins: Please note that this site has 88 offstreet parking spaces marked presently, with some of the spaces in the rear marked for delivery & company vehicles only. With a gross building square footage of over 30,000 sq. ft., the mix of uses ultimately allowed on the site will be limited by the amount of parking available. Parking on site will continue to be a limiting factor in terms of the intensity of uses on the property. NMD provides the use flexibility without allowing uses that would conflict with the Land Use Plan/Places 29 designation. Current Development Since no changes are proposed to the building or the site, there are no comments from Current Development staff. Engineering and Water Resources Since no changes are proposed to the building or the site, there are no comments from Engineering staff. VDOT Comments will be forthcoming. ASCA/RWSA No additional comments from ACSA or RWSA. Proffers The proffers that were signed before will need to be updated to state that the property will be rezoned from LI (Light Industrial) to NMD (Neighborhood Model District). The uses proffered out will be the same. You will need to include the LI uses as part of the attachments. Action after Receipt of Comments After you have read this letter, please take one of the actions identified in the attachment "Action After Receipt of Comment Letter." RPsuhmitt; l If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 4 Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, it appears that these fees have already been paid: $ 166.60 Cost for newspaper advertisement $ 204.70 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $ 371.30 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $ 166.60 Additional amount due prior to Board of Supervisors public hearing $ 537.90 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the some time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-5832, x. 3438, and my email address is: iwiegand@albemarle.org For your information, I will be out of the office from Monday, July 4 through Monday, July 11. 1 will be happy to answer any questions you may have or provide additional information as soon as I return on July 12, 2011. Sincerely, Megan Yaniglos Senior Planner Planning Services Enc: Action After Receipt of Comments Resubmittal Schedule VDOT Comments, dated June 23, 2011 RWSA Comments, dated June 8, 2011 ACSA Comments, dated June 14, 2011 Resubmittal Form ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 DEPARTMENT OF COMMUNITY DEVELOPMENT ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page. Be sure to include the resubmittal form on the last page of your comment letter with your submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed with a resubmittal. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with the Planning Commission's published schedule and as mutually agreed by you and the County. The staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. By no later than twenty-one (21) days before the Planning Commission's public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule) Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad Payments for Public Hearings form. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. Failure to Respond 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 the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date. Fee Payment Fees may be paid in cash or by check and must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 8 FEE SCHEDULE FOR ZONING APPLICATIONS A. For a special use permit: 1. Additional lots under section 10.5.2.1; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 2. Public utilities; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 3. Day care center; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 4. Home occupation Class B; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 5. 5. Amend existing special use permit; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 6. Extend existing special use permit; application and first resubmission Fee.................................................................................................................................$1,000.00 Each additional resubmittal..............................................................................................$500.00 7. All other special use permits; application and first resubmission Fee.................................................................................................................................$2,000.00 Each additional resubmittal.......................................................................................... $1,000.00 8. Deferral of scheduled public hearing at applicant's request Fee....................................................................................................................................$180.00 B. For amendment to text of zoning ordinance: Fee.........................................................................................................................................$1000.00 C. Amendment to the zoning map: 1. Less than 50 acres; application and first resubmission Fee.................................................................................................................................$2,500.00 2. Less than 50 acres; each additional resubmission Fee.................................................................................................................................$1,250.00 3. 50 acres or greater; application and first resubmission Fee.................................................................................................................................$3,500.00 4. 50 acres or greater; each additional resubmission Fee.................................................................................................................................$1,750.00 5. Deferral of scheduled public hearing at applicant's request Fee....................................................................................................................................$180.00 D. Board of Zoning Appeals: 1. Request for a variance or sign special use permit Fee....................................................................................................................................$500.00 2. For other appeals to the board of zoning appeals (including appeals of zoning administrator's decision) — Fee (to be refunded if the decision of the zoning administrator is overturned) .......$240.00 N. Required notice: 1. Preparing and mailing or delivering up to fifty (50) notices: Fee..................................................................................$200.00 plus the actual cost of first class postage 2. Preparing and mailing or delivering, per notice more than fifty (50): Fee..................................................................................... $1.00 plus the actual cost of first class postage 3. Published notice: Fee......................................................................................................................................Actual cost ZMA 2011-00005, Greenbrier Commons, First Comment Letter, Sue A. Albrecht, July 1, 2011 9 Legal Ad Payments for Public Hearings Planning Commission Public Hearing Payment Deadline Legal Ad Run 1 Legal Ad Run 2 PC Date 14 -Mar -11 21 -Mar -11 28 -Mar -11 6 -Apr -11 28 -Mar -11 4 -Apr -11 11 -Apr -11 21 -Feb -11 28 -Feb -11 7 -Mar -11 15 -Mar -11 14 -Mar -11 21 -Mar -11 28 -Mar -11 5 -Apr -11 28 -Mar -11 4 -Apr -11 11 -Apr -11 19 -Apr -11 18 -Apr -11 25 -Apr -11 2 -May -11 10 -May -11 2 -May -11 9 -May -11 16 -May -11 24 -May -11 16 -May -11 23 -May -11 30 -May -11 7 -Jun -11 30 -May -11 6 -Jun -11 13 -Jun -11 21 -Jun -11 20 -Jun -11 27 -Jun -11 4 -Jul -11 12 -Jul -11 4 -Jul -11 11 -Jul -11 18 -Jul -11 26 -Jul -11 18 -Jul -11 25 -Jul -11 1 -Aug -11 9 -Aug -11 1 -Aug -11 8 -Aug -11 15 -Aug -11 23 -Aug -11 22 -Aug -11 29 -Aug -11 5 -Sep -11 13 -Sep -11 5 -Sep -11 12 -Sep -11 19 -Sep -11 27 -Sep -11 12 -Sep -11 19 -Sep -11 26 -Sep -11 4 -Oct -11 26 -Sep -11 3 -Oct -11 10 -Oct -11 18 -Oct -11 10 -Oct -11 17 -Oct -11 24 -Oct -11 1 -Nov -11 24 -Oct -11 31 -Oct -11 7 -Nov -11 15 -Nov -11 14 -Nov -11 21 -Nov -11 28 -Nov -11 6 -Dec -11 21 -Nov -11 28 -Nov -11 5 -Dec -11 13 -Dec -11 Board of Supervisors Public Hearing Payment Deadline Legal Ad Run 1 Legal Ad Run 2 BOS Date 14 -Mar -11 21 -Mar -11 28 -Mar -11 6 -Apr -11 28 -Mar -11 4 -Apr -11 11 -Apr -11 20 -Apr -11 11 -Apr -11 18 -Apr -11 25 -Apr -11 4 -May -11 25 -Apr -11 2 -May -11 9 -May -11 18 -May -11 9 -May -11 16 -May -11 23 -May -11 1 -Jun -11 23 -May -11 30 -May -11 6 -Jun -11 15 -Jun -11 13 -Jun -11 20 -Jun -11 27 -Jun -1 1 6 -Jul -11 27 -Jun -11 4 -Jul -11 11 -Jul -11 20 -Jul -11 11 -Jul -11 18 -Jul -11 25 -Jul -11 3 -Aug -11 25 -Jul -11 1 -Aug -11 8 -Aug -11 17 -Aug -11 15 -Aug -11 22 -Aug -11 29 -Aug -11 7 -Sep -11 22 -Aug -11 29 -Aug -11 5 -Sep -11 14 -Sep -11 12 -Sep -11 19 -Sep -11 26 -Sep -11 5 -Oct -11 26 -Sep -11 3 -Oct -11 10 -Oct -11 19 -Oct -11 10 -Oct -11 17 -Oct -11 24 -Oct -11 2 -Nov -11 24 -Oct -11 31 -Oct -11 7 -Nov -11 16 -Nov -11 14 -Nov -11 21 -Nov -11 28 -Nov -11 7 -Dec -11 21 -Nov -11 28 -Nov -11 5 -Dec -11 14 -Dec -11 Dares shown in rra res are changes due ro a Counry hoUday * The reviewing planner will contact applicant to discuss comments of reviewers and advise that changes that are needed are significant enough to warrarrt an additional submittal or advise that the the project is ready for .a public hearing_ If changes needed are minor, the planner will advise that the project go to public hearing_ ** Legal ad fees must be paid 22 days in advance of the Planning Commission public hearing. An additional legal ad fee will need to be paid 22 days in advance of the Board of Supervisors public hearing. If an applicant decides to go to public hearing against the advice of the reviewing planner, a recommendation for denial will likely result. Generally, the applicant will will have only one opportunity to defer the PC public hearing for the project once it has been advertised for public hearing_ Additional deferrals will not be allowed except in extraordinary circumstances such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. * * Board of Supervisors' worksessions and public hearings will be scheduled atter the Planning Commision's action on applications- 2011 Submittal and Review Schedule Special Use Permits and Zoning flap Amendments Resubmittal Schedule Written Comments and Earliest Planning Commission Public Hearing Resubmittal Dates Comments to applicant for decision on whetherHearing to proceed to Public Hearing Decision for.Public Planning & Legal Ad Commission Public Fee Due "" Hearing No sooner than' Monday VVednesday Monday Tuesday Jan 3 Feb 2 Feb 7 Marl Tue ,para 18 Feb 16 Feb 21 Mar 15 Feb 7 Mar 9 Mar 14 A r s Tue Feb 22 Mar 24 Mar 28 Apr 19 Mar 7 Apr 6 Apr 18 Ma 10 Mar 21 A r 20 May 2 May 24 Aro May4 May 16 Jun 7 Apr 18 May 18 Tue May 31 Jun 21 May2 Jun 1 Jun 20 Jul 12 May 16 Jun 15 Tue ,Jul 05 Jul 26 Jun 6 Julio Jrll 1-� Aug9 Jun 20 Jul 20 Auq 1 Aug23 Tue Jut 5 Aug3 A u 22 Se -p13 Jul 18 Aug17 Tue Sep 06 Se 27 Aug1 Aug31 Sep 12 Oct 4 Aug15 Sep 14 Sep 26 Oct Ila Tire Sep 06 Oct 5 Oct 10 Nov 1 Sep 19 Oct 19 Oct 24 NoY 15 Oct 3 Nov 2 Nov 14 Dec 6 Oct 17 Nov 16 Nov 21 Dec 13 Nov 7 Dec 7 Dec 19 Jan 10 2012 Nov 21 Dec 21 Jan 2 2012 Jan 24 2012 Dec 12 Jan 11 2012 Tire Jan 17 2012 Feb 7 2012 Dec 19 Jan 18 2012 Jan 30 2012 1 Feb 21 2012 Jan 2 2012 Feb 1 2012 Feb 13 2012 Marti 2012 Tue Jan 47 2572 Feb 15 2012 Feb 27 2012 Mar 20 2012 Dares shown in rra res are changes due ro a Counry hoUday * The reviewing planner will contact applicant to discuss comments of reviewers and advise that changes that are needed are significant enough to warrarrt an additional submittal or advise that the the project is ready for .a public hearing_ If changes needed are minor, the planner will advise that the project go to public hearing_ ** Legal ad fees must be paid 22 days in advance of the Planning Commission public hearing. An additional legal ad fee will need to be paid 22 days in advance of the Board of Supervisors public hearing. If an applicant decides to go to public hearing against the advice of the reviewing planner, a recommendation for denial will likely result. Generally, the applicant will will have only one opportunity to defer the PC public hearing for the project once it has been advertised for public hearing_ Additional deferrals will not be allowed except in extraordinary circumstances such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. * * Board of Supervisors' worksessions and public hearings will be scheduled atter the Planning Commision's action on applications- ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 11 COMMONWEALTH of VIR-C-1-NiA DEPA MAIENT OF TR 4N5POWATION CW3RLOTTMILLEFIESIDENCY OFFKX 701 V nO"r WAY 0RPj&0TTE5YrLF_ VA229r11 GrgMjL Whlrlep DBrrr88miq June 20, 2f}l 1 Mr. Bill Fritz Dept of'Planning & Co=unity Developucnl 401 McIntire Rued Charlottrsville. VA 22902 RE: Special Use Permits and Rezoning Submittals Dear W. Fritz: Below aro VDOT's ooaunonts for the lune 2011 Rezcaing and Spacial Use Perm applications: SP-2DIL14OQ10 Misslam Link International tClaudette Grrut) 1. NGonnnnents ZMA-;adi 1-04445 Gmenbrier C7ummoas (_Todilh Rfeoat>bd? I. The change in zoning Iiloely will lead Lo imensificsiion in use of the entrance off Gxenbricr Dr. Thele is no indiction of the type of business that will be in Lhis building with the application so iL is noL p ossit l to dctermdne the increase in traffic. 2. It is possible that the new use will incmasc traffic Lhat will require a Traffic Impact Stanement in accordance with Lhe Chapbcr 527 Fegulations. The applicant should identify the mass intense possible uses wish the proposed zoning including any roatraints that may be on the parcel. Traffic associated with the increased use can Ihcn be estimated to determine Lhe need far a study. 3. Greenbrier Dr. has a functional classification of an Urban CoRecuH Read. Any change in use couldwanant the need far a review of theentrances oothe she. Theentrancrs may tegpue modifirations in azxnrtiante with the ourrent standards in Lhe V DOT Road Design Manual Appendix F including the goorrkxiy and spacing of the entrances. If you have any questions, please conlacL me Sinocrely, lad DeNunmq R.E. Staff Engineer VDOTChaAattesvillo Residency V irginiaDDT.org YVE KEEPVIRGINL4 MIMING ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 12 Judith Wiegand From: Victoria Fort [vfort@rivanna.org] Sens; 11Vedesday, June 00. 2011 11.16AM To: Juddh Wiegand Subject= ZMA2o11 onom Greerrhrier Commons Follow Up Flag: Follow up Flag Status: Flagged Judy, RWSA has re,viawed application ZMA201100406 for Grearbrier Commons_ Below is a complalad copy W the form that was provided In us try Elaine Echols for SP and ZMA Applications. Please let me know if you have any questions or conloams_ Best, Victoria To be 9W art by RWSA forZMA's and SP's ZMA20110G065 1_ Capacity issues for sewer Ihwat may affect this proposal None Known 2_ Raquiras F5vannaWat13r and Sum rAuthorfty cap dry owtification Yes X No 3_V48ter flOW or pressure issues that may affect this proposal Nana Known 4_ -Red hags' ragarding service provision (Use attachments if necessary) Hone Known WiLn Fmi, EIT Cid r�r niWWMMW" rld SanrAuhodp 6% Moons Dads Lam Q i3ItIM VA U2 P nm:41, W 72974 axL 296 FM: 4342BG_1149 ZMA2011-00005, Greenbrier Commons, Sue A. Albrecht, July 1, 2011 13 Ai.RE1Lif EEE COUNTY COMdLINITY DEVELOPMENT - Information from Senice Prodders To be filled out bv AC:S A for Z14L4°s and SP's L Site is in jurisdictional area for x water x sever water to- eisting shuchues only - - not ih juuisdictional area_ 2. Distauoe to the closest water line ifin the development area is f10" DIP along line) feet. Water pressure is with gallons per Mmute at psi_ 3_ Distanoe to the closest sewer line if in the development area is (S" Vib fled Llai 120} feet. a. Capacity issues for sewer that may affiect this proposal S_ Regaies Ri,.mnna Water and Sewer Authority capacity certification —Yes X No 6_ Water flow or pressure issues that may affid this proposal 7_ Red #lags" regardmg wngne pronasion (Use attachnoents if necessary) - Provide total fixture counts to &- ernunn if existing water meter size is sufficient.