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HomeMy WebLinkAboutSDP201200015 Staff Report 2012-06-26N. �.�zx{i COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: Staff: SDP201200015 Ivy Fire Station at Kirtley Warehouse - Minor Joanne Tu Purtsezova, Max Greene Planning Commission Meeting: June 26, 2012 Board of Supervisors Public Hearing: July 11, 2012 Owner: Kirtley Family Holdings, LLC c/o U. Va. Medical Center Applicant: County of Albemarle Finance Dept. Acreage: 3.79 Rezone from: N/A Special Use Permit for: N/A TMP: 05900 -00 -00 -023131 By -right use: LI — Light Industrial — industrial, office, Location: 642 Kirtley Lane off of Ivy Rd. between the Volvo and limited commercial uses (no residential use) dealership and the Northridge medical complex Magisterial District: Samuel Miller Proffers /Conditions: No Proposal: Requested # of Dwelling Units: N/A Request for a minor site plan amendment to convert the existing Kirtley Warehouse to a fire station. Associated with this request are a critical slopes waiver (approved at the May 2, 2012 Board of Supervisors meeting) and a parking space grade waiver (requesting grades greater than five percent in the parking area per Section 4.12.2(C)2 of the Zoning Ordinance (formerly administrative /ministerial, now legislative). DA (Development Area): No Comprehensive Plan Designation: Rural Areas in RA (Rural Area): Yes Rural Area 1 - Preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit /acre in development lots) Character of Property: Use of Surrounding Properties: Volvo auto The Kirtley Warehouse is an existing building. Parking spaces dealership and Northridge medical complex /Long along the travelway leading back to the Kirtley Warehouse from Term Acute Care Hospital Ivy Rd. are nonconforming and were not approved with any previous site plan. Factors Favorable: Factors Unfavorable: 1. The proposed parking exceeding 5% would be for employees 1. Engineering recommends denial only. 2. A finding that the waiver would better serve public 2. The seven additional spaces would be similar in safety, health, and welfare cannot be made character /grade to the existing, non - conforming spaces along 3. Public safety and property damage concerns, the travelway. particularly in inclement weather. 3. A driveway grade waiver of a maximum 13% grade has been 4. A maximum parking space grade greater than approved administratively before; however, conditions and 10% has never been approved expectations for use of driveways is different that for parking lots. RECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the parking space grade waiver request. SDP - 2012 -015 PC: June 26, 2012 Page 5 STAFF PERSON: PLANNING COMMISSION: AGENDA TITLE: APPLICANT: PROPERTY OWNER(S) APPLICANT'S PROPOSAL: Joanne Tu Purtsezova - Planner; Max Greene - Engineer June 26, 2012 SDP201200015 Ivy Fire Station at Kirtley Warehouse - Minor: Parking Space Grade Waiver County of Albemarle Kirtley Family Holdings, LLC c/o U. Va. Medical Center Finance Dept. This is a request for a minor site plan amendment to convert the existing Kirtley Warehouse to a fire station. Associated with this request are a critical slopes waiver (approved by the Board of Supervisors on May 2, 2012) and a parking space grade waiver (requesting grades greater than five percent in the parking area per Section 4.12.2(C)2 of the Zoning Ordinance (formerly administrative /ministerial, now legislative. Seven (7) perpendicular parking spaces, exceeding 5% maximum grade, up to as much as 12.7% grade, are proposed. COMPREHENSIVE PLAN: Rural Areas in Rural Area 1 - Preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit /acre in development lots) SELECTED PLANNING AND ZONING HISTORY: The critical slopes and parking lot grade at the Kirtley Warehouse are existing. County site plan file # 209 from December 19, 1969 shows manmade slopes greater than 25% to be constructed, but this grading was never formally approved. A critical slopes waiver request was approved by the Board of Supervisors on May 2, 2012.The parking spaces along the travelway back to the existing Kirtley Warehouse are nonconforming. The current parking area at the Kirtley Warehouse has an existing grade of greater than 5% along the travelway and adjacent parallel parking. The parallel parking spaces along Kirtley Warehouse have never been separately reviewed by Staff. However, SDP -2008- 130 was approved with the parallel parking spaces shown as existing conditions and in the existing parking plan. These parallel parking spaces were never approved independently with a separate site plan. PROJECT ACTION ACTION DATE ZMA- 1972 -239 - Woodvale Approved 1972 Land Co. SDP - 2006 -040 - Addition to Approved 03/14/2007 Office Building for W.J. Kirtley — Minor SDP - 2008 -130 - U. Va. Long Approved 01/05/2009 Term Acute Care Hospital — Minor SDP - 2011 -073 - Ivy Fire Station Withdrawn 03/15/2012 at Kirtley Warehouse - Major SDP - 2012 -015 PC: June 26, 2012 Page 5 REASON FOR PLANNING COMMISSION REVIEW: Review of a parking space grade waiver to allow a 12 -13% grade for seven new parking spaces along the access road /travelway (Kirtley Lane) connecting the Ivy Fire Station site to US 250. County Ordinances limit the grade for parking to 5 %. Only the parking space grade waiver requires Planning Commission and Board of Supervisors review. Review of the minor site plan amendment is administrative by Staff. Previously, a maximum grade waiver could be approved by the Zoning Administrator in consultation with the County Engineer per Section 4.12.2(C)2 of the Zoning Ordinance. Following recent Virgina Supreme Court decisions, waivers and modifications can no longer be reviewed administratively. A Commission recommendation to the Board of Supervisors and an action by the Board of Supervisors is now required. SITE PLAN AMENDMENT: The minor site plan amendment is not before the Planning Commission at this time. STAFF COMMENT: Engineering review comments have been provided: There is no record of approved parking spaces along Kirtley Lane. The existing spaces are not on an approved site plan for construction. Zoning should look into the presence of the existing parking spaces along Kirtley Lane. Engineering does not support approval of perpendicular parking on slopes over 5% in any direction. Engineering has concerns with public safety and property damage with grades exceeding 5 %, particularly during inclement weather (discussed further below). Planning review comments are below: Section 4.12.15C of the Zoning Ordinance states: "Maximum grade. The maximum grade for parking spaces, loading spaces, and access aisles abutting parking or loading spaces shall not exceed five (5) percent in any direction." This parking space grade waiver request to waive the above requirements of Section 4.12.15C is being reviewed per Section 14.12.2(C)2 of the Zoning Ordinance, which states: "The zoning administrator may modify or waive a design requirement in sections 4.12.15, 4.12.16, 4.12.17, 4.12.18 and 4.12.19 only after consultation with the county engineer, who shall advise the zoning administrator whether the proposed waiver or modification would equally or better serve the public health, safety or welfare. " Design standards may no longer be administratively waived by the Zoning Administrator or a designee following the Sinclair case of 2012 (Virginia Supreme Court). The Grading section of the Albemarle County Design Standards Manual states: "Grading issues are regulated by the county engineer as part of the site plan provisions of the Zoning Ordinance, section 18 -32, the erosion and sediment control provisions of the Water Protection Ordinance, Article 11, and with respect to walls and steep grades per the safety and welfare provisions of the Subdivision Ordinance, section 14 -101 and Zoning Ordinance section 18 -1.4." A review of the relevant safety and welfare provisions in 18 -1.4 is provided below. SDP - 2012 -015 PC: June 26, 2012 Page 5 1.4 PURPOSE AND INTENT This ordinance, insofar as is practicable, is intended to be in accord with and to implement the Comprehensive Plan of Albemarle County adopted pursuant to the provisions of Title 15.2, Chapter 22, Article 3, Code of Virginia, 1950, as amended, and has the purposes and intent set forth in Title 15.2, Chapter 22, Article 7. As set forth in section 15.2 -2200 of the Code, this ordinance is intended to improve public health, safety, convenience and welfare of citizens of Albemarle County, Virginia, and to plan for the future development of communities to the end that transportation systems be carefully planned, that new community centers be developed with adequate highway, utility, health, educational recreational facilities; that the needs of agriculture, industry and business be recognized in future growth; that residential areas be provided with healthy surroundings for family life; that agricultural and forestal land be preserved, and that the growth of the community be consonant with the efficient and economical use of public funds. (Added 9- 9 -92) " A finding that the waiver request would forward public health, safety, and welfare cannot be made. The condition of the parking area during inclement weather such as snow, sleet, hail, and heavy rain may not be safe. With 13 %± grades along the existing travelway, which was never approved, and additional parking spaces being proposed with 13 %± grades, wet, icy, and otherwise slippery conditions during inclement weather may lead to cars sliding on slick and steep pavement, dangerous swinging doors or accidental falls and injuries. Such conditions are neither safe for the healthcare staff currently using the existing parallel parking, nor for any future employees or others that may use the proposed spaces. Even in good weather, steep grades in parking areas can lead to vehicle /property damage and create hazards and for users. The seven proposed parking spaces subject to this waiver request are not required to meet minimum parking requirements, or any other ordinance requirements, for the either the Ivy Fire Station or the Northridge /LTACH healthcare uses. It should be noted that existing North ridge /LTACH healthcare employees and visitors to and /or staff from the adjacent Volvo car dealership have been using the existing parking spaces along this travelway for several years which have a similar grade. The grade of the existing and proposed parking is dictated by the existing grade of the travelway ( Kirtley Lane), which serves as the access road to the site from US 250. Reducing the grade on the proposed parking spaces in this location is not possible since there are no improvements /changes to Kirtley Lane proposed at this time. These new spaces are would also be signed for employees only, so regular users could become more familiar with the parking conditions. "Therefore be it ordained by the Board of Supervisors of Albemarle County, Virginia, for the purposes of promoting the health, safety, convenience and general welfare of the public and of planning for the future development of the community, that the zoning ordinance of Albemarle County, together with the official zoning map adopted by reference and declared to be a part of this ordinance, is designed:... 1. 4.6 To protect against one or more of the following: overcrowding of land, undue density of population in relation to the community facilities existing or available, obstruction of light and air, danger and congestion in travel and transportation, or loss of life, health, or property from fire, flood, panic or other dangers;... " Since the Ivy Fire Station is proposed at this location, the 13 %± maximum grade of the proposed perpendicular parking spaces and the existing 13 %± maximum grade travelway may potentially be dangerous. Loss of life, health, or property from dangers SDP - 2012 -015 PC: June 26, 2012 Page 5 such as inclement weather, hazardous parking area conditions, and otherwise preventable accidents are possible. A maximum parking space grade greater than 10% has never been approved for a parking area. A waiver request (on a different site) for a maximum grade of 13% for a driveway has been approved administratively before; however, conditions and expectations for the use of driveways are different than for parking lots (a driveway usually providing an access road and private parking for one to two private properties). FACTORS FAVORABLE: 1. The proposed parking exceeding 5% would be for employees only. 2. The seven additional spaces would be similar in character /grade to the existing, non- conforming spaces along the travelway. 3. A maximum grade of 13% has been approved administratively before for a driveway; however, conditions and expectations for the use of a driveway are different than for a parking. FACTORS UNFAVORABLE: 1. Engineering recommends denial 2. A finding that the waiver would better serve public safety, health, and welfare cannot be made. 3. Public safety and property damage concerns, particularly in inclement weather. 4. A maximum parking space grade greater than 10% has never been approved. RECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the parking space grade waiver request. MOTION: A. Should the Planning Commission choose to recommend approval of the parking space grade waiver: I move to recommend approval of the parking space grade waiver associated with SDP - 2012 -015 Ivy Fire Station at Kirtley Warehouse. B. Should the Planning Commission choose to recommend denial of the parking space grade waiver: I move to recommend denial of the parking space grade waiver associated with SDP - 2012 -015 Ivy Fire Station at Kirtley Warehouse for the reasons stated in the staff report. ATTACHMENTS: A. Vicinity Map B. Parking Space Grade Waiver Request C. Sloaes /Maximum Grade Exhibit D. Photos of Existing Site Conditions (June 13, 2012) SDP - 2012 -015 PC: June 26, 2012 Page 5 `rrr/ ��0-F AL/3i, Nor? `IRGi,o- COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: Staff: SDP201200015 Ivy Fire Station at Kirtley Warehouse - Minor Joanne Tu Purtsezova, Max Greene Planning Commission Meeting: June 26, 2012 Board of Supervisors Public Hearing: July 11, 2012 Owner: Kirtley Family Holdings, LLC do U. Va. Medical Center Applicant: County of Albemarle Finance Dept. Acreage: 3.79 Rezone from: N/A Special Use Permit for: N/A TMP: 05900-00-00-023B1 By-right use: LI — Light Industrial —industrial, office, Location: 642 Kirtley Lane off of Ivy Rd. between the Volvo and limited commercial uses (no residential use) dealership and the Northridge medical complex Magisterial District: Samuel Miller Proffers/Conditions: No Proposal: Requested #of Dwelling Units: N/A Request for a minor site plan amendment to convert the existing Kirtley Warehouse to a fire station. Associated with this request are a critical slopes waiver(approved at the May 2, 2012 Board of Supervisors meeting) and a arking space grade waiver(requesting grades greater vKnan five percent in the parking area per Section 4.12.2(C)2 of the Zoning Ordinance (formerly administrative/ministerial, now legislative). DA (Development Area): No Comprehensive Plan Designation: Rural Areas in RA (Rural Area): Yes Rural Area 1 - Preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/density (0.5 unit/acre in development lots) Character of Property: Use of Surrounding Properties: Volvo auto The Kirtley Warehouse is an existing building. Parking spaces dealership and Northridge medical complex/Long along the travelway leading back to the Kirtley Warehouse from Term Acute Care Hospital Ivy Rd. are nonconforming and were not approved with any previous site plan. Factors Favorable: Factors Unfavorable: 1. The proposed parking exceeding 5% would be for employees 1. Engineering recommends denial only. 2. A finding that the waiver would better serve public 2. The seven additional spaces would be similar in safety, health, and welfare cannot be made character/grade to the existing, non-conforming spaces along 3. Public safety and property damage concerns, the travelway. particularly in inclement weather. 3. A driveway grade waiver of a maximum 13% grade has been 4. A maximum parking space grade greater than approved administratively before; however, conditions and 10% has never been approved expectations for use of driveways is different that for parking lots. tECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the parking space grade liewaiver request. SDP-2012-015 PC: June 26, 2012 Page 5 STAFF PERSON: time Joanne Tu Purtsezova - Pla Meer; Max Greene - Engineer PLANNING COMMISSION: June 26, 2012 AGENDA TITLE: SDP201200015 Ivy Fire Station at Kirtley Warehouse - Minor: Parking Space Grade Waiver APPLICANT: County of Albemarle PROPERTY OWNER(S): Kirtley Family Holdings, LLC c/o U. Va. Medical Center Finance Dept. APPLICANT'S PROPOSAL: This is a request for a minor site plan amendment to convert the existing Kirtley Warehouse to a fire station. Associated with this request are a critical slopes waiver (approved by the Board of Supervisors on May 2, 2012) and a parking space grade waiver (requesting grades greater than five percent in the parking area per Section 4.12.2(C)2 of the Zoning Ordinance (formerly administrative/ministerial, now legislative. Seven (7) perpendicular parking spaces, exceeding 5% maximum grade, up to as much as 12.7% grade, are proposed. COMPREHENSIVE PLAN: Rural Areas in Rural Area 1 - Preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/acre in development lots) SELECTED PLANNING AND ZONING HISTORY: .,,,,,e The critical slopes and parking lot grade at the Kirt ley Warehouse are existing. County site plan file # 209 from December 19, 1969 shows manmade slopes greater than 25% to be constructed, but this grading was never formally approved. A critical slopes waiver request was approved by the Board of Supervisors on May 2, 2012.The parking spaces along the travelway back to the existing Kirtley Warehouse are nonconforming. The current parking area at the Kirtley Warehouse has an existing grade of greater than 5% along the travelway and adjacent parallel parking. The parallel parking spaces along Kirtley Warehouse have never been separately reviewed by Staff. However, SDP-2008- 130 was approved with the parallel parking spaces shown as existing conditions and in the existing parking plan. These parallel parking spaces were never approved independently with a separate site plan. PROJECT ACTION ACTION DATE ZMA-1972-239 -Woodvale Approved 1972 Land Co. SDP-2006-040 -Addition to Approved 03/14/2007 Office Building for W.J. Kirtley— Minor SDP-2008-130 - U. Va. Long Approved 01/05/2009 Term Acute Care Hospital— Minor SDP-2011-073 - Ivy Fire Station Withdrawn 03/15/2012 at Kirtley Warehouse- Major SDP-2012-015 PC: June 26, 2012 Page 5 REASON FOR PLANN COMMISSION REVIEW: `ire Review of a parking space grade waiver to allow a 12-13% grade for seven new parking spaces along the access road/traveiway (Kirtley Lane) connecting the Ivy Fire Station site to US 250. County Ordinances limit the grade for parking to 5%. Only the sew- parking space grade waiver requires Planning Commission and Board of Supervisors review. Review of the minor site plan amendment is administrative by Staff. Previously, a maximum grade waiver could be approved by the Zoning Administrator in consultation with the County Engineer per Section 4.12.2(C)2 of the Zoning Ordinance. Following recent Virgina Supreme Court decisions, waivers and modifications can no longer be reviewed administratively. A Commission recommendation to the Board of Supervisors and an action by the Board of Supervisors is now required. SITE PLAN AMENDMENT: The minor site plan amendment is not before the Planning Commission at this time. STAFF COMMENT: Engineering review comments have been provided: There is no record of approved parking spaces along Kirtley Lane. The existing spaces are not on an approved site plan for construction. Zoning should look into the presence of the existing parking spaces along Kirtley Lane. Engineering does not support approval of perpendicular parking on slopes over 5% in any direction. Engineering has concerns with public safety and property damage with grades exceeding 5%, particularly during inclement weather (discussed further below). Planning review comments are below: Section 4.12.15C of the Zoning Ordinance states: ...� "Maximum grade. The maximum grade for parking spaces, loading spaces, and access aisles abutting parking or loading spaces shall not exceed five (5) percent in any direction." This parking space grade waiver request to waive the above requirements of Section 4.12.15C is being reviewed per Section 14.12.2(C)2 of the Zoning Ordinance, which states: "The zoning administrator may modify or waive a design requirement in sections 4.12.15, 4.12.16, 4.12.17, 4.12.18 and 4.12.19 only after consultation with the county engineer, who shall advise the zoning administrator whether the proposed waiver or modification would equally or better serve the public health, safety or welfare." Design standards may no longer be administratively waived by the Zoning Administrator or a designee following the Sinclair case of 2012 (Virginia Supreme Court). The Grading section of the Albemarle County Design Standards Manual states: "Grading issues are regulated by the county engineer as part of the site plan provisions of the Zoning Ordinance, section 18-32, the erosion and sediment control provisions of the Water Protection Ordinance, Article II, and with respect to walls and steep grades per the safety and welfare provisions of the Subdivision Ordinance, section 14-101 and Zoning Ordinance section 18-1.4." Now A review of the relevant safety and welfare provisions in 18-1.4 is provided below. SDP-2012-015 PC: June 26, 2012 Page 5 "1.4 PURPOSE ANITENT `440, This ordinance, insofar as is practicable, is intended to be in accord with and to implement the Comprehensive Plan of Albemarle County adopted pursuant to the provisions of Title 15.2,Chapter 22, Article 3, Code of Virginia, 1950, as amended, and has the purposes and intent set forth in Title 15.2, Chapter 22, Article 7. As set forth in section 15.2-2200 of the Code, this ordinance is intended to improve public health, safety, convenience and welfare of citizens of Albemarle County, Virginia, and to plan for the future development of communities to the end that transportation systems be carefully planned; that new community centers be developed with adequate highway, utility, health, educational recreational facilities; that the needs of agriculture, industry and business be recognized in future growth; that residential areas be provided with healthy surroundings for family life; that agricultural and forestal land be preserved; and that the growth of the community be consonant with the efficient and economical use of public funds. (Added 9-9-92)" A finding that the waiver request would forward public health, safety, and welfare cannot be made. The condition of the parking area during inclement weather such as snow, sleet, hail, and heavy rain may not be safe. With 13%± grades along the existing travelway, which was never approved, and additional parking spaces being proposed with 13%± grades, wet, icy, and otherwise slippery conditions during inclement weather may lead to cars sliding on slick and steep pavement, dangerous swinging doors or accidental falls and injuries. Such conditions are neither safe for the healthcare staff currently using the existing parallel parking, nor for any future employees or others that may use the proposed spaces. Even in good weather, steep grades in parking areas can lead to vehicle/property damage and create hazards and for users. The seven proposed parking spaces subject to this waiver request are not required to meet minimum parking requirements, or any other ordinance requirements, for the either the Ivy Fire Station or the Northridge/LTACH healthcare uses. ,•rf It should be noted that existing Northridge/LTACH healthcare employees and visitors to and/or staff from the adjacent Volvo car dealership have been using the existing parking spaces along this travelway for several years which have a similar grade. The grade of the existing and proposed parking is dictated by the existing grade of the travelway (Kirtley Lane), which serves as the access road to the site from US 250. Reducing the grade on the proposed parking spaces in this location is not possible since there are no improvements/changes to Kirtley Lane proposed at this time. These new spaces are would also be signed for employees only, so regular users could become more familiar with the parking conditions. "Therefore be it ordained by the Board of Supervisors of Albemarle County, Virginia, for the purposes of promoting the health, safety, convenience and general welfare of the public and of planning for the future development of the community, that the zoning ordinance of Albemarle County, together with the official zoning map adopted by reference and declared to be a part of this ordinance, is designed: ... 1.4.6 To protect against one or more of the following: overcrowding of land, undue density of population in relation to the community facilities existing or available, obstruction of light and air, danger and congestion in travel and transportation, or loss of life, health, or property from fire, flood, panic or other dangers;..." Since the Ivy Fire Station is proposed at this location, the 13%± maximum grade of the proposed perpendicular parking spaces and the existing 13%± maximum grade ,i` travelway may potentially be dangerous. Loss of life, health, or property from dangers SDP-2012-015 PC: June 26, 2012 Page 5 such as inclement weat , hazardous parking area conditionand otherwise preventable accidents are possible. A maximum parking space grade greater than 10% has never been approved for a parking area. A waiver request (on a different site) for a maximum grade of 13% for a driveway has been approved administratively before; st.,, however, conditions and expectations for the use of driveways are different than for parking lots (a driveway usually providing an access road and private parking for one to two private properties). FACTORS FAVORABLE: 1. The proposed parking exceeding 5% would be for employees only. 2. The seven additional spaces would be similar in character/grade to the existing, non- conforming spaces along the travelway. 3. A maximum grade of 13% has been approved administratively before for a driveway; however, conditions and expectations for the use of a driveway are different than for a parking. FACTORS UNFAVORABLE: 1. Engineering recommends denial 2. A finding that the waiver would better serve public safety, health, and welfare cannot be made. 3. Public safety and property damage concerns, particularly in inclement weather. 4. A maximum parking space grade greater than 10% has never been approved. RECOMMENDATION: Staff recommends that the Planning Commission recommend denial of the parking space grade waiver request. MOTION: A. Should the Planning Commission choose to recommend approval of the parking space grade waiver: I move to recommend approval of the parking space grade waiver associated with SDP-2012-015 Ivy Fire Station at Kirtley Warehouse. B. Should the Planning Commission choose to recommend denial of the parking space grade waiver: I move to recommend denial of the parking space grade waiver associated with SDP-2012-015 Ivy Fire Station at Kirtley Warehouse for the reasons stated in the staff report. ATTACHMENTS: A. Vicinity Map B. Parking Space Grade Waiver Request C. Slopes/Maximum Grade Exhibit D. Photos of Existing Site Conditions (June 13, 2012) SDP-2012-015 PC: June 26, 2012 Page 5 .,. ` :1 1 } '60E1--OC-1r7 60E1=-0C-19 4 x -30--1`309 -��-�� D ! '' • '''' . g ' 'L______j -4 II. 5r I \ \\g � a- . 4 of 'i.., _ - -r ZZ`�0"6309 4. " i 3 ' • 11 4 1. m Z m , • r-- ..,N' . F II Mt N a �--R N;. S co -j { LL G ,--,-. i, Irr_F---- n i � E o, r' I Er., 2W€ �(,f Y rt ��' i FO-- _ O �� lLY I' ._ ,•- IVYLN, _y �_ spy •. ," R0 -; / ..�� $•t m- ''.. - 1 -8 '• • ' • •a r b y R1 O10 TI 2 `, Orb 0 l t tT. ,72*$ _ O5, v 5902-02-0A- , . "j II ^' 02,x?t1r 04.2 • s r"IN)-F11-00 'Fii'' A4,9.-y.r I,' 01'zc‘69 .-.'-':.- ':`-'igf. ii ,..,--.. . . J. "44. -,. ._ -5902-01--2 5502'01=18 . - ' v; .1 =-1 eOE" �OD'18 ' r� "! riii-11617fr .. 14/49 'rte 1'. g p 7. "C c 3 N FIV :n 3 co 1 2,^ cf, 14 -11 'good g.m roc N° r �; X11 iv itity COUNTY OF ALBEMARLE c.fr:74.A.gym /RG�N�P FACILITIES DEVELOPMENT MEMORANDUM TO: Joanne Purtsezova, Community Development Planner FROM: Ron Lilley, Senior Project Manager DATE: May 30, 2012 SUBJECT: Ivy Fire Station Parking Space Grade Waiver Request This is to request a waiver of the parking space grading limits for 7 parking spaces along Kirtley Lane, as shown SDP minor amendment 2012-015. The reason and justification for the waiver are addressed as follows: Reason for waiver: Part of the Site Development Plan for the Fire Station includes parking spaces for UVA uses, as part of the warehouse lease agreement with UVA. 7 perpendicular spaces along Kirtley Lane,extending an existing row of perpendicular spaces,are proposed but exceed the normal 5% grade limit. The average slope across the proposed spaces (side-to-side) is 12.7%. Justification for waiver: • The 7 spaces are important to UVA's parking needs at their Northridge medical complex. Actual needs have exceeded expected needs and patient-clients have not always had sufficient parking. The planned parking spaces are intended for the hospital employees, allowing the main lots to more adequately serve the public. • The grade conditions would not be experienced by general public as the proposed spaces are intended as employee parking (restricted accordingly with signage), so familiarity with the grade conditions would help alleviate some concerns the normal standards are intended to address. • The additional 7 spaces are planned as an extension of an existing parking area with 18 spaces in a very similar configuration. This existing area is functioning adequately with a slope between 11% and 12 %, with the upper end of the existing spaces having the same Now cross-slope as is proposed for the additional spaces. In addition, the same situation exists on the west side of Kirtley Lane, where the Volvo dealership has parking. MEMORANDUM *we `414104 Parking Space Grades Waiver- Ivy Fire Station May 30, 2012 Page 2 Nod • The proposed spaces closely conform to the existing road grade. There is no feasible way to change the grade of Kirtley Lane, so any spaces provided there would need to work with the existing grade. We looked at alternatives to reduce the cross-grade, but nothing appears feasible. If the parking spaces gets flatter than the road, a transition between the two is needed, which means the space needs to go further into the slope. We have not shown this as our proposed condition since there it would not provide a substantially better condition, given the existing context. An 11x17 version of the site plan showing the proposed spaces is attached for your reference. I am also attaching some photographs of the existing situation to help illustrate how the proposed spaces relate to the existing spaces. We believe this design balances the constraints of the site,public safety and the important needs of the UVA Health System. It does not appear that the strict application of the parking space grading standards would best serve public purposes,whereas granting this waiver would allow for reasonable adaptation to existing conditions and help meet a public need. If you have any questions or require additional information,please do not hesitate to contact me. Attachments: a. 11x17 site plan showing spaces and grading proposed b. 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' ' ,t'h"4.1 ,'',-.-. ,:ltr.: . ."L.,,.:.4., i.Y .. . 'T,1,1.," . 7,41,4 s 4,...4,,4at ;*Oh"''71'1' , .",, , V.., 1,---,- . - .4 - -1-c-147-... .r - ,.--t*, '.r. Y*. ■ -: .,.. ''' , '''''..( •istr 1..7,1t,',, -- ,,; le 4.4' 1:',i'*X4*,4.‘. „ie. 1,- 440 . . t...,..,...4 1' .' '. '; h, = 4.4, `ii.:0 t '' 4i.1.• ,. . . .„ „..,.. . . . ‘ ..,.. -'4,1;t77T....3:14f.' ,•t:*,,,.1%P" '•'°' ,, '',.'•-'.-r, . .- , ' ,..: S 4 e- ' '''' .fir ''..._ - ,40 fr_' "* ','-‘0 Alli„ il - 00614' .;;....c„ ;;14',."-4,..:•"0,-4i!,- 't- 1, ' '* , ,* ,--,. 4 , 'rt . . , V L. :•'• (KJ , t,..}..14,..,: „.„,...-;„ ....,..„,„„tit,,,,t,t.-, ...k. ,,,,Q,...?, ...?.. V• ..--..,,,,,,,,,n,, t 1.,, 0.-„.„ . ''''''ifr 4`' .-.1. f; • I ' . ' • R,",,r,....‘t,■-, ,' 44i'''',**.e.4,- 1 ::4 ti : , 1,. ,,", ,. . . . . .., t . .• • ,4'...; ' .^: ■ ..- ATTACHMENT C. Slopes/Maximum Grade Exhibit Horizontal to Horizontal Average Vertical Slope to Vertical Parking Ratio Slope Space (20:1) Ratio Grade [County requirement (8:1) Requested per 4.12.15 of the Zoning Ordinance and the Design Standards Manual] Slope in 5.0 10 12.5 13 15 ;: . 5 Slope in 2.86 5.71 7.13 72k: 7.41 8.53 Degrees • Figure 1: Maximum 5%Grade- Figure 2: 10%Grade: A maximum of Figure 3: -12-13%Grade: 12%-13% Design Standard 10%grade has been previously grades have never been approved approved through waivers through parking space grade waivers,to date,due to safety and welfare concerns ATTACHMENT D. Site Photos by Staff on June 13, 2012 NSW �n .' - 4 b IC Illi ' ' as z u . y�:t Photo 1: Existing Warehouse at 640 Kirtley Lane: Section 1 of 3 emu,: >�.;., u- I , 1 n.: __�. p fir► Photo 2: Existing Warehouse at 642 Kirtley Lane: Section 2 of 3 ATTACHMENT D. Site Photos by Staff on June 13, 2012 a.3 Illitimilms Photo 3: Existing Warehouse at 644 Kirtley Lane: Section 3 of 3 t ` k . is k;, �'^ '""0 „ ..�N \ e a -f ' ti ., ! • .1,",,, -:..--..,7*---te } *•, ., y"� . ?�,., r �'iR r '" "W' x . .r a'" it� y. R .°i ' c rr'p tf:x7 _5.-_-__-,'- .f. S " .. y �f y t/ NS Photo 4: Existing Treeline Directly in Front of Kirtley Warehouse ATTACHMENT D. Site Photos by Staff on June 13, 2012 E s Photo 5: Existing Conforming Parking Spaces Directly in Front of Kirtley Warehouse • Fs l' rz .4 .R" 4 I "rr Photo 6: View Uphill from Kirtley Warehouse towards Ivy Rd. - Existing Parking Spaces are Nonconforming at > than 5% Maximum Grade vitiope ATTACHMENT D. Site Photos by Staff on June 13, 2012 7 .,A il . �� r s 8 s\ . mirr-----' + ......0 Photo 7: Another View Showing Incline to Ivy Rd. 4 f i a) �.x. i iiii J ,3 Wgp1(eay Photo 8: View Downhill to Kirtley Warehouse—Volvo Parking is on the West Side of Kirtley Lane Nose ATTACHMENT D. Site Photos by Staff on June 13, 2012 4714 r.,r. MN _ _y ._2 fir+ �...- Photo 9: View Uphill to Ivy Rd. from Kirtley Warehouse; Existing Parking Spaces on Picture Left/East are Nonconforming