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HomeMy WebLinkAboutCCP201300001 Staff ReportAl tG1.`AA COUNTY OF ALBEMARLE STAFF REPORT SUMMARY Project Name: CCP 2013 -00001 Staff: Andrew V. Sorrell, Senior Planner County Purchase of 705 Rio Road West Planning Commission Public Hearing: Board of Supervisors Public Hearing: April 23, 2013 N/A Owner /s: Martha Jefferson Hospital Applicant: Albemarle County Tax Map Parcels: 61 -120K Acreage: 3.114 acres Location: 705 Rio Road West which is the south side of Rio Road West (Route 631), approximately 600 feet west of the intersection of Route 29 Seminole Trail and Rio Road West. Zoning District: HC, Highway Commercial Magisterial District: Rio Conditions or Proffers: No Proposal: Compliance with the Comprehensive Comprehensive Plan Designation: Plan review for County use of 3.114 acre property for Urban Mixed Use (in areas around Centers) potential public library, local government or schools storage, temporary or permanent rescue squad location, or support services and school technology facilities. Use & Character of Property: Use of Surrounding Properties: developed, Building formerly used as part of the Phillips commercial/ retail Building Supply Company, developed. Factors Favorable: Factors Unfavorable: 1. The site is centrally- located in a designated 1. At peak usage, the onsite parking may be Development Area and has access to necessary inadequate. This will need to be addressed public infrastructure including a good as part of the development review / transportation network and public utilities. permitting process. 2. A public library on this site will provide for an 2 . Stormwater management facilities and the institutional use that will complement and support slope of the front parking area do not meet the Urban Mixed Use center and areas around it. current regulations. This will need to be 3. The existing building can be renovated to meet addressed as part of the development review the general community facility standards and /permitting process. more specific library facility needs and standards as set forth in the Comprehensive Plan. 4. The renovation of the building and site will not impact streams, floodplain, WPO or steep slope. RECOMMENDATION: Staff recommends that the Commission find that the location, character and extent of the proposed uses of 705 Rio Road West are in substantial accord with the County's Comprehensive Plan for the reasons identified as the favorable factors of the staff report and outlined in said report. CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 1 STAFF PERSON: PLANNING COMMISSION: Andrew V. Sorrell April 23, 2013 CCP 201200001 COUNTY PURCHASE OF 705 RIO ROAD WEST Review for Compliance with the Comprehensive Plan (Va. Code 15.2- 2232) BACKGROUND The County is currently evaluating the feasibility of the re -use of the property for several capital program needs. The two primary needs being evaluated is converting the building to a permanent public library serving North Albemarle County as well as a potential location to meet the long -term storage needs of local government, including the school system. The County commissioned an architectural firm to conduct a phase 1 environmental study and an adaptive use study to determine what challenges may lie ahead for converting the site to use as a public library. As initially submitted, Office of Facility Development (OFD) staff requested two parcels — 61 -120 (721 Rio Road West, 4.369 acres) and 61 -120K (705 Rio Road West, 3.114 acres) be reviewed for compliance with the Comprehensive Plan for possible County facility use. OFD staff has decided not to pursue Parcel 61 -120 at this time and it has been removed from the compliance review request. As part of the County's due diligence period, other possible uses of parcel 61 -120K that have been identified are a temporary rescue squad location, or support services and school technology facilities. This review is to confirm prior to the end of the due diligence period (May 2013) compliance with the Comprehensive Plan for the potential uses listed above on parcel 61 -120K. PURPOSE OF REVIEW A Compliance with the Comprehensive Plan Review (or "2232 Review ") considers whether the general location, character and extent of a proposed public facility are in substantial accord with the adopted Comprehensive Plan. It is reviewed by the Planning Commission and the Commission's findings are forwarded to the Board of Supervisors for their information. No additional action is required of the Board. The Commission's action is only related to the appropriateness of the site for this public use, and is not an action or recommendation on whether the station should be funded and / or constructed. CHARACTER OF THE SITE / AREA Parcel 61 -120K is a 3.114 acre parcel formerly owned by the Phillips family and operated as part of the Phillips Building Supply Company (as was the adjacent parcel 61 -120). The site is bounded by developed commercial land on all sides. Parcel 61 -120 to the east is approximately 4.6 acres and contains an additional building complex formerly associated with Phillips Building Supply. The headquarters for the Daily Progress is located immediately to the west on Rio Road. Self storage units are located on adjacent property to the southwest. Properties to the south include office condos fronting on Berkmar Drive as well as other office uses. Properties to the north across Rio Road include existing office and retail uses. The property is zoned for HC Highway Commercial and is within the jurisdictional boundaries for water and sewer and is served by both utilities. The property is within the Entrance Corridor for Rio Road and is also in the Airport Impact Area for the Charlottesville - Albemarle Airport. CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 2 Any proposed changes that require a site plan, site plan amendment or building permit would require Architectural Review Board (ARB) review and approval prior to final application approval (it is recommended that OFD engage the ARB very early in the design process for any proposed changes). The property is designated as Urban Mixed Use (in areas around centers) in the Places 29 Master Plan portion of the Comprehensive Plan. The Places 29 Master Plan was adopted in 2011. SPECIFICS OF THE PROPOSAL Details of the proposal as currently anticipated are provided in Attachment C. In summary, the project will involve renovation of approximately 57,000 of gross square feet of exiting building plus an approximate addition of 10,000 square feet for new construction (an expanded entrance and mezzanine). The first floor and mezzanine include 28,960 square feet and the full basement provides approximately 23,990 square feet. The current Northside Library is 15,572 square feet in area. Parcel 61 -120K would provide the opportunity for 29,060 square feet on the main floor, an enlarged mezzanine of 5,400 square feet and about 1,500 square feet in the basement to be used for the Bookmobile. In total a new Northside Library would provide a gross square footage of 35,960 (including the proposed 1,500 square feet in the basement for the bookmobile). The remaining 29,466 gross square footage would be is the basement for other possible uses (such as storage and location of a temporary rescue squad location). Type and Frequency of Use Hours of operation as a public library would be consistent with the current operations of the Library at Albemarle Square, including general operating hours as follows: Monday - Tuesday: 12 - 9pm Wed: 10am -9pm I Thurs: 10am -6pm Friday - Saturday: 10am - 5pm Sunday: closed A maximum occupancy of 10 -12 library staff members is expected. Site Access and Parking The site is accessed from a shared entrance on the south side of Rio Road West. The entrance is shared with the adjacent parcel 61 -120. The shared entrance continues to a north -south vehicular access shared by parcels 61 -120K and 120 — this arrangement was convenient to the prior owner as they owned both parcels. A security fence currently crosses this access road. The Zoning Ordinance requires one parking space per 1,000 gross square feet of space. Currently the site provided about 60 parking spaces (about 50 in front of the building and about 10 on the side). Given the proposed space usage for the library of nearly 36,000 gross square feet, there appears to be adequate parking on -site (36 spaces are required). Matters such as location of handicap parking spaces, cross slope grades on parking spaces, resurfacing of the parking lot, peak use parking, adequate parking lot lighting meeting dark sky provisions, appropriate circulation and location for book drop- CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 3 off, and design that addresses Entrance Corridor Guidelines will need to be addressed at the site development stage. The consultant also found that the parcel falls short of current stormwater management regulations. Renovation of the site will require the upgrading of stormwater management and may include stormwater retention to manage the quantity and quality of stormwater runoff. Other Considerations The County has long -term need for local government and schools storage to meet procurement and record retention laws. The loading docks and ample parking at the rear of the building on the basement level are well- suited for such use, which could include periodic County auction of surplus items (not more than one time a month). It is anticipated that approximately 29,466 gross square feet could be renovated to support County and school storage needs. The space would generally be used during normal business hours. This would replace approximately 31,000 square feet of storage space currently leased in Seminole Place. Security of this rear area as a storage area would need to be addressed. There is also the possibility this could be a temporary location (up to one year) for the Albemarle County Rescue Squad in a portion of the basement of parcel 61 -120K while renovations are being completed at the nearby Seminole Station. If used for a rescue squad facility, one ambulance and three staff operating on a 24/7 schedule would be located on site. Service space and temporary living quarters for duty crews are anticipated to be provided. Other than the aforementioned public uses, no other use would be provided. STAFF COMMENT The purpose of this review is to determine if the proposed location for the aforementioned pubic uses are consistent with the Comprehensive Plan. This proposal has been reviewed based on Comprehensive Plan policy, including the Community Facilities Plan (part of the Land Use Plan) and the Places 29 Master Plan (and the draft Comprehensive Plan currently under review). COMPREHENSIVE PLAN Community Facilities Plan The Community Facilities Plan, a component of the Comprehensive Plan, provides the following guidance regarding the development and location of community facilities. The Comprehensive Plan provides specific guidance on public facilities such as libraries and fire rescue stations. Due to the infrequent need for local government and schools storage space is not addressed with specific facility standards in the Plan, are addressed through the overall community facility standards. Objective: Give priority to facilities which address emergency needs, health and safety concerns, and provide the greatest ratio of benefit to the population served. Staff Comment: This will meet the service standards found in the Places 29 Master Plan for a new library in the northern part of the County. Such recommendation is also found CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 4 in the Community Facilities section of the draft Comprehensive Plan currently under review. The use of the site for an emergency service facility is needed to meet the service standards established in the Community Facilities Plan. Objective: The location of new public facilities should be within the County's Development Areas so as to support County land use policies. Development Areas such as Communities and Villages will serve as service center locations for the Rural Areas. Only in cases where it is not possible to locate a new facility in the Development Area due to physical constraints, or the nature of the facility, and /or service(s) provided, will public facilities be allowed in the Rural Area. The location of community facilities can be an important factor in determining where development can and will be accommodated. Therefore, the provision of community facilities must be carefully coordinated with the land use plan to ensure the adequate provision of facilities and services to accommodate existing and anticipated development. The primary focus of the land use plan is to encourage development in the Development Areas; the necessary facilities should be provided to support this pattern of growth. In certain cases it may not be appropriate, or possible, to provide facilities solely in the Development Areas due to the nature of the service or other unique circumstances. However, the priority is to provide the highest level of service to the Development Areas. Staff Comment: this location for the possible public uses is within the Development Areas, Neighborhood 1 (Places 29). Objective: Priority shall be given to the maintenance and expansion of existing facilities to meet service needs. Maintenance of existing facilities is of primary importance. No benefit is gained if new facilities are provided while existing facilities deteriorate and become substandard. Also, in meeting new service needs, consideration should be given to whether the existing facilities can provide an adequate level of service through modification of them. Staff Comment: The County leases the site of the current Northside library location as well as local government and schools storage space. Leasing space limits the County's ability to expand the facility or significantly modify it. Objective: All sites should be able to accommodate existing and future service needs. All buildings, structures and other facilities shall be designed to permit expansion as necessary. Staff Comment: The parcel and building are expected to accommodate the identified existing and future public service needs. Parcel 61 -120K has a good portion of unused land that could support additional construction depending on the future activities on site and parking requirements. Objective: Schedule funding of community facilities through the Capital Improvement Program (CIP), based on the adopted Community Facilities Plan. CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 5 Staff Comment: A proposed permanent northern Albemarle Library is scheduled for funding as part of the Capital Needs Assessment (CNA) which is for projects outside of the FY 14 -18 planning timeframe of the CIP (FY 2019 -22) and is based upon the adopted Community Facilities Plan. Funding for the lease of local government and schools storage space is addressed in the CIP with a yearly renewable lease for the next five years. The CNA also proposes a new permanent building to house support services and school technology facilities that would need to be amended if such uses were to be located at the proposed site. Objective: All community facilities shall be in conformance with County regulations, site development standards, and policies to the greatest extent feasible. County projects are expected to meet all County development regulations and procedures, consistent with any other like type of development project. County projects should further strive to achieve or meet all other appropriate development standards and policies established /encouraged by the County (stormwater /water quality, critical slope management, building form /orientation, amount/location of parking, pedestrian /bike accessibility, others). Public projects should be examples of good development and should be models to demonstrate the type of development the County wants to see. Staff Comment: Further development for the identified public uses may necessitate modification to certain development standards that relate to parking lot slope since such parking already exists today and would be difficult to modify given the current buildings location. Renovations to the building will meet or exceed County development standards to set a good example of public projects the County desires. Objective: Determine the value of maintaining existing but obsolete facilities and sites for the potential re -use for other services /facilities prior to their disposal. Consideration should be given to the re -use of public facilities /sites for other public uses, if no longer viable for its original service /facility. It is costly and often difficult to purchase property and site public facilities in new locations. Prior to disposing of public properties, a review of the site /facilities potential for other public uses or reservation of the property for future use should be considered. Staff Comment: The proposed would involve re -use of an existing private structure built in 1989. Library Service Objectives and Standards The following provides specific service objectives and standards for the Library System (as found in the existing Community Facilities Plan) that relate to the development and location of new libraries. Updates, changes and additions that are reflected in the draft Comprehensive Plan will be noted at the end in staff comments: Library Service Objectives: Location - CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 6 Libraries should be provided in the designated Development Areas. Locate library facilities in a manner that provides the most convenient access possible to residents within the designated service area. Services to the Rural Areas shall be provided from facilities located within the Development Areas and by the Bookmobile service. Other such alternative outlet facilities /services (such as small kiosks /outlets with network connections to the library system) which do not require significant capital outlays for buildings may be considered as alternative methods for providing service to the Rural Areas, if consistent with the County's Growth Management and Rural Area policies. Building Space - 3. Provide a total library space of 0.7 gross square feet (gso per resident in the Albemarle - Charlottesville area. This is measured as the aggregate space of all buildings in the County. It should be recognized that the state's minimum library space standard (Library of Virginia standard) is 0.6 gsf. Due to the level of service experienced in the County, it is most desirable to strive to achieve the 0.7 -gsf level; the state standard should be considered the minimum acceptable standard. Service Area - 5. Specific service areas should be identified for each library facility. 6. Desirable travel time to the library facility for 75 percent of the service area should be ten (10) minutes for Development Area residents and 20 minutes for Rural Area residents. 7. Bookmobile. Maintain existing service to the outlying areas, especially those areas that require outreach service. Ensure that the bookmobile is maintained and replaced when necessary. Staff Comment on Service Objectives: The proposed site is within a designated Development Area (Neighborhood 1, Places 29) at a location convenient to residents of northern Albemarle. Building space is provided at the rate of 0.7 gross square feet as recommended. It is believed that in the proposed location, the desired travel times of 10 minutes in the Development Area and 20 minutes for the Rural Area for 75% of the service area can be achieved. Bookmobile service is proposed to be located in the basement of the new facility. Library Service / Facility Standards: 1. Location of Site. Locate library facilities within neighborhood centers, downtown areas, or other commercial /service area concentrations. Locations in or at the edge of residential neighborhoods may also be considered an appropriate location. Library location /design should be consistent with the general intent for the facility as described in the Comprehensive Plan - Neighborhood Master Plans. Staff Comment on Service Standard 1: The proposed site is within the Development Area at a location that has an existing concentration of commercial and service uses. The Future Land Use Map in the Places 29 Master Plan designated this property and the area around it as Urban Mixed Use (In Areas Around Centers). The purpose of such a designation is to support Centers with uses that may not be adequately accommodated in Centers themselves. See the staff comment on the Places 29 Master Plan for more detail. CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 7 Further specific guidance on the location of a future Northside library is found in the draft Comprehensive Plan as well. The draft Comprehensive Plan has the following objective in the library standards of the Community Facilities Section: Objective 6: Undertake planning and site analysis for construction of a new library facility to replace the existing Northside Library in the northern part of the Development Areas. The preferred location is south of the South Fork of the Rivanna River in the general vicinity of the existing facility. The proposed Library Facility standards in the Appendix of the draft Comprehensive Plan state: Library location and design should be consistent with the general intent for the facility as described in the Comprehensive Plan - Neighborhood Master Plans. The location of the proposed site is consistent with the location objectives and standards of the Comprehensive Plan. 2. Alternative Service Space. Prior to making a major investment in buildings and resources, alternative facilities such as leased space in commercial /office areas (store front space), temporary modular structures, kiosks, or other public institutional areas shall be evaluated and utilized. These sites shall be utilized until it is determined that adequate demand for the service exists and the type of permanent facility needs to be provided is determined. Both leased space and modular facilities can be considered a long -term facility option, if those types of facilities prove to meet long term needs and are cost efficient. Staff Comment on Service Standard 2: The current Northside Library location is in leased space of approximately 15,000 sq. ft. The new library would more than double this space. The need for a permanent public library facility has been identified for over 10 years. 3. Buildings. Most branch libraries will be full - service facilities with similar offerings. Due to construction and operational cost efficiencies, generally libraries will be between 15, 000 and 30, 000 square feet in size. Smaller facilities may be appropriate, given the needs of the service area and the relationship of the facility to other library facilities. Minimum size for a headquarters library building shall be 25,000 square feet. Single story storage structures are preferred due to construction cost, operational efficiencies and security. However, multi -story structures are seen as a viable option to allow a location on a smaller infill site, or to address topographic and /or other site constraints. 4. Books /Indoor Facilities. JMRL standards of total collections, resource materials, special rooms, staff space and public seating space shall be utilized. Collection Size. videos, DVD'S, Public Seating. Provide three (3) items per capita (books, books on tape, CD's, etc.). Three (3) seats per 1000 residents. A variety of seating choices CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 8 will be provided for adults and children. Lounge seating for casual reading, study tables, and computer stations will be provided. A quiet study room may be provided depending on need. A separate children's program room may be provided based on the characteristics of the service area. Seating meeting ADA requirements shall also be provided. Staff Work Areas. Staff areas should be adjusted to each branch's need. Public service desks as well as staff workrooms should be large enough to handle peak loads. General Meetinq Room Space. Meeting room space should be provided based on a minimum of ten (10) sq. ft. per seat (Library of Virginia standard), minimum of one for a library of less than 15, 000 sq. ft., minimum 2 for a library larger than 15, 000. Additional meeting rooms may be provided depending on the needs within the service area. Meeting space will support programs for both adults and children. 5. Size of Site. The site should be large enough to provide a sufficient square or rectangular library footprint, the required parking, future expansion needs, and allowances for setbacks, zoning requirements and suitable landscaping. A target minimum size is 2 acres, with more acreage potentially needed for larger facilities. Smaller sites may be appropriate depending on the character of the site, building design, and ability to use alternative parking schemes. Staff Comment on Service Standards 3, 4, and 5: The new Northside library will contain approximately 36,000 gross square feet which more than meets the sizing guidelines for a library facility. The "test fit" completed by the consultant provided for two meeting rooms. In addition, the area of the site at 3.114 acres meets the minimum size guidelines of 2 acres. More details on the interior design of the "test fit" can be found in Attachment C. 6. Parking. Adequate parking should be provided to support the overall use of the building. ADA parking requirements shall be met. The actual amount of parking for each library should be determined as part of the building program. The quantity will be determined by the building size, population served location, availability of public transportation and other factors. In high volume locations with limited transportation alternatives, 1 space per 300 gross floor area may be necessary. On- street parking and cooperative parking with adjacent uses should be utilized as ways to meet parking needs. Parking areas should not be located between the building and street, to the extent feasible. 7. Accessibility. The site shall be easily accessible by auto, transit service (where available), bicycle, and pedestrian by sidewalk. Staff Comment on Service Standards 6 and 7: 40 parking spaces are proposed to be provided. This meets the requirements of the Zoning ordinance which is 1 space per 1,000 square feet (36 spaces are required). As the site is renovated, all ADA parking requirements will be met. If the high volume service standard is used, the facility would need 120 parking spaces. It is possible at peak usage times the site will need more than the provided 40 parking spaces. Provided that the site is served by public transportation via CAT (Route 5) and with pedestrian access from Rio Road via existing sidewalks, alternative transportation options will help offset parking needs. However, if the County does not purchase the adjacent parcel 61- CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 9 120, a shared parking arrangement would be needed with that parcel for additional parking as needed. While there is additional parking space behind the existing building, it is at a lower grade that the parking area in front of the building as is not convenient to the public. 8. Neighborhood Compatibility. The library should be compatible with surrounding adjacent properties and neighborhoods, both for existing and future land uses. Other factors in considering compatibility include traffic impacts and quality and character of surrounding development (architectural design, scale, landscaping, maintenance, etc). 9. Visibility. A prominent location is required to attract and encourage use of the library. The site shall be located where people can access it and conduct other activities in the same trip. Available street frontage, building placement, location relative to employmenUservice /activity centers; existing traffic volumes shall be considered in evaluating visibility. Staff Comment on Service Standards 8 and 9: The proposed facility will renovate an existing site and facility that was home to a building supply company. Adjacent land uses are mostly commercial and retail in nature currently and will be compatible with the existing neighborhood as well as remain compatible if and when the neighborhood redevelops in a more mixed use fashion. The location is highly visible and is well - placed right off of Rio Road and Rt. 29. The site has a high amount of traffic adjacent to it and is served by an existing left turn lane into the site. 10. Environment. The relationship of the building to the topography of a site shall be such that grading and development costs are minimized. The library site should not disturb any environmentally sensitive resources located on the site such as streams, wetlands and steep slopes. The environmental resources on the site are not to be extensive enough to alter or restrict the design of the building structure. The soil and subsoil conditions on the site are to be both adequate for supporting the building and vegetation. Staff Comment on Service Standard 10: The consultant did not identify major environmental issues with the site. Since the building on site is already developed, the relationship of the building to the site will not involve significant grading and development costs. The site is sloped towards the rear of the property and does not have any streams, wetlands or steep slopes. The parking lot has areas that have slopes that exceed the current requirements for parking lot slope. In addition, the site does not meet current stormwater management regulations. Each of these items would need to be addressed if the site was to be renovated and would improve and lessen the impact of the site's usage on the environment. 11. Pedestrian and Bicycle Access. Provide sidewalks, walkways, and /or trails to connect the library site to the neighborhood(s). The County should program in the CIP necessary walkway improvements within a X mile radius of the site to provide adequate pedestrian linkages between the neighborhood and the library. In addition, bicycle parking shall be provided. CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 10 12. Infrastructure. Public water and sewer service to the site is desirable at the time of acquisition. Roads providing access to the site should be designed to accommodate the expected traffic flow. All necessary road improvements to accommodate a library such as turn lanes, acceleration /deceleration lanes, signal light, etc. shall be installed at the time of construction. 13. Lighting. On -site lighting (for parking, fields) should be the minimum necessary to provide for adequate safety and security. Staff Comment on Service Standards 11, 12, and 13: As can be seen on the aerial image of the site, sidewalks are provided along the frontage of the parcel along Rio Road. Bicycle parking facilities will be provided on site at a location convenient to the main entrance. The site is with the jurisdictional area for public water and sewer and water and sewer lines are adjacent to the site. The Virginia Department of Transportation (VDOT) has indicated that in addition to ensuring connectivity is achieve between adjacent parcels (when possible), it should be considered if the parcel and its proposed uses would warrant a right turn lane into the site. A left turn lane from Rio Road is already provided into the parcel. Consideration should be given the proximity to the intersection of Rio Road and Rt.29 and the slower speeds that motorists will be traveling as they approach the intersection when discussion of a right turn lane is discussed. If a right turn lane is installed; it will take out a row of parking in the front of the building. Additional exterior lighting will be needed since the facility will be open in the evening hours. Zoning staff has indicated that a site plan amendment will be required when exterior lighting is changed/ added. Exterior lighting should be of the "dark sky" type. 14. Sustainability: Structures - Community facilities should be designed and constructed with a commitment to providing facilities that are environmentally responsible. By addressing environmental responsibility in the design and development of community facilities, the County will create facilities that protect ecosystems, enhance biodiversity, improve air and water quality, reduce solid waste, and conserve natural resources. Employee health - Community facilities should be designed and constructed with a commitment to occupant health and community benefits. By addressing occupant health and community benefits in the design and development of community facilities, the County will be creating facilities with improved indoor air quality, improved thermal and acoustic environments. These facilities will enhance occupant comfort and health, and contribute to the overall quality of life. Staff Comment on Service Standard 14: If this site is selected for a public library, the site and building is planned to be renovated in a manner strives for LEED certification. The County endorses LEED standards for new structures and minimum LEED standards requires providing natural light. To meet this need and to address user needs, the consultant proposed to add storefront windows to the side to add natural light to the interior as well as removing a section of the roof and constructing a clearstory to bring natural light into the center of the building. In the draft Comprehensive Plan currently under review, the following strategies are CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 11 proposed to encourage LEED certification and energy efficiency. Strategy 3a.3: For new County projects, perform energy modeling during the design - development phase to assess long -term economic benefits of green upgrades. Strategy 3a.4: Achieve U.S. Green Building Council Leadership in Energy and Environmental Design (LEED) basic level certification on all new public buildings so long as planning and energy modeling determine that the upfront expense does not unreasonably exceed the long -term savings. Strategy 3a.5: Encourage the use of green building standards and practices for retro- fitting existing buildings and new construction by working with the building and business communities in offering choices of design for better efficiency. Staff opinion is that the proposed public library and storage area is generally consistent with the Community Facility Plan recommendations. Fire Rescue Service Objectives and Standards The following provides specific service objectives and standards for Fire Rescue (as found in the existing Community Facilities Plan) that relate to the development and location of new fire / rescue facilities. Updates, changes and additions that are reflected in the draft Comprehensive Plan will be noted at the end in staff comments: Fire Rescue Service Objectives: 1. Achieve an average response time (how long it takes once the call is dispatched from ECC until a fire apparatus arrives on scene) to fire emergency calls of five minutes or less in the Development Areas and thirteen minutes or less in the Rural Areas. 2. Achieve an average response time (from time the call is dispatched from ECC to time an EMS staffed vehicle arrives on- scene) to rescue emergency calls of four minutes or less in the Development Areas and thirteen minutes or less in the Rural Areas. 3. Construct fire and rescue stations at strategic locations throughout the County to help achieve desired response times to all emergency calls and increase the level of service. Staff Comment Service Objectives 1 -3: Use of a portion of the facility as a small rescue station is proposed to be temporary for up to one year. The site is in a designated Development Area that is centrally located and consistent with the intent of the Places 29 Master Plan. The site has direct access to a minor arterial road that is not hindered by steep grade, railroad crossings or restricted access bridges. Fire rescue would need to control the traffic signal at the intersection of Rt. 29 and Rio Rd. during an emergency call. 40 parking spaces are proposed to be provided for the library use. Sidewalks are provided along the frontage of the parcel along Rio Road. The site is with the jurisdictional area for public water. Given the existing building configuration, parking for the rescue station would be located behind the building. As a temporary use, a more detailed analysis of the fire rescue service and facility standards is not provided, CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 12 however, as a temporary use, there is adequate space to accommodate the needs of a small rescue station. The draft Comprehensive Plan proposes an additional objective: Objective 4: Fire rescue stations should be located in centers or commercial, service and industrial areas. Locations near or adjacent to neighborhoods may be acceptable; however, potential noise and traffic conflicts must be adequately addressed. The temporary location of a rescue station on site will be in an area of existing commercial service in an area around a Center. Noise impacts during emergency responses should not be significant due to the location of only one ambulance no site as well as the limited number of nearby residences. Staff opinion is that the proposed temporary use of a rescue station is generally consistent with the Community Facility Plan recommendations. Places 29 Master Plan Because the property is in Development Area 1, which is part of Places 29, it is necessary to weigh the impact that using the parcel for public uses such as a public library, rescue station and storage space could have on key components of the Master Plan. The property is designated Urban Mixed Use (in Areas Around Centers). The Places 29 Master Plan provides the following guidance: Urban Mixed Use This designation is used both inside and outside of the Centers. In Centers and in the Uptown, it includes a balanced mix of retail, housing, commercial, employment, and office uses, along with some institutional and open space uses. The types of retail and services, as well as dwelling unit types, vary depending upon the type of Center (see Land Use Table LU1) and the land use designations in the area around the Center (see Land Use Table LU2): Primary uses: community and regional retail, commercial service, office, and other employment generators, with a mix of residential types. At least two different types of dwelling units are recommended. In the Uptown, office, research & development (R &D), and flex uses are also considered primary uses. Secondary uses: office, research & development (R &D), and flex (where appropriate in smaller Centers), with open space and institutional uses that are essential to place- making within Centers. [emphasis added]. In the areas around Centers (see Table LU2), there is also a limited amount of land designated Urban Mixed Use. These designations are intended to provide space for uses that do not fit within a Center because the use requires more land for larger buildings and /or parking lots. Auto commercial service uses are examples of uses that may require more space than is available for a single use in a Center (see Land Use Table LU2). [emphasis added]. Staff Comment on Places 29 Master Plan: As can be seen above, institutional uses such as public libraries are secondary uses that are essential to place- making within Centers. In areas around Centers, areas CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 13 designated Urban Mixed Use are intended to provide space for uses that do not fit in a Center due to the need for larger buildings/ parking lots and land. Staff believes that a public library strongly supports the primary uses in the adjacent Center such as the mixed residential uses. Libraries foster places for public gathering and learning. They act as a center and place for the public to meet. The Places 29 Master Plan calls for upgrades to the Seminole Trail Station and Rescue building facilities (project # 35). As a temporary use to support the expansion of the nearby Seminole station (part of the current CIP program), temporary use of the site (for up to one year) for a small rescue station is appropriate. The Places 29 Master Plan land use table (LU2) states institutional uses in Urban Mixed Use (in areas Around centers) are a secondary use that should have a maximum single building square footage of 20,000 square feet. While this facility exceeds the square footage guideline, the building is existing and is not planned to be altered in a way that will significantly increase the buildings footprint on the site. As a public library, the use would be one that supports primary uses in the Center such as mixed used residential and retail uses. Storage uses are permitted provided that activities are indoors (except for parking). Nuisances such a noise and traffic would be expected to be less than when the facility was used as a building supply company. The Places 29 Master Plan calls for a Small Area Plan (project references #18 and 37) to be developed for the Rio Road and Route 29 intersection. Due to the site close proximity to the intersection, it would like be part of such a Small Area Plan. The Small Area Plan will help determine more specific land uses, the local street network for the area, and intersection improvements. The precise area to be subject to the Small Area Plan should be determined as the first step in the process. Such a Plan would help implement access management standards in the area. The Places 29 Master Plan also calls for a new library in Northern Albemarle (reference project # 34). The proposed facility meets the guidelines provided which include a new facility located in Neighborhoods 1 or 2 and a facility that is consistent with the Comprehensive Plan Community Facility standards. The community facility standards for libraries are also listed in the Places 29 Master Plan. In the library recommendations, it is recommended that a new library be constructed in the next 5 to 10 years (2011). It further goes to state that the facility should be located in a reasonably accessible location to the Places 29 area. The proposed located would be in a location accessible to those in the Places 29 neighborhoods. If the facility is chosen for a public library, it would be meeting the guidelines of having a permanent library facility by 2016. Staff opinion is that use of the proposed site for a public library and temporary rescue station as well as indoor storage is consistent with the recommendations of the Places 29 Master Plan. SUMMARY Factors Favorable: CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 14 1. The site is centrally - located in a designated Development Area and has access to necessary public infrastructure including a good transportation network and public utilities. 2. A public library on this site will provide for an institutional use that will complement and support the Urban Mixed Use center and areas around it. 3. The existing building can be renovated to meet the general community facility standards and more specific library facility needs and standards as set forth in the Comprehensive Plan. 4. The renovation of the building and site will not impact streams, floodplain, WPO or steep slope. Factors Unfavorable: 1. At peak usage, the onsite parking may be inadequate. This will need to be addressed as part of the development review / permitting process. 2. Stormwater management facilities and the slope of the front parking area do not meet current regulations. This will need to be addressed as part of the development review / permitting process. Staff finds the proposed site and scale of activity for the proposed uses of 705 Rio Road West are in substantial accord with the County's Comprehensive Plan. RECOMMENDATION Staff recommends that the Commission find the location; character and extent of the proposed public uses of 705 Rio Road West in substantial accord with the County's Comprehensive Plan for the reasons identified as the favorable factors of the staff report as outlined above. ATTACHMENTS: A. Location Map B. Aerial Photo of Site C. Application D. Additional Detail on Proposed Library Use CCP 2013 -00001 County Purchase of 705 Rio Road West Planning Commission 4/23/13 Staff Report Page 15