HomeMy WebLinkAboutSP201400010 Staff Report 2014-08-19L�RGiNL�'
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP2014- 00010, Branchlands Assisted
Staff: Claudette Grant, Senior Planner
Living Facility
Planning Commission Public Hearing: August 19,
Board of Supervisors Hearing: To be determined.
2014
Owner(s): WIAL, LLC
Applicant(s): WIAL, LLC
Acreage: .97 acres
Special Use Permit for: Rest home, nursing home,
convalescent home, orphanage or similar institution
under Section 20.3.2.3 of Zoning Ordinance.
TMP: 061ZO- 03- 00 -005AO
By -right use: PUD - Planned Unit Development which
Location: Located on Branchlands Dr. approximately
allows residential uses at a density of (3 — 34 units per
125 feet north of the intersection of Lilac Court and
acre), mixed with commercial, service and industrial
Branchlands Dr.
uses.
(See Attachment A
Magisterial District: Rio
Conditions: Yes
Proposal: Request for a special use permit to
DA (Development Area): Neighborhood 2
establish an assisted living facility with up to 90
units,
Requested # of Dwelling Units /Lots: 90
Comp. Plan Designation: Urban Density Residential -
assisted living units/ 0 lots.
Places 29 (6.01 — 34 units /acre); supporting uses such
as religious institutions, schools, commercial, office and
service uses.
Character of Property: The subject property is vacant
Use of Surrounding Properties: The area is
and undeveloped. It is located within the Branchlands
characterized by a mix of commercial and residential
retirement village, adjacent to the Sargent House
development.
apartment building, Main Manor House and
townhouses on Lilac Court.
Factors Favorable:
Factors Unfavorable:
1. This proposed use was previously approved
1. No Unfavorable factors
for this site and this proposal is consistent
with the prior approved site plan and
conditions of the Branchlands PUD.
2. There are no anticipated detrimental impacts
on adjacent property resulting from the
intensification of the existing use.
Recommendation: Based on the findings contained in this staff report, staff recommends approval of SP 2014-
00010 Branchlands Assisted Living Facility with conditions.
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 1
STAFF CONTACT:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
Claudette Grant, Senior Planner
August 19, 2014
TBD
PETITION:
PROJECT: SP201400010 /Branchlands Assisted Living Facility
MAGISTERIAL DISTRICT: Rio
TAX MAP /PARCEL: 061 Z00300005A0
LOCATION: Located on Branchlands Dr. approximately 125 feet north of the intersection of Lilac Court
and Branchlands Dr.
PROPOSAL: Request for a special use permit to establish an assisted living facility with up to 90 units,
on .97 acres
ZONING: PUD- Planned Unit Development which allows residential uses at a density of (3 — 34 units per
acre), mixed with commercial, service and industrial uses.
ENTRANCE CORRIDOR: No
AIRPORT IMPACT AREA: Yes
COMPREHENSIVE PLAN: Urban Density Residential - Places 29 (6.01 — 34 units /acre); supporting uses
such as religious institutions, schools, commercial, office and service uses in DA Neighborhood 2.
CHARACTER OF THE AREA:
This site is vacant and undeveloped. It is located within the Branchlands community. The Woodlands
Day Care Center is located to the west. The Sargent House apartment building and Branchlands
community building are located to the east of the subject site; to the north is the Branchlands
Professional Center. There are several townhouses located to the south on Lilac Court. Also in the
vicinity are The Food Lion Grocery Store, Church of the Incarnation and Our Lady of Peace nursing
home facility for the elderly. The vicinity is a mix of residential and commercial uses.
PLANNING AND ZONING HISTORY:
There are several rezonings, special use permits, site plans, subdivisions and variances associated with
Branchlands. The following two projects provide the basis for the subject special use permit:
In December of 1980 the Branchlands PUD (ZMA1980 -026) was amended to include the
Branchlands retirement village as the primary residential component of the PUD (SP80 -63).
SP 96 -22 approved on August 21, 1996 allowed an assisted living facility limited to 90 units
containing not more than 120 beds.
DETAILS OF THE PROPOSAL:
The applicant proposes to construct an assisted living facility of approximately 77,500 square feet, and
up to four stories in height. The facility will include up to 90 units and up to 120 beds. The units may be a
mix of studio, one - bedroom and two - bedroom units. The proposed building is located within the
Branchlands development, a community oriented towards senior living. The proposal would provide an
assisted living facility /service that is sought after for many of the residents of Branchlands. SP96 -22 was
approved for an assisted living facility of 90 units and up to 120 beds and a site plan for the development
of this use on this site was subsequently approved (SDP96 -119). Both the SP and SDP have expired.
The Owner is seeking to re -apply for the expired SP. The Application Plan is attached. (See Attachment
B)
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of
Supervisors shall reasonably consider the following factors when reviewing and acting upon an
application for a special use permit:
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 2
No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
To the north, the proposed building will be adjacent to the Sargent House Apartment building and the
main manor house. Adjacent, and to the southwest are several townhouses located on Lilac Court.
Although the proposed layout of the building is slightly different than what was previously approved,
the maximum proposed height of the building remains unchanged at four stories. The townhouses on
Lilac Court were under construction when the original special use permit for the subject site was
approved. Now that the townhouses have been built and the subject site has been vacant for many
years, the proposal of a four story building will be different for the adjacent properties and change the
character of the vacant site but not be of substantial detriment.
Character of district unchanged. The character of the district will not be changed by the
proposed special use.
The addition of an assisted living facility will not change the character of the district, which is inclusive
of the following agencies and independent assisted and nursing care facilities focused on services for
the elderly: the Senior Center, Rosewood Village, The Laurels, JABA offices and Adult Day Care
Center, and Our Lady of Peace, an assisted living facility. This portion of the County is already
established with several elderly services and staff does not anticipate the addition of the proposed
assisted living facility to change the character of the area. It is anticipated that this proposal will be
complimentary to the other uses in the neighborhood.
Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter,
The PUD zoning district is established to permit residential uses at a density of (3 — 34 units per acre),
mixed with commercial, service and industrial uses. In addition rest home, nursing home,
convalescent home, orphanage or similar institutions are permitted under Section 20.3.2.3 of Zoning
Ordinance. An assisted living facility is an appropriate use in the PUD district and would be of service
to the residents in this portion of the County. The proposed use and site are consistent with the
approved Branchlands PUD.
...with the uses permitted by right in the district
An assisted living facility at this site is expected to be in harmony with other by -right uses in the
district. This use will not prohibit or affect permitted uses of adjacent property.
...with the re_ulations provided in section 5 as applicable,
Section 5.1.13 of the supplemental regulations applies to this proposal. This proposal meets all
provisions of Section 5.1.13: a) The surroundings are compatible to the use. b) Fire protection
requirements will be met during the site plan stage. c) This proposal is located in the Development
Area where emergency service and other applicable services for the elderly are easily accessible. d)
Recommended conditions require Iicensure by State agencies.
...and with the public health, safety and _-ggeneral welfare.
There are no significant negative traffic impacts anticipated from this proposal. Assisted living facilities
are generally low traffic generators. Drainage and downstream details can be addressed with final
site plans. Staff has identified no aspects of this proposal which is contrary to the general public
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 3
health, safety, and welfare.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
The Places29 Master Plan recommends this site for Urban Density Residential use. This use
encourages high density residential development (6 -34 units per acre) as the primary use and allows
retail, commercial, office and institutional uses as a secondary use. Regarding secondary uses, the
Places29 Master Plan states:
Retail, commercial, office, and institutional uses are encouraged to locate in Centers so
they are accessible to residents throughout the surrounding area, and so they benefit from
co- location with other neighborhood- serving businesses. However, they may be located
by exception in areas around Centers designated Urban Density Residential provided they
are compatible with surrounding uses. (p. 4 -5 in Places29 Master Plan)
The proposed assisted living use is similar in type and scale to the designated Urban Density
Residential uses and to other such established uses in the immediate area.
Neighborhood Model: Staff's analysis below indicates how the proposal meets the 12 principals of
the neighborhood model. Please note that the Branchland PUD and the Branchlands retirement
community were approved and mostly developed prior to the adoption of the Neighborhood Model,
which may make it difficult for this proposal to fully meet all of the neighborhood model principles.
Pedestrian
Sidewalks are shown on the plan surrounding the proposed building.
Orientation
This principle is addressed.
Neighborhood
The proposed building will front onto the existing Branchlands Drive.
Friendly Streets
Sidewalks are located throughout the site. A parking and loading area
and Paths
are shown at the rear of the building and accessed by Incarnation
Drive. Parking is also currently located throughout the Branchlands
development. There is existing landscape in the Branchlands
development. Landscaping of the proposed site is not described on the
plan, but will be addressed during the site plan stage. This principle is
addressed.
Interconnected
This property is located on Branchlands Drive and is also accessible
Streets and
from Incarnation Drive. Transit service is available on nearby Hillsdale
Transportation
Drive. This principle is addressed.
Networks
Parks and Open
There will be a minimum of .25 acres (25.8 %) of landscaped and open
Space
space on the site. This principle is addressed.
Neighborhood
This facility will be located in the Branchland community where meeting
Centers
rooms are located. There are also many neighborhood centers located
in the nearby vicinity, such as the Senior Center, JABA, and the Church
of the Incarnation. This principle is met.
Buildings and
The proposed 77,500 square foot building will be four stories and be 1
Spaces of
story taller than the existing adjacent 3 story building. Most buildings in
Human Scale
the area range between 2 and 3 stories in height. However one of the
Branchland apartment buildings, which is accessed off of Incarnation
Drive, is four stories in height. Given the scale of the existing buildings
and topography of the area, the proposed four story building will not be
out of scale with the area. The scale of the building is not much
different than several of the buildings located in the nearby vicinity. This
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 4
The proposal meets most of the Neighborhood Model principles. While the layout (footprint) of the
proposed building is slightly different than the one that was previously approved, the building's
general location on the site and its orientation remain essentially the same to the one that was
previously approved. The addition of an assisted living facility in the Branchlands community is
consistent with the Master Plan designation for the area and the use is consistent with and enhances
other similar uses in the area.
SUMMARY-
Staff has identified factors which are favorable to this proposal and has identified no unfavorable factors:
Factors favorable to this request include:
1 This proposed use was previously approved for this site and this proposal is consistent with the
prior approved site plan and conditions of the Branchlands PUD
2 There are no anticipated detrimental impacts on adjacent property resulting from the
intensification of the existing use.
Factors unfavorable to this request include:
1. No unfavorable factors.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP 2014 -00010
Branchlands Assisted Living Facility with the following conditions:
1. Development and use shall be in general accord with the following revised plan prepared by
Timmons Group Sheet(s) C1.0 (SUP Conceptual Plan), dated March 17, 2014, revised June 2,
2014 (hereafter "Layout Plan "), as determined by the Director of Planning and the Zoning
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 5
principle is met.
Relegated
The parking shown on the plan is located at grade in two locations. One
Parking
location is on an angle near the front of the building and accessed from
Branchlands Drive. This location currently has an existing parking area
that will most likely be slightly reconfigured during the construction of
the proposed building. This parking area is not relegated. The other
location for parking is at the rear of the building and accessed by
Incarnation Drive. This parking is relegated. This principle is partially
addressed.
Mixture of Uses
There are no mixture of uses within this property. However, there are
other commercial and residential uses in close proximity to this
property. This prinicple is met.
Mixture of
Although this is not applicable, given the type of facility proposed, and
Housinq Types
the location of this facility within the Branchlands community, this adds
and Affordability
another type of housing option in the area. There is a mix of
townhouse, apartments and senior housing options along the Hillsdale
Drive . This principle is met.
Redevelopment
This proposal can be considered infill development.
Site Planning
Managed slopes are located in the south east portion of the site.
that Respects
Managed slopes may be developed if Design Standards are adhered
Terrain
to.
Clear Boundaries
Not Applicable.
with the Rural
Areas
The proposal meets most of the Neighborhood Model principles. While the layout (footprint) of the
proposed building is slightly different than the one that was previously approved, the building's
general location on the site and its orientation remain essentially the same to the one that was
previously approved. The addition of an assisted living facility in the Branchlands community is
consistent with the Master Plan designation for the area and the use is consistent with and enhances
other similar uses in the area.
SUMMARY-
Staff has identified factors which are favorable to this proposal and has identified no unfavorable factors:
Factors favorable to this request include:
1 This proposed use was previously approved for this site and this proposal is consistent with the
prior approved site plan and conditions of the Branchlands PUD
2 There are no anticipated detrimental impacts on adjacent property resulting from the
intensification of the existing use.
Factors unfavorable to this request include:
1. No unfavorable factors.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP 2014 -00010
Branchlands Assisted Living Facility with the following conditions:
1. Development and use shall be in general accord with the following revised plan prepared by
Timmons Group Sheet(s) C1.0 (SUP Conceptual Plan), dated March 17, 2014, revised June 2,
2014 (hereafter "Layout Plan "), as determined by the Director of Planning and the Zoning
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 5
Administrator. To be in general accord with the Layout Plan, development and use shall reflect
the following major elements as shown on the plans:
— Building location, orientation and mass.
— Location and general character of parking and garden.
Minor modifications to the plan that do not otherwise conflict with the elements listed above may
be made to ensure compliance with the Zoning Ordinance, and minor modifications may be made
to the building location as determined by the Fire Marshal to ensure compliance with the Virginia
Statewide Fire Prevention Code.
2. Development shall be limited to not more than 90 units containing not more than 120 beds;
3. Prior to requesting a certificate of occupancy, the applicant shall present to the Zoning
Administrator proof of licensure by the Virginia Department of Health and the Virginia Department
of Social Services for the permitted use;
4. The use shall commence on or before [2 years from date of approval] or the permit shall expire
and be of no effect.
Note: The conditions for SP1996 -022 are shown below for reference:
1. Development limited to 90 units containing not more than 120 beds;
2. Prior to occupancy, the applicant shall present to the Zoning Administrator proof of licensure
by the Virginia Department of Health and the Virginia Department of Social Services;
3. This use shall be operated only under licensure of the Virginia Department of Health and the
Virginia Department of Social Services.
Motions:
Special Use Permit
A. Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP 201400010 Branchlands Assisted Living Facility with
the conditions outlined in the staff report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
I move to recommend denial of SP 201400010 Branchlands Assisted Living Facility with
reasons for denial.
ATTACHMENTS
Attachment A — Location Map
Attachment B — Application Plan
SP201400010 — Branchlands Assisted Living Facility
Planning Commission: August 19, 2014
Page 6
air
Y
FA
cy401
1 +�
t W
% y
Bran
c hilands A
I �
L
r
.f
Fisted
i
*4 1 k
bF
a
'a
low
k •�
r
i ilk
■
r ■
x 1
r � }
* f.
h } # y
.4
1
4
1
5 �
I
N-
Prepared by Albemarle County
ion of Information Resources
Map cre lise Hackett, August 2014.
Note: The map elements deplete 'c re ntations and
are not to be construed or used as a loge c 0
This map is for display purposes only. *�
t Aerial Photos copyright 2013 Commonwealth of Virginia 1
Parcels shown reflect plats and deeds recorded through �
December 31, 2013
I!�
F
AL
1
T
0 00
4l
4
�
ivi n
10"i Jor
.*
a
!4
r
•x
4
x'
T
,y.
,y •
� x
I
a ,
1
4
7
•
k� f
IL
Feet
200
Roads
�-�- -�
Railroads
Streams
Water Body
- Parcels
%L
r
Parcel of Interest
'IF
n
7 f
1'b i 1 'C 'M ] -
f,IP- i - D /. P / TN . F Z
ch
�[F• oc
f'_r «T r0'ORnt•Yf+; ?E ,.'c.IT, u �
\ f <. r0. RJX7.A ' ,EMETFGENCV ' ICIE ,' .n
:APPRUX':SL:TF% : / t ' °.% I W ali i �. ,l ri; Y" f C)T < WE 1 ; W
I r. -w 10T \\ ' TIJRNAROUN AC 7
f pa .4n7 0`: 1.9 , , � ,;' ,' � k, � \ � — w E i 1 H I
�` "/' 4 ` w i \[ . \ A� .r . \\ A / - �, , ?• O3 St"k.E
' F;• & \ g d
Tavar�5. /°n \ \\ ' / S �,F,. i:6 A n \ \\ '•. / /Y. \ ef+ tz s \\ /,i r.� � raQ.. ^
STi,RF dfASrFF!F�WC.V t:i ♦ /� \ ` srrlsfn r .p.. x:.c ''' \ `♦
A?4Ms P�. < --`\ ' '/ / / \ ♦ \ /
OF. a.Y„ro. rz: ,' � ! �7�a,tr''�y % \ ' �`✓/ � ��w� � �
yz
%' /, f :C / V \ �.a4y -yr \ • / ' !' UNDERGROUND
/ REMOVE CURB Y \ 7. ' DETENTION SYSTEM / rte' PR _ / = y • < o
MAN
REMOVE 'S 1 } // ',' ! ' </, `__� / / — �yP Y
REMOVE SIDEWALK ♦ .o '"` 1 FROA�.UNDERGROUIib/ 1� WOODEN C z Ki e
5 FENCE , K •i,<`' o ,° O w
AT NEAREST DETENTION SYSTEM v �. L 3+. ',.� _ v _ t
/� /' •:''' �. C- i O \c,t�d cs.;`�S �,,
I1 REMOVE CURB \) e
GAS LINE- \ C,F 1 /:L /
A.. \ �J �v?A'7�s,DEC ! 'BK)FIL R + ��Y's y \ '�� \' \I. } v
FURb 3' - sfF NOrE3 \ 0. \ 1 / ,/, •' BIORLTEH ' /•,: / . a ` \` \ 1 D ce W J
REMOVE GRAVEL < /'' - - \•� \} \ -r a'AY' y m
` -•f� J '` ',/ % `\ REMOVE
GRAVEL --' °?s
,
/ l../ `• /' / - /// Ri1.t.Yr:. REMNANTS ;! \ �J +: . 1" i I s1�r. ..IOFIL7ER• /. _ _- . \ )\ ° j/'' /. / G C J
- F f, ='c- Y`REMOGETREES N I GIIR ®.�/ ' , O_ ,�. _ / / IL ER• GATk
h')\ >,` 1 �! !• ' ), , } r. +: // (•�•
CCRELNOCATCAITOTON E R OT THF O O
1F HED FLOOR
kV, � 44186 o :1
y
� /' ,1 1 ,.mw \ •( \ . � / r - ' -'� ., � ,'/ ,, _ n � y o
;✓•. ^ \ r>` �, j rll '; 1-h A ,LSNE(APPRO%BMTE � / y:--- J r „ ': . �' , �. 1 Tic ^ , F: ; :, �''�t J( L / \ . � �' � � _/ ''! '% n v [ i � �
T I " a"' x., ✓ , )" y, 1\ X\ �t / .' / bryC /, '..' \ { DATE u
^i. ♦\ " CONTRACTOR TO 1 Z:0S4 r I J \. .� r6 /\� \ \\ t ` ' 0.'Lg I 3117114
d
COORDINATE THE ,.-� /1 y. %� 'L'rY,' ` �: TIE BIOFILTER j ' /A /tl` /` I DBA M er 1Sii
LL.C," .r/ \ p4 GATE•'. DRAINAGE SYSTEM TO / C,'1� r o- /
RELOCATION OF t At e' / \ 'raxAb ze. 5FbWCH.A,VOS .�
TECEPHONE LINE - _ / h , 5R4NCRL4N05 g I 5 - 'UR ERGRWND, v 1 ! ' , ' c•
) "CGm, <'' REMOVE CURB \\ `\ DE�ENTIQN3VBTEM fF, ',i fF )•H'• 3
ENT Vt)[LAGE i,\ i:'� \ , i F l YT L A
\ . �. ijxysc4t fK3 b7 I , �, /DFI d.54;, F*G, as / I ✓ +d" '•. /
\' < DESICNEO er R
S4EY'OF54 <.T. 7TePe:zsn_ � \ \ \ ' /,' •.ti' •gPG47L,fiATI I // 1 ' \' , , i t�E,xcES,ur • 'e
,W.tc'S<i &� \ \ \ / �'R4E'r;+'J+ ! r-' Y \/' Da. MW PG. I7; uwE,c e.4 \.` '0.i • \\ _ 'j.. ZA E7L raiD / .:�� /✓/' /` a,�. PG< • cx ,
:ot:7•,f SK'EF7�,,' I , 10P DRATW (f r :YTEt cSf.: T.
\ i, ' 1 / Da 78F. Pc. sJ 7C x r� P: ss \ . ?+4� {. Da. rt,E, Pc. 491 cnEQ ED er s
e7a , 5) \ 1 ' -KL
t Try; :fj. ti �: ':� .'"� ,' /,', BETTED D82EE7CYM / / • c
aPPRDXfA'.ATE \ • •. : ' }U,PRDA, E
r7i LOCATioN BK7FILT'ER SYSTEM' M, ,\ / Lc/GncrA' T • • J.H.
SEKERESMT \ \ - REMOVE GRAVEL �\ t \° . 10'w6V77:5:R //
PVC DIZ I,'vk'GE -,FE, /}3. ; I ,'X SE: -IFR 41T ' \• .- - '% R�PULCE WITH • 20'
15.50. PG. 404 GSSERL'FL, / f •:zv. rs ; ara \. '=.. ",'J /? / t / "e 9P
ROL M * •
h%C 7 TERM
DE -'XiD
REMOVE PVC PIPE / 1 / I �, d's±'• \ �\ i \ •r• ' •/ l I /
A `s, ) / l
Lu
w '.F os'ns, \ \ I' ; /'r�''f: >a.,,JFCP ,IJ.. ♦ \\ ,1 i \ / ! / /;' � 30
e• .1c \ / , `` t 1 hJ' 0.3 4'DE '�, ► \ I,^
,( tEMOVE CURB
/ \ V / `c
C d d DFC —s \\ l / : j �;;' } s DE, \ \ `t % 4 / }
RELOCP.TE SIGNS yt V,f�,j' ' \ ♦ \. / ,' ' REPLA WITH c -
11 `
DI -1 W S 9
...1 ,u tot U .s ? 3
� LL
:
,` �„,Q'.''P �fi-e.SSr� -1 ' C :- i '! l � ,/��) " ��! f rr� %f� u _ � 4"L !� " R `'EAMW; O'O_ C FU'��T C AU� NRD B - '�' \.�. .N - \ "._ <",,�;iy.+.r,. � ' ) /..1 • . ) ' , r 't, J /j 0 % •' '`�hL�C`+'1. .( iy' " �: ' f` \. p' - " 1 Iv^ T ' O SAWCUT AND J K f m Q Z
JREMOVE\
SlDEWAL*AY
EPA OMST DOMESTIC AND
FIRE PROTECTION
\ f 'iS Cd .)
$E 5 5 : S 2
WATERLINES Z0.
NOTES PARKS AND OPEN SPACE: 025 ACRES ( 25.8%, )
TAX MAP AND PARCEL NO.: 61Z -35A CONCEPTUAL STORMWATER ANALYSIS: , y - `'
WATER QUALITY TO BE TREATED BY A
TOTAL ACRES 097 SERIES OF BIOFILTERS INTERMIXED W ITH /` �+,,�^'�j
THE WANDER GARDEN. THE BIOFILTERS 4' / u �• c
• /�!/ -! ��` r >-+T�. ZONING PUD WILL ALL BE SET AT THE SAME LEVEL AND rY\�, �7fF• / z u
V 0./l \ / BE INTERCONNECTED BY CULVERTS. ! YV /+• % K
�FN �!s.,Gr• /' SETBACKS: PURSUANT TO ZMA- 80.26, SETBACKS ,ilt, > >. `n�+T / Q 3 fr
ARE TO BE ESTABLISHED AT THE TIME OF FINAL FLOW OFF OF THE SITE WILL BE
APPROVALS AS OPPOSED TO ESTABLISHMENT AT CONTROLLED THROUGH THE ROUTING OF M'�
` TIME OF REZONING. THE WATER THROUGH THE BOFILTERS AND - -t W • $
` AN UNDERGROUND OETENTK%J SYSTEM. 0 5
BUILDING STORIES: LOWER LEVEL.4 FLOORS' . THE POST DEVELOPMENT FLOWS FOR THE 2 4.—
— G.ASCi,YE' AND 10 YEAR STORMS WILL BE DESIGNED / APP10%
.4Pr -RVX. BUILDING SQUARE FOOTAGE: TO BE BELOW OR AT THAT OF PRE XTi P) fi n
T YF'1 77,500 SF (APPROXIMATE) DEVELOPMENT FLOWS.
/ 2:
PARKING: STORMWATER SHALL ENTER THE STREAM, v %
NEW PARKING PROPOSED: =PACES LOCATED TO THE NORTHWEST OF THE SITE, O _
PARKING REMOVED: 10 SPACES BY CONVEYANCE THROUGH THE EXISTING a �Wy S
NO NET PARKING INCREASEIDECREASE.. STORM SYSTEM. THE CONTRIBUTING AREA SCALE 1.•20, ? Y
EXISTING CONDITIONS AND DEMOLITION PLAN BEE PARKINGANALVSISSTUOV OOVERHALLORANAGE AREA. ADDITIONAL CONCEPTUAL CONCEPTUAL PLAN
L
1.
ANDSCAPE REQUIREMENTS: COUNTY DOCUMENTATION WILL BE PROVIDED AT 0 20 40' 34950 8 '
f, ORDINANCE LANDSCAPE REQUIREMENTS WIL L BE THE TIME OF THE FINAL SITE PLAN 4 i c
•?�' ADHERED TO WITH SITE PLAN SUBMISSION. SUBMISSION.
SNEEi W. S °
C1.0 = °