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HomeMy WebLinkAboutZMA200900004 Resubmittal 2009-12-04COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4012 December 4, 2009 Larry Hatfield K4 Places 555 Gest Street Cincinnati, OH 45203 RE: ZMA 2009-00004, National College Relocation Critical Slopes Waiver Request Dear Mr. Hatfield: Thank you for your recent submittal of an application for a zoning map amendment and a request for a critical slopes waiver to allow construction of a building and associated parking for National College on the property located at 3926 Seminole Trail, Charlottesville, Virginia. The zoning map amendment would change the property from R-1 Residential to Light Industrial. The information provided with your initial application has been reviewed by the Department of Community Development, including the Planning Division, the Zoning and Current Development Division, the County Engineer, and the Design Planner. The Fire/Rescue Department, Albemarle County Service Authority, Rivanna Water and Sewer Authority, and the Virginia Dept. of Transportation have also reviewed the project. Comments from all reviewers are summarized below, following the Neighborhood Model analysis. Conformity with the Comprehensive Plan The Comprehensive Plan designates the subject property as Industrial Service and Neighborhood Density Residential in the Hollymead Development Area. The Industrial Service designation allows warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01-34 units/acre). The Neighborhood Density Residential designation allows residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non- residential uses. The requested zoning map amendment is consistent with these designations. The draft Places29 Master Plan designates this area Office/Research and Development (R&D)/Flex/Light Industrial, which allows a range of employment -generating uses, including office, research, research and development, testing, manufacturing, warehousing, and distribution. The requested zoning map amendment is also consistent with this designation. Neighborhood Model. The zoning map amendment is for construction of a college building, which will be similar to an office building, and associated parking. The following ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 comments indicate how the proposed project complies with the twelve principles of the Neighborhood Model: Pedestrian A concrete sidewalk is shown on the concept plan connecting the building to the side Orientation of the parking lot where the handicapped spaces are located, as well as to the dumpster pad. Staff recommends that a sidewalk connecting the building to US 29 and sidewalks along interconnections to adjacent parcels be provided. A connection with US 29 will enable future transit users to walk from a transit stop on US 29 to the college building. This principle will be met when these further pedestrian connections are shown. Neighborhood This is a single use development with no internal streets, so this principle is not Friendly Streets applicable. and Paths Interconnected A single interconnection is shown on the north side of the subject property to TMP Streets and 32-22B. However, the County Engineer indicates that this connection is too close to Transportation US 29, so it will need to be moved further to the west. There is no connection shown Networks to the parcel to the south (TMP 32-221), which is a mobile home park where additional residential development is planned. An interconnection to this parcel should also be shown. This principle is not met. See Staff Comments below. Parks and Open The concept plan shows a significant amount of open space at the western end of Space the parcel where the natural vegetation is expected to remain. Staff suggests that you consider adding walking trails around the parcel and, possibly, a picnic table or similar amenities for use by students and faculty. The nearest parks/open spaces are on the University of Virginia Research Park campus to the west of this parcel. This principle is met. Neighborhood There is no neighborhood center in the vicinity of the proposed school. There is a Centers fabric store to the east, a landscaping business to the north, a mobile home park to the south, and the Research Park to the west. This principle does not apply. Buildings and The campus is designed as a one-story building (approximately 18,550 square feet) Spaces of with a large surface parking lot. It will be a long walk from the far reaches of the Human Scale parking lot to the building. This principle is not met. See Staff Comments below. Relegated Most of the parking is behind the proposed building. As long as the parking remains Parking screened by the building in any future site layouts, this principle will be met. Mixture of Uses This is a single institutional use. No residential uses are planned, however, if an interconnection is provided, the college would be within walking distance of the adjacent mobile home park. Since the college will add a complementary use to a mixed-use area, this principle is met. Mixture of There will be no homes on this site, so this principle does not apply. Housing Types and Affordability Redevelopment The existing house on the property is vacant and has been vandalized. It will be demolished to make room for the college building. This principle is met. Site Planning The site is a difficult one topographically. The concept plan shows a significant that Respects amount of grading in order to place the building and all of the surface parking on the Terrain same level. The result is a new series of 2:1 slopes across the entire site at the western end of the proposed development and massive retaining walls on the north and south sides of the property. This principle is not met. See Staff Comments below. Clear Boundaries This project is not near a boundary with the Rural Areas, so this principle does not with the Rural apply. Areas Staff Comments ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 The County's Neighborhood Model, which is part of the Comprehensive Plan, is based on the twelve principles listed in the chart above. Staff recommends that the proposed project go further toward meeting four of the principles: • Site Planning that Respects Terrain • Interconnected Streets and Transportation Networks • Pedestrian Orientation • Buildings and Spaces of Human Scale In making these comments, staff is taking into account the applicant's indication that subsequent users of this building and site—if the college decides to sell the property and move to another location—may have employees who are on the premises for a full day. So, the application involves development of a site that will begin as a college, but may have a different use in the future. Following staff's discussion of the four Neighborhood Model principles, there are additional comments about traffic and transportation, Architectural Review Board (ARB) guidelines, water and sewer issues, and a list of additional minor changes needed on the concept plan. Site Planning that Respects Terrain. As mentioned above, the site presents grading challenges for the one-story building with parking. Staff recommends that the applicant reconsider the site layout, including the design and location of the building and the surface parking lot. There are several reasons for this. First, the extensive grading and use of retaining walls to keep the parking area and building all on one level does not make the best use of the terrain. The layout introduces a new series of steep slopes across almost the entire western end of the developed part of the site. Second, if the building were two stories, it could be designed to take advantage of the slope of the site. Parking might also be provided under at least a portion of the building. An alternative would be to locate the building on a different part of the site. A different location would facilitate interconnections to adjacent parcels (see comments about the proffered road below). Third, to reduce some of the grading, the parking lot could be built in sections at slightly different elevations. Pedestrian connections between these sections could be handled with short flights of stairs. If handicapped parking is provided in the section closest to the building, no ramps would be necessary. Fourth, the County does not recommend retaining walls over six (6) feet in height; those that are taller should be terraced or screened with vegetation. Fifth, the location of the retaining wall adjacent to the residentially zoned property (to the south) will result in the disturbance of the buffer. Further, disturbance outside of the buffer that will result in the death of a tree inside the buffer is considered disturbance of the buffer. During the review of the site plan, the applicant will be required to identify trees within the buffer and may have to adjust the grading and retaining wall location to ensure the survival of trees within the buffer. Sixth, the stand of trees between this site and the adjacent fabric store appears to be Virginia Pine. This stand of trees is shown to be partly cleared for construction of the building. Virginia Pines are notorious for falling when they are located in a stand and a portion of the stand is removed. Staff recommends that the stand of pines either be retained or removed in its entirety. If only some of the trees are left, they will likely come ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 4 down in an uncontrolled manner over the next several years (see the Design Planner's comments under Architectural Review Board below). Interconnected Streets and Transportation Networks. Eliminating or lowering the retaining walls will also make interconnections to adjacent parcels easier. Interconnections are expected, at a minimum, to the properties to the north and south of the subject parcel. The interconnection currently shown to the north is too close to US 29, so it will need to be moved further to the west. The applicant may also wish to keep open the opportunity for a connection to the parcel to the west (the University of Virginia Research Park), especially if a road is ever built along the west side of the property. At this time there are no firm plans for a road that would run south from Lewis & Clark Drive along the back of the subject property. However, such a road might be added to the transportation network in the future. Staff also notes that another approved development in the area has proffered a road connecting Cypress Drive to Northside Drive on the property to the south of the subject parcel (a portion of concept plan for that development is included as Attachment A). The owner of the parcel to the south has indicated a willingness to continue the road north across his property. If possible, County staff would like to see this road extended across the subject parcel as part of the interconnections to the north and south. If such an alignment cannot be included in the network of access road(s) on the site, staff requests that the applicant consider leaving space for the road to be added in the future. Pedestrian Orientation. As noted in the Neighborhood Model analysis above, staff recommends additional sidewalks or marked pedestrian paths on the site in order to connect the parking lot with the building, the building with US 29, and the site with both US 29 and future interconnections. Beyond these recommendations, staff also suggests a walking trail around the site, in particular the wooded areas, as an amenity. While these sidewalks do not have to be shown on the application plan, they will be required on the site plan; Chapter 18, Section 32.7.2.8 of the Code of Albemarle addresses sidewalk requirements. Buildings and Spaces of Human Scale. One of the goals of the Neighborhood Model is a form of development that is comfortable for those using the buildings. Rather than having massive single -story buildings, it is preferable to have some of the square footage taken up in a second story. Windows can be used to delineate stories. Staff recommends that, as part of a redesign of the site, efforts be made to shorten the distance from the parking lot to the building, to provide attractive walkways, benches and trashcans, and trees for shade along the walkways. Traffic and Transportation. The Virginia Dept. of Transportation (VDOT) indicates that a traffic study will not be required. VDOT's comments are given in Attachment B. The project proposes offsite entrance improvements. With your resubmission, please demonstrate that you have the consent of the owners of the fabric store for the improvements shown on TMP 32-22L. Architectural Review Board (ARB)—Guidance from the Design Planner. The County's Design Planner has reviewed the concept plan and has the following comments: 1. The wooded area that straddles the subject parcel (TMP 32-22L1) and the adjacent ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 parcel occupied by the fabric store (TMP 32-22L) almost completely screens the existing house on the subject parcel as it is viewed from the US 29 Entrance Corridor. Most of this wooded area on the subject parcel would be removed to accommodate the proposed college building. If these trees are removed, it is questionable whether the remaining wooded area on the fabric store property will survive, and to what extent it would continue to screen development on the subject property. If the trees on the fabric store property survive, they will limit some visibility of the proposed building on the subject property. However, the ARB typically does not rely on offsite wooded areas to screen proposed developments. Without the wooded area, the proposed building would be clearly visible from the Entrance Corridor. A focus of ARB review will likely be the treatment of existing wooded areas to remain and a planting plan, possibly for both parcels. The more visible the proposed building, the more closely the building design will be expected to meet the Entrance Corridor guidelines. The extensive use of tall retaining walls at this site suggests that the proposed grading does not respect the existing topographic characteristics of the property. Respecting existing topography is an Entrance Corridor guideline. Buildings and parking areas that work with the existing grades, terraced buildings and parking lots, shorter retaining walls, and stepped retaining walls with planted terraces would better meet the guidelines. The extent to which the ARB applies these guidelines in this case will depend on the degree of visibility of the development. Again, site sections and an assessment of impacts on the existing wooded areas will be helpful in this determination. Should a revised site layout be considered, the applicant is encouraged to continue to use the proposed building to screen parking from the Entrance Corridor. Some Entrance Corridor guidelines have not been met with the current plan, but it appears that revisions to the design could be made to address most, if not all, of these guidelines. Issues include, but are not limited to: a. Trees are required along the entrance drive at 40' on center b. Perimeter parking lot trees are required at 40' on center c. Interior parking lot trees are required (minimum planting size is 21/2" caliper) d. The amount of EIFS proposed (use only as an accent is recommended) e. The color of the EIFS (more muted tones may be required) f. The use of CMU is limited to areas not visible from the Entrance Corridor g. The appearance of the wall sign (alternate illumination type may be required) h. The lack of a direct connection to the historic architecture of the county. These issues can be addressed with the review of the ARB application for site plan/building design. Sections through the site and Entrance Corridor, and an assessment of the impacts of the proposed development on existing wooded areas to remain, including that on parcel 22L and that shown immediately adjacent to the proposed retaining wall, are recommended for submittal with the ARB application at site plan review. Although revisions to the proposed building and site design will be required to meet the Entrance Corridor Guidelines, the proposed rezoning itself does not appear to be inconsistent with the intent of the Entrance Corridors. Water and Sewer. The Albemarle County Service Authority (ACSA) has provided the following comments (see Attachment C): No service connections to the proposed force main pipe will be allowed. No gravity sewer line at the entrance is planned. The force main to existing ACSA MH in the University of ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 6 Virginia Research Park will require an offsite easement. The Rivanna Water and Sewer Authority (RWSA) has not yet submitted comments. They will be forwarded to you as soon as County staff receives them. When you resubmit, please indicate when and how you expect to connect to public water and sewer. Fire -Rescue: The County's Fire -Rescue Department has no objections to the proposed zoning map amendment at this time. Concept Plan—Minor Changes: 1. Label the existing house as to be demolished. 2. Please include a revision date on the resubmitted concept plan. Critical Slopes Waiver: The County Engineer indicates that an analysis of the Critical Slopes on the site will be performed once the final concept plan is submitted. Proffers: There are two proffers that the applicant may wish to consider. First, it has been an expectation of the County's Board of Supervisors that proffered plans accompany rezonings. For that reason, staff suggests that the applicant proffer (voluntarily offer) that development will be in accord with the plan. Second, since the Board of Supervisors is concerned about the preservation of industrially zoned land for industrial uses, the applicant may wish to exclude business and professional office buildings from being used on the site. Resubmittal. When you are ready to resubmit, please provide that resubmittal on a resubmittal Monday. The resubmittal schedule for 2010 has not been prepared; however, resubmittals generally are taken on the first and third Monday of every month. Please contact me for information about appropriate dates when you are ready. Make sure to put my name on the cover page of your resubmittal. After you have resubmitted, staff will provide a set of written comments for your review prior to setting a public hearing. In those comments we will advise you as to whether all substantive issues have been resolved or if additional resolution is needed. A public hearing with the Planning Commission will not be advertised until you advise us that the project is ready to proceed to a public hearing. At that time, the legal advertisement will be run in the newspaper and a staff report will be prepared for the Planning Commission. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. After you have reviewed these comments, if you wish to meet with staff on the comments, ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 please let me know and I will set up a meeting. Please contact me at (434) 296-5832, x. 3438, or e-mail me at: jwiegand@albemarle.org Sincerely, Judith C. Wiegand, AICP Senior Planner Attachments: A. Map showing location of future road connecting Northside Drive and Cypress Drive B. Comment Letter from VDOT, dated November 16, 2009 C. Comment Memo from Albemarle County Service Authority, dated November 6, 2009 cc: Ron Higgins, Zoning Glenn Brooks, Engineering Bill Fritz, Current Development Margaret Maliszewski, Design Planner Gary Whelan, Albemarle County Service Authority Joel DeNunzio, VDOT Patrick Kennard National College 1813 East Main Street Salem, VA 24153 John Hash, PE Senior Project Manager Timmons Group 919 2nd St. SE Charlottesville, VA 22902 ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 8 Attachment A fir- � *� -- � � •ti I. � �� I r• f,:• i Fabric Store it T' -•7 � � ,f• ;.;��;�r ' , ; l; ! Ali *' �, , .• �� Northside Drive to Cypress Drive -- Access Road - -- ' - -- i ' - - it � •'' I II } � �• x I �� {• Jil • f �f rr I '� I ,I I � � iTf$. f ` r.. •.; r.�k -- l,�I, , ,I I �': wL•r�� ~ - .. . � �J�'iCN� 1'_ I . i �' 1.11 �I ! � i I I �� ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 9 DEPARTItIENT OF TRAM5POflTATION CHARLOTTESVILLE RESIDENCY OFFICE TO 1 V❑OT WAY CHARLOTTESVILLE, VA 22911 DAV ID S EKER{ P_E CaMSBK fM Attachment B November le 2004 Mr. Bill Pritx Dept ta DeptPlauming do Comtrtuuity Development 40L MoladFe Rand CtarkAvsville, VA 22902 RE Special Lime Peroiits and RPaooing Subotittals Dear Mr. Bie: Below we VDDT's mmamnts far Me November, 2049 Rim ming sod Special U:w Perotil applicatioas: SV200 LAM27 Grayson FannAitstrlo(Erwn Brcnoan, + No Comm`ews. ZMA-20WOdd0+4 NaUoxd Collece RelDr mom (Judith W lattaudl The location a4 the driveway was pmvionaly reviewed and approved by VDCtT under a request far a des4gn exception to the Access Managme al Regoletioas, 24 VAC 30-72 + Trip generation dela was provided wilt Ibe excepuom reque st. TLe site proposed 450 amdems and geoemwd 544 vehicle tripaperdey acowdigg to the ITE trip geoaretioo methal& This sire lose teat mael the t MMO g ortation fora Chapter 527 trm%c slyly accardiryg to Ore propMed cumber or students • Foal plans fcr the localian of the entrance and rwuufiguraLian of the adjacent southem property entrance and easements dwi g with tie tutu Law exiensian wi0 Deed to be reviewed and approved by VDOT toemsuw oomplianee with the spacingexoeptioo regoesL A perroitwil be mquimd prior to auy caastrtrtion of the existing RVUb2 29 tighl Of way. If you nave any questiarr� Please contact me_ sincerely, Joel DeNmaiq P_E staff' F.TW*er VDOTCtmdDttesville Residency Will Q.l:110 %Tj1!101101 FALI [elvjIPIV ZMA 2009-00004, National College Relocation, Larry Hatfield, December 4, 2009 10 Attachment C ALBEMARLE COUNTY COMMUNITY DEVELOPMENT — Information from Service Providers ZMA200900004 National College Relocation To be filled out by ACSA for ZMAs and SPs 1. Site is in jurisdictional area for water and sewer service. 2. Distance to the closest water line if in the development area is approximately 240' distant. Water pressure is adequate. 3. Distance to the closest sewer line if in the development area is approximately 1,120' distant. 4. Capacity issues for sewer that may affect this proposal: none 5. Requires Rivanna Water and Sewer Authority capacity certification _X Yes No 6. Water flow or pressure issues that may affect this proposal none 7. Red flags" regarding service provision (Use attachments if necessary) No service connections to the proposed force main pipe will be allowed. No gravity sewer line at the entrance is planned. Force main to existing ACSA MH in the UVA Research Park will require an offsite easement.