HomeMy WebLinkAboutSDP200900088 Legacy Document 2010-02-11�oF �LB�
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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP2009 -88 Pantops Martha
Staff: Summer Frederick — Senior Planner;
Jefferson Medical (bldg 3) — Waiver
Margaret Maliszewski — Principal Planner
Planning Commission Public Hearing:
Board of Supervisors Hearing:
February 16, 2010
N/A
Owners: The Market Place of Virginia, LLC
Applicant: David Turner
Acreage: 2.04 acres
Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 78, Parcel 55A8
By -right use: RA, Rural Areas, EC Entrance
Location: Located on the north side of SR 250 East
Corridor
(Richmond Road) east of and adjacent to Aunt
Sarah's Pancake House.
Magisterial District: Rivanna
Proffers /Conditions: No
Requested # of Dwelling Units /Lots: Not
DA - X RA
applicable
Proposal: Request for waiver of Sec.
Comp. Plan Designation: This area is shown as
4.17.4(a), Outdoor Lighting Standards, to
Urban Density in Urban Area 3.
allow a fixture that does not meet the
Ordinance definition for "Full cut -off
luminaire ".
Character of Property: A newly constructed
Use of Surrounding Properties: Commercial
medical office building, and associated surface
office buildings, multi - family residential, and
parking are located on site.
retail.
Factors Favorable:
Factors Unfavorable:
1. This waiver will allow a more uniform
1. The light fixture does not meet the
"theme" for the lighting for the overall
definition of "full cutoff luminaire ".
area of this project; and,
2. Lighting fixtures that do meet definition
2. The ARB has taken a position that the
of "full cutoff luminaire" are available.
proposed light fixtures are a positive
factor in the overall development of
the site.
AFF CONTACT: Summer Frederick — Senior Planner
PLANNING COMMISSION: February 16, 2010
AGENDA TITLE: Pantops Martha Jefferson Medical (bldg 3) — Waiver SDP2009 -88
PROPERTY OWNER: The Market Place of Virginia, LLC
APPLICANT: David Turner
COMPREHENSIVE PLAN:
The parcel is designated Urban Density in Urban Area 3.
APPLICANT'S PROPOSAL:
Request for waiver of Sec. 4.17.4(a), Outdoor Lighting Standards, to allow a fixture that does not
meet the Ordinance definition for "Full cut -off luminaire ".
SITE HISTORY:
• SDP1998 -10 Martha Jefferson Hospital Medical — Preliminary Site Plan. Preliminary site plan
for construction of three medical office buildings and associated parking. Approved April 6,
1998.
• SDP1998 -123 Martha Jefferson @ Westminster Canterbury (Phase 1) — Final Site Plan. Final
site plan for construction of one medical office building, associated parking, lighting, and
landscaping. Approved August 27, 1998.
• SDP2000 -156 Martha Jefferson Medical Offices (Phase 11) — Final Site Plan. Final site plan for
construction of two medical office buildings, associated parking, lighting and landscaping.
Approved April 27, 2001.
• SDP2007 -129 Pantops Martha Jefferson Medical Office — Minor Site Plan Amendment.
Amendment to correctly depict building footprint, site grading, and landscaping. Approved
January 14, 2009.
REASON FOR PLANNING COMMISSION REVIEW:
Section 4.17.4(a) states:
4.17.4 STANDARDS
The following standards shall apply to each outdoor luminaire:
a. Except as provided in section 4.17.6, each outdoor luminaire subject to these outdoor lighting
regulations shall be a full cutoff luminaire. (Amended 10- 17 -01)
In accord with Sec. 18- 4.7.5, the applicant has requested a waiver from Section 18- 4.14.4(a) in
order to allow the usage of the same type light fixture already installed on the two adjoining
parcels. The office buildings currently located on the three parcels (one subject of this application
and two adjoining) are all of similar design and are intended to be seen as one site. As shown on
Attachment D, the proposed fixture is a coach -style fixture. According to the manufacturer, the
design and construction of these fixtures allow a minimal amount of light to be reflected at an
angle above the horizontal plane. By definition, this means that the fixture does not meet
Albemarle County's definition of "full cut -off luminaire" as listed in the ordinance:
4.17.3 Definitions
The term "full cutoff luminaire" means an outdoor light fixture shielded in such a manner that all
light emitted by the fixture, either directly or indirectly from the fixture, is projected below the
horizontal plane.
14
Section 4.17.5 of the Zoning Ordinance allows any of the standards of Section 4.17.4(a) to be
modified by the Planning Commission.
REVIEW OF SECTION 4.17.5:
4.17.5 MODIFICATION OR WAIVER
Any standard of section 4.17.4.a may be modified or waived in an individual case, as provided
herein: (Amended 10- 17 -01)
a. The commission may modify or waive any standard set forth in section 4.17.4.0 in an individual
case, and the commission may impose conditions on such a modification or waiver which it deems
appropriate to further the purposes of these outdoor lighting regulations, in either of the following
circumstances: (Amended 10- 17 -01)
1. Upon finding that strict application of the standard would not forward the purposes of this
chapter or otherwise serve the public health, safety or welfare, or that alternatives proposed by
the owner would satisfy the purposes of these outdoor lighting regulations at least to an
equivalent degree.
Discussion:
This waiver will allow previously installed lights from another section to be extended to this
section. Because the project's preliminary and final site plans were approved with adjoining
buildings, the uniformity of lighting may be considered to have been anticipated by the developer.
Given the lantern style of light, there is no practical way to retrofit the existing lights in a way that
would meet ordinance requirements. The light source is generally concealed already —the
reflectance within the fixture itself is the source of the upward lighting. Eliminating all reflectance
is likely impossible with this style of fixture.
Because this project is within the Entrance Corridor, the applicant took the matter of the proposed
lighting fixtures to the Architectural Review Board (ARB) to gain their support. On January 19,
2010, the ARB unanimously passed a motion to forward the following recommendation to the
Planning Commission regarding this application:
The limited amount of uplight reflected from this fixture is not expected to have a
negative impact on the Entrance Corridor and the continuity of the coach lantern style
across the entire development is a positive factor.
RECOMMENDATION:
Staff has reviewed this request with consideration for the required criteria. The review has
resulted in mixed findings for and against approval of the waiver:
Factors favorable to approval:
1. This waiver will allow a more uniform "theme" for the lighting for the overall area of this
project; and,
2. The ARB has taken a position that the proposed light fixtures are a positive factor in the
overall development of the site.
Factors unfavorable to approval:
1. The light fixture does not meet the definition of "full cutoff luminaire ".
2. Lighting fixtures that do meet definition of "full cutoff luminaire" are available.
Generally staff finds that this request is consistent with the criteria of Section 4.17.5 for granting a
modification. Therefore, staff is able to recommend approval to the Commission of a modification
of Section 4.17.4.
Attachments:
A - Location Map
B - Application Plan Reduction and Cut - sheets of Proposed Light Fixtures
C - Applicant's Request and Justification
D - ARB Action
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Application for Site Plan Waiver
Applicant: The Market Place of Virginia, L.C.
Site Address: 1460 Pantops Mountain Place
TM 78 Parcel 55A8 // SDP 2009 -064
Intended use of iustification for reauest:
In accordance with the County of Albemarle Ordinance [4.17.5 MODIFICATION OR WAIVER] we hereby
request a waiver based on paragraph 1. "Upon finding that strict application of the standard would not
forward the purposes of this chapter or otherwise serve the public health, safety or welfare, or that
alternatives proposed by the owner would satisfy the purposes of these outdoor lighting regulations at
least to an equivalent degree."
The exterior light fixture by Sun Valley Lighting is an attractive "coach style" fixture that matches the
existing fixtures on the adjacent parcel. According to the manufacturer, the fixture is "full cut off dark
sky compliant optic" (see notation on Sheet #4) based on the national government standard.
It is our understanding that the County of Albemarle ordinance has a stricter interpretation of the
national standard that was not known at the time when the fixtures were specified by contractor.
The proposed fixture is an attractive, energy efficient fixture that provides adequate lighting for the
population that will be using the 24/7 dialysis treatment center.
Attachment # G
Summer Frederick
From:
Margaret Maliszewski
Sent:
Wednesday, January 20, 2010 9:38 AM
To:
Summer Frederick
Subject:
Pantops Professional Building - lights
Here is the action from yesterday's ARB meeting:
ARB- 09 -33: Pantops Professional Building #3 - Advisory Review for a Lighting Waiver (Tax Map 78, Parcel 55A)
Proposal: To waive the full cutoff requirement for outdoor luminaires exceeding 3000 lumens.
Motion: Mr. Wright made a motion that the ARB forwards the following recommendation to the Planning Commission
regarding the proposed lighting waiver request for ARB- 2009 -33, Pantops Professional Building #3:
The limited amount of uplight reflected from this fixture is not expected to have a negative impact on the Entrance
Corridor and the continuity of the coach lantern style across the entire development is a positive factor.
Mr. Daggett seconded the motion.
The motion carried by a vote of 4:0. (Mr. Wardell recused himself.)
Margaret M. Maliszewski, Principal Planner
Albemarle County Department of Community Development
401 McIntire Road, Charlottesville, VA 22902
434 - 296 -5832 x3276
Attachment D