HomeMy WebLinkAboutSDP200700078 Staff Report 2007-11-13tip OF AIfj.tr
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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP 07 -078: NGIC Staff: David Pennock, Jonathan Sharp
Expansion — Preliminary Site Plan
Planning Commission Public Hearing: Board of Supervisors Hearing:
November 13, 2007 Not applicable
Owners: Next Generation, LLC Applicant: United Land Corporation
Acreage: 15 acres within the 116 acre parcel Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 33, Parcel 1 D (in part) and 1 F
in part)
Location: East of Seminole Trail [Route 29N]
at the end of Boulders Road [Private]
By -right use: CO, Commercial Office zoning
with Special Use permits to allow Research
and Development Laboratories and
Residential uses
I Magisterial District: Rivanna I Proffers /Conditions: Yes
I Requested # of Dwelling Lots: n/a I DA— X RA — I
Proposal: Request for preliminary site plan
approval for construction of two four -story
office buildings totaling 178,800 square feet
and site preparation work related to a future
oroiect for a 120 -unit residential building.
Comp. Plan Designation: Industrial Service
in the Community of Piney Mountain in the
Development Area
Character of Property: This property is
currently partially wooded, with some meadow
areas, unimproved roadways, and drainage
swales.
Use of Surrounding Properties: Adjacent to
the existing National Ground Intelligence
Center (NGIC) and to low density
residential /rural uses
I Factors Favorable: (see report) I Factors Unfavorable: (see report) I
RECOMMENDATION:
Staff has reviewed this request for compliance with the provisions of the Zoning Ordinance and
recommends approval of the preliminary site plan subject to the conditions presented in the
staff report.
1
STAFF PERSON David E. Pennock, Jonathan Sharp
PLANNING COMMISSION November 13, 2007
SITE PLAN SDP 07 -078: NGIC Expansion — Preliminary Site Plan
PROPERTY OWNER Next Generation, LLC
APPLICANT United Land Corporation
APPLICANT'S PROPOSAL
Request for preliminary site plan approval for construction of two four -story office buildings totaling
178,800 square feet and site preparation work related to a future project for a 120 -unit residential
building. This project was called up for review by the Planning Commission.
CHARACTER OF AREA
This project is within an area east of Route 29N at the end of the previously constructed portion of
Boulders Road, which currently serves the National Ground Intelligence Center (NGIC). Camelot and
Briarwood subdivisions are on the west side of Route 29N at this location, and General Electric has a
facility nearby. The North Fork of the Rivanna River flows adjacent to portions of the NGIC site. The
surrounding properties include mostly low - density rural residential uses, the majority of which are also
owned by this applicant.
PLANNING AND ZONING HISTORY
ZMA 07 -003 NGIC Expansion: This property was rezoned to Commercial Office in August, 2007,
with proffers and a proffered application plan showing the construction of two office buildings and a
residential building, as well as the extension of Boulders Road and some associated improvements to
Route 29.
SP 07 -031 Special Use Permit- Residential Units: A special use permit was approved with conditions
in August, 2007 in order to allow Research and Development Laboratories.
SP 07 -032 Special Use Permit - Research & Development; Labs: A special use permit was approved
with conditions in August, 2007 to allow residential uses on this property.
ZMA 99 -002 Value America: A rezoning was submitted in 1999 for Light Industrial on a portion of
TMP 33 -1 D, but was eventually withdrawn.
SP 99 -033 NGIC Access Road: A special use permit was granted in August, 1999 to allow fill in the
floodplain for the construction of the access road (now known as Boulders Road).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Industrial Service in the Community of Piney
Mountain in the Development Area.
REASON FOR PLANNING COMMISSION REVIEW:
Request for review of a preliminary site plan by the Planning Commission in accordance with Section
32.42.6; this application has been requested for review by a member of the Planning Commission
Attachment Q. At its meeting on October 9, 2007, the Planning Commission accepted the applicant's
request for deferral of decision regarding this application. At that time, the proposal was reviewed by
staff and found to be out of compliance with the application plan approved with the rezoning and would
have required a variation as set forth in section 8.5.5.3. The proposal has been revised by the applicant
1)
and re- reviewed by staff.
STAFF COMMENT:
This project was reviewed for compliance with the Zoning Ordinance, as well as the Application Plan and
proffers approved with the ZMA for this project. One change has been proposed since approval of the
Application Plan. A storm water management facility is proposed with Phase 1 of the construction. The
location of this stormwater facility is within the footprint of the residential building that is proposed with a
future phase. The Zoning Administrator has determined that this change is in general accord with the
application plan with the condition that the construction of this facility must not impact the required 20 -foot
buffer adjacent to the Rural Areas zoned properties on three sides. In addition, the facility must conform to
the Application Plan in all other ways. The applicant has worked with other members of the Site Review
Committee to resolve issues presented during the initial review of the site plan. This project has been
reviewed by the Site Review Committee with additional comments presented below as conditions.
RECOMMENDED ACTION
Staff has reviewed this request for compliance with the provisions of the Zoning Ordinance and
recommends approval of the preliminary site plan subject to the following conditions:
The final site plan shall also be subject to these conditions:
1. The Current Development Division shall not accept submittal of the final site plan for signature
until tentative final approvals for the following conditions have been obtained. The final site
plan shall not be signed until the following conditions have been met:
a. Current Development Planner approval to include:
i. Approval of Lighting Plan, including specification sheets and photometric layouts
for proposed new lights, in accordance with Section 4.17.
ii. Approval of Landscaping Plan, including required screening, in accordance with
Section 32.7.9.
iii. Approval of Conservation Plan, in accordance with the approved Application Plan.
iv. Conditions of both Special Use Permits must be included on the site plan.
b. Current Development Engineer approval to include review of all applicable items as
specified in the Design Standards Manual, as well as:
i. Erosion and Sediment Control Plan.
ii. Stormwater Management Plan.
iii. Please provide all needed easements (or at a minimum for preliminary approval, a
letter of intent) from the United States of America for grading, drainage easements,
use of the pond, etc. A drainage easement will be needed from both proposed outfalls
of the NGIC expansion. Drainage easements should be shown correctly over ditches
and drainage structures.
iv. Parking areas cannot exceed 5% grade in any direction.
v. Grading errors shown on the proposed plan must be corrected.
c. Albemarle County Building Official approval.
d. Fire and Rescue Division approval to include:
i. Verify adequate fire flow is available.
e. Albemarle County Service Authority approval to include:
i. Dedication of offsite water and sewer is required prior to final approval.
ii. Approval of final water and sewer construction drawings.
f. Virginia Department of Transportation approval to include:
i. Approval of plans for all State maintained portions of the property and entrances
into the site.
3
ii. Road and drainage plans need to be provided for the extension of Boulders Road.
iii. The plan needs to address the need for a right turn lane into the site.
iv. The plan needs to show the proffered improvements to route 29.
v. The entrance to the site at Boulders Road needs to be designed in accordance with
the Minimum Standards of Entrances to State Highways and VDOT ' s Road
Design Manual.
ATTACHMENTS:
A. Vicinity Map
B. Preliminary Site Plan
C. Approved Application Plan
D. Letter requesting Planning Commission Review
11
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Page 1 of 1
From: Marcia Joseph [marcia48I @earthlink.net]
Sent: Monday, August 20, 2007 6:54 PM
To: David E. Pennock
Subject: NGIC
Follow Up Flag: Follow up
Flag Status: Yellow
David,
I'd like to call this up for planning commission review.
Item Number: SDP2007 -00078
Project Lead Reviewer: David Pennock
Project Name: NGIC Expansion
Request for preliminary site plan approval for construction of two four -story office buildings
totaling 178,800 square feet and site preparation work related to a future project on approximately
15 acres zoned CO - Commercial Office and EC - Entrance Corridor. The property, described as
portions of Tax Map 33, Parcels 1 D and 1 F, is located in the Rivanna Magisterial District east of
Seminole Trail [Route 29N] at the end of Boulders Road [Private]. The Comprehensive Plan
designates this property as Industrial Service in the Community of Piney Mountain in the
Development Area.
Thanks,
Marcia
Marcia Joseph, ASLA, AICP
At Large Representative
Albemarle County Planning Commission
Joseph Associates LLC
481 Clarks Tract
Keswick, Virginia 22947
Phone 434 - 984 -4199
Fax 434 - 984 -3098
Attachment D
file: / /C: \DPennockDocs \Reviews \Site Plans\ 2007 \NGIC \RequestforPC_Review.htm 10/2/2007
9
r'
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP 07 -078: NGIC Staff: David Pennock, Jonathan Sharp
Expansion — Preliminary Site Plan
Planning Commission Public Hearing:Board of Supervisors Hearing:
October 9, 2007 Not appli cable
Owners: Next Generation, LLC Applicant: United Land Corporation
Acreage: 15 acres within the 116 acre parcel Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 33, Parcel 1 D (in part) and 1 F By -right use: CO, Commercial Office zoning
in part)with Special Use permits to allow Research
Location: East of Seminole Trail [Route 29N]and Development Laboratories and
at the end of Boulders Road [Private]
Residential uses
Magisterial District: Rivanna Proffers /Conditions: Yes
Requested # of Dwelling Lots: n/a DA— X RA —
Proposal: Request for preliminary site plan Comp. Plan Designation: Industrial Service
approval for construction of two four -story in the Community of Piney Mountain in the
office buildings totaling 178,800 square feet Development Area
and site preparation work related to a future
project for a 120 -unit residential building.
Character of Property: This property is Use of Surrounding Properties: Adjacent to
currently partially wooded, with some meadow the existing National Ground Intelligence
areas, unimproved roadways, and drainage Center (NGIC) and to low density
swales.residential /rural uses
Factors Favorable: (see report)Factors Unfavorable: (see report)
RECOMMENDATION
The preliminary site plan cannot be approved as submitted
STAFF PERSON
PLANNING COMMISSION
SITE PLAN
PROPERTY OWNER
APPLICANT-
David E. Pennock, Jonathan Sharp
October 9, 2007
SDP 07 -078: NGIC Expansion — Preliminary Site
Plan
Next Generation, LLC
United Land Corporation
APPLICANT'S PROPOSAL
Request for preliminary site plan approval for construction of two four -story office buildings totaling
178,800 square feet and site preparation work related to a future project for a 120 -unit residential
building. This project was called up for review by the Planning Commission.
CHARACTER OF AREA
This project ise within an area east of Route 29N at the end of the previously constructed portion of
Boulders Road, which currently serves the National Ground Intelligence Center (NGIC). Camelot and
Briarwood subdivisions are on the west side of Route 29N at this location, and General Electric has a
facility nearby. The North Fork of the Rivanna River flows adjacent to portions of the NGIC site. The
surrounding properties include mostly low- density rural residential uses, the majority of which are also
owned by this applicant.
PLANNING AND ZONING HISTORY
ZMA 07 -003 NGIC Expansion: This property was rezoned to Commercial Office in August, 2007,
with proffers and a proffered application plan showing the construction of two office buildings and a
residential building, as well as the extension of Boulders Road and some associated improvements to
Route 29.
SP 07 -031 Special Use Permit - Residential Units: A special use permit was approved with conditions
in August, 2007 in order to allow Research and Development Laboratories.
SP 07 -032 Special Use Permit - Research & Development; Labs: A special use permit was approved-
with conditions in August, 2007 to allow residential uses on this property.
ZMA 99 -002 Value America: A rezoning was submitted in 1999 for Light Industrial on a portion of
TMP 33 -ID, but was eventually withdrawn.
SP 99 -033 NGIC Access Road: A special use pen was granted in August, 1999 to allow fill in the
floodplain for the construction of the access road (now known as Boulders Road).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Industrial Service in the Community of Piney
Mountain in the Development Area.
REASON FOR PLANNING COMMISSION REVIEW:
Request for review of a preliminary site plan by the Planning Commission in accordance with Section
32.4.2.6. This application has been requested for review by a member of the Planning Commission
Attachment Q.
STAFF COMMENT:
This project was reviewed for compliance with the Zoning Ordinance, as well as the Application Plan and
proffers approved with the ZMA for this project. Based on recent changes to the design, the plan is no
longer in compliance with the approved application plan. A stormwater management facility is proposed
along the southwest line of the office buildings. This facility requires substantial grading that will extend
from the edge of these buildings through the 20 -foot buffer and in to the adjacent parcel. As such, two
waivers are necessary for the plan to proceed as submitted. First, the application plan must be amended
through approval of a "Minor Variation to the Approved Plan ", in accordance with proffer #4 of ZMA 07-
003. Assuming approval of such a variation, the applicant must also pursue a waiver in order to disturb the
required 20 -foot buffer that abuts all residential and rural areas districts. This waiver requires the approval
of the variation referenced above, as well as approval by the Planning Commission, in accordance with
Section 21.7.3 of the Zoning Ordinance. Neither of these waivers has been requested at this time.
The applicant has worked with other members of the Site Review Committee to resolve issues presented
during the initial review of the site plan. This project has been reviewed by the Site Review Committee with
additional comments presented below as conditions.
RECOMMENDED ACTION
Based on the non - conformity with the approved Application Plan, as well as the lack of a necessary
waiver for buffer disturbance, the preliminary site plan cannot be approved as submitted. These
modifications must be approved prior to preliminary approval of the site plan.
The final site plan shall also be subject to these conditions:
1. The Current Development Division shall not accept submittal of the final site plan for signature
until tentative final approvals for the following conditions have been obtained. The final site
plan shall not be signed until the following conditions have been met:
a. Current Development Planner approval to include:
i. Approval of Lighting Plan, including specification sheets and photometric layouts
for proposed new lights, in accordance with Section 4.17.
ii. Approval of Landscaping Plan, including required screening, in accordance with
Section 32.7.9.
iii. Approval of Conservation Plan, in accordance with the approved Application Plan.
iv. Conditions of both Special Use Permits must be included on the site plan.
b. Current Development Engineer approval to include review of all applicable items as
specified in the Design Standards Manual, as well as:
i. Erosion and Sediment Control Plan.
ii. Stormwater Management Plan.
iii. Please provide all needed easements (or at a minimum for preliminary approval, a
letter of intent) from the United States of America for grading, drainage easements,
use of the pond, etc. A drainage easement will be needed from both proposed outfalls
of the NGIC expansion. Drainage easements should be shown correctly over ditches
and drainage structures.
iv. Parking areas cannot exceed 5% grade in any direction.
v. Grading errors shown on the proposed plan must be corrected.
c. Albemarle County Building Official approval.
d. Fire and Rescue Division approval to include:
i. Verify adequate fire flow is available.
e. Albemarle County Service Authority approval to include:
i. Dedication_ —i offsite water and sewer is required pr.t', to final approval.
ii. Approval of final water and sewer construction drawings.
f. Virginia Department of Transportation approval to include:
i. Approval of plans for all State maintained portions of the property and entrances
into the site.
ii. Road and drainage plans need to be provided for the extension of Boulders Road.
iii. The plan needs to address the need for a right turn lane into the site.
iv. The plan needs to show the proffered improvements to route 29.
v. The entrance to the site at Boulders Road needs to be designed in accordance with
the Minimum Standards of Entrances to State Highways and VDOT ' s Road
Design Manual.
ATTACHMENTS:
A. Vicinity Map
B. Preliminary Site Plan
C. Approved Application Plan
D. Letter requesting Planning Commission Review
II
n
IRGIN
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP 07 -078: NGIC Staff: David Pennock, Jonathan Sharp
Expansion — Preliminary Site Plan
Planning Commission Public Hearing:Board of Supervisors Hearing:
October 9, 2007 Not applicable
Owners: Next Generation, LLC Applicant: United Land Corporation
Acreage: 15 acres within the 116 acre parcel Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 33, Parcel 1 D (in part) and 1 F By -right use: CO, Commercial Office zoning
in part)with Special Use permits to allow Research
Location: East of Seminole Trail [Route 29N]and Development Laboratories and
Residential uses
at the end of Boulders Road [Private]
Magisterial District: Rivanna Proffers /Conditions: Yes
Requested # of Dwelling Lots: n/a DA— X RA —
Proposal: Request for preliminary site plan Comp. Plan Designation: Industrial Service
approval for construction of two four -story in the Community of Piney Mountain in the
office buildings totaling 178,800 square feet Development Area
and site preparation work related to a future
project for a 120 -unit residential building.
Character of Property: This property is Use of Surrounding Properties: Adjacent to
currently partially wooded, with some meadow the existing National Ground Intelligence
areas, unimproved roadways, and drainage Center (NGIC) and to low density
swales.residential /rural uses
Factors Favorable: (see report)Factors Unfavorable: (see report)
RECOMMENDATION
The preliminary site plan cannot be approved as submitted
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STAFF PERSON
PLANNING COMMISSION
SITE PLAN
PROPERTY OWNER
APPLICANT
David E. Pennock, Jonathan Sharp
October 9, 2007
SDP 07 -078: NGIC Expansion — Preliminary Site
Plan
Next Generation, LLC
United Land Corporation
APPLICANT'S PROPOSAL
Request for preliminary site plan approval for construction of two four -story office buildings totaling
178,800 square feet and site preparation work related to a future project for a 120 -unit residential
building. This project was called up for review by the Planning Commission.
CHARACTER OF AREA
This project ise within an area east of Route 29N at the end of the previously constructed portion of
Boulders Road, which currently serves the National Ground Intelligence Center (NGIC). Camelot and
Briarwood subdivisions are on the west side of Route 29N at this location, and General Electric has a
facility nearby. The North Fork of the Rivanna River flows adjacent to portions of the NGIC site. The
surrounding properties include mostly low- density rural residential uses, the majority of which are also
owned by this applicant.
PLANNING AND ZONING HISTORY
ZMA 07 -003 NGIC Expansion: This property was rezoned to Commercial Office in August, 2007,
with proffers and a proffered application plan showing the construction of two office buildings and a
residential building, as well as the extension of Boulders Road and some associated improvements to
Route 29.
SP 07 -031 Special Use Permit - Residential Units: A special use permit was approved with conditions
in August, 2007 in order to allow Research and Development Laboratories.
SP 07 -032 Special Use Permit - Research & Development; Labs: A special use permit was approved
with conditions in August, 2007 to allow residential uses on this property.
ZMA 99 -002 Value America: A rezoning was submitted in 1999 for Light Industrial on a portion of
TMP 33 -1D, but was eventually withdrawn.
SP 99 -033 NGIC Access Road: A special use permit was granted in August, 1999 to allow fill in the
floodplain for the construction of the access road (now known as Boulders Road).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Industrial Service in the Community of Piney
Mountain in the Development Area.
REASON FOR PLANNING COMMISSION REVIEW:
Request for review of a preliminary site plan by the Planning Commission in accordance with Section
32.4.2.6. This application has been requested for review by a member of the Planning Commission
Attachment Q.
2
STAFF COMMENT:
This project was reviewed for compliance with the Zoning Ordinance, as well as the Application Plan and
proffers approved with the ZMA for this project. Based on recent changes to the design, the plan is no
longer in compliance with the approved application plan. A stormwater management facility is proposed
along the southwest line of the office buildings. This facility requires substantial grading that will extend
from the edge of these buildings through the 20 -foot buffer and in to the adjacent parcel. As such, two
waivers are necessary for the plan to proceed as submitted. First, the application plan must be amended
through approval of a "Minor Variation to the Approved Plan ", in accordance with proffer #4 of ZMA 07-
003. Assuming approval of such a variation, the applicant must also pursue a waiver in order to disturb the
required 20 -foot buffer that abuts all residential and rural areas districts. This waiver requires the approval
of the variation referenced above, as well as approval by the Planning Commission, in accordance with
Section 21.7.3 of the Zoning Ordinance. Neither of these waivers has been requested at this time.
The applicant has worked with other members of the Site Review Committee to resolve issues presented
during the initial review of the site plan. This project has been reviewed by the Site Review Committee with
additional comments presented below as conditions.
RECOMMENDED ACTION
Based on the non - conformity with the approved Application Plan, as well as the lack of a necessary
waiver for buffer disturbance, the preliminary site plan cannot be approved as submitted. These
modifications must be approved prior to preliminary approval of the site plan.
The final site plan shall also be subject to these conditions:
1. The Current Development Division shall not accept submittal of the final site plan for signature
until tentative final approvals for the following conditions have been obtained. The final site
plan shall not be signed until the following conditions have been met:
a. Current Development Planner approval to include:
i. Approval of Lighting Plan, including specification sheets and photometric layouts
for proposed new lights, in accordance with Section 4.17.
ii. Approval of Landscaping Plan, including required screening, in accordance with
Section 32.7.9.
iii. Approval of Conservation Plan, in accordance with the approved Application Plan.
iv. Conditions of both Special Use Permits must be included on the site plan.
b. Current Development Engineer approval to include review of all applicable items as
specified in the Design Standards Manual, as well as:
i. Erosion and Sediment Control Plan.
ii. Stormwater Management Plan.
iii. Please provide all needed easements (or at a minimum for preliminary approval, a
letter of intent) from the United States of America for grading, drainage easements,
use of the pond, etc. A drainage easement will be needed from both proposed outfalls
of the NGIC expansion. Drainage easements should be shown correctly over ditches
and drainage structures.
iv. Parking areas cannot exceed 5% grade in any direction.
v. Grading errors shown on the proposed plan must be corrected.
c. Albemarle County Building Official approval.
d. Fire and Rescue Division approval to include:
i. Verify adequate fire flow is available.
e. Albemarle County Service Authority approval to include:
i. Dedication of offsite water and sewer is required prior to final approval.
ii. Approval of final water and sewer construction drawings.
f. Virginia Department of Transportation approval to include:
i. Approval of plans for all State maintained portions of the property and entrances
into the site.
ii. Road and drainage plans need to be provided for the extension of Boulders Road.
iii. The plan needs to address the need for aright turn lane into the site.
iv. The plan needs to show the proffered improvements to route 29.
v. The entrance to the site at Boulders Road needs to be designed in accordance with
the Minimum Standards of Entrances to State Highways and VDOT ' s Road
Design Manual.
ATTACHMENTS:
A. Vicinity Map
B. Preliminary Site Plan
C. Approved Application Plan
D. Letter requesting Planning Commission Review
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Page 1 of 1
From: Marcia Joseph [marcia481 @earthlink.net]
Sent: Monday, August 20, 2007 6:54 PM
To: David E. Pennock
Subject: NGIC
Follow Up Flag: Follow up
Flag Status: Yellow
David,
I'd like to call this up for planning commission review.
Item Number: SDP2007 -00078
Project Lead Reviewer: David Pennock
Project Name: NGIC Expansion
Request for preliminary site plan approval for construction of two four -story office buildings
totaling 178,800 square feet and site preparation work related to a future project on approximately
15 acres zoned CO - Commercial Office and EC - Entrance Corridor. The property, described as
portions of Tax Map 33, Parcels 1D and 1F, is located in the Rivanna Magisterial District east of
Seminole Trail [Route 29N] at the end of Boulders Road [Private]. The Comprehensive Plan
designates this property as Industrial Service in the Community of Piney Mountain in the
Development Area.
Thanks,
Marcia
Marcia Joseph, ASLA, AICP
At Large Representative
Albemarle County Planning Commission
Joseph Associates LLC
481 Clarks Tract
Keswick, Virginia 22947
Phone 434 - 984 -4199
Fax 434 - 984 -3098
Attachment D
file: / /C: \DPennockDocs \Reviews \Site Plans\ 2007 \NGIC \Request_for_PC_Review.htm 10/2/2007