HomeMy WebLinkAboutZMA199200016 Action Letter
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COUNTY OF ALBEMARLE
Dept. of Planning & Community Development
401 Mcintire Road
Charlottesville, Virginia 22902-4596
(804) 296-5823
March 23, 1993
Andrew Dracopoli
Worrell Investments Inc.
P. O. Box 5386
Charlottesville, VA 22905
RE: ZHA-92-l2 and SP-92-66 Worrell Land and Cattle Company
Dear Mr. Dracopoli:
The Albemarle County Board of Supervisors, at its meeting on March 17. 1993. took
the following actions:
.ZHA-92-l2 - Auuroved with the followin2 a2reements:
1. Establishment of the Land Use Plan dated November 11, 1992 and
revised January 20, 1993 as the approved application plan for the
Planned Development-Mixed Commercial and Commercial Office zoned
property.
2.
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The supporting commercial uses shall be in accordance with those
uses permitted by-right in the C-l zone as modified by Section 9.4.3
of the Zoning Ordinance.
3.
The residential uses are not required to be developed on a pro-rata
basis with the office development in accordance with Section 9.4 of
the Zoning Ordinance.
4.
Provision of private roads within the development designed to meet
mountainous terrain standards.
5.
The Worrell Land and Cattle Company agrees to pay for the necessary
right turn and taper lanes at the development's entrances along
Route 250 East. The right turn lanes shall be constructed as each
entrance is established. The developer also agrees to provide an
additional left turn lane and traffic signal on Route 250 East at
the primary and secondary entrance to the site. These improvements
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1 ATTACHMENT C,
¡page 21
Andrew Dracopoli
Page 2
March 23, 1993
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shall be constructed upon demand of the'Virginia Department of
Transportation in accordance with their letter dated February 8, 1993, or
earlier at the developer's option provided the primary or secondary
entrance meets the signalization warrants as given in the latest edition
of the Manual of Uniform Traffic Control Devices.
6. The applicant will utilize detailed design guidelines consistent
with the outline included as Appendix I of the Peter Jefferson Place
Application Plan book.
7. Except those sites shown as Parcels A-2, B-1, and B-2 on the Land
Use Map (Tax Map 78 Parcels 20K, 71, and 71A) , all future site plans
shall be reviewed by the Albemarle County Architectural Review Board
if it is determined the site will be visible from Interstate 64 or
Route 250 East.
8. Setbacks shall be as follows:
~ Commercial and Office Uses:
Adjacent to public streets: No portion of any
structures, except signs, shall be erected closer than
thirty (30) feet to any public street right-of-way. No
off-street parking or loading space shall be located
closer than ten (10) feet to any public street right-of-
way.
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Adjacent to internal private streets: The setbacks for
buildings and parking may be reduced to ten, (10) feet
provided adequate sight distance is maintained and
minimum landscaping requirements are met.
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Residential Uses:
,
Minimum yards: Front twenty-five (25) feet, side fifteen (15) feet,
rear twenty (20) feet. Minimum side_yards shall be reduced to not
less than ten (10) feet in accordance with Section 4.11.3 of the
Zoning Ordinance. Setbacks for the townhouses adjacent to the park
may be reduced to five feet surrounding the loop road.
9. Administrative approval of all future site plans and subdivision
plats. In the spirit of Section 8.5.6.3 of the Zoning Ordinance,
the. Director of Planning and Community Development shall be
authorized discretion over reasonable variations from the approved
zoning application plan.
10. Future requests for parking decks or a helistop will require
additional Planning Commission and Board of Supervisors reviews.
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Andrew Dracopoli
Page 3
March 23, 1993
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I ATTACHMENT C ,
I Page 31
SP-92-66 - Auuroved - No conditions.
If you should have any questions or comments regarding the above-noted action,
please do not hesitate to contact me.
Sincerely,
Development
WC/jcw
cc: Amelia Patterson
Jo Higgins
Marcia Joseph
Pete Gorham
Jay Sch10thauer
Angela Tucker
Robert Hofrichter
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Peter Jefferson Place
Design Criteria and Guidelines
LDR International, Inc.
December 4, 1992
Considering the natural and historic beauty of the Worrell property, Peter
Jefferson Place, a unified master plan is critical for its development. The
plan envisioned for the property incorporates commercial and residential
uses in an over-all master plan that respects and accentuates the sites
unique natural features. Individual land parcels are defined by ridgetops
and stream valleys and are linked by an internal road system. Central to
the plan is an organized core which includes a mixture of uses adjacent to
an open "commons" or park that will become known as Peter Jefferson
Park. This core will serve as the center of pedestrian activity from which
linkages will radiate to other areas within the site as well as to off-site
areas. In addition, buildings will be sited to define spaces and corridors
with architectural forms that are sensitive to the human scale. Through the
use of building form, color, and landscaping, prominent buildings and
spaces will be visually distinguished within the development areas.
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In order to ensure successful implementation of the master plan, design
criteria and guidelines have been formulated. Following is an outline of
these guidelines which briefly details some of the primary design concepts
for development of the property. The outline corresponds to the five
primary development components which include: Foundation Campus;
Residential Neighborhood; Mixed-Use and Corporate Core; Peripheral
Corporate and Retail Sites; and, Local Office Sites. In addition, criteria
relating to parking, landscaping, lighting and a comprehensive sign system
have been included.
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To ensure conformance to the design criteria and guidelines a Design
Review Committee will be established by the owner. The Design Review
Committee will be charged with the review of all design elements of Peter
Jefferson Place and to interpret the design intent of the master plan,
covenants and guideline documents as adopted. The Committee will have
the power to approve acceptable designs or disapprove any designs which
are judged inappropriate to the successful implementation of Peter
Jefferson Place.
A Development Zones
1. Foundation Campus
(Parcels A-1,A-2,A-3,A-4,A-5)
Currently, the existing buildings on parcels A-1 and A-2 convey a
strong image of Peter Jefferson Place, particularly as it is perceived
from State Farm Boulevard and Route 250. The Foundation Campus
component of the development will expand on this established image
in site planning, scale, and architectural quality. Located on a highly
visible corner, it will continue to establish an identity for the property.
.
Site planning will emphasize large lawns, campus-like settings and
creation of courtyards.
.
Architecture will reflect traditions of classical Virginia architecture
with predominant building color to be white; gray pitched roofs
will be defined by dormers and gables.
·
A strong pedestrian circulation system will emphasize a hierarchy
of pathways and linkages between buildings.
·
Landscape elements will compliment architecture through the use
of such elements as "white board" fence and white brick walls.
·
Landscaping will reflect traditional Virginia plant materials, with
emphasis on preservation of existing large trees.
2. Residential Neighborhood
(Parcels D,F)
The residential component of the development will consist of
moderate density single-family attached homes clustered around an
open "commons" or park. The residential neighborhood will be
closely integrated with the mixed use core and open space system.
· Site planning will reinforce definition of the commons and
maximize distant views while being sensitive to existing
landforms.
· Architecture will incorporate traditional detailing with pitched
roofs, dormers and window treatments. Building forms will be
sensitive to sloped development and predominant colors will be
neutral shades of reds and browns.
2
· Landscaping will incorporate elements that lend a human scale:
use of plants with seasonal interest, special paving details, walls,
and site furniture, such as benches. The design of these site
features will be of a traditional style.
3. Mixed-Use and Corporate Core
(Parcels C-1,C-2,C-3)
The mixed-use and corporate core will become the central focus of
the property, however, it is also the most difficult to define at this
time. A mixture of specialty shops, local offices, and corporate offices
integrated with an inn and defined by a framework of pedestrian
walks, courtyards and spaces is envisioned.
· Site planning will create a strong organized relationship among
commons, specialty retail, inn, and residential uses emphasizing
creation of spaces and pedestrian circulation.
· Architecture will incorporate traditional detailing with focal point
buildings being white with gray roofs. Remaining buildings will
be neutral shades of reds and browns.
· Because of it's prominent location, there will be equal design
consideration of all building facades. Landscaping will emphasize
a variety of hardscape features (special paving, planters, tree
grates, benches, sculpture, furniture, etc.) and a high level of
detailing.
4. Peripheral Corporate and Retail Sites
(Parcels E,G,H,I)
The Peripheral Corporate and Retail Sites will define the edge of Peter
Jefferson Place and will be located adjacent to highway frontages,
stream valleys and wooded slopes. Because these sites are separated
from the formal framework of the core area there is more flexibility in
their site planning.
· Site planning will maximize benefits of views and adjacent
amenities emphasizing the grouping of buildings while respecting
landforms.
3
· Architecture will incorporate traditional and compatible
contemporary styles utilizing varied roof lines and maintaining
neutral shades of reds and browns.
· Landscaping will be used to create buffers and to minimize
impact of parking areas.
5. local Office Sites
(Parcel 8-2, 8-3)
The local office sites are those sites along State Farm Boulevard and
Road B that are appropriate for more typical local office development.
· Parcel B-2 site planning will utilize the linear parcel by orienting
buildings toward the road.
· Parcel B-3 will utilize site planning and buildings that are more
residential in scale.
. Architecture will include traditional and compatible contemporary
styles with pitched roofs, while maintaining neutral shades of reds
and browns.
. Landscaping will be used to create appropriate buffers adjacent to
residential uses and to integrate buildings into the over-all
streetsca pe.
B. Treatment of Parking
Parking is a necessary element of any development, but if integrated
properly into a site, it can be visually unobtrusive. Parking design will be
appropriate to the user it serves and to adjacent development and will be
part of a clear hierarchy of the vehicular circulation system.
1. Surface Parking
. Parking will be broken into small areas relating to topography and
oriented away form residential uses.
4
.
Parking areas will be sited so as not to impede or discourage
pedestrian circulation between buildings.
.
Walls, hedges and landscaping will be used to buffer and reduce
impact of parking from adjacent roadways and from adjacent
properties.
2.
Structured Parking
.
Structured parking is encouraged to utilize slopes and to
minimize surface area designated to parking.
.
Rooftop planting and low glare material will be used on top decks
to reduce visual impact from above.
c. Landscaping, Lighting and Sign System
A master landscaping, lighting, and sign system program will be developed,
incorporating trees, shrubs, lighting and other landscape elements, existing
trees, and a comprehensive sign system into an integrated whole.
1. Landscaping
· Landscaping along roadways and corridors will help define
circulation system as well as relate the property to the
surrounding community.
· Trees and shrubs will be used to integrate individual buildings
into the over-all landscape.
· A plant material list will be developed compatible to the county's
"Generic Landscape Plan Recommended Species List".
· Each site developed will be required to submit a landscape plan
which incorporates the design principles outlined in the
Landscape Master Plan.
2. Lighting
. Lighting fixtures will be coordinated throughout the property and
of a traditional design style.
5
·
Specific fixture types will be selected with consideration toward
control of stray light and glare.
·
Careful location and placement of light fixtures will be considered
so as not to interfere with the residential units or the surrounding
residential communities.
3.
Sign System
·
Thematic form of the sign program will reflect the traditional
architectural themes and designs established for the property.
Colors will be rich, yet respectful of their traditional design
theme.
·
The sign system will incorporate a hierarchy of sign types
including Entrance Identity Signs, Parcel Entrance Signs,
Directional Signs, Building Identity Signs, Informational Signs,
Service Signs and Pedestrian Signs.
·
Signs will be located only where needed with the number of signs
being kept to a minimum to avoid unnecessary clutter.
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COMMONWEALTH of VIRGINIA
RAY D. PETHTEL
COMMISS/OPlEA
DEPARTMENT OF TRANSPORTATION
P, O. BOX 871
CULPEPER. 22701
8 February 1993
THOMAS F. FARLEY
DISTRICT AOMINISTRA TOIt
Richard E. Tarbell
Dept. of Planning & Community Development
401 Mcrntire Road
Charlottesville, Virginia 22901
RBI Peter ~efferson Place
Route 250
Albemarle County
Dear Mr. Tarbell:
I have reviewed the traffic impact study and its revisions
along with the application plan. In addition, these have been
reviewed by Transportation Planning Division in Richmond. I offer
the following comments regarding this proposed development:
1. In their rev1S~ons to the traffic study, the
developer's consultant did not adequately address my
concerns regardin9 trip allocation by entrance. I still
believe that a significant portion of trips bound for or
heading from Area S will Use the secondary entrance.
Because of this, the entrance should be configured as
shown in Figure lOa (January 27, 1993 Revision), whether
or not Parcels H and I are switched.
2. The concept of delaying the installation of traffic
signals and dual left turn lanes was brought up in the
January 27, 1993 Revision to the traffic study. From an
operational standpoint, this ",,"ould be the preferred
approach - on the other hand, the Department does not
have the manpower to regularly study the entrances to
determine when a traffic signal and additional left turn
lane would be installed at each. Instead, it is more
practical to set a level of development that will trigger
the required improvements. r recommend that a signal and
additional turn lane be added to an entrance when the
expected trips per day for that entrance e~ceed 2500.
The trip generation would he as specified in ITE, and the
distribution ",,"ould be as follows: for the Primary
Entrance- 1/2 of the traffic from areas C-2, E, F, I and
all traffic from areas A-i, A-5, B-3, C-1, D¡ for the
Secondary Entrance- 1/2 from areas C-2, E, F, I, plus
all from areas C-3, G, H. Using this approach, the need
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for a signal would become apparent during the approval
process for specific site plans. The number 2500 was
chosen because it should give an hourly volume that ~ould
~eet at least the Peak Hour Volume Warrant for
signalization in the MUTCD.
Attached for your information and records
comments from Transportation Planning Division
submitted traffic study and its addenda.
are the final
regarding the
If you have any questions or concerns regarding this proposed
development and its attendant traffic impact study, please call me
at (703) 829-7555.
I..J
Robert W. H
Transportat 0
co: R. C. LOCKwood
A. G. Tucker