HomeMy WebLinkAboutZMA200500008 Code of Development 2006-01-11
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zM5'l. Code of tJJeve[opment
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'l(FJv[CO, LLC · Owner
'l1ie COi\'. Company · P(annir~q ani'Lllgineerir~q Consu(tanlS
Stonel(jng/%n Storch · :::Jrcfiitects and 'Urban '1Jes~7n Consu(tants
5cptcmber 28,2005
'l(c'i1iscd: October 3,2005, :'{ozicmbcr 1,2005, :YtJz1cmbcr 11,2005, jalll/ary.;, 2006
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Pantops Park Code of Development
NMD ZMA 2005-0008
Table of Contents
I. Introduction....... ................................................. ................................................. 1
II. Project Scope............................. ......................................................................... 1
III. Comprehensive Plan Compliance......................................................................2
IV. Relationship to Neighborhood Model Principles................................................3
V. COD Requirements of NMD Section 20.a.......................................................... 5
VI. Parking Impact Analysis...................................................................................13
VII. Street Sections......... .............. ........... ..... ................ ....... ..... ......... ......... ........... 1 7
Appendix:
Illustrative Master Plan Exhibits.............................................................................. 18
Photography Imaged Exhibits................................................................................. 21
ZMA Appl ication Plan Exhibits.................. .................................. ......... ................. .24
(incoroorates revisions through January 3. 2006)
The Cox Company
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Pantops Park Code of Development
NMD ZMA 2005-0008
I. INTRODUCTION
This ZMA application and Code of Development (dated November 11, 2005) for "Pantops Park" is
submitted with cumulative revisions on behalf of the Owners, KIMCO, LLC. The subject ZMA request for
the former Moore's Lumber Company property located on Route 250E near Pantops, addresses a 4.77-acre
tract, designated as TM Parcel 78-16. As presented in the accompanying ZMA application, the Owner is
seeking a change in the current zoning category from Highway Commercial to the Neighborhood Model
District, for office and financial institution uses consistent with the Comprehensive Plan's Future Land Use
Map designation for Regional Service. The General Development Plan for the project includes the following
graphic exhibits accompanying this document: ZMA 3, ZMA 4, ZMA 5, ZMA 6 and ZMA 7.
II. PROJECT SCOPE
The project will consist of two development phases incorporating five non-residential buildings on the 4.77-
acre property. The existing building and site improvements will be demolished. In Phase 1, the Route 250
East frontage building will house a major financial institution and two additional mixed retail and office
buildings are planned. The financial building (Building 1-A) will require a Special Use Permit (applied for
concurrently) for drive-thru banking operations. A total of approximately 87,077 square feet of gross floor
area will be provided in Phase 1 and approximately 55,740 sf GFA in Phase 2. Phase 2 is potential future
development requiring a rezoning action. Individual floor areas may vary with final architectural designs.
Phase 1: Development Summary
Building 1-A:
Financial Jnstitution and Office Building
with drive-thru facility
41,977 square feet gross floor area
Buildings 1-B and 1-C:
Mixed Office and Retail Building
22,550 square feet gross floor area/building
45, 100 square feet total gross area area
Phase 2: Potential Future Development
Building 2-A:
Mixed Office and Retail Building
32,640 square feet gross floor area
Building 2-B:
Mixed Office and Retail Building
23,100 square feet gross floor area
November 11, 2005 (Revised: January 3, 2006)
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Pantops Park Code of Development
NMD ZMA 2005-0008
III. COMPREHENSIVE PLAN COMPLIANCE
The planned project ascribes to the Urban Area goals of the adopted Comprehensive Plan. The application
of the Neighborhood Model District to this Highway Commercial property will enable the efficient and
effective redevelopment of a vacant retail big box building into five new buildings intended for mixed-office
and financial institutions. It will be one of the first group of buildings on the Route 250 East commercial
corridor to incorporate new urbanism planning precepts.
The Pantops Park master plan provides for a relatively high density, urban infill project which seeks to
embrace the County's growth area priorities and land development goals. Its land use program, planned
density, available infrastructure, and site location is generally consistent with the objectives applicable to the
desired form and characteristics of Albemarle County's Urban Area and the Neighborhood Model.
1. The Pan tops Park development planned for the former Moore's Lumber property provides for
a mix of non-residential building types, orientations, and densities, including a bank facility to
anchor the Route 250E frontage.
2. The planned project offers the opportunity to serve a range of office, retail support,
professional business, and economic development activities within high quality, multi-story
buildings.
3. The Pantops Park project will be established within an existing regional employment center
that contains primarily automotive dealerships, service stations, and shopping centers.
4. The Pan tops Park project will be served by existing water and sewer services as well as other
essential public facilities and utilities. Roads, utilities, drainage, power, water, sewer and
other essential infrastructure provide the necessary levels of service expected for a high
density urban location.
5. The Pantops Park project will have direct accessibility to and from regional, inter-county and
other major intra-county highways and streets.
6. This new infill development at Pantops Park will be established in and around geographically
well defined, existing commercial business neighborhoods which are well established within
the Route 250 East commercial corridor.
7. The proposed project affords transportation opportunities for future street interconnectivity to
the existing, contiguous development in the area. The connections will be proffered with the
Application Plan.
November 11, 2005 (Revised: January 3, 2006)
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IV. RElATIONSHIP TO NEIGHBORHOOD MODEL PRINCIPLES
Relative to the Comprehensive Plan's Neighborhood Model precepts, the following summarizes to the
project's compatibility with the governing NMD characteristics. Refer to the Phase 1 Application Plan for a
graphic representation of the proposed land use program.
1. Neighborhood Centers: Fundamental to the Neighborhood Model is the establishment of
centers where County citizens can congregate and interact on many levels. The challenge of
the Comprehensive Plan is to "identify the existing neighborhoods and locate the
neighborhood centers" on infill properties or tracts suitable for redevelopment. From a
locational vantage point, the Moore's Lumber property clearly represents a "core" location in
that it (a) serves as a potential junction (via the potential future extension of Spotnap Road)
between non-residential neighborhoods, and (b) is located near one of the most prominent
business intersections in Albemarle County.
2. Open Space/Civic Space: An appropriately scaled outdoor civic space and landscape plaza
will be developed in Phase 1 in concert with the financial institution building.
3. Network - Interconnected Streets and Transportation: The ZMA Application Plan (ZMA
Sheet #4) recognizes that streets, interior sidewalks and bus routes should be planned as an
integrated system. Responding to the goals for inter- and intra- neighborhood linkages, the
project master plan anticipates street extensions to the south and west that would provide
interconnectivity to adjoining developed properties. The project's proposed single
intersection with Route 250 East is designed at a location that is conducive for future
signalization, allowing for a full intersection configuration to be coordinated with the
development of the property on the north side of Route 250. A proffer will address the
applicant's potential participation in future signalization.
4. Mixed Uses and Use Types: The planned buildings in Pantops Park will offer flexible spaces
for a range of non-residential uses.
5. Human Scale - Building Placement and Scale: The project master plan for Pantops Park
promotes a strong interrelationship among buildings, spaces and landscaping which creates a
"human scale" and "sense of place." The architectural scale, massing, heights and
orientations of the three buildings will be sensitive to the Neighborhood Model objectives,
with an emphasis on creating a "user friendly" street and pedestrian environment at a "human
scale."
6. Pedestrian Orientation and Secondary Access: The Neighborhood Model's goals for
pedestrian circulation are addressed by the provision of internal sidewalks linking parking
bays and a pedestrian plaza at the entrance to the banking institution. Further, secondary
private travel ways and parking aisles within the project provide for intra-parcel access and
traffic distribution to the existing non-residential development complex located to the west.
7. Relegated Parking: Fulfilling the Neighborhood Model's objectives for proper relationships
among destinations, streets, parking areas, and pedestrians, the traffic improvements for the
project have been designed to minimize vehicular activity in front of building access points.
The majority of the site's parking areas are relegated in such a fashion as to provide minimal
visual impact along the Route 250 commercial corridor.
November 11, 2005 (Revised: January 3, 2006)
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8. Variety of Housing Types: While the applicant has not excluded residential uses as a possible
future land use within Pantops Park, there is no residential planned in Phase 1. Thus, this
objective is not applicable to this application.
9. Neighborhood Friendly and Appealing Streetscapes: The final site plan for Pantops Park will
incorporate the extensive use of sidewalks, crosswalks, urban street tree landscaping, and
other traditional street hardscape elements (such as high quality street lighting, benches,
signage, etc.) These elements will be carefully interwoven among the three proposed
buildings.
10. Transportation Options: Transportation improvements will be coordinated with County and
VDOT plans for the corridor. VDOT will require a frontage, turn and taper lane on eastbound
Route 250.
11. Redevelopment: The property was formerly occupied by a vacant Moore's Lumber building,
a building that had not been productively utilized for several years. The building was
demolished in 2005. The Pantops Park project is clearly a "redevelopment" effort that will
result in the demolition of the existing structure and, in its place, create the buildings and site
improvements depicted on the Phase 1 Application Plan.
12. Site Planning that Respects Terrain: The design effort has endeavored to respect existing
terrain features. This project is one that seeks to enhance the density and utilization of the
site while respecting the fall in grade from front to rear of the site.
The planned project is an infill development on an existing, fully developed property. The
Moore's Lumber building and old site improvements will be demolished, and in their place
will be new building construction and site improvements designed to contemporary
standards. There are no natural, scenic or historic resources impacted by the redevelopment
of the Moore's Lumber facility. It is anticipated that the redevelopment of the property will
represent a significant upgrade of the property, with no known adverse impacts anticipated.
13. Clear Boundaries with the Rural Areas: The subject property is in the midst of existing
Highway Commercial zoning and is recognized by the Comprehensive Plan for Regional
Service uses. Thus, the "clear boundaries" precept is not applicable to this property and the
uses planned thereon.
November 11, 2005 (Revised: January 3, 2006)
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V. REQUIREMENTS OF NMD SECTION 20.A
The development team proposes the following Code of Development for the referenced project. Items are
listed following the outline in Section 20A.5, Chapter 18 of the Albemarle County Code.
1. Uses Permitted and Prohibited
By-right development will be permitted for any uses presently allowed in the Highway
Commercial District except those specifically noted herein below. The following list of uses
has been extracted from the County's Zoning Ordinance: Section 24 - Highway Commercial.
By right uses: Items in bold are intended to be by-right uses within the proposed NM-D.
Prohibited uses: Items denoted herein after in italics are intended to be uses that are
specifically prohibited as by-right uses.
By-Right Uses and Uses Prohibited
1. Automobile laundries.
2. Automobile, truck repair shops.
3. Automobile service stations (reference 5.1.20).
4. Building materials sales.
5. Churches, cemeteries.
fh.. Clubs, lodges, civic. fraternal, patriotic (reference 5.1.2 ).
7. Convenience stores.
8. Educational, technical and trade schools.
5L... Factory outlet sales - clothing and fabric.
.J.Q... Feed and seed stores (reference 5. 1.22).
11 . Financial institutions.
12. Fire extinguisher and security products, sales and service.
13. Fire and rescue squad stations (reference 5.1.09).
14. Funeral homes.
1 5. Furniture stores.
16. Food and grocery stores including such specialty shops as bakery, candy, milk
dispensary and wine and cheese shops.
17. Home and business services such as grounds care, cleaning, exterminators,
landscaping and other repair and maintenance services.
18. Hardware.
19. (Repealed 6-3-81)
20. Hotels, motels and inns.
~ Light warehousing.
22. Machinery and equipment sales, service and rental.
23. Mobile home and trailer sales and service.
24. Modular building sales.
25. Motor vehicle sales, service and rental.
26. New automotive parts sales.
November 11, 2005 (Revised: January 3, 2006)
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27. Newspaper publishing.
28. Administrative, business and professional offices.
29. Office and business machines sales and service.
30. Eating establishment; fast food restaurants.
31 . Retail nurseries and greenhouses.
32. Sale of major recreational equipment and vehicles.
33. Wavside stands - vegetables and agricultural oroduce (reference 5.1.19).
34. Wholesale distribution.
35. Electric, gas, oil and communication facilities excluding tower structures and
including poles, lines, transformers, pipes, meters and related facilities for distribution
of local service and owned and operated by a public utility. Water distribution and
sewerage collection lines, pumping stations and appurtenances owned and operated
by the Albemarle County Service Authority. Except as otherwise expressly provided,
central water supplies and central sewerage systems in conformance with Chapter 16
of the Code of Albemarle and all other applicable law. (Amended 5-12-93)
36. Public uses and buildings including temporary or mobile facilities such as schools,
offices, parks, playgrounds and roads funded, owned or operated by local, state or
federal agencies (reference 31.2.5); public water and sewer transmission, main or
trunk lines, treatment facilities, pumping stations and the like, owned and/or operated
by the Rivanna Water and Sewer Authority (reference 31.2.5; 5.1.12). (Amended 11-
1-89)
37. Temporary construction uses (reference 5.1.18).
38. Indoor theaters.
39. Heating oil sales and distribution (reference 5.1.20).
40. Temporary nonresidential mobile homes (reference 5.8). (Added 3-5-86)
41 . Uses permitted by right pursuant to subsection 22.2.1 of section 22.1, commercial, C-
1.
42. Indoor athletic facilities. (Added 9-15-93)
43. Farmers' market (reference 5.1.36). (Added 10-11-95)
44. Stormwater management facilities shown on an approved final site plan or subdivision
plat.
45. Tier I and Tier" personal wireless service facilities (reference 5.1.40).
In addition to above HC district uses permitted by-right, the following uses are permitted
within the subject NM district:
L Semi-detached and attached single familv dwellings.
2. Multiple family dwellings.
3. Rental of permitted residential uses.
L Boarding houses.
.s....... Tourist lodges.
6. Home occupations, Class A and Class B.
7. Accessory uses and buildings.
tL. Rest home. nursing homes. or convalescent homes.
2. Special Permit Uses: Drive-through windows are permitted by special use permit in the
NMD district.
November 11, 2005 (Revised: January 3, 2006)
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2. The amount of developed square footage proposed, delineated for the entire NMD and by
block by use, amenity, streets and lot coverage. The developed square footage may be
expressed as a proposed range of square footage.
land Area:
The site area totals 4.67 acres (or 203,460 square feet, GFA).
Phase 1 Development:
Phase 1 Development consists of three buildings totaling 87,077 square feet gross floor area
(GFA), occupying a building footprint of 20,233 square feet GFA. These GFA square footages
are approximate and may be exceeded in any given building, provided that the full
development FAR of 0.70 is not exceeded for all buildings combined.
Building 1-A:
Buildings 1-B and 7-C:
41,977 SF eFA
45,100 SF eFA
Phase 1 Floor Area Ratio:
FAR: 0.43.
Phase 2 Development Concept:
The long range concept plan for Phase 2 Development depicts opportunities for two
additional buildings, yielding a total 55,740 square feet GFA. It is acknowledged that Phase 2
will require a subsequent ZMA approval. Under this scenario, a parking structure would be
developed in the southerly parking lot to accommodate parking demands. These square
footages are approximate and may be exceeded in any given building, provided that the full
development FAR is not exceeded.
Building 2-A Concept:
Building 2-B Concept:
32,640 SF eFA
23,100 SF eFA
Phase 1 + Phase 2 Development:
At full development, the project will yield a total building intensity not to exceed 143,000
square feet GFA.
Full Development Floor Area Ratio:
FAR: 0.70
Full Development Building Coverage:
Building footprint: approximately 37,398 square feet GFA, or 18% of the total site.
November 11, 2005 (Revised: January 3, 2006)
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3. The maximum residential densities, as provided in section 20A.7, and the maximum number
of residential units for individual residential land use categories and mixed-use categories,
delineating at least two (2) housing types, as provided in section 20A.8.
Given the Comprehensive Plan's adopted Regional Service designation for the Route 250
Corridor and projected near-term market and land use trends related thereto, the development
of residential uses during the first phase of this project is not feasible. Relative to the current
land use environment along the highway corridor, the nature of the Phase 1 project is to
establish a relatively small urban commercial infill development that will serve as a catalyst to
the transformation of the corridor over time.
At present, there are a variety residential types within the surrounding area at locations where
current residential demands as well as the health, safety and welfare of residents are more
appropriately addressed. However, in order to ensure flexibility for future mixed-use
opportunities, the potential for the inclusion of residential uses with Phase 2 development are
not to be precluded.
4. The amount of land area devoted to green space and amenities, as provided in section
20A.9.
Green Space (Phase 1 ):
Approximately 62,514 square feet, or 1.435 acres. This represents roughly 30% of the total
site area. Green space will not be less than 25% of site area. See accompanying Phase 1 and
Phase 2 Master Plan exhibits for approximate location and delineation of green space.
Green Space (Full Development. Phase 1 + Phase 2 ):
Approximately 60,429 square feet, or 1.39 acres. This represents 29.7% of the total site area.
Amenity Space (Full Development: plazas. activity area. and related open space):
Approximately 20,391 square feet, or 0.468 acres. This represents 10.02% of the total site
area. Amenity space wi II not be less than 10% of site area. See accompanying Phase 1 and
Phase 2 Master Plan exhibits for approximate location and delineation of amenity space.
Calculated areas for these spaces are depicted on the plan.
5. All requirements and restrictions associated with each use delineated in paragraph (a).
No individual building footprint shall exceed 25,000 square feet gross first floor area of
building coverage.
Retail sales uses in Buildings l-B and l-C shall not exceed a total gross floor area of 11,000
square feet.
6. All uses expressly prohibited in the district, so that they may not be considered to be uses
accessory to a permitted use.
Refer to Paragraoh 1 herein above for uses excluded.
November 11, 2005 (Revised: January 3, 2006)
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7. Architectural and landscape standards that will apply in the NMD, which shall address the
following:
a. The form, massing, and proportions of structures:
All structures are envisioned to be consistent with the drawings provided in our ARB
Conceptual Review Application dated June 6, 2005 with subsequent revisions as
presented to the ARB. Buildings will range in height in accord with the following:
Building 1 A: Height to be measured from grade at front door at exterior plaza to top of
highest roof component. This height to be limited to 65 feet.
Buildings 1 Band l-C: Height to be measured from grade at north side center entrances
to top of highest roof component. This height to be limited to 50 feet. Exception: Stair
towers required for roof access to be allowed to reach a maximum height of 62 feet.
Future buildings: These height restrictions do not foreclose future development
opportunities on the site that may include taller buildings.
b. Architectural styles:
We envision buildings that relate well to historical architectural traditions of
Charlottesville, yet buildings that are responsive to the needs of modern professional
office, financial institution and commercial operations. Buildings may have more than
one brick color to reinforce portions of building and establish a hierarchy of building
elements. There is not a single prescribed style, nor a group of styles from which to
choose. Designs are to be derived by use of similar materials (see below), similar
massing and adherence to the build-to lines shown on the site plan.
c. Materials, colors, and textures;
Brick is the primary building cladding for the site. Discretionary uses of cast stone as
cornices, belt courses, etc. are seen as major trim components. Other materials might
include stucco (in limited and less prevalent conditions), wood (for special trim,
window or door conditions), and metal (for window and door frames).
d. Roof form and pitch:
Most of the roof surfaces will be flat. A few shaped roofs, in the form of gables, hips or
vaults, will be used to establish entries, reinforce primary building components and
conceal roof-top HV AC equipment.
November 11, 2005 (Revised: January 3, 2006)
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NMD ZMA 2005-0008
e. Architectural ornamentation
Extensive ornamentation is not required nor suggested. Visual interest will be derived
from subtle brick patterns, use of more than one color brick, projected belt courses and
cornices, fenestration patterns, small massing adjustments, etc.
f. Fal;ade treatments, including window and door openings;
Largely commercial (office) in nature, these buildings will have a large number of
windows. These are intended to be constructed as metal units, either fixed or operable.
They may be anodized aluminum or pre-finished painted metal. Colors will be subtle
and suited to the masonry skin of the building. Doors may either be metal to match
windows or of a high quality transparent finish wood.
g. landscape treatments
The intent of planned landscaping treatments along the edges of the project is to
provide for an urban infill type of landscape enhancement and to address ARB
standards along the Route 250 entrance corridor.
Deciduous trees shall be used in organized streetscape designs between the building
zone and the street, sidewalk, or parking bay edge, as may be applicable. Trees may be
located either within sidewalk planters or within planting zones between the sidewalk
and curb. Street trees shall be used in parking islands of the planned surface parking
lots.
Coniferous buffer plantings shall be established along the rear property line and other
common property boundaries where screening of adjacent uses is deemed appropriate.
Ornamental trees and shrubs shall be planted for accents and visual emphasis within
the activity areas and building perimeters, with planting details to be in accord with a
final landscape design plan to be approved with the final site plan. All plant material
shall be selected from native vegetation or from varieties visually compatible with
native vegetation.
In addition to the natural landscape materials, a landscape wall that is designed to be
harmonious with and integral to the Phase 1 building shall be constructed behind the
sidewalk that fronts on the Route 250 corridor. The general design and location of this
building is depicted by the accompanying architectural perspective sketches and
elevations.
The site is organized around a central walking plaza that serves to connect each
building and provide spaces for people to meet, relax, etc. This area will contain the
primary landscape features including trees, garden spaces, sitting areas, fountains,
paved plaza spaces, walkways, steps, brick garden walls and so forth. The remaining
portions of the site will be landscaped in accordance with canopy requirements at
parking areas along with screening at perimeter areas and parking along site edges.
November 11, 2005 (Revised: January 3, 2006)
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See ZMA Sheet 7 provided with the ZMA Application Plan for approximate location
and type of plant materials to be provided with the project's landscape design. A
detailed landscape plan will be provided with the final site plan for the Phase 1 project.
h. The preservation of historic structures, sites, and archeological sites identified by the
Virginia Department of Historic Resources.
The site has no identified historic structures or archeological sites.
8. Preliminary lot lay-out:
A site plan has been developed showing the buildings proposed as Phase 1 inclusive of the
central walking plaza, landscape areas, site amenities, parking etc. There is no subdivision or
lot layout plan associated with this project at this point in time. An illustrative land use
concept plan, not proffered with the Application Plan, provides a representation of how the
Phase 2 buildings could fit in to the overall Pantops Park master plan at full development.
Thus, the Phase 2 is presented for illustrative purposes only, representing the potential
opportunity for full buildout within the context of the Neighborhood Model.
9. Guidelines for the Block:
The site consists of a single block. The block characteristics to be governed by the Code of
development include the following:
a. The range of uses permitted on the block by right and by special use permit:
See uses permitted by-right and uses prohibited as outlined in 1. A herein above.
Special permit uses shall require an individual SP process at the time of application for
such use.
b. All requirements and restrictions associated with each use delineated in paragraph
(i)(l ):
Maximum floor area ratio: 0.70 (Phase 1 + Phase 2 combined.)
Building footprints shall be generally consistent with the ZMA Application Plan (ZMA
Sheet #4), provided that no single user within the Block shall have a ground floor
building footprint that exceeds 25,000 square feet gross floor area.
There shall be no minimum or maximum coverage requirement for buildings or lots
internal to the project.
November 11, 2005 (Revised: January 3, 2006)
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c. Build-to lines, which are the required distance from the right-of-way to a structure:
It is the intent of the Applicant to develop the property in accord with the ZMA
Application Plan for Phase 1 uses. The "build-to line" for any buildings in Phase 1 is
established on the Preliminary Layout Plan (ZMA Sheet #4). For this application, the
"build-to line" is established only for building siting relationships with Route 250 and
the proposed Spotnap Road Extension.
Awnings, balconies, canopies, and cantilevered portions of buildings as well as other
structural projections may overhang the "build-to line" and sidewalks or vehicular
parking aisles if these projections do not interfere with the street trees' expected canopy
at maturity or impede safe and convenient pedestrian or vehicle movements.
Outdoor eating establishments (cafes) associated with an adjacent by-right use in a
building may extend into the sidewalk area and build-to limits if the seating area and
other facilities associated with the establishment do not impede safe and convenient
pedestrian or vehicular movement.
d. Minimum and maximum lot and yard dimensions:
Not regulated, provided that lot and yard dimensions are established in accord with the
requirements of the Subdivision Ordinance unless otherwise waived or modified.
e. Maximum building heights:
Building 1 A: Height to be measured from grade at front door at Plaza to top of highest
roof component. This height to be limited to 65 feet.
Buildings 1 Band l-C: Height to be measured from grade at north side center entrances
to top of highest roof component. This height to be limited to 50 feet. Exception: Stair
towers required for roof access to be allowed to reach a maximum height of 62 feet.
Future buildings: These height restrictions do not foreclose future development
opportunities on the sight that may include taller buildings.
f. Sidewalk and pedestrian path locations:
Sidewalks shall not be less than five (5) feet in width but the maximum width of
sidewalks and plaza areas is not regulated. For general location of planned sidewalks
please refer to the ZMA Application Plan (ZMA Sheet #4).
November 11, 2005 (Revised: January 3, 2006)
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g. Green space and amenities:
See ZMA Application Plan (ZMA Sheet #7).
h. Conservation areas and preservation areas, if applicable:
Not applicable.
I. Parking areas:
See ZMA Application Plan (ZMA Sheet #4).
J. Civic spaces, which are public areas for community or civic activities (e.g., libraries
and their associated yards, schools and places of worship);
Amenity spaces, activity areas, and open spaces are provided in accord with the
requirement of the NM District and otherwise as depicted on the ZMA Application Plan
(ZMA Sheet #4). No civic spaces that are intended for and dedicated to the
recreational or open space use of the general public are provided with this project.
VI. PARKING IMPACT ANALYSIS
The applicant and its architect have developed a parking analysis to determine the appropriate relationships
between parking and land uses within the Pantops Park project at full development. This analysis is
presented for information only and is intended to serve as a guide for establishing shared parking
opportunities in subsequent site plan applications. This analysis focuses on potential opportunities that may
be available within the development for shared parking as well as overall site parking reductions based on
both the specific use categories and individual uses within Phase 1 buildings. It is recognized that final
parking requirements shall be established and approved by the County at the time of final site plan
application.
The applicant's shared parking and reduction opportunities are based the County's regulations for parking
spaces and transportation demand management, per Section 4.12 of the Zoning Ordinance, as well as
findings from the Urban Land Institute's Shared Parking Standards and industry knowledge obtained from
similar urban infill and mixed use ordinances throughout the United States. Further, information regarding
actual observed parking demands has been provided by the end-user of Phase 1 bank buildings.
Pursuant to Section 20.A.5.i.9 of the ordinance, this section provides an analysis of the parking demand and
supply recommendations for Pantops Place. This analysis provides detailed calculations by land use and
block for (a) required parking spaces per County standards as recommended by County Zoning Staff, (b)
shared and parking reduction allowances based upon the ULI criteria, office parking standards in similar
urban infill communities, and related project experience, and (c) parking spaces provided within Pantops
Place per the Phase 1 Application Plan.
The County's Zoning Ordinance allows for shared parking and parking reduction strategies which support
November 11, 2005 (Revised: January 3, 2006)
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reductions of as much as 35% of the spaces required by the Zoning Ordinance per individual use within a
mixed use project. Relative to the analysis provided in the following paragraphs of the section of the Code
of Development, a shared parking reduction factor of 25.8% has been determined as feasible and has been
applied to the combination of non-residential uses within the Phase 1 development scheme.
1. Parking Requirements per Zoning Ordinance
Applying ordinance-driven formulas, the conventional parking requirements for the Phase 1
development scheme are outlined below:
Phase 1 Parking Requirements per Zoning Ordinance
Building 1-A: Bank Building Use
Total Required Parking for Building l-A = 145
(based on County zoning administrator's calcuJation, revised per October 28, 2005 comments)
Buildings 1-B and 1-C:
Total Projected Parking for Buildings l-B and l-C: Office, service and retail = 216
(based on County zoning administrator's caJculation, revised per October 28, 2005 comments)
Total Parking Required:
Total required parking per Zoning Ordinance = 361 spaces
(BuiJdings I-A, I -B and I-C before appJication of shared parking factor)
2. Alternatives Available to Provide Minimum Number of Parking Spaces
Per Section 4.12. of the County Zoning Ordinance, provisions are made for alternatives for reduction
in the total parking spaces that would otherwise be required by a linear and cumulative application
of the standard parking requirements. As derived herein below, a parking reduction factor of
approximately 25.8% has been recommended based on the findings and application of available
alternatives recognized by the Ordinance. These include a combination of parking supply and
demand alternatives as well as provisions for safe and ample pedestrian movements.
A. Street Parking (4.12.9):
The ZMA Application Plan provides for the extension of Spotnap Road with sidewalk improvements
from its current terminus to Route 250. On-street parallel parking is provided on both sides of the
planned private street. The on-street parking is included in the 268 total parking spaces depicted by
the ZMA Application Plan. Also, on-street parking spaces proximate to the subject property are
currently provided on the existing Spotnap Road. These spaces are not included in the required
parking supply for the adjacent uses, thereby providing off-site, but on-street parking that is capable
of being shared. No on-street parking is provided or is allowed on Route 250.
B. Shared Parking (4.12.10):
November 11, 2005 (Revised: January 3, 2006)
Page 14
Pantops Park Code of Development
NMD ZMA 2005-0008
There will exist a sharing parking relationship among the non-residential uses that will occupy the
three planned buildings within Pantops Park. The bank, professional and business offices, service-
related uses and supporting retail establishments constitute the mix of planned uses. Professional
office may include space for financial support services, accountants, engineers, architects, realtors,
insurance agents and the like. The key shared parking interrelationship will be evidenced between
the bank activities and the uses in Buildings l-B and l-C.
Also, Buildings l-B and l-C may incorporate up to, but not exceed, 11,000 square feet of retail space
for which the primary consumers will be employees of the bank and offices located within Pantops
Park and the immediate surroundings, including the offices on Spotnap to the south of the site, the
offices fronting Riverbend Drive, and other commercial enterprises within Riverbend Shopping
Center and along the Route 250 corridor.
Shared Parking Summary: The net impact of the shared parking among the three buildings represents
an estimated reduction factor of ten percent (10%) or 36 total parking spaces.
C. Transportation Demand Management (4.12.12):
Applicable and supportable TOMs are addressed from several perspectives: (a) those that are site
specific and (b) those related to the region of influence. Site specific TOMs as discussed below are
incorporated for each of the three buildings. Regional influences are discussed in the context of
Pantops Park's geographical "center" within an area supported by mass transit and pedestrian
faci I ities.
1. Mass Transit/Pedestrian Access: The transit-oriented TOM related to the region of influence
views Pantops Park as a "center" within a greater, but well defined and readily accessible
geographical urban area that incorporates relatively high density residential, commercial,
and non-residential uses. The Charlottesville Transit Service (CTS) has responded to the
demands of this "region" with its mass transit "Route 10". While parking reduction factors
related to mass transit are somewhat difficult to calibrate, the positive impact of both present
and potential expanded mass transit is clear and supports the rationale and justification for
parking reductions at Pantops Park. The mix of residential and non-residential land uses
within the vicinity of Rt. 250/Pantops Drive/River Bend Drive/Spotnap Road/State Farm
Boulevard/Stoney Point Road are presently served by a mass transit circuit which
incorporates number of mass transit stops. In their present configuration, these CTS stops
create an opportunity for convenient pedestrian access to Pantops Park. CTS also predicts
substantial growth in the utilization of mass transit in the future for this area.
In addition, the area's existing pedestrian facilities will be augmented by the pedestrian
improvements proposed with the development of Pantops Park. The project will create and
extend the existing sidewalks on Route 250 and Spotnap Road, allowing for access to and
from nearby non-residential development. Contiguous to Pantops Park are are the River
Bend and Spotnap Road offices, including the Albemarle County Service Authority
headquarters. Immediately to the west is the River Bend Shopping Center and a mix of fully-
developed retail outparcels. All of these existing projects were developed under full parking
regulations as required by the County. To a certain extent, they are "over-parked". Relative
November 11, 2005 (Revised: January 3, 2006)
Page 1 5
Pantops Park Code of Development
NMD ZMA 2005-0008
to parking reduction justification, the full parking capacity of these projects afford the
opportunity for employees and customers at these locations to utilize inter-parcel pedestrian
opportunities during the work day or shopping experience without having to use their
vehicles. The pedestrian interconnectivity offered by Pantops Place will greatly facilitate this
opportunity.
Mass Transit/Pedestrian Summarv: The net impact of the transit access and the pedestrian
measures to be provided within Pantops Park represents an estimated reduction in parking
factor of five percent (5%), or 18 total parking spaces.
2. VNB Building TOMs: The recommended parking for the Virginia National Bank building is
based on (a) site specific Transportation Demand Management opportunities and (b) current
parking demand analysis of the existing VNB facilities located in and around Charlottesville.
The bank has examined actual parking and site access conditions, staff and customer parking
characteristics, and other supply/demand factors related to branch operations. Based on an
extrapolation of their findings and application to the proposed site, the following parking
reductions and share factors are proposed for the Pantops Park location:
As depicted on the ZMA Application Plan, the site improvements for the bank will include a
mix of TOM options:
(1) Bike racks are provided in two locations adjacent the bank building.
(2) Reserved HOV parking spaces for car pooling are included in the upper and lower
parking lots of the bank.
(3) The Applicant is evaluating the potential to have employee showers and changing
facilities installed within the building. This decision will be made at a later date.
3. Buildings l-B and l-C TOMs: In a manner similar to the bank building, the site
improvements for the for Buildings l-B and l-C will also include a mix of TOM options:
(1) Bike racks are provided in locations adjacent to both the upper and lower levels of
the two buildings.
(2) Reserved HOV parking spaces for car pooling are included in the bank parking lot.
(3) In each of these buildings there is the potential to have employee showers and
changing facilities installed. However, a decision on this will be made at a later date
by the Applicant.
4. TOM Summary: The net impact of the TOM measures to be provided within Pantops Park
represents an estimated reduction in parking factor of fifteen percent (15%), or 54 total
parking spaces.
November 11, 2005 (Revised: January 3, 2006)
Page 1 6
Pantops Park Code of Development
NMD ZMA 2005-0008
5. Total: Combined Supportable Parking Space Reductions:
Shared Parking TOM Reductions:
Transit Pedestrian TOM Reductions:
Site and Building Improvement TOM Reductions:
Total Supportable Reductions:
36 spaces
1 8 spaces
54 spaces
1 08 spaces
3. Phase 1 Parking Summary:
Total Parking Demands for Phase 1:
(per parking impact analysis)
361 spaces
Total Parking Spaces Provided
per ZMA Application Plan:
268 spaces
Total Supportable Parking Reductions:
1 08 spaces
Total Parking Reductions per
ZMA Application Plan:
93 spaces
Parking Reduction Factor:
(required spaces relative to actual provided spaces)
25.8%
Loading Spaces:
4
Should major variations occur over time with respect to the mix, distribution, phasing and density of
land uses, adjustments to these ratios and final parking allocations at final site plan review may
require administrative approval by the County. Comments received from Staff during the final
review of the COD will be incorporated ito the final site plan.
At the time of final site plan submittal when more specific use categories have been finalized for
each building, the applicant will provide a more specific parking plan to further document its
approach to parking reduction for the initial building program. Thus, as a part of the final site plan
process, the applicant reserves the right to pursue additional alternatives to providing the minimum
number of parking spaces required for Pantops Park in accord with the provisions of Section 4.12 of
the Zoning Ordinance.
VII. STREET SECTIONS
Sections for the Pantops Park entrance street (Spotnap Road Extended), interior parking bays, and travel
aisles shall be designed to the geometry depicted on the ZMA Application Plan.
November 11, 2005 (Revised: January 3, 2006)
Page 1 7
MASTER PLAN
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