HomeMy WebLinkAboutZMA200600014 Application Zoning Map Amendment 2008-03-19 (2)•
APPLICATION FOR ZONING MAP AMENDMENT Board of Super. FEB 25, 2008
Planning Comm. FEB 12, 2008
Revision #3 JAN 29, 2008
Revision #2 NOV 30, 2007
Revision #1 OCT 19, 2007
Final Submittal AUG 18, 2006
PROPERTY: First Submittal JULY 31, 2006
TMP 60E-36 (1.051 acres)
HYDRAULIC & GEORGETOWN ROADS
ALBEMARLE COUNTY, VIRGINIA Community Development Department
OWNER/APPLICANT: File#
CHRIS KABBASH Approved by the Board of Supervisors
P.O. BOX 496 Date _ ) Ci
CHARLOTTESVILLE, VA 22902
ATTN: CHRIS KABBASH
Signet r� - f �P ner
NARRATIVE:
The site is currently zoned C 1. The current zoning classification results from a
1981 rezoning from RA, Rural Area, to C1, Commercial, which occurred when a
portion of the site was taken for the widening of Hydraulic Road, The 1981 C 1
rezoning was established specifically to allow for the location of a gas station
convenience store only, and no other commercial uses. An amendment to the
original rezoning states that the new store would not exceed 2,579sf, An existing
plan for a gas station/convenience store was developed, submitted and approved.
The current Property Owner purchased the approved site -plan and retains this as a
default "by -right".
Upon reviewing the approved site plan for the Gas Station / Convenience
store the applicant has concluded that for a number of reasons, this is not the best
development scenario for this site. Access to and from the site is problematic, and
the gas/convenience store would require and generate a high volume of traffic.
The site borders the County's Urban Growth area, and is better suited to a traditional
commercial or residential development. The applicant has presented a preliminary
concept for a 2-story commercial building with relegated parking to the Planning
Commission, and received endorsement for the concept.
The applicant is requesting rezoning from C 1 to NMD in order to develop the
site in a manner more consistent with Albemarle County's Neighborhood Model of
Development. The Applicant proposes to develop a 2-story, professional office
building, located close to the sidewalk, with relegated parking This strategy
provides lesser impacts with regards to generating traffic and noise, and is more
• compatible with the surrounding residential and commercial properties. The
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building is 16,815gsf. This breaks down into 9,516sf of net office and 3,808sf of
common/utility/non-usable space and 3,491 sf of tenants' basement storage.
1). Existing Site Conditions
Site is located on South-West corner of intersection of Georgetown &
Hydraulic Roads, currently with no buildings, development or improvements.
Property was formerly in rural area, but was rezoned to C 1-Commercial in the 1980's
during VDOT widening of Hydraulic Road. Rezoning was to permit a Gas
Station/Convenience Store only, and no other type of commercial use (ZMA 81-07,
82-08, both with proffers). The other three "corners" at this intersection are in
Albemarle County's Growth area, and are zoned to permit commercial, mixed use.
The site has a 100'-120' wide flat area for development that parallels Hydraulic
Road. Past this flat area, the site drops off, sloping down to the back property line.
Adjacent properties are zoned Residential RA, R6 and commercial.
2). Existing Approved Site Plan - Convenience Store/Gas Station
Building: 1-story 2,400sf Convenience Store w/ Canopy & (2) Gas Pumps
Parking: 18 spaces
Is Per rezoning described above, current Site plan was developed and
approved to permit construction of a Gas Station/Convenience Store. Drawings,
prepared by B. Aubrey Huffman and Associates, are dated from 3/31 /97 - 1 /24/01,
with final approval signatures dated 7/31 /01. Three additional dedicated parking
spaces are provided for adjacent property as negotiated per rezoning approval.
3). Proposed Site Plan - 2-Story Office Building, NMD Zoning
Building: 2-story professional office building,
9,516sf office, 3,808sf common & 3,491 gsf storage.
Parking: Provided: 51 spaces (incl. 2 HC)
Required: 51 spaces = 48 spaces + 3 dedicated for adjacent property.
Site plan proposes that building front Hydraulic and Georgetown roads, w/ parking
relegated behind building. Building wraps corner of Hydraulic and Georgetown,
facing both streets. Front setback varies from 9,6' & 13.5' at building corners, to
21.9' at center. Note that existing property line on Hydraulic Road is currently
located 10' from the back of sidewalk, setbacks from property line creates zone for
widened sidewalk and landscaping. Rezoning from Cl to NMD would permit
professional office building instead of convenience store and would permit creation
of "urban street edge" and landscaped street frontage. A single access point to
the site will be from the for north corner, on Hydraulic Road, at the optimal location
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from a traffic engineering standpoint.
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Note: This Application for Zoning Map Amendment was first submitted August 1,
2006. Per Planning Commission direction, the project was further submitted for
review by the Architectural Review Board. As a result of A.R.B. Advisory Review, and
further Planning Commission Review, significant Architectural and Engineering work
was completed, addressing all comments. Preliminary approval of the concept was
obtained.
20A.3 - NEIGHBORHOOD MODEL OF DEVELOPMENT - APPLICATION REQUIREMENTS
20A.3.a - Statement of Consistency with NMD Principles
The proposed development alone does not meet all NMD principles. However
combined with adjacent properties the project contributes to NMD principles. The
following is a brief overview of the proposed development's contribution to NMD
principles:
l . Pedestrian Orientation - The development is adjacent to Albemarle County's
Urban Growth Area. The development is located such that access is easily
achieved by transit, bike or foot. The development is close to other existing
and developing commercial buildings, further contributing to a growing
49 density and variety of commercial options convenient for pedestrians. The
project is convenient to numerous residences within easy walking distance.
2. Neighborhood Friendly Streets and Paths - The minimal setback and
relegated parking provide a more pleasant, and interesting streetscope,
further encouraging pedestrian activity. The project includes widened
sidewalks on Hydraulic and Georgetown Roads, and pedestrian paths
surrounding the building.
3. Interconnected street & transportation networks - The project is a single
building, and is interconnected by county sidewalk systems. Sidewalk will be
widened and landscaped, encouraging and improving pedestrian activity.
Project is also on bus route. Connectivity to adjacent residential properties
was researched but was not sought by residents for privacy and
environmental protection. Interconnectivity to adjacent commercial property
was investigated, but was not encouraged due to issues with preserving
critical slopes and wooded areas of site. Pedestrian interconnectivity is
planned to adjacent commercial property for the purpose of shared parking.
A bus stop is proffered.
4. Parks and Open Space as Amenities - The project proposes to leave an
existing wooded buffer of mature trees intact.
Additionally, the proposed landscaping in the front and around the building
will enhance the overall look of the site contributing to street-scaping on
Hydraulic and Georgetown Roads. There is also a picnic area provided as an
amenity.
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Neighborhood Centers -The project contributes towards creating a future
neighborhood Center at the intersection of Hydraulic & Georgetown by
providing office space for professional businesses that may be of service to
surrounding residents.
Buildings and Spaces of a Human Scale - The project proposes a 2-Story
building, with minimal setback, relegated parking and street landscaping.
This approach establishes a model for a pleasing urban streetscape on
Hydraulic Road. The architecture of the building is traditional/classical,
proportioned and detailed at a comfortable human scale.
Relegated Parking - The project proposes that the parking shall be relegated
behind, and partially "tucked -under" the building. The tuck -under parking
allows minimal impact to wooded critical slopes.
Mixture of Uses and Use Types - This project is for a single commercial building,
designed to provide 9,516 net sf of office space to multiple professional
businesses. Per NMD variances permitted, project is an infill project, and is
within 1/4 mile of two or more housing types as well as other mixed uses. The list
of approved uses has been expanded to include additional commercial,
retail and residential uses.
Mixture of Housing Types and Affordability - This project is for a single
commercial building, designed to provide 9,516sf of office space to multiple
professional businesses. Per NMD variances permitted, project is an infill
project, and is within '/< mile of two or more housing types as well as other
mixed uses.
Redevelopment - This project is located on an Infill Site, adjacent to the
Urban Growth area. It is not located on undeveloped farmland.
Site Planning that Respects Terrain - The proposed location of the building
and parking minimizes retaining walls and foundations. The building and
tuck -under parking areas are efficiently sited on the flat, upper area of the
site. Disturbance to the sloped and lower areas of the site are kept to a
minimum.
Clear Boundaries with the Rural Area - This site is located in the County's Rural
Area, however it is also located adjacent to the growth area. The zoning is
currently C 1, permitting a convenience store & gas station. The rezoni
NMD permits a project more compatible in design and siting, that proK
complements the surrounding growth area properties, and provides a
impact on the adjacent and nearby residential properties.
The buffer at the rear of the site will remain untouched and therefore h
considered a preservation area. The existing vegetation, which includE
poplar, hickory, maple and oak trees, will remain. The buffer at the
Georgetown Road side of the property is, and will remain, a utility ease
and therefore a conservation area, maintained by the utility company
their standards.
This project alone, does not meet all criteria of the Neighborhood Model District as
stated in Section 20A. Overall the site is too small to be able to accommodate most
of the requirements of the NMD district. However, the project itself contributes to the
mixture of use requirement, in addition to providing open space as amenities and
relegated parking. The project is located in close proximity to a school complex, is
within quarter of a mile of a residential area, is adjacent to a bus stop and is
immediately adjacent to Albemarle County's growth area.
20A.3.b - Parking and Loading Needs Study:
Parking for the proposed project has been calculated by using the Albemarle
County Zoning Code as it would apply to the proposed professional office building.
The project proposes 9,516 net sf of commercial office space. Parking needs are
calculated at 1 parking space per 200sf, Total parking needs are calculated to be
48 spaces max, to include handicapped accessible parking. Additionally, (1)
loading space and dumpster location will be provided. The existing site plan
requires provision of three spaces for an adjacent business. These spaces are
provided in addition to required parking,
20A.3.c - Storm water:
The project will handle all storm water on site, as typically required by code.
It This will be accomplished through a variety of strategies, including storm water
retention area, and underground holding tanks to hold rainwater for landscape
irrigation purposes.
20A.3.d -General Development Plan See Attached
20A.3.e - Code of Development: See Attached
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20A.4 - GENERAL DEVELOPMENT PLAN
See accompanying submittal drawings
20A.4.a - Gross Square Footage Non -Residential & Residential:
Non - Residential-16,815gsf (9,516sf office & 3,808sf common/lobby) &
3,491 gsf basement storage,
Residential - Ogsf
20A.4.b - General Allocation:
This project contains one parcel, to be used for commercial office space.
20A.4.c - Green Spaces, amenities, Conservation areas, Preservation Areas:
This project proposes to leave an existing wooded buffer of mature trees
undeveloped and undisturbed. This is accomplished by developing the flat, upper
area of the site, and leaving the lower area undeveloped.
20A.4.d - Building Footprints:
See accompanying submittal drawings.
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APPLICATION FOR ZONING MAP AMENDMENT
PROPERTY:
TMP 60E-3B (1.051 acres)
HYDRAULIC & GEORGETOWN ROADS
ALBEMARLE COUNTY, VIRGINIA
OWNER/APPLICANT:
CHRIS KABBASH
P.O. BOX 496
CHARLOTTESVILLE, VA 22902
ATTN: CHRIS KABBASH
CODE OF DEVELOPMENT:
20A.5.a - Uses Permitted:
See Section 20A.6.a
Board of Super.
FEB 25, 2008
Planning Comm.
FEB 12, 2008
Revision #3
JAN 29, 2008
Revision #2
NOV 30, 2007
Revision #1
OCT 19, 2007
Final Submittal
AUG 18, 2006
First Submittal
JULY 31, 2006
20A 5 b - Amount of Developed Square Footage:
16,815gsf 2-story commercial office building over basement and parking
storage
SITE: 1.051 ac (45,782sf)
Consisting of: 6,775sf building coverage (15% of site)
14,099sf impervious coverage (31 % of site)
24,908sf green space (54%4 of site)
5,227sf amenities on site (1 1 % of site)
20A.5.c - Maximum Residential Densities:
Not Applicable.
20A_5.d -- Green Space &._Amenities:
Undisturbed green buffer of 40'-80' at back of property, entire length of
property (210'-260'). Area = I0,000sf +, and 20' grading and buffer setback at south
side (166'), .07ac. Project also provides widened sidewalk +/- 14' with street trees
and entry plaza.
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Amenities consist of enhanced pedestrian walk and plaza, with seating and
landscaping. Picnic area adjacent to building and parking.
20A.5.e - Requirements & Restrictions related to Use:
None.
20A.5.f - Uses expressly prohibited:
Any uses not listed in Section 20.A6.a.
20A.5.q - Architectural & Landscape Standards:
1 , Form, Massing & Proportion: 2-story, vertically proportioned doors &
punched windows,
2. Architectural Style: Jeffersonian Classical/ Traditional.
3. Materials, colors, textures: Brick Masonry w/ cast stone trim.
4. Roof Form & Pitch: hipped or gable pitched roof, 4/12 - 9/12 range.
5. Architectural Ornamentation: Classically detailed trim, eaves, railings,
Lobby, Metal roof at tower.
6. Fapade Treatment: Brick w/ regular spacing for punched
windows/doors.
7. Landscape Treatments: Trees, Shrubs and Beds to surround building &
parking areas.
10 8. Preservation of Historic Structures/Sites: Not applicable, none existing.
20A.5.h - Preliminary Lot Layout:
See accompanying submittal drawings.
20A.5.i - Blocks:
Note: Parcel is one block. Most of these items do not apply, or are duplicates from
20A.5.g.
1. Range of Uses Permitted: Professional Office Building and other uses per
20.A.5.g
2. Requirements/Restrictions of Uses: See 20.A.5.f.
3. Build -To Lines: varies - 9.6' to 21.9' (see plan)
4. Minimum/Maximum Yard Dimensions: The lot size is 1.056 acres
5. Maximum Building Height: 2-stories, 50' (measured at the front fagade).
3-stories, 60' (measured at the back to include
basement).
6. Sidewalk & Pedestrian Paths: Hydraulic & Georgetown Roads. Widened
landscaped sidewalk.
7. Green Space & Amenities: Wooded Buffer at rear (60'-80') and side (20')
of property. Widened landscaped sidewalk, entry plaza and picnic tables
8. Conservation/Preservation Areas: 20' side & rear grading/buffer setbacks
at South and West Property lines.
9. Parking Areas: Relegated behind, and tucked under, building
10. Civic Spaces: Not Applicable, None included in commercial building.
Widened Landscaped sidewalks provided.
20A.6 - PERMITTED USES:
20A.6.a - By Right:
Similar to uses listed in Section 22.2.1 (C-1 Commercial), the following uses shall be
allowed by -right:
These uses will be subject to adequate provision of parking and all other
code requirements.
Retail sales and service establishments: antique, gift, jewelry, notion and craft
shops, clothing, apparel and shoe shops, florist, food grocery stores, furniture and
home appliances (sales and service), musical instruments, newsstands (magazine,
pipe and tobacco shops), optical goods, photographic goods, visual and audio
appliances, sporting goods,
Services and public establishments: administrative, professional offices,
barber/beauty shops, clubs, lodges, civic, fraternal, patriotic, financial institutions,
libraries, museums, nurseries/daycare centers, tailor/seamstress, medical center, tier I
It and tier II personal wireless service facilities.
Additional permitted uses: utilities, accessory uses, temporaryconstruction uses,
public uses, and tier I and tier II personal wireless service facilities.
20A.7 - RESIDENTIAL DENSITY:
Not applicable - no residential planned.
20A.8 -MIXTURE OF USES:
a. Mix of use permitted, but not planned. Project is an infill project, and is
relatively small compared to developed abutting or nearby parcels. Two
or more housing types exist within one -quarter mile of the project.
b. Waiver for different uses requested. Varying uses occur within one -quarter
mile, accomplishing mixture sought.
20A.9 - GREEN SPACES, AMENITITES, and CONSERVATION/PRESERVATION AREAS:
a. Green Space: 24,908sf 54% of site.
b. Amenities: Retention of wooded buffer, natural area.
Addition of picnic area
C. Additional Amenity Requirements: Not Applicable
20A.10 - STREETS:
Not Applicable. No Streets proposed for parcel.
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