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GREAT EASTERN MANAGEMENT COMPANY, INC.
POST OFFICE BOX 5526
CHARLOTTESVILLE, VIRGINIA 22905-0526
GENERAL OFFICE (804) 296-4141
PROPERTY MANAGEMENT (804) 296-4109
December 30, 1988
Crozet Area Residents and Businesspeople
Albemarle County, Virginia
We have had opportunities to speak with a few of you concerning our
intention to construct a shopping center on U. S. 250 adjacent to
Blue Ridge Builders Supply in the Crozet community. Some people are in
favor and some opposed, but few understand the present zoning status of
the land and what is allowed by right, or the governmental review
process involved. The purpose of this letter and the enclosed report is
to tell you a little about Great Eastern and to speak briefly about our
plans and the review process.
We want to thank those of you who took the time to remain after the
recent Board of Zoning Appeals meeting and allowed us to make a
presentation of the shopping center alternatives and to engage in what
we felt was a very worthwhile discussion of the pros and cons of our
plans.
For those who did not hear our presentation, you should first understand
that this is not something new. The land has been zoned Highway
Commercial (HC) for a number of years. Other developers have been
interested in this site. The question is not whether or not the
property will be commercially developed, but rather what commercial
development will occur, and will a local or out of town entity do it.
The owner is working with us because we are local and have agreed to
integrate our plans with his for the Blue Ridge Building Supply business
and also because we have a record of being sensitive to the concerns of
the communities in which we do business.
Great Eastern has been involved in the real estate development,
construction, finance and management business in Central Virginia for 20
years. We are local people with concern for the local area. Currently,
we are involved with the Pantops Shopping Center (Food Lion, Revco and,
as of March 1989, Rose's) and with Seminole Square (Giant and Bradlees) .
Other local commercial developments with which we have been recently
involved include the Division of Motor Vehicles building on Commonwealth
Drive, the IBM office building on Old Ivy Road and the expansion of the
Charlottesville-Airport terminal building. We also have out-of-town
shopping center interests and own and manage a number of apartments
locally and in other areas of the state, having built many of them.
We have in the past arranged meetings with neighbors and citizen groups
concerned with our proposed developments. We have already met with
several individuals who live near the proposed Blue Ridge site, and have
offered to meet with other individuals and groups. These offers stand.
We may not always be able to reach complete agreement, but at least we
will all have an opportunity to better understand conflicting concerns.
We wish we could go before one County body for consideration of all
aspects of our plan, but due to the split of responsibilities between
various governmental groups, that is not possible. We are currently
scheduled to appear before the Board of Zoning Appeals on January 10 and
the Planning Commission on January 17 . We will see that the publisher
of The Bulletin is kept informed of any change in this meeting schedule.
We hope that you will feel free to contact us with questions,
suggestions, or to set up a meeting to discuss further both our plans
and your concerns.
Very truly yours,
GREAT EASTERN MANAGEMENT COMPANY
DEVELOPMENT • CONSTRUCTION • FINANCE • MANAGEMENT
.
le
.C1)\IV
FALB -I 'T -U
�� �r FILE NUMBER
APPLICATION FOR: � . `y November 21 , 1988
(check one)
LA VARIANCE UO! D 1,—,...-
,. � , DATE SUBMITTED
❑ SPECIAL USE PERMIT r $ 50 . 00 1 i '.
❑ REZONING FEE PAID (see reverse) , ,
❑ ZONING TEXT AMENDMENT
❑ MOBILE HOME DATE OF PRELIM CONF. p
❑ HOME OCCUPATION 'I c - ; �) 120 r%, {r - \
❑ ACCESSORY TOURIST LODGING STAFF AT PRELIM. CONF. J. ' rr....)
OWNER (as currently listed in Real Estate) Phone (_) _
Name Preston O. Stallings
P. O. Box 6249 Charlottesville, VA
Address
APPLICANT (if different from owner) phone (R n q) 2 9 6=4141
• Name Great Eastern Management Company
P. 0. Box 5526 , Charlottesville, VA 22905-0526
Address
CONTACT PERSON (if different from above) Phone (8 0 4) 2 9 6-4141
Name D. J. Wagner, President
Great Eastern Management Company
Address
P. 0. Box 5526 , Charlottesville, VA 22905-0526 ;
LOCATION:SQ s,�e nc 7 f- a.s'i , a .rii%e5 ea s >4 01 Rou.�io ,'.s-7
TAX MAP/PARCEL NUMBERS (use reverse if needed)
1. 56-110C - - - 3. 56-110 -
2. 56-110A - - - 4. 56-109B -
EXISTING ZONING HC & RA PROFFERED? Yes _ No X Acreage if different
DESIRED ZONING PROFFERED? Yes _ No - Acreage if different
EXISTING USE Building Supply, Restaurant, House, Motel 'Apartment. ., Open
PROPOSED USE Ru i ld i ng giinpl y, Chnpp;nrJ Center, Opcn
ORDINANCE SECTION(S): 30 . 5 . 6 . 2 . 2 and 30 . 5 . 7
DESCRIPTION OF REQUEST: Variance on parking and signage setback
per attached
JUSTIFICATION FOR REQUEST: See attached
• The foregoing information is complete and correct to the best of my
knowledge. I have read and understand the provisions of the Albemarle County
Zoning Ordinance applicable to this application.
• Signed
1.., r Date Nov. 21 1988
.C&Z.,71-
(Owner, Contract Purchas , Agent)
VA-88-90 . Preston O. Stallings (owner) , property known as tax map
56, parcels 109B, 110, 110A, and 110C, located on the south side
of Rt. 250, +/- . 2 miles east of its intersection with Rt. 751,
zoned RA and HC. The applicant seeks a variance from sections
30. 5. 6. 2 . 2 and 30. 5.7 of the Albemarle County Zoning Ordinance to
reduce the setback for an off-street parking area in the Scenic I
Areas-Highway District from the minimum requirement of fifty (50)
feet to twenty (20) feet, to reduce the setback for a
free-standing business sign in the Scenic Areas-Highway Overlay
District from the minimum requirement of one hundred fifty (150)
feet to thirty (30) feet, to increase the height of the sign from
the maximum allowable height of ten (10) feet to twenty-two (22)
feet and to increase the sign area from the maximum allowable area
of eighteen (18) square feet to one hundred (100) square feet.
1 al ► h% 1�. d -- A„A7AL,a .
FACTS CONCERNING THE PROPOSED BLUE RIDGE SHOPPING CENTER
U. S. ROUTE 250
CROZET, VIRGINIA
LOCATION
The shopping center is to be located on parts of three parcels of land
adjacent to and west of Blue Ridge Builders Supply on U. S . 250. A
house, the remains of Jo Bob's Restaurant and the Mountain View Motel
(now used as apartments) are now located on this property. As a
condition of our combined variance and rezoning requests, these
buildings would be either removed or demolished. •
SIZE
The maximum total floor area of the shopping center as stated in the
application is 60, 500 square feet which makes this a relatively small
center. This figure includes both the main "strip" center and the
freestanding outparcel buildings. By comparison, the East Wing of
Pantops Shopping Center (Food Lion / Revco side) has slightly over
69 , 600 square feet in that "strip" alone.
BUILDING DESIGN
The enclosed drawing entitled "Preliminary Study, Blue Ridge Shopping
Center" is just that, a preliminary study. We do not have a finished
design. This drawing was developed from one of several sketches
prepared by our architect. However, it is included in this package as
an indication or our commitment to good design as opposed to an off-the-
shelf center without aesthetic merit.
ZONING
The total land area for the shopping center is approximately 7 . 7 acres.
This includes approximately 6. 6 acres which is already zoned Highway
Commercial (HC) . Attached is a copy of the portion of the Albemarle
County Zoning Ordinance which lists the 39 allowable uses in the HC
zone. These include some which might not be desirable for the
neighborhood or are visually unattractive. An additional 13 uses are
allowed by special use permit.
While we could by right have a grocery store and other retail and
service uses on the HC land, we have offered to rezone the property to
the west of the existing building supply business to Planned District -
Shopping Center (PD-SC) which binds us to conform to a development plan
generally in accordance with the overall approach shown in the plan we
have submitted to the County as a part of our application. A reduced
size version of this plan (Scheme 1) is attached. It limits us to
shopping center type uses, eliminating many of the commercial uses
presently allowed by right in the HC zone such as mobile home and
trailer sales and service, heating oil sales and distribution, light
warehousing, modular building sales, etc.
1
Also as a part our application, we have requested approval for a
building material storage area for the Blue Ridge Building Supply
business behind the shopping center and have, in return, offered to
rezone approximately 2 .7 acres on the east side of Blue Ridge Building
Supply from IIC to Rural Agricultural (RA) .
COMPLIANCE WITH COMPREHENSIVE PLAN
The Highway Commercial property at this location is shown as a
commercial area on both the present Albemarle County Comprehensive Plan
and the proposed revision thereto (the "Draft Revision") which has been
approved by the Albemarle County Planning Commission and is now under
review by the Board of Supervisors. Commercial development is in
agreement with other aspects of the Draft Revision which contemplates
development of the area across U.S. 250 from the site as a low density
( 1 to 4 dwelling units per acre) residential area. The Draft Revision
also includes a collector road which would facilitate access from the
proposed residential area to U.S. 250 just across from the shopping
center. A copy of the Crozet Community map from the Draft Revision is
also attached.
ALTERNATE SITE PLANS
The proposed plan (Scheme 1) includes two freestanding buildings,
envisioned as a restaurant and a bank (or offices) , at a setback of 150
feet from U. S. 250 and the main shopping center "strip" at a setback of
approximately 280 feet. This plan anticipates removal or demolition of
the three existing structures on the property and the plan is our
preference as it provides the smoothest and most efficient traffic flow
and will enable us to incorporate an attractive architectual design.
If we are not granted the requested permission to move the rear zoning
line further back from U. S. 250, the center will be redesigned and
moved forward. The existing burned out restaurant shell would be
rebuilt in its present location, there would not be a second "out
parcel" building, and the large, main shopping center buildings would be
built at a 150 foot setback from U. S . 250 as compared with our
proffered 280 foot setback.
We have also requested that we be allowed to put new parking within 20
feet of U. S. 250. Most of the exisitng businesses along 250 in Western
Albemarle have parking which is much closer than 20 feet from the road,
but the Zoning Ordinance now requires that new parking be set back 50
feet unless a variance is granted. Relief from the 50 foot parking
setback becomes particularly important if permission to move the rear
zoning line is not granted and the existing Jo Bob's restaurant building
is therefore rebuilt. With the setback variance only, we would be able
to integrate the parking lots for the rebuilt restaurant with the
shopping center. This approach is shown on the attached plan entitled
"Scheme 2 . " In addition to providing a 20 foot buffer for new parking,
this plan includes a similar buffer in front of the restaurant.
If neither the relocation of the zoning line nor the 20' parking setback
is approved, the Jo Bob's restaurant will not be integrated into the
shopping center, but will be rebuilt with the present parking. The
2
northern edge of the existing restaurant parking is actually on the
highway right-of-way, and is within six or seven feet of the present
edge of the U. S. 250 pavement. This approach is shown on the attached
plan entitled "Scheme 3 . " The building permit for rebuilding the
restaurant was issued some time ago, but reconstruction has been
deferred in the hope that a more community minded plan could be
developed and approved.
Clearly, we feel strongly that the first plan is the best alternative
for the area . In this plan, the existing restaurant shell is removed
and all buildings are well back from the highway. Traffic circulation
is good and there is a landscaped strip across the entire frontage. On
the second plan, the buildings are much closer to the highway but the
landscaped frontage is maintained. On the third plan, which we believe
can be built by right, almost half of the frontage landscaping is lost
and the restaurant parking is right on the road. The economic benefits
are roughly comparable as the value of the additional out parcel with
the first plan will be offset by the significant increase in site work
costs associated with it. Perhaps more important to us, however, is
that the first plan gives us considerably more architectual freedom to
construct something other than just another unimaginative rural area
strip shopping center.
APPROVAL PROCESS
Under the procedures set forth in the Albemarle County Zoning Ordinance,
it was necessary to file separate applications for the variance request
and for rezoning . These applications were filed in November.
The variance request speaks only to setback requirements for the
shopping center parking and for the shopping center sign. This request
will be heard by the Board of Zoning Appeals.
The rezoning request is heard first by the Planning Commission and then
by the Board of Supervisors. The Commission makes a recommendation to
the Board, and the Board makes the final decision.
The final step before beginning construction is approval of a site plan.
Assuming the rezoning to PD-SC is approved, a detailed site plan
conforming to the development plan we have submitted as part of our
rezoning application will be prepared and submitted to the County. This
plan may require Planning Commission approval , but more often in the
case of a planned development such as a PD-SC, the rezoning approval
will include a provision that detailed site plans, so long as they are
in conformance with the development plan, may be approved
administratively by county staff. In either case, the plans will be
reviewed by county staff to assure that they conform to technical
requirements for such things as adequate parking, fire protection,
accessibility to the handicapped, storm water management, etc. If the
rezoning request is not approved, a site plan conforming to the
requirements of the NC zone will be prepared and submitted. This plan
would be initially reviewed by staff and would then go to the Planning
Commission for their approval . In this case, since no rezoning would be
required, the Planning Commission would have little discretion and would
be obliged to approve a plan assuming it met all ordinance requirements.
3
GREAT EASTERN MANAGEMENT COMPANY, INC.
POST OFFICE BOX 5520
CHARLOTTESVILLE, VIRGINIA 22905-052e
GENERAL OFFICE (804) 296-4141
PROPERTY MANAGEMENT (804) 296-4109
TELECOPIER (804) 293-5197
December 31, 1988
Various Public Officials
Albemarle County Virginia
Enclosed for your information are copies of a letter and report
we are sending to citizens in the Crozet area. The list for our
initial mailing is rather limited, but we will be adding to it
and sending out more copies over the next week or two.
We would be interested in any comments you might have.
Very truly yours,
Gr 7 t Eastern Management Company
__1)1 )
onald J. Wagner`��1.1,/ 7/71e
Encl.
DEVELOPMENT • CONSTRUCTION • FINANCE • MANAGEMENT —__,.,__—,__ _. _.
41,
11/21/88
ATTACHMENT TO VARIANCE REQUEST, BLUE RIDGE CENTER, U.S. 250 WEST
TAX MAP 56 , PARCELS 110C, 110A, 110 , AND 109B
DESCRIPTION OF REQUEST:
Allow parking within twenty (20) feet of U. S. 250 as shown on the
attached plan, a variance of thirty (30) feet and allow a sign with an
area of one hundred (100) square feet and a maximum height of twenty-two
(22) feet within thirty (30) feet of U. S. 250 as shown on the attached
plan, an area variance of eighty two (82) square feet and a setback
variance of twenty (20) feet. This request does not in any way affect
the existing buildings , parking , storage, signage, etc. on parcel 110A.
JUSTIFICATION FOR REQUESTS :
Existing parking lots on parcels 110 and 109B are within approximately
five (5) and fifty (50) feet respectively of U. S. 250. There are four
(4) entrances to these parking lots. The proposed shopping center as
shown on the attached plan will have a total of two entrances and a
uniform twenty (20) foot setback to the parking lot. Also, as a part of
the implementation of the proposed shopping center plan, the owner will
demolish or remove three buildings, a restaurant, motel/apartments and a
house, approximately 50 , 95, and 125 feet respectively from U. S. 250
and will demolish existing signs on parcels 110 and 109B which are
within approximately sixteen (16) and twenty-four (24) feet respectively
of U. S. 250 and have areas of approximately forty seven (47) and
thirty-two (32) square feet and heights of approximately twenty one (21)
and six (6) feet respectively. The proposed single shopping center sign
will be integrated into the shopping center parking lot as shown on the
plan. All shopping center buildings will observe the 150 foot scenic
highway setback requirement. The overall result will be a significant
improvement in the appearance of the property.
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