HomeMy WebLinkAboutZMA201100005 COD 2012-04-11GREENBRIER COMMONS ZMA 2011-00005 (For CODE OF DEVELOPMENT- See
Section 20A.5)
DATE: NOVEMBER 21, 2011
REVISION: MARCH 18,2012
REVISION: MARCH 30, 2012
REVISION: APRIL 10, 2012
PROPERTY:
TMP 061WO-0I-OA-00800
340 Greenbrier Drive
Albemarle County, Virginia
O WNER/APPLICANT:
Anvince Land Trust
Sue A. Albrecht
255 Ipswich Place
Charlottesville, Virginia 22901
NARRATIVE:
This site is fully developed and is zoned Light Industrial. The application for the Zoning
Map Amendment from Light Industrial District to Neighborhood Model District is being
applied for in order to broaden the.uses of the property. The intent with the change to
NMD is to maintain all LI "By Right" and all LI "By Special Use Permit" uses while
adding most HC `By Right" and most HC "Special Use Permit" uses. This ZMA will
allow for a more productive use of the front portion of the property, as well as better
complement the surrounding mix of properties on Greenbrier and Commonwealth Drives.
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 attributes of the development's contribution to NMD principles.
1. Pedestrian Orientation — The development is located in an area of high pedestrian
foot traffic. The property is surrounded to the south, west and north with a variety
of residential housing inclusive of multi -story apartment units, townhouses,
duplexes, single-family homes and an assisted living facility.
2. Neighborhood Friendly Streets and Paths — Pedestrian friendly sidewalks flank
both sides of Greenbrier and Commonwealth Drives with a traffic signal located at
that intersection as well allowing for safe pedestrian traffic in all directions.
3. Interconnected Street & Transportation Networks — The project is a single
building, and interconnected by county sidewalk systems and served by the bus
line transportation system. The site has stone steps at the west side of the property
connecting this development to the adjacent commercial property situated at the
northeast corner of Greenbrier and Commonwealth Drives enabling for a more
simplified pedestrian path of travel. Bicycle racks will be added to the front
southwest area of the site to further promote non -motor vehicular forms of
transportation.
4. Parks and Open Space as Amenities — The development has a green space along
the west property line with a picnic area amenity.
5. Neighborhood Centers — The project house businesses that currently serve the
neighborhood. The ZMA request would enable additional businesses to locate at
this site that would serve the neighborhood well.
6. Building and Spaces of a Human Scale — The nature of the existing development
fits the site beautifully.
7. Relegated Parking — The existing parking configuration effectively accommodates
vehicular traffic to the building as well as tractor -trailer and local delivery truck
access. The project's need for parking flexibility may necessitate that parking
demand studies be used for future parking evaluation.
8. Mixture of Uses and Uses Types — This development currently and historically has
accommodated a variety of LI uses and with the proposed NMD zoning the
opportunity to serve the neighborhood in a greater way will be enhanced.
9. Mixture of Housing Types and Affordability — This development is an existing
single building with no opportunity for residential use. Per NMD variances
permitted, this development represents an infill project, and is within 'Y2 mile of
five affordable housing types as well as many other mixed commercial uses.
10. Redevelopment —Not Applicable
11. Site Planning that Respects Terrain — Not Applicable
12. Clear Boundaries with the Rural Area — Not Applicable
in summary, this existing development is a compact, mixed-use project with an urban
scale, massing, density, and an infrastructure configuration that integrates diversified uses
within close proximity to each other within the development areas identified in the
County Comprehensive plan and in the Places29 Master Plan.
20A.3.b — Parking and Loading Needs Study — Not applicable due to existing conditions
(see 20A.3.a 47 above)
20A.3.c — Storm Water — Existing Site Conditions to be maintained
20A.3.d — Application Plan — See Attached
20A.3.e — Code of Development — See Section 20A.5
20A.4 — APPLICATION PLAN
See attached application plan and the following information:
20A.4.a — Gross Square Footage Non -Residential & residential:
Non — Residential- Not to exceed 33,000 gsf
Residential — 0 gsf
20A.4.b — General Allocation:
This project contains one parcel.
20A.4.c — Green Spaces Amenities, Conservation Areas, Preservations Areas:
This development includes green space, a picnic area, connecting stone steps, an
indigenous stonewall, trees and shrubbery all situated along the west property line.
20A.4.d — Building Footprint:
See attached Application Plan
20A.5 CODE OF DEVELOPMENT
20A.5.a - Uses Permitted in the NMD By Right and By Special Use Permit:
Maintains all LI by right uses and all LI by special use permit uses and adds most HC
by right uses and most HC by special use permit uses. See list of permitted uses by right
and by special use permit in Section 20A.6.
20A.5.b - The Amount of Developed Square Footage:
The amount of developed gross square footage is not to exceed 33,000.
20A.5.c — The Maximum Number of Residential Units:
No residential units to be developed within the district.
20A.5.d — The Amount of Land devoted to Green Space:
The area devoted to green space located on the west property line as shown on the
application plan shall be 0.25 acres and 13% of the site.
20A.5.e — Requirements & Restrictions Related to Use:
All the uses are within the one existing building on this existing site with a maximum
gross square footage of 25% allowed HC uses and a minimum gross square footage of
75% allowed LI uses. A use that is allowed in both HC and LI districts shall be attributed
to the percentage of LI gross square footage.
20A.5.f — Uses Expressly Prohibited:
Any uses not listed in attached listing of permitted uses by right and by special use
permit are prohibited as primary uses (see Section 20.A.6).
20A.5.g —Architectural Standard:
Existing development's Architectural Character shall be retained and any future
improvements to be consistent and compatible with existing neighborhood surroundings.
20A.5.h — Landscape Treatment:
See attached Application Plan
20A.5.i — Blocks
Not Applicable
20A.6 —PERMITTED USES
20A.6.a — By Right and 20.A.6.b — By Special Use Permit
Light Industry By Right:
1. Compounding of drugs, including biological products, medical and chemical as
well as pharmaceutical.
2. Fire and rescue squad stations (reference 5.1.9).
3. Manufacture, processing, fabrication, assembly, distribution of products such as
but not limited to: (Amended 12-2-81; 2- 20-91)
- Artists' supplies and equipment.
- Business, office machines and equipment.
- Cosmetics, including perfumes, perfumed toiletries and perfumed toilet
soap.
- Drafting supplies and equipment.
- Electrical lighting and wiring equipment.
- Electrical and electronic equipment and components including radio,
telephone, computer, communication equipment, TV receiving sets,
phonographs.
- Food products, such as bakery goods, dairy products, candy, beverages,.
including bottling plants.
- Gifts, novelties including. pottery, figurines and similar ceramic products.
- Glass products made of purchased glass.
Industrial controls.
r
- Jewelry, silverware.
- Light machinery and machine parts, including electrical household appliances
but not including such things as clothes washers, dryers and refrigerators.
- Musical instruments.
- Paper products such as die -cut paperboard and cardboard, sanitary paper
products, bags and containers.
Photographic equipment and supplies including processing and developing
plant.
- Rubber, metal stamps.
- Small electrical parts such as coils, condensers, transformers, crystal holders.
- Surgical, medical and dental instruments and supplies.
- Toys, sporting and athletic equipment, except firearms, ammunition or
fireworks.
- Watches, clocks and similar timing devices.
- Wood cabinets and furniture, upholstery.
4. Publishing, printing, lithography and engraving, including but not limited to
newspapers, periodicals and books.
5. Preparation of printing plates including typesetting, etching and engraving.
6. Research and development activities including experimental testing.
7. Scientific or technical education facilities.
8. Assembly and fabrication of light aircraft from component parts manufactured
off-site.
9. Storage yard. (Amended 11-12-08)
10. Engineering, engineering design, assembly and fabrication of machinery and
components, including such on-site accessory uses as machining, babbittung,
welding and sheet metal work and excluding such uses as drop hammering and
foundry. (Amended 10-3-01)
11. 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)
12. 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)
13. Temporary construction uses (reference 5.1.18).
14. Business and professional office buildings.
15. Dwellings (reference 5.1.21). (Added 4-17-85)
16. Temporary nonresidential mobile homes (reference 5.8). (Added 3-5-86)
17. Warehouse facilities and wholesale businesses not involving storage of gasoline,
kerosene or other volatile materials; dynamite blasting caps and other explosives;
pesticides and poisons; and other such materials which could be hazardous to life.
in the event of accident. (Added 12-2-87)
18. Storm water management facilities shown on an approved final site plan or
subdivision plat. (Added 10-9-02)
19. Tier I and Tier Il personal wireless service facilities (reference 5.1.40). (Added
10-13-04)
20. Farmers' markets that will be conducted outdoors or within a temporary or
existing permanent structure (reference 5.1.47). (Added 5-5-10)
Highway Commercial By Right:
1. Building materials sales.
2. Churches, cemeteries.
3. Clubs, lodges, civic, fraternal, patriotic (reference 5.1.2).
4. Educational, technical and trade schools.
5. Factory outlet sales - clothing and fabric.
6. Financial institutions.
7. Fire extinguisher and security products, sales and service.
8. Fire and rescue squad stations (reference 5.1.09).
9. Funeral homes.
10. Furniture stores.
11. Hoene and business services such as grounds care, cleaning, exterminators,
landscaping and other repair and maintenance services.
12. Light warehousing.
13. Machinery and equipment sales, service and rental.
14. New automotive parts sales.
15. Newspaper publishing.
16. Administrative, business and professional offices.
17. Wayside stands - vegetables and agricultural produce (reference 5.1.19).
18. Wholesale distribution.
19. 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)
20. 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)
21. Temporary construction uses (reference 5.1.18).
22. Temporary nonresidential mobile homes (reference 5.8). (Added 3-5-86)
23. Uses permitted by right pursuant to subsection 22.2.1 of section 22. 1, commercial,
C-1 (Added 6-19-91; Amended 9-9-92)
24. Indoor athletic facilities. (Added 9-15-93)
25. Farmers' market (reference 5.1.47). (Added 10-11-95; Amended 5-5-10)
26. Storm water management facilities shown on an approved final site plan or
subdivision plat. (Added 10-9-02)
27. Tier I and Tier II personal wireless service facilities (reference 5.1.40). (Added
10-13-04)
28. Storage yards. (Added 11-12-08)
Light Industry By Special Use Permit:
1. Laboratories, medical or pharmaceutical.
2. Airport, helistop or heliport (reference 5.1.1).
3. Assembly of modular building units.
4. Moving businesses, including storage facilities.
5. Warehouse facilities not permitted under section 27.2.1.17. (Amended 12-2-87)
6. Wholesale business not permitted under section 27.2.1.17. (Amended 12-2-87)
7. Truck terminal.
8. Electrical power substations, transmission lines and related towers; gas or oil
transmission lines, pumping stations and appurtenances; unmanned telephone
exchange centers; micro- wave and radio -wave transmission and relay towers,
substations and appurtenances.
9. Temporary events sponsored by local nonprofit organizations (reference 5.1.27).
(Added 7-7- 82)
10. Uses permitted by right, not served by public water, involving water
consumption exceeding four hundred (400) gallons per site acre per day. Uses
permitted by right, not served by public sewer, involving anticipated discharge of
sewage other than domestic wastes. (Added 2-13-85)
11. Body shops (reference 5.1.31). (Added 12-7-88)
12. Towing and storage of motor vehicles (reference 5.1.32). (Added 6-6-90)
13. Uses listed under section 27.2.1 with subordinate retail sales exceeding fifteen
(15) percent of the floor area of the main use. (Added 2-20-91)
14. Supporting commercial uses (reference 9.0). (Added 6-19-91)
15. Indoor athletic facilities. (Added 9-15-93)
16. Stand alone parking and parking structures (reference 4.12, 5.1.41). (Added 2-5-
03)
17. Tier III personal wireless service facilities (reference 5.1.40). (Added 10-13-04)
18. Heavy equipment and heavy vehicle parking and storage yards. (Added 11-12-08)
19. Farmers' markets that will be conducted in a new permanent structure (reference
5.1.47). (Added 5-5-10)
20. Uses permitted by right in the Heavy Industry (HI) zoning district that are not
otherwise permitted by right under section 27.2.1. (Added 6-2-10)
Highway Commercial By Special Use Permit:
1. Commercial recreation establishment including but not limited to amusement
centers, bowling alleys, pool halls and dance halls. (Amended 1-1-83)
2. Septic tank sales and related service.
3. Veterinary office and hospital (reference 5.1.11).
4. Hospitals, nursing homes, convalescent homes (reference 5.1.13).
5. Auction houses.
6. Commercial kennels - indoor only (reference 5.1.11). (Added 1- 1-83).
7. Stand alone parking and parking structures (reference 4.12, 5.1.41).
(Added 11-7-84; Amended 2-5-03).
8. Drive-in windows serving or associated with permitted uses. (Added 11-7-84;
Amended 9-9- 92).
9. Uses permitted by right, not served by public water, involving water
consumption exceeding four hundred (400) gallons per site acre per day. Uses
permitted by right, not served by public sewer, involving anticipated discharge:
of sewage other than domestic wastes. (Added 6-14-89).
10. Warehouse facilities not permitted under section 24.2.1 (reference 9.0). (Added 6-
19-91).
11. Animal shelter (reference 5.1.11). (Added 6-16-99).
12. Tier III personal wireless service facilities (reference 5.1.40). (Added 10-13-04).
13. Body shops. (Added 1-12-11).
14. Feed and seed stores (reference 5.1.22).
15. Hardware.
16. Motor vehicle sales, service and rental.
17. Office and business machine sales and service.
20A.7 — RESIDENTIAL DENSITY
Not Applicable
20A.8 — MIXTURE OF USES
See Section 20A.5.e
20A.9 — GREEN SPACES, AMENITIES, & CONSERVATION/PRESERVATION
AREA
See Sections 20A.5.d and 20A.5.h
t
20A.10—STREETS
Not Applicable
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