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HomeMy WebLinkAboutZMA200400010 Staff Report 2004-12-17STAFF PERSON: SUSAN THOMAS, AICP PLANNING COMMISSION DATE: SEPTEMBER 14, 2004 BOARD OF SUPERVISORS DATE: OCTOBER 6, 2004 ZMA 2004 -0010 UVA RESEARCH PARK AMENDMENT Applicant's Proposal: The applicant is seeking to amend an existing proffer approved with ZMA 2000 -00, to allow additional square footage within the University of Virginia's Fontaine Research Park for research and laboratory space. (see Attachments A, B and Q. If approved, no other site plan changes will be necessary. Because the laboratory use requires less parking than the previously approved office use, existing parking capacity will accommodate the additional building. An existing proffer limits total buildings in the park to 495,000 square feet. If approved, this proffer amendment would add 40,000 square feet, increasing total park capacity to 535,000 square feet. The applicant has also agreed to provide a bus shelter within the park for transit riders. Petition for Amendment to Existing Proffers Request to amend existing proffers for 5.9 acres in Fontaine Research Park, zoned CO, Commercial Office, and EC, Entrance Corridor, to allow an increase of 40,000 square feet, for a maximum of 535,000 square feet of research and laboratory space. The property, described as Tax Map 76 Parcels 17B and 17136, is located in the Samuel Miller Magisterial District, in Fontaine Research Park, on the south side of Fontaine Avenue (Route 29 Business) immediately east of the 29/250 By -Pass. The Comprehensive Plan designates this property as Office Service in the southern portion of Neighborhood Six. Character of the Area: Fontaine Research Park has seven existing buildings (see Attachment C), primarily involved with medical services or health - related research, with the exception of AIMR and the front building which houses the University's development office. Beyond the park boundaries but accessed via Ray C. Hunt Drive are the Forestry Building and associated warehouse. Nearby are the Nob Hill subdivision, Buckingham Circle neighborhood, Piedmont housing area (UVa) within the County and the Fry's Spring and Jefferson Park Avenue neighborhoods within the City. Applicant's Justification for the Request: The facility proposed for expansion from 55,000 to 85,000 will be a laboratory building housing medical researchers and scientists who are involved with activities in other clinical buildings in the park as well with the University hospital itself. Because research equipment typically occupies a larger spatial area than standard office furnishings, a larger research building may generate the same number of people (and cars) as a smaller office building. Because there are similar activities occurring in other local facilities, the University of Virginia Foundation (the Foundation) has been able to assess what the actual parking requirement is for lab buildings like this one. The Foundation has worked with Albemarle County to assess the parking issue, and Zoning has determined that parking shown on the approved site plan (SDP 02 -011) will be adequate for the changed use. A small expansion of the medical building to the south (up to 10,000 square feet) may also take place, if this ZMA is approved. Recommendation: Staff recommends approval, with proffers. Staff believes that the increased research and laboratory use is appropriate for the site, meeting a public need. No adverse impacts to the park, neighborhood, or general public are anticipated from the increased building size. Zoning and Subdivision History: In June 1992 the property in question was rezoned from PD -SC and R -10 to CO Commercial Office, with proffers and a proffered plan of development. A special use permit for supporting commercial uses, research and development activities, including experimental testing, and medical and pharmaceutical laboratories was also approved in 1992 with the rezoning. Since then, the site has been subdivided to provide individual parcels for each of the institutional uses referenced above. In September 2000 amendments to the original ZMA and SP were approved, allowing an additional 106,000 square feet and bringing total research park square footage to 495,000. Comprehensive Plan: The park is recommended for Office Service in Neighborhood Six of the Comprehensive Plan, Land Use Plan. Recommended Office Service uses include the following: Office parks and mixed -use planned developments emphasizing office uses and regional scale research and office uses providing information and professional services to the County and the larger region. Limited production activities and marketing of products may be included. High density residential, commercial, and motel/hotel/conference facilities may be included as a secondary use. Office Service designation requires a large site size (20+ acres), arterial road accessibility, water and sewer availability, and compatibility with adjacent land uses. The applicant's proposal is consistent with the preliminary findings and recommendations of the Southern Urban Area B Study, which identifies Fontaine Research Park as an existing Neighborhood Center and acknowledges and supports the potential for additional development within the park, both employment related and supporting commercial Similarly, the applicant's proposal does not conflict with any of the connector road alternatives between Fontaine Avenue and Sunset Avenue Extended identified and evaluated by the study. The 1988 JPA/Fontaine Area B Study, predecessor to the current study, stated that these [Research Park] parcels should be considered for rezoning, after completion of feasibility studies by the University. The Neighborhood Model The Neighborhood Model, an adopted part of the Comprehensive Plan, Land Use Plan, sets forth twelve principles for evaluating development proposals within the Development Area. Neighborhood Model principles are not strongly reflected in this research park, which pre -dated the County's current policy and embodies a more suburban approach to development. Those which are reflected to some degree in this proposal and/or in the park are: Pedestrian Orientation — Although the organization and dimensions of the park do not make it an easy pedestrian environment, there is a sidewalk network linking buildings within the park, and linking the park network to Fontaine Avenue. 2 Neighborhood Friendly Streets and Paths — Landscaping and streetscaping make many of the internal streets attractive for pedestrians. Interconnected Streets and Transportation Networks - The applicant is agreeable to staff's suggestion that it construct a bus shelter for transit riders to improve waiting conditions. Currently, the site is served by JAUNT and a hospital van shuttle. Staff explored with the City the need to initiate a proposed bus route serving the park identified in the City's Transit Management Plan, but was informed that demand is not adequate to operate it at this time. The recommended bus shelter would also serve the CTS route when it commences. There is a Transit Demand Management Plan in place for the park that identifies ways in which alternative transportation can be accomplished, but the research park has not required any implementation measures from its tenants so it has had little effect on peak hour congestion conditions. Mixture of Uses — The proposed site and adjacent parcels are characterized by a limited mixture of uses including office, laboratory, clinical/medical and institutional/educational. Because there is very little commercial or other non -office mix, however, in staff's view this is not true mixed - use development. Should the University request additional square footage in the future, staff would expect to see a greater mix of uses within the park. Neighborhood Centers — The park serves as a neighborhood center, and has the potential to become a better center with the addition of supporting commercial uses. It is an important regional employment center. Site Planning that Respects Terrain — Since the applicant is not altering the site plan for this component of park development other than adding floor space, no environmental, open space, etc. impacts are envisioned. Development in the park has been oriented away from sensitive environmental features. Analysis of the Rezoning Request Relationship between the application and the purpose and intent of the requested zoning district The applicant is requesting an amendment to the existing proffers to allow additional office use in a CO Commercial Office district. The purpose and intent of the CO district is to permit development of administrative, business and professional office and supporting accessory uses and facilities. The district is intended as a transition between residential districts and other more intensive commercial and industrial districts. The proposal meets the intent of the CO Zoning District. Anticipated impact on public facilities and services ROADS No adverse impact to roads is anticipated from this proffer amendment. As noted previously, no increase in occupancy or cars is anticipated due to the lower occupancy associated with the research and laboratory use. WATER AND SEWER Water and sewer are adequate for the proposed use. STORMWATER MANAGEMENT Stormwater facilities on this site can accommodate the proposed use. SCHOOLS The expansion of building area will not impact schools. FISCAL IMPACT A fiscal impact analysis has not been requested, due to the fact that the additional square footage being requested does not significantly change employment numbers but rather involves mainly a change to programming and spatial needs. Anticipated impact on cultural and historic resources No impact is expected on cultural or historic resources. Anticipated impact on nearby and surrounding properties No impacts to nearby and surrounding properties are anticipated since the lab use is very similar to the approved office use. Public need and /ustiPcation for the change The University's medical research program would benefit from the building expansion, ultimately benefiting the general public as well as other University affiliates. Summary Staff has identified the following factors favorable to this rezoning request: 1. The building expansion can be accommodated by the existing site plan, without adverse impacts to the physical environment, other activities on the site, or nearby properties and neighborhoods. 2. The research park is located within the urban area, close to the City, and concentrating office and research activities in this location places jobs close to areas of dense population. 3. The applicant is willing to proffer improvements that benefit transit users (the bus shelter). Staff has not identified factors unfavorable to this request. Recommended Action Staff recommends approval of ZMA 2004 -010, with proffers. At the time of preparation of this report, staff was still working with the applicant, County Attorney and Zoning on final wording of the proffers. Staff has attached the documents in their current form, and will provide a final version at the public hearing. (see Attachments D, E, and F). Attachments: A — Vicinity Map B — Concept Plan (September 3, 2004 C — Applicant's Justification D — Existing Proffers E — Proposed Proffers (mark up) F — Proposed Proffers (clean) El COUNTY OFALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: UVa Research Park Amendment, ZMA 2004 -0010 SUBJECT /PROPOSAL /REQUEST: Request to amend existing proffers for 5.9 acres in Fontaine Research Park, zoned CO, Commercial Office, and EC, Entrance Corridor, to allow an increase of 40,000 square feet, for a maximum of 535,000 square feet of research and laboratory space. The property, described as Tax Map 76 Parcels 17B, 17B(1), 17B(2), 17B(3), 17B(5), 17B(6), 17B(7), 17B(8), 17B(X), and 17B(W), is located in the Samuel Miller Magisterial District, in Fontaine Research Park, on the south side of Fontaine Avenue (Route 29 Business) immediately east of the 29/250 By -Pass. The Comprehensive Plan designates this property as Office Service in the southern portion of Neighborhood Six. Tucker, Cilimberg, Thomas AGENDA DATE: October 13, 2004 ACTION: Yes - Recommend approval CONSENT AGENDA: ACTION: ATTACHMENTS: yes REVIEWED BY: ITEM NUMBERS: INFORMATION: INFORMATION: BACKGROUND: The applicant is seeking to amend an existing proffer approved with ZMA 2000 -00, to allow additional square footage within the University of Virginia's Fontaine Research Park for research and laboratory space. Because the laboratory use requires less parking than the previously approved office use, existing parking capacity will accommodate the additional building. If approved, this proffer amendment would add 40,000 square feet, increasing total park capacity to 535,000 square feet. The applicant has also agreed to provide a bus shelter within the park for transit riders. The Planning Commission held a public hearing on September 28, 2004, and recommended approval of the project, with proffers. STRATEGIC PLAN: 2.1 Protect and /or preserve the County's rural character; and, 3.3 Develop and implement policies that address the County's growth and urbanization while continuing to enhance the factors that contribute to the quality of life in the County. DISCUSSION: A staff report was prepared for the Planning Commission public hearing originally scheduled for September 14, which was deferred two weeks because of an error in the legal ad. An updated memorandum was also distributed by staff for the (rescheduled) September 28 public hearing, and contains as attachments the existing proffers approved with ZMA 2000 -004, along with clean and mark -up copies of the draft proffers prepared for this request. Attachment A to this report is the proffers in final form; signed copies of the proffers will be provided by the time of the public hearing, pending an upcoming meeting of the Foundation board authorizing the Chief Executive Officer to sign. RECOMMENDATION: The Planning Commission found that the Fontaine Research Park request for additional square footage meets the objectives of the Land Use Plan for infill development in the urban area, in a location where jobs will be placed near areas of dense population. The Commission furthermore found that the building expansion can be accommodated by the existing site plan without adverse impacts to the physical environment, other activities on the site, or nearby properties and neighborhoods. The Commission recommended approval of ZMA 2003 -005, with proffers. ATTACHMENTS: A — Proffers MEMORANDUM TO: Albemarle County Planning Commission FROM: Susan Thomas, AICP Senior Planner DATE: September 28, 2004 RE: ZMA 2004 -0010 UVa Research Park Amendment The staff report was distributed previously for this rezoning request, but due to an advertising deficiency the public hearing had to be postponed from September 14 to September 28 to allow time to re- advertise. At the time of preparation of the staff report, the applicant and staff were still reviewing and making final revisions to the draft proffers. The attached (draft) proffers are now in final form, for the Commission's review. (see Attachments B, C, and D) Please disregard the proffers attached to the September 14 staff report and use those attached to this memorandum. The ZMA 2000 -04 proffers have undergone some minor revisions and a few additions in the review process for this amendment request. After discussion among representatives from Zoning, the County Attorney's office and Planning, it was agreed that the original Proffer 1, involving road improvements which were inspected and accepted by VDOT, no longer needs to be included in the list of proffers since it has been satisfied, and it is so noted. VDOT will maintain these improvements in the future. However, Proffer 9, the Transportation Demand Management Plan (TDMP), remains in the document since it is an on -going element of the park's operations and approval. Other modifications to the existing proffers involve "housekeeping" issues such as maintenance responsibility and which party will bear certain costs for greenway dedication. Proffer 11 requires the construction and maintenance of a bus shelter by the applicant, and is the only new proffer. A copy of the Fontaine Research Park Master Plan is included at Attachment A. This proposal will be heard by the Board of Supervisors on October 13. Attachments: A — Fontaine Research Park Master Plan B — Proffers Approved September 20, 2000 with ZMA -00 -04 C — Proposed Proffers (mark up) D — Proposed Proffers (clean)