HomeMy WebLinkAboutZMA202000009 Narrative Zoning Map Amendment 2020-06-15FOREST LAKES PDSC
ZMA2020-XXXX I AN AMENDMENT TO ZMA1988-16
PROJECT NARRATIVE
Parcel
Acreage
Existing Zoning
Comprehensive Plan
Designation
TMP 46134-3
3.43
PDSC
Urban Mixed -Use
Community Center
JA-ZAN, LLC is the owner (the "owner") of tax map parcel 46B4-3 in Albemarle County, a 3.43 acre parcel located in
the Forest Lakes commercial area approximately 1,000' northeast of the intersection of Timberwood Boulevard and
Worth Xing in Albemarle County (the "property"). JA-ZAN, LLC requests to rezone the property from Planned
Development Shopping Center (PDSC) to Planned Development Shopping Center (PDSC) to increase the allowable
square footage within the PDSC for this property which is currently undeveloped. ZMA88-16, which originally approved
the PDSC planned district on this property, allowed for a community shopping center of 71,800 SF on Tracts II
(TMP46B4-2) and III (subject property). According to Albemarle County GIS Data, Tract 11 is developed with 57,022 SF
of shopping center use and therefore there is 14,778 SF remaining for development on Tract 111. The owner requests to
amend the approved PDSC application plan for this property to allow for a maximum of 110,000 SF of by -right PDSC use
on the property and to revise the general building footprint location that was approved with ZMA1988-16.
Project Proposal
This property is located within the development areas of Albemarle County in close proximity to a major transportation
corridor, Route 29, within an established commercial center, and in close proximity to many residents of the Places29
Master Planning Area, including residents of Forest Lakes, Hollymead Town Center, and Proffit Road. The property was
rezoned from R-1 low density residential to PDSC with the 1989 Board of Supervisors approval of ZMA1988-16 which
includes an application plan that shows typical suburban strip development on this property. This rezoning application
seeks to increase the allowable square footage on this property and to amend the application plan to allow for a building
form on the property that is different from suburban strip mall design. This commercial property has remained vacant
since it was rezoned in 1989 whereas the other parcels approved in the ZMA1988-16 have developed over time. The
outparcels approved with ZMA1988-16 had less stringent design restrictions than this property and Tract II utilized the
majority of square footage available for Tract III with the development of the Forest Lakes Food Lion Shopping Center.
The general building footprint design shown on the application plan approved with ZMA1988-16 allows for a certain
building and parking layout that has become less prevalent and less desirable as Neighborhood Model principles have
risen to be more prominent in site design, especially in the development areas of Albemarle County. This property is
currently underutilized for its central location within an established commercial center in the development areas; an
amendment to the approved application plan would allow for the property to develop with a design that is more consistent
with neighborhood model principles while creating a greater opportunity for the property to develop in the future and
begin to generate greater tax revenues for the County.
Consistency with the Comprehensive Plan
The property has an Urban Mixed -use land use designation in the adopted Places29 Master Plan and the property is within
a designated Community Center. Community Centers identify community retail; general commercial service; auto
commercial sales and service; office, R&D/Flex; institutional; and open space as primary and secondary uses within
designated centers. The existing PDSC zoning designation allows for by -right uses in the C-1, CO, and HC commercial
districts and so the uses that may take shape on the property are largely consistent with those identified in the Places29
Master Plan. Some uses allowed by -right in the Highway Commercial district are explicitly inconsistent with
recommendations called for in the Master Plan as several use categories are identified as "not permitted" in Community
ZMA2020-XXXX FOREST LAKES PD-SC NARRATIVE I 1
Centers in the Places29 Master Plan. The application plan lists several "not permitted" use categories to ensure that future
uses that may develop on the property are not directly inconsistent with use recommendations in the Places29 Master
Plan.
The application plan also establishes building forms that are consistent with recommendations in the Master Plan by
establishing maximum building footprints and heights for various use categories.
This ZMA request is directly consistent with multiple strategies as outlined in the Albemarle County Comprehensive Plan
specifically:
Chi, Strategy la: Continue to encourage approval of new development proposals in the Development Areas as the
designated location for new residential, commercial, industrial, and mixed -use development
This project is located within the development areas and seeks to amend a previously approved planned district
commercial zoning.
Ch6, Strategy la: Promote new employment activities in the Development Areas and encourage developers of
commercial and industrial project to incorporate the Neighborhood Model Principles
This commercial development is within the development areas and the owner is committed to establishing a building form
consistent with recommendations outlined in the Places 29 Master Plan, as is evidenced by the form regulations in the
application plan.
Ch6 Strategy 4b: Encourage development of business and industrial uses in the Development Areas on appropriately
zoned land and consider proactively rezoning land to allow for light industrial uses that have been identified on master
plans
This property has been zoned for commercial use for over 30 years. This amendment will make the development of future
business on this property more desirable
Ch6 Strategy 4c: Explore opportunities to assist with redevelopment of underutilized commercial and industrial zoned
properties
Although this project is not a redevelopment proposal, approval of this ZMA would assist with the future development of
this underutilized commercial property. This property is located within an established commercial center and will develop
once a plan is established on the property that allows for more flexible and modern site design than what is currently
approved on the property.
The following is an analysis of the projects consistency with Neighborhood Model Principles:
Pedestrian Orientation:
The proposed site design encourages greater engagement between the site and Worth Xing when compared to the existing
plan. Any fixture development will feature required internal sidewalks and pedestrian improvements along Worth
Crossing.
Mixture of Uses:
Any commercial user on this property would contribute to the mixed -use commercial character that is already established
within the Forest Lakes PDSC and neighboring commercial areas.
Neighborhood Center:
This property is within a designated community center and any commercial business that takes shape on the property will
serve the community with a service, retail, sales, or office use.
Mixture of Housing Types and Affordabilit3L
ZMA2020-XXXX FOREST LAKES PD-SC NARRATIVE 12
Residential uses are not a by -right use within the PDSC district and so this is not applicable.
Interconnected Streets and Transportation Networks:
The application plan shows at least one entrance from Worth Xing and future interparcel connections to the south and
west.
Multi -Modal Transportation Networks:
The property will feature required internal sidewalks and pedestrian streetscape improvements along Worth Xing.
Parks, Recreational Amenities, and Open Space:
Buildings and Spaces of Human Scale:
Building heights, footprints, and stepbacks are consistent with recommendations outlined in the Master Plan.
Relegated Parking:
"No surface parking" areas are designated on the application plan to ensure parking is not located directly adjacent to
transportation corridors.
Redevelopment:
The property is currently undeveloped; however it has been zoned commercial for over 30 years. This revision will allow
the property to develop as something other than suburban strip mall development.
Respecting Terrain and Careful Grading and Regrading of Terrain:
Managed slopes are present on the property and any grading in managed slopes will comply with Section 18-30.7.5 of the
Albemarle County Code.
IMPACTS ON PUBLIC FACILITIES
& PUBLIC INFRASTRUCTURE
Water and sewer:
The property will connect to public water and sewer and will have demands typical of commercial development. Before
moving forward to a public hearing with the Planning Commission, the applicant will seek information from public
utilities to ensure that there is adequate water and sewer capacity available in this area.
Traffic:
The commercial areas of Forest Lakes are approved for up to 10,350 VHTP. At present, there are 3,230 trips available for
future development within the commercial areas. Trip generation from this property, which appears to be the last
undeveloped piece of property subject to the trip generation proffer approved with ZMA1988-16, will not exceed the
remaining trip allocation.
ZMA2020-XXXX FOREST LAKES PD-SC NARRATIVE 13
TMP USE
46134-19 McDonald's
46B41A Stifel Nicol-
4GB41A1 Forest Lakes Dental
4G B41A2 B.—Allen Hamilton
4613411D Atlantic Union Bank
46B4-1D2 Timberwood Grill
46B4-1D1 First Citizens Bank
45B41D3 Tiger Wash
46B4-A2 Open Space
45B4A1 Open Space
461348 Shops @Forest Lakes
46B42 Forest Lakes PDSC
461343 Undeveloped PDSC
46B49 Arby's
4613410 FL Terrace Shopping Center
ITE CODE ITE USE DESCRIPTION
934 Fast Food Restaurant w/ Drive -Through
712 Small Office Building
720 Medical -Dental Office Building
710 General Office Building
912 Drive -In Bank
931 Quality Restaurant
912 Drive -In Bank
947 Self Service Car Wash
820 Shopping Center
820 Shopping Center
934 Fast Food Restaurant w/ Drive -Through
920 Shopping Center
SQUARE FOOTAGE INDEPENDENT VARIABLE
2,709 Square footage
4,154 Square footage
4,055 Square footage
9,052 Square footage
2,970 Square footage
6,222 Square footage
3,204 Square footage
1,419 Square footage
13,554 Square footage
57,022 Square footage
3,208 Square footage
8,640 Square footage
TRIP REDUCTION
GROSSTRIPS 12%INTERNAL
24%PASS, BY NETTRIPS
1,272
(153)
(305)
814
56
(8)
(15)
42
56
(8)
(15)
42
92
(11)
(22)
59
2W
(35)
(70)
185
520
(62)
(125)
333
320
(38)
(77)
205
216
(26)
(52)
138
0
0
0
0
0
0
1,540
(195)
(370)
996
4,102
(492)
(984)
2,625
0
0
0
1,507
(181)
(362)
954
1,134
(136)
(272)
726
7,120
IMPACT ON SCHOOLS
There are no proposed residential units within this development and therefore there are no impacts on public schools.
IMPACT ON ENVIRONMENTAL FEATURES
All design and engineering for improving the property will comply with applicable County and State regulations. The
project will connect to regional stormwater facilities constructed just southeast of the property. Any additional stormwater
management design required to manage runoff will be consistent with similar urban development projects and will utilize
a combination of features, such as on -site surface facilities, on -site underground stormwater management facilities, and/or
off -site nutrient credits.
PROPOSED PROFFERS TO ADDRESS IMPACTS
Being as this is a planned development district, the application plan is a proffered commitment.
ZMA2020-XXXX FOREST LAKES PD-SC NARRATIVE 14