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HomeMy WebLinkAboutZMA202000009 Review Comments Zoning Map Amendment 2020-08-03County of Albemarle Department of Community Development Memorandum To: Tod Kanellopoulos, Planner From: Leah Brumfield, Senior Planner Division: Zoning Date: 8/3/2020 Subject: Initial Comments for ZMA202000009 Forest Lakes PDSC The following comments are provided regarding the above noted application: 1. The parcel 46134-3, with 3.43 acres is subject to proffers per ZMA1988-16 Forest Lakes Associates, which rezoned the parcel from R-1 to PD-SC. Proffer number 4 of the ZMA1988-16 approval included a limitation of 10,350 vehicle trips per day to the commercial zoning subject to the approval. a) In a letter dated January 6, 1998, Zoning Administrator Amelia McCulley determined that the traffic proffer of ZMA1988-16 may be interpreted to allow a reduction of total site vehicle trips based on multiple -use trips and pass -by traffic. These reductions were determined to allow for a 12% reduction for multiple land uses and a 24% reduction for pass -by traffic, for a total reduction of 36%. This letter additionally referenced the ITE Trip Generation Manual in its determination of traffic per use. b) Site plan SDP2003-87 calculated the total vehicle trips per day allocated per the developments existing at the time, with a remaining 2,776 vehicle trips per day. c) The application materials provided for this ZMA include an updated traffic generation summary, with changed uses, new uses, and different ITE calculations. If these calculations are correct, the parcel retains 3,230 vehicle trips per day. However, staff strongly recommends these calculations be verified by a staff traffic planner with current knowledge of ITE calculations. 2. Application plan: a) The application plan should clearly label potential building and parking envelopes with a total permissible square footprint and total square footage. These envelopes can be shown as conceptual in location, orientation, and shape, but must be labeled with and demonstrated the possibility of the upper limit of parking and building footprint. Sheet 6 of the Forest Lakes PD-SC Amendment, showing Conceptual Grading and Utilities, shows a conceptual building footprint, but does not include Initial Zoning Comments ZMA202000009 parking or footprint square footages. b) Recommended to include a reference on Sheet 3 of the Forest Lakes PD-SC Amendment, Site and ZMA Details, to Section 18-9.2 of the Zoning Ordinance, to clarify which uses are recommended. c) Internal and external access to the site includes a right turn out of the parcel extension abutting the Exxon gas station onto Rt. 29. Please confirm with VDOT that this turn is permitted, as current alignment of the street indicates it may only be a right turn onto the Exxon site. 3. Per Section 18-25.6, include a transportation plan with projected automobile and truck traffic generation. This may be difficult based on the inexact nature of this rezoning request, but a general traffic generation based on a few key expected uses, including "general retail," "restaurant," 'office," and "self-service storage facilities," will suffice. 4. ZMA1988-16 permitted a total of 71,800 square feet of shopping center development on Tracts II and III (subject property), plus development on additional outlots. As the applicant has noted, Tract II has been developed with 57,022 SF of shopping center use, leaving 14,778 SF remaining for development on Tract III. The applicant has requested an additional 95,222 SF of development, bringing the total remaining developable square footage to 110,000 SF on Tract III. This increase more than doubles the total square footage permissible in the development. The existing Forest Lakes PD-SC and surrounding commercial development consists entirely of single -story retail uses, and based on the conceptual footprint shown on Sheet 6 of the Forest Lakes PD-SC Amendment, achieving 110,000 SF of usable square footage would require a four-story building greatly contrasting with the surrounding existing structures. Consideration of this ZMA must include prior proposals for the property, which recently included a four-story self-service storage facility. This use would not meet the overarching planned development goals of a unified development with appropriate and harmonious physical development.