HomeMy WebLinkAboutSDP200500144 Executive Summary 2006-04-03COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SDP 2005 -00144 Earlysville
Business Park Major Site Plan Amendment & Buffer
Disturbance Waiver
SUBJECT /PROPOSAL /REQUEST:
Request pursuant to Section 26.10.3 to allow the
disturbance of a required buffer and approval of the
Major Site Plan Amendment.
STAFF CONTACT(S): Francis H. MacCall
PROPERTY OWNER/APPLICANT: 4F LLC
AGENDA DATE: April 11, 2006
CONSENT AGENDA: No
ACTION: Yes
ATTACHMENTS: Yes
REVIEWED BY: WDF, DEP
BACKGROUND: The applicant is proposing to construct a new 12,000 square -foot warehouse and 1,200 square -foot
office with a new access road. The proposed access road would disturb a small portion of the required buffer between
industrially zoned and rural area zoned parcels. Adjacent property owners have requested that the Planning Commission
review this application.
DISCUSSION: For the major site plan amendment to be approved a waiver is necessary to disturb a required buffer
between industrial and rural area property. The disturbance would be in the form of a small portion of a new access road
and the establishment of an evergreen buffer where no plantings currently exist.
RECOMMENDED ACTION: Staff recommends that the Commission allow the disturbance of the buffer for the
proposed development with conditions and approval of the Major Site Plan Amendment.
STAFF CONTACT: Francis H MacCall, Senior Planner
PLANNING COMMISSION: April 11, 2006
AGENDA TITLE: SDP 2005 -00144 Earlysville Business Park Major Site Plan Amendment &
Buffer Disturbance Waiver
PROPERTY OWNER/APPLICANT: 4F LLC
BACKGROUND: The applicant is requesting approval of a major site plan amendment for the addition of a 12,000
square -foot warehouse and 1,200 square -foot office building with associated parking on 26.812 acres zoned LI - Light
Industry (Attachment B). The property, described as Tax Map 31, Parcel 2 1 A is located in the Rio Magisterial District on
Reas Ford Road (Route 660) approximately 1.00 mile from its intersection with Earlysville Road (Route 743). The
Comprehensive Plan designates this property as Rural Areas in Rural Area 1 (Attachment A).
This property is the site of the old Cooper Industries /Murray Manufacturing operations located in Earlysville. The site has
been zoned for industrial uses since the late 1960's. The applicant is proposing a well drilling operation. This use is
permitted per the LI, Light Industry zoning district regulations of the Zoning Ordinance.
Adjacent property owners have requested that the Planning Commission review this application (Attachments Q. The
concerns vary, but staff believes that the issues raised are addressed to the greatest extent possible under the current
zoning regulations.
With the Planning Commission's approval of the waiver to disturb the required buffer the site review committee can
administratively approve this application (Attachment B).
DISCUSSION: Buffer Waiver
Section 26.10.3 states:
Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or clearing
of vegetation shall occur closer than thirty (30) feet to any residential or rural areas district. Screening shall be
provided as required in section 32.7.9.
Except, the commission may waive this requirement in a particular case where it has been demonstrated that
grading or clearing is necessary or would result in an improved site design, provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored.
The property is entirely surrounded by property zoned RA, Rural Area. The applicant is proposing to abandon the
existing access road to the parking lot and construct a new access road to the same parking lot and to the proposed
buildings (Attachment B). This new road would disturb a portion of the required buffer adjacent to Tax Map 31 Parcel 19
near the north westerly portion of the site where the road enters onto Reas Ford Road. The applicant has already
connected the loading area and the parking lot with a travel way that has disturbed the buffer adjacent to Tax Map 31
Parcel 1 O and is requesting that this be included in the consideration of the waiver. The applicant's original proposal
was to upgrade the access road in the existing location along the south westerly boundary with Tax Map 31 Parcel 21B.
Staff was not supportive of this proposal since that disturbance of the buffer would leave no area to establish a new buffer.
Staff believes the new location of the road to be the appropriate location to access the parking lot and the new buildings.
This would leave the required 30' buffer open, so staff is recommending that a new buffer be established within that area
with a double staggered row 15' on center of evergreen trees along the entire length of the new access road. Staff would
also recommend that the same buffering be established along the northern property line shared with Tax Map 31 Parcels
19 and 10A. Both buffers would mitigate the impact that the access road and travel way have on the Rural Area property
and the adjacent public road and residences.
RECOMMENDED ACTION: Staff recommends approval of the major amendment and the requests to disturb the
buffer with conditions.
CONDITIONS OF APPROVAL: The major amendment may be signed once the following conditions are met:
1. A double staggered row 15' on center evergreen buffer is established within the required 30' buffer along the
shared property line with Tax Map 31 Parcel 21 B for the entire length of the new access road and 40' feet beyond
the end of that road as shown on the site plan dated March 15, 2006.
2. A double staggered row 15' on center evergreen buffer is established within the required 30' buffer along the
shared property line with Tax Map 31 Parcels 19 and 10A.
3. Zoning & Current Development Planner approval.
4. Zoning & Current Development Engineer approval.
5. Virginia Department of Transportation approval.
6. Health Department approval.
ATTACHMENTS:
A. Detail/Location Map
B. Site Plan
C. Adjacent property owners request for PC review