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HomeMy WebLinkAboutZMA200700006 Staff Report 2007-09-130 ALg� JRGINZP COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2007-006 Three Notch'd Staff: Rebecca Ragsdale Center Critical Slopes Waiver & Waiver of 20 Foot Buffer Planning Commission Public Hearing: Board of Supervisors Public Hearing: September 18, 2007 December 12, 2007 Owners: Jeffrey Sprouse Applicant: Jo Higgins, Project Development Ltd. Acreage: approx. 2.3 acres Rezone from: LI Light Industrial TMP: TMP 56A3-9 and 56A3-11 By -right use: Industrial, office, and limited commercial uses (no residential use) Magisterial District: White Hall Proffers: Yes Proposal: Rezone to PDSC Planned District Requested # of Dwelling Units: None Shopping Center to redevelop the property into two buildings, a total of 40,460 square feet. DA (Development Area): Community of Crozet Comp. Plan Designation: CT 5 Urban Center in the Crozet Master Plan Character of Property: Currently developed Use of Surrounding Properties: Music Today, self with a 11/2 story frame house as a restaurant and storage, and undeveloped a two-story cinder block building with service/office uses Factors Favorable: Factors Unfavorable: 1. The rezoning is consistent with the Crozet 1. A conceptual grading plan has not yet been Master Plan recommendations. provided but the applicant is working to respond to this request. 2. The applicant has provided an application 2. Minor revisions and notes are needed to proffers plan that meets Neighborhood Model and the application plan. design expectations. However, the applicant has indicated they intend to provide revised proffers and an application plan to address these outstanding issues listed. RECOMMENDATION: Staff can recommend approval only after conceptual grading is provided that satisfactorily addresses Entrance Corridor and critical slopes considerations and minor revisions to the application plan and proffers are made. STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS REBECCA RAGSDALE SEPTEMBER 18, 2007 DECEMBER 12, 2007 ZMA 07-06 THREE NOTCH'D CENTER Critical Slopes Waiver & Section 21.7.3 20 Waiver of 20 Foot Buffer Zone Adjacent to Residential/Rural Districts PETITIONS PROJECT: ZMA 2007-006 Three Notch'd Center PROPOSAL: Rezone 2.3 from LI Light Industrial, which allows industrial, office, and limited commercial uses (no residential use)to PD -SC Planned Development Shopping Center, which allows for shopping centers, retail sales and service uses; and residential by special use permit (15 units/ acre). The proposal is to redevelop the site with two office/commercial buildings with a total of 40,500 square feet. PROFFERS: Yes EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: CT5 Neighborhood Center in the Crozet Master Plan which allows for a mix of uses and residential types at net densities of up to 12 units per acre; up to 18 units per acre if in a mixed use setting. ENTRANCE CORRIDOR: Yes LOCATION: 5368, 5374, and 5382 Three Notch'd Road, located on the northside of Three Notch'd Road approx 500 feet west of its intersection with Parkview Drive. TAX MAP/PARCEL: Tax Map 56A3, Parcels 9 and 11 MAGISTERIAL DISTRICT: White Hall CHARACTER OF THE AREA The site is approximately 2.3 acres in size and is zoned LI Light Industrial. It is located in Community of Crozet along Route 240/Three Notch'd Road. There are currently two aging structures, a 1928 house that is currently occupied by Teresa's cafe, and a two- story cinderblock building with uses such as video rental, laundermat, and some offices above. Adjoining the site to the west is the Crozet Self Storage recently constructed and Music Today and Star Hill occupy the former Con -Agra complex across Route 240. Most surrounding properties are zoned industrial, with the exception of the Rural Area zoned undeveloped property to the east. (Attachment A -Aerial, Attachment B -Zoning Map) SPECIFICS OF PROPOSAL The applicant has provided an application plan (dated August 15, 2007) which shows two buildings, including one three-story building and one two-story building totaling a maximum of 40,500 square feet, with 140 surface parking spaces located to the side and rear, along with green space and outdoor gathering areas surrounding the buildings. (Attachment E -Application Plan) Existing buildings on the site will be demolished. The proposal as shown on the plan is with the approval of a parking reduction by the Zoning Administrator, in accordance with Section 4.12.2 c (1) of the Zoning Ordinance. This approval constitutes an 8.5% reduction in required parking based on the following: o Within'/4 mile, there are customers who may walk to this site rather than drive. ZMA 07 -Go Three Notcn u t_enLer Planning Commission 9/18/07 Board of Supervisors December 12, 2007 o They will be providing a sidewalk with this development that will link to other properties as well as will link the buildings onsite. o There is an expectation that the employees who work in the offices will also be customers of the proposed retail establishments on the property, thereby reducing some of the need for parking for both uses. APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicant has indicated that redevelopment of this site will enhance the Route 240 corridor, allow for neighborhood services near employment centers, and will provide for better consistency between zoning on the site and the Crozet Master Plan, while better accommodating the existing uses that are already occurring on the site. PLANNING AND ZONING HISTORY The site has been zoned LI Light Industrial since the adoption of the 1980 Zoning Ordinance. Prior to 1980, it was zoned R2 Residential. LI districts are primarily intended to permit industries, offices and limited commercial uses which are compatible with and do not detract from surrounding districts. Supporting commercial uses are allowed by special use permit and are limited in terms of expansion opportunities and must bear a direct relationship to the industrial uses. COMPREHENSIVE PLAN: Conformity with the Crozet Master Plan The Crozet Master Plan (CMP) designates this property as CT 5 Urban Center in a Neighborhood. CT5 areas are intended to serve as focal points with a mix of uses, residential types and amenities. Office, service, and retail uses are supported by the CMP in these areas. The master plan recognizes the existing Neighborhood Center and supports, with additional areas designated CT5, the retention and expansion of that Neighborhood Center. This center serves the nearby employment uses such as Music Today and Star Hill, along with existing and anticipated future residential uses in the area. ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 Location of subject site Open Space Plan/Green Infrastructure Map: The Green Infrastructure Map does not identify any significant environmental resources on the site. A stream buffer is shown for protection on the adjoining property to the north, TMP 56A3-7. Neighborhood Model The Neighborhood Model describes the more "urban" form of development desired for the Development Areas. The following is an assessment of this proposal's consistency with the Neighborhood Model's 12 principles: Pedestrian Pedestrian connections have been well provided both internal to the Orientation site, connecting buildings and parking areas, and to the external sidewalk along Three Notch'd Road. Staff has recommended an additional pedestrian connection to the applicant as a minor revision to the plan, reflecting a central pedestrian way through the center of the parking lot at the rear of the building, which the applicant has addressed. This principle is met. Neighborhood The applicant is proposing improvements along the frontage of the Friendly Streets property adjacent to Route 240, including a planting strip with and Paths landscaping and street tress. This principle is met. Interconnected The applicant has provided for a shared entrance and interconnection Streets and to the adjoining property to the east. The property to the west is the self Transportation storage facility and a place where a connection can occur has been Networks provided should the property redevelop in to a use without security concerns. This principle is met. Parks and Open Outdoor green space and gathering spaces appropriate for the Space proposed use have been provided on the application plan. This principle is met. ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 Neighborhood This site is designated as a neighborhood focal point in the master plan Centers and the neighborhood service uses proposed are appropriate. This principle is met. Buildings and Buildings are proposed for 2 -stories and 3 -stories in height, consistent Spaces of with the Crozet Master Plan recommendations in CT 5 for buildings at Human Scale 1.5-3.5 stories from street level. The ARB has no objection to the height of the buildings either. This principle is met. Relegated The majority of the parking on the plan is located behind the building, Parking with the exception of 23 spaces located to the side of the building, behind the fagade, to the west of the site. This principle is met. Mixture of Uses The Crozet Master Plan anticipates a range of uses in the CT 5 areas of this neighborhood, including all attached, detached, and mixed use residential, along with hotels, corporate & neighborhood offices, shop, and civic uses. Since this rezoning will allow for a range of neighborhood scale shops and offices, and allows for an SP for residential in the future, this principle is met. Mixture of No residential uses are proposed and the Crozet Master Plan supports Housing Types buildings with entirely non-residential uses. Staff did suggest to the and Affordability applicant that apartments above the retail should be considered and although they are not proposed with this rezoning, the special use permit for residential has not been excluded from the permitted uses on the property. Redevelopment This project represents redevelopment of an older site to accommodate existing businesses better and allow for additional square footage. The applicant has indicated that redevelopment of this site will bring the project into conformity with current ordinance requirements for parking areas, landscaping, and stormwater management. Site Planning The project area does have some small areas of critical slopes and a that Respects waiver has been submitted and approval is recommended by the Terrain County Engineer. However, conceptual grading has not been provided. The County Engineer does not anticipate issues but staff has asked the applicant to provide the grading plan so that it can be verified that there are no unexpected concerns with the Engineer and ARB. The applicant has indicated, the existing grading on Sheet 2 of 3 reflects the preliminary grading. The existing grades across the front of the site are consistent with the elevation of Rt. 240, to the west the grades match the existing new self storage facility, and with the sewer line across the rear of the site - it prevents any significant lowering of the grades. ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 Clear Boundaries This property is located within the Crozet Development area and does with the Rural not border the boundary with the Rural Area, which is located 1/4 mile to Areas the north and east of this property. This principle is met. Relationship between the application and the purpose and intent of the requested zoning district The Zoning Ordinance indicates PD -SC districts are created and may hereafter be established by amendment of the zoning map to permit the development of neighborhood, community and regional shopping centers in accordance with standards set forth in the comprehensive plan. PD -SC districts are intended to serve areas not conveniently and adequately provided with a broad range of commercial and service facilities. Regulations provided are intended to encourage planned commercial centers with carefully organized buildings, service areas, parking areas and landscaped areas. PD -SC districts shall be located in areas served by both public water and sewer systems; provided that neighborhood shopping centers may be permitted in areas not served by public water and/or public sewer systems where adequate alternative water supply and/or sewerage disposal systems are available. PD -SC districts shall have direct access to public streets adequate to accommodate traffic generated by the development. Staff believes that the intent and expectations listed here for PDSC districts are met with this rezoning proposal as it is serving an employment area with commercial services. Anticipated impact on public facilities and services Streets — The development will generate approximately 2,800 vehicle trips per day as provided in the applicant's trip generation estimates. (Attachment E) VDOT and the County Engineer have reviewed the information and the applicant has provided for a right turn lane into the site. VDOT has indicated that a left turn lane is not necessary with the rezoning. The layout provided is adequate and the details and other comments we provided on the rezoning request can be handled with the site plan. (See VDOT comments -Attachment D) Schools — No residential uses are proposed so no impacts to schools are anticipated. Fire, Rescue, Police — The Crozet Volunteer Fire Station and the Western Albemarle Rescue Station provide fire and rescue services to the area. The planned Ivy Area Station will also augment services provide by the two existing fire and rescue stations Crozet. Albemarle County Fifth Street Office Building is contains the County's Police Department, although the police patrol all areas of the County. Current policy of police services recommends an average response time of 10 minutes for all Development Areas. To this end, police satellite offices are recommended within a service sector to help achieve these desired response times to all police emergency calls. The possibility of an additional fire/rescue/police station is under consideration for the area in 2012. ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 Utilities — Albemarle County Service Authority indicates that water and sewer service is available to the site. Comments are provided as Attachment E) Stormwater Management — The County Engineer has not indicated any concerns with the proposed stormwater management concepts provided and has suggested that there are opportunities, through proffers, to provide enhanced stormwater on the site through the applicant proffering to provide at -the -source treatment in addition to the end -of -pipe treatment currently on the plan, such as a depressed parking island with biofilter plantings, or to proffer removal rate targets 20% better than might otherwise be required. Staff is still discussing this with the applicant as to what they are willing to provide in proffers. Anticipated impact on cultural and historic resources Existing buildings on the site will be demolished with this proposal. The submittal has been reviewed for possible impact to known historic (fifty years old or older) architectural resources and known or potential archaeological resources with the following comments provided by the Historic Preservation Planner: The Virginia Department of Historic Resources' (DHR) has not surveyed the property under review for the presence of historic resources. 2. County Real Estate records indicate the presence of a single family dwelling, located on TMP 56A3-9, and built c. 1928. Since this building is more than fifty (50) years old, it is considered historic. A second building is also located on the property, but no build date was found. Both buildings are currently used for commercial businesses. Based upon the proposed plan and the information, documentation of the existing buildings is desired, but as this will occur with the Crozet Historic Resources Survey, it is not necessary for the applicant to proffer this. The comments have been satisfied. Entrance Corridor Impacts The applicant presented this proposal informally to the ARB on March 5, 2007 and the design planner has reviewed the rezoning application for impacts to the Entrance Corridor, considering the input received from the ARB. The applicant submitted revisions addressing these comments and the Design Planner has indicated that the treatment along the EC appears to be acceptable and specific comments have been provided. (Attachment F) most of which can be addressed at the site plan stage as they relate to building materials and architecture or specific site plan details. The following revisions to the application plan are necessary prior to approval of the rezoning: o Conceptual grading o Clarify the "Evergreen screening trees for EC Corridor" note or delete it from the plan. o Revise the plan to indicate that landscaping will be provided along the east side of the shared driveway, to the satisfaction of the ARB, with a landscape easement provided by the adjacent owner. o Add the following note to the plan: "Landscaping shown on this conceptual plan does not meet ARB Guidelines and will be redesigned at preliminary and final ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 site plan review to meet the Guidelines, as required by the ARB, with additional planting area provided, as necessary, to accommodate ARB requirements." Anticipated impact on nearby and surrounding properties Adjacent properties are industrial in character and intended to continue as employment uses. The property to the east that is undeveloped is shown as CT 5 also in the Crozet Master Plan so no detrimental impacts are anticipated to surrounding properties. Public need and justification for the change The change in zoning is consistent with the CT5 designation of the Land Use Plan and provides neighborhood scale uses within walking distance of existing employment uses and anticipated future residential. PROFFERS The applicant provided proffers to exclude undesired land uses on the site. There are no substantive issues with the proffers and minor format revisions are needed by the County Attorney. (Attachment G) Additional proffers to address storm water are recommended by staff and the applicant has indicated a willingness to include that in the proffers. WAIVERS CRITICAL SLOPES WAIVER The critical slope waiver request has been reviewed. The engineering analysis of the request follows: Description of critical slope area and proposed disturbance: The slopes in question are at the edges of the proposed site where the existing site slopes down to a wooded drainage swale. It is assumed that the applicant will be placing more constructed slopes in this area at the edges of the proposed parking area and travelways. However, there is no proposed grading on the application plan. The applicant has indicated, the existing grading on Sheet 2 of 3 reflects the preliminary grading. The existing grades across the front of the site are consistent with the elevation of RT240, to the West the grades match the existing new self storage facility, and with the sewer line across the rear of the site - it prevents any significant lowering of the grades. Areas Acres Total site 2.3 acres on two parcels Critical slopes 0.09 4% of site Critical slopes disturbed 0.09 100% of critical slopes Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: This disturbance is not exempt. Compliance with Zoning Ordinance 18-4.2: ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 "movement of soil and rock" Proper slope construction, control of drainage, and vegetative stabilization will prevent any movement of soil. "excessive stormwater runoff" Stormwater runoff will be controlled by the stormwater management plan as required by the Water Protection Ordinance. "siltation Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. "loss of aesthetic resource" This area is visible from the surrounding businesses and Rt.240. Much of these slopes appear to be from prior site disturbances. "septic effluent" This neighborhood is serviced by public sewer. Based on the review above, there do not appear to be any engineering concerns which prohibit the disturbance of the critical slopes as shown. However, the application plan should be updated to show conceptual grading that satisfactorily addresses critical slope considerations before the waiver is approved. WAIVER OF SECTION 21.7.3-20 FOOT BUFFER ZONE ADJACENT TO RESIDENTIAL/RURAL DISTRICTS Section 21.7.3 of the Ordinance requires a 20 foot undisturbed buffer adjacent to residential zoning districts: 21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or clearing of vegetation shall occur closer than twenty (20) 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. (Added 7-10-85) The concept plan submitted with the special use permit requires a modification of Section 21.7.3 to allow for the shared entrance and interconnection to the adjoining property to the east. This property is currently zoned RA Rural Areas and this ordinance section is still applicable. Staff does not believe that a buffer or screening requirements are needed for the proposed development against this property. It is anticipated that this adjoining property will be rezoned, according to the Crozet Master Plan which designates it CT 5 as well. Addressing sections 27.1.3 of the Zoning Ordinance, minimum screening requirements noted in Section 21.7.3(a) are those that would be established by the Commission in granting this modification. Staff does not recommend screen but supports the ARB recommendation that the eastern portion of the shared drive be landscaped with its initial construction. There is minimal existing landscaping in need of restoration (Section 21.7.3(b)) and the applicant will be providing additional landscaping and working with the ZMA 07-06 Three Notch'd Center Planning Commission 9/18/07 Board of Supervisors December 12, 2007 ARB at the time of site plan review and approval. SUMMARY: Staff has identified the following factors favorable to this rezoning and special use permits requested: 1. The rezoning is consistent with the Crozet Master Plan recommendations. 2. The applicant has provided an application plan that meets Neighborhood Model design expectations. Staff has not identified factors unfavorable to this request: 1. A conceptual grading plan has not yet been provided but the applicant is working to respond to this request. 2. Minor revisions and notes are needed to proffers and the application plan. However, the applicant has indicated they intend to provide revised proffers and an application plan to address these outstanding issues listed. RECOMMENDED ACTIONS: ZMA 2007-006 Staff can recommend approval only after the applicant provides conceptual grading that satisfactorily addresses Entrance Corridor and critical slopes considerations and provides the following revisions to the application plan and proffers: o Clarify the "Evergreen screening trees for EC Corridor" note or delete it from the plan. o Provide conceptual grading. o Provide for the additional pedestrian way central to the parking lot. o Revise the plan to indicate that landscaping will be provided along the east side of the shared driveway, to the satisfaction of the ARB, with a landscape easement provided by the adjacent owner. o Add the following note to the plan: "Landscaping shown on this conceptual plan does not meet ARB Guidelines and will be redesigned at preliminary and final site plan review to meet the Guidelines, as required by the ARB, with additional planting area provided, as necessary, to accommodate ARB requirements." o Minor format revisions are needed by the County Attorney to the proffers. o Additional proffers to address storm water are recommended by staff and the applicant has indicated a willingness to include that in the proffers. Critical Slopes Waiver Staff cannot recommend approval of the critical slopes waiver until conceptual grading has been provided with the application plan and satisfactorily addresses critical slopes considerations. The applicant has responded to this request and will be providing this information. ZMA 07-06 Three Notch'd Center 10 Planning Commission 9/18/07 Board of Supervisors December 12, 2007 WAIVER OF SECTION 21.7.3-20 FOOT BUFFER ZONE ADJACENT TO RESIDENTIAL/RURAL DISTRICTS Recommended Action: Staff recommends approval of the waiver of Section 21.7.3 to allow construction activity including, grading or clearing of vegetation closer than twenty (20) feet to the adjoining Rural Area zoned property line to the east, in accordance with the concept plan provided as Attachment H. Provided that: 1. A landscape easement is obtained by the adjoining property owner and landscaping is provided to the satisfaction of the ARB on the adjoining property to the east. ATTACHMENTS A. Location Map -Aerial B. Zoning Map C. Traffic Impact Analysis D. VDOT comments E. Albemarle County Service Authority comments via e-mail from Gary Whelan F. Entrance Corridor comments provided by Margaret Maliszewski, dated August 29, 2007 G. Proffers H. Application Plan titled Three Notch'd Center, dated August 15, 2007, and prepared by NP Engineering I. Crozet Master Plan Place Type & Built Infrastructure Map ZMA 07-06 Three Notch'd Center 11 Planning Commission 9/18/07 Board of Supervisors December 12, 2007