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HomeMy WebLinkAboutZMA201900014 Staff Report 2021-10-14of AL U+� 1 M 77',HCaIti`*C� ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: ZMA201900014 Commercial Staff: Michaela Accardi, AICP, Senior Planner Development Planning Commission Hearing: February 18, 2020 Board of Supervisors Public Hearing: April 1, 2020 Owner: Albemarle Bank & Trust Co. C/O BB&T Tax Applicant: Scott Collins, PE — Collins Engineering Compliance Acreage: 0.9 acres Rezone from: Planned Development — Shopping Center (PDSC) to PDSC (submission of application plan) TMP: 06100-00-00-134AO Location: East side of 1400 block of Seminole Trail (US 29), immediately south of Fashion Square Mall School Districts: Woodbrook — Elementary, Jouett By -right use: Property zoned PDSC, which allows for — Middle, and Albemarle — High shopping centers, retail sales, and service uses, as well as residential uses by special use permit (15 units/acre). Magisterial District: Rio Proffers: No Proposal: Request for approval of an Application Requested # of Dwelling Units: None Plan for an undeveloped property within an existing Planned Development Shopping District (PDSC), to allow new commercial development to occur in two phases. DA (Development Area): Neighborhood 2 — Comp. Plan Designation: Places 29 Master Plan; Rio29 Places29 Small Area Plan — "Flex" Character Area, which is an area intended to allow a flexibility of uses including residential, commercial, retail, office, institutional, and employment uses. It is intended to have buildings with heights of 2-5 stories, built close to the street with pedestrian access and relegated parking. Character of Property: Undeveloped, forested Use of Surrounding Properties: Fashion Square Mall to the parcel north; BB&T to the south; 291h Place Shopping Mall across Seminole Trail (US 29); and Courtyard by Marriot to the southeast Factors Favorable: Factors Unfavorable: 1. The proposed Phase 1 use is permissible by 1. The building height (1.5 stories) in the proposed project right within the existing PDSC zoning district. is inconsistent with the recommended "Flex' form 2. The proposal would bring this portion of the standards in the Rio29 Small Area Plan (2-5 stories). existing PDSC zoning district into compliance with the requirements of Z.O. Section 8.5, which requires an approved Application Plan for Planned Development districts. 3. The proposed development is consistent or partially consistent with multiple applicable Neighborhood Model Principles. 4. The proposed development provides a 14' shared -use path along Seminole Trail (US 29) ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 consistent with the Rio29 Small Area Plan "Through Corridor" street section and Future Conservation Network Plan. 5. The rear portion of the site (which has a substantially higher elevation than the front portion along US-29 has more of a physical connection to the surrounding Fashion Square Mall property) is reserved for a second future phase of development. This phased development approach enables timely response to redevelopment of the Fashion Square Mall property and future construction of a new Avenue between US-29 and Hillsdale Drive. RECOMMENDATION: Staff recommends approval of ZMA201900014 "Commercial Development' with note revisions outlined in the staff report. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 STAFF PERSON: Michaela Accardi, AICP, Senior Planner PLANNING COMMISSION: February 18, 2020 BOARD OF SUPERVISORS: To Be Determined PETITION: PROJECT: ZMA 201900014 "Commercial Development" MAGISTERIAL DISTRICT: Rio TAX MAP/PARCEL(S): 06100-00-00-134AO LOCATION: East side of 1400 block of Seminole Trail (US 29), immediately south of Fashion Square Mall PROPOSAL: Request for approval of an Application Plan for an undeveloped property within an existing Planned Development Shopping District (PDSC), to allow new commercial development to occur in two phases. PETITION: The undeveloped 0.9-acre parcel is currently zoned PDSC, which allows for shopping centers, retail sales, and service uses, as well as residential uses by special use permit (15 units/acre). The proposed zoning would remain PDSC. Approval of an Application Plan is requested pursuant to Sections 8.5 and 33.15.A.2 to allow new commercial development to occur in two phases pursuant to Sections 25.2.1, 22.2.1, 23.2.1, and 24.2.1. No residential units are proposed at this time with this proposal. ZONING: PDSC — Planned Development Shopping Center OVERLAY DISTRICT(S): Entrance Corridor, Steep Slopes — Managed, and Airport Impact Area PROFFERS:No COMPREHENSIVE PLAN: Places 29 Master Plan; Rio29 Small Area Plan — "Flex" Character Area, which is an area intended to allow a flexibility of uses including residential, commercial, retail, office, institutional, and employment uses. It is intended to have buildings with heights of 2-5 stories, built close to the street with pedestrian access and relegated parking. CHARACTER OF THE AREA The subject property is an undeveloped, vegetated and forested 0.9-acre parcel located immediately to the south of Fashion Square Mall, with frontage along Seminole Trail (US 29). The adjacent area is the outer perimeter of a large surface parking lot and an internal travel way for Fashion Square Mall. There is approximately 35 feet of elevation change from the back of the subject property to Seminole Trail (US 29). A block retaining wall is located on the southern boundary of the property adjacent to the existing commercial bank property. SPECIFICS OF THE PROPOSAL The property owner and applicant are requesting approval of a Zoning Map Amendment (ZMA) Application Plan for the subject property's portion of an existing Planned Development — Shopping Center (PDSC) zoning district. The proposal is not a request for the County to rezone the subject property or otherwise amend the zoning map. The subject property's existing zoning is PDSC and the proposed zoning is PDSC. County approval of an Application Plan is a requirement of Zoning Ordinance (ZO) Section 8 ("Planned Development Districts — Generally'), Subsection 8.5.5.5 ("Site plan and subdivision plat requirements when there is no application plan."). Section 8, Subsection 8.5.5.5 requires Board of Supervisors (BOS) approval of a ZMA Application Plan prior to staff review or approval of a Site Plan in circumstances when an existing Planned Development zoning district was previously established by the BOS without an Application Plan showing the conceptual development of all portions of the overall Planned Development zoning district. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 The proposal for ZMA201900014 shows the development of the subject parcel in two phases. The first phase utilizes 0.45 acres, along Seminole Trail (US 29), and proposes a one and a half -story retail structure with parking, landscaping and a 14' wide shared -use path. The second phase, in the rear portion of the parcel, behind and above a large retaining wall, is undetermined or undisclosed. It is identified as "Future Development" on the Application Plan. Phase 2 will be subject to a future ZMA application to amend the Application Plan. The applicant's current intended use of the property is for a mattress store, which is classified as a furniture and home appliances (sales and service) retail use, consistent with PD-SC allowable uses. APPLICANT'S JUSTIFICATION FOR THE REQUEST The Project Narrative highlights several potentially beneficial aspects of Phase 1 of the proposed Application Plan. Phase 1 (0.45 acres) preserves the remainder of the property for the opportunity to connect with redevelopment of future Fashion Square Mall properties. In addition, construction of additional floors above the first -floor commercial retail space is an option with Phase 11 development. COMMUNITY MEETING The applicant conducted a Community Meeting for ZMA201900014 on Thursday, January 23rd at 6:00pm at the County Office Building on McIntire Road during the regularly scheduled Places29 Rio Community Advisory Committee meeting. Approximately 15 community members were in attendance. Topics of discussion involving members of the audience and a general summary of answers provided by members of the applicant team are included below: A. Questions about the topography of the site and how the proposed building relates to the bank next door. Applicants' answers: Phase 1 construction will be located at the same elevation as the bank located next door. The retaining wall will be 6-feet tall to address Architectural Review Board (ARB) concerns. This building will not have the same aesthetic as the Jeffersonian brick design of the bank next door. Over time the architecture along Route 29 has changed and the new ACME building is a good example of updated architecture that has been well received. B. Questions and concerns about the conversion or transition of this development over time and its inconsistency with the Rio29 Small Area Plan. Applicants' answers: The design of the building's footers will allow for additional stories to be added to the building in the future and mixed -use development. Parking will not be located under the building, since there is a limit of 10 parking space according to the Zoning Ordinance. A parking deck is possible in the future with the potential to "tuck under" if additional height is added to the building. PLANNING AND ZONING HISTORY There are no prior Zoning Map Amendment applications or Special Use Permits associated with this property. The subject property was zoned Planned District Shopping Center (PDSC) with the adoption of the 1980 Zoning Ordinance. COMPREHENSIVE PLAN The "subject property" for this proposal includes one parcel of record identified as Tax Map / Parcel #61-134A. The subject property is an undeveloped, forested 0.9-acre parcel in the Development Area, within an area subject to the recommendations contained in the Places29 Master Plan and the Rio/29 ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 Small Area Plan. The current zoning is "Planned Development — Shopping Center" (PDSC) and is designated for "Flex" Future Place Types in the Rio/29 Small Area Plan. Character: Form & Site Design Standards — "Flex" Place Type The "Flex' Future Place Type is "intended to have the highest amount of flexibility in building form and use." Buildings can have a range of heights and uses, but buildings should be designed to make pedestrians comfortable. Staff's analysis of this proposal's consistency with the "Flex" place type is provided below: Rio29 SAP Recommended Standards Proposal Height Buildings should be 2-5 stories tall. Form standard is not met. Internal buildings of fewer than 2 stories may be acceptable if they are not along street frontages or adjacent to public spaces/amenities. Build-To/Setback Buildings should be setback 3-10 feet Form standard is not met to from the edge of right-of-way. accommodate ARB Design Guideline 32 "Landscaping along the frontage of Entrance Corridor Streets..." Due to these constraints, it should not be considered a factor unfavorable. Stepback Buildings along Boulevards should be Form standard is not stepped back above 4 stories or 50 feet. applicable. Building Size & The Flex areas may consist of a wide Form standard is met and will Location range of building types and sizes. be refined further through Buildings with larger footprints should ARB review process. avoid large, uninterrupted walls along streets and should incorporate fagade breaks to promote walkabilit . Parking All parking should be relegated to the Form standard is met. sides and behind the buildings and should be screened from streets and public arks/amenities. Block Size Blocks should be 300-400 feet in length. The existing block pattern is not substantially affected by this proposal. Form standard is generally met. Connectivity: The Rio29 Small Area Plan envisions Rio29 as a multi -modal hub that has a connected network of complete streets, designed for all users. The Connectivity Plan shows a future street network and corresponding street typologies for existing and future Rio29 streets. Seminole Trail (US 29) is designated as a Through Corridor. Though significant changes along this travel way may not be feasible, the Plan recommends a shared -use path along Route 29 to allow for the road to serve as a corridor for commuting bicyclists and pedestrians. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 This proposal includes a 14-foot shared -use path and meets the Connectivity recommendations of the Rio29 Small Area Plan. Conservation: The Rio29 Small Area Plan envisions Rio29 as a place enhanced through conservation with a network of sustainable and usable public amenity spaces. The Future Conservation Network Plan shows a shared -use path along the subject property's frontage on Seminole Trail (US 29). Shared - use paths are intended to be multi -functional, serving as both recreational amenities and commuter routes to and through Rio29. This proposal meets the Conservation recommendations of the Rio29 Small Area Plan. The Neighborhood Model: In 2001, the County adopted the Neighborhood Model (NM), which consists of twelve different recommended characteristics to guide the form of proposed development projects within the Development Areas. Staffs analysis of applicable principles of the Neighborhood Model is provided below. Pedestrian The proposal includes a 14' wide shared -use path along Seminole Trail (US 29). Orientation Principle is met. Mixture of Uses The proposal includes two phases. The first phase is for retail commercial use. The second phase and future use is currently undetermined or undisclosed. The possibility exists for a future mix of uses on this small parcel. Staff acknowledges that this proposal is for one small portion of a larger Planned Development — Shopping Center (PDSC) zoning district, which is intended "to permit the development of neighborhood, community and regional shopping centers" and provide "a broad range of commercial and service facilities." Principle can potentially be met on this parcel in Phase ll. Due to larger surrounding context, principle is partially applicable. Neighborhood Due to its size and location, the subject property on the edge of the Rio/29 Small Area Centers Plan area is not likely to play a central or primary role in the establishment of a new neighborhood center. However, adjacent retail commercial uses can support the functionality and vitality of nearby neighborhood centers, which are expected to contain a mixture of uses and a higher concentration of amenities. Principle is not applicable. Mixture of Principle is not applicable. Housing Types & Affordability Interconnected The subject property's size and location of this parcel limits the ability to connect or Streets and construct interconnected streets. There is significant topography across the site and Transportation relative to adjoining properties. The proposal includes a shared entrance on US-29. Phase Networks 2 of this proposal should be oriented towards the internal street network recommended in the Rio29 Small Area Plan. This would provide a new street connection between US-29 and Hillsdale Drive. Principle is not met in Phase 1 and is not directly applicable. Staff recommends this principle be met in Phase 2. Multimodal The proposal includes a 14' wide shared -use path along US 29 / Seminole Trail, which will Transportation support pedestrian and bicycle mobility and improve access to nearby transit stops. Opportunities ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 Principle is met. Respecting The subject property includes approximately 35' of elevation change, with the property Terrain and sloping up and away from US-29. Some portions of the site have a more natural physical Careful Grading relationship with US-29, while other portions of the site have a more natural physical and Re -grading relationship with the adjoining properties uphill (including Fashion Square Mall). The of Terrain parcel includes Managed Steep Slopes. Due to these conditions, development of this property would require extensive grading and the use of retaining walls. Because this property contains Managed Steep Slopes Overlay areas and is also within the Entrance Corridor Overlay District, the necessary retaining walls would be required by Ordinance to comply with the design standards contained in ZO Section 30.7.5. Principle is generally not met. Parks, The proposal includes a 14' wide shared -use path along Seminole Trail (US 29). This is Recreational shared -use path is intended to be multi -functional, serving as both a recreational amenity Amenities, and a commuter route to and through Rio29. It is not clear if any such amenities or open Open Space space would be provided in Phase 2 of the proposed development. Principle is generally met. Human Scale No architectural elevations or other details were provided with this ZMA application. An ARB application for this subject property has been submitted to Community Development for review. Evaluation pending. Relegated Phase 1 of the proposal includes parking areas located generally to the side and rear of Parking the proposed primary structure, which complies with the minimum and maximum front setback requirements. Much of the area between the primary structure and the public right of way would consist of a 14' wide shared -use path and landscaping. Principle is met. Redevelopment Principle is generally not applicable. Clear Principle is not applicable. Boundaries with the Rural Area The parcel characteristics of the subject property (TMP #61-134A), including its size, location and surrounding context, have been taken into careful consideration by staff when evaluating the appropriateness of this Application Plan relative to the recommendations in the Comprehensive Plan, the Places29 Master Plan and the Rio29 Small Area Plan. The subject property adjoins a large surface parking lot and an internal travel way for Fashion Square Mall. It is a small parcel (0.9 acres) and there is not existing urban context for this proposal to respond and/or relate to, such as an internal street network. It can be anticipated that the adjoining Fashion Square Mall will redevelop in the future. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 Given the "pre -redevelopment" status of the adjacent Rio29 area, the location and size of this subject property and a phased approach that does not inhibit redevelopment consistent with the Rio29 Small Area Plan, staff believes the proposed development as shown on the ZMA Application Plan is generally acceptable. The development of TMP #61-134A can occur prior to the redevelopment of Rio29, without restricting, confining or otherwise negatively impacting development consistent with the Rio29 Small Area Plan. Staff strongly recommends that Phase 2 of the proposed development have a stronger physical and operational relationship with the infrastructure, development and mixture of uses recommended for adjacent areas in the Rio29 Small Area Plan. Relationship between the application and the intent and purposes of the requested zoning district: As specified in Zoning Ordinance Section 25.1, Planned Development —Shopping Centers (PDSC) permit development of neighborhood, community and regional shopping centers in accordance with standards set forth in the Comprehensive Plan. It is intended to encourage planned commercial centers with carefully organized buildings, service areas, parking areas and landscaped areas. ZMA201900014 is not a request for the County to rezone the subject property or otherwise amend the zoning map. The subject property is already zoned PDSC and this application is for County approval of the proposed Application Plan. The Application Plan shows a phased development approach. Phase 1 (0.45 acres) consists of a one and a half story retail commercial structure with relegated (side and rear) parking, landscaping and a 14' wide shared -use path. Phase 2 is undetermined or undisclosed, identified as "Future Development" on the Application Plan Phase 2 development will be subject to a future Zoning Map Amendment to amend the Application Plan. Staff finds that the proposed Application Plan for Phase 1 is consistent with the intent of the PDSC zoning district. Anticipated impact on public facilities and services: Streets: Staff does not anticipate a significant traffic impact on the nearby street network with this application. The proposed commercial retail store is anticipated to generate an average of 19 trips per day (ADT). The improvements proposed with this application will help to improve cyclist and pedestrian connectivity in the Rio29 area. Schools: The proposal includes no dwelling units and therefore would create no impacts to, and require no services from, Albemarle County Public Schools. Fire & Rescue: This project is located near the Seminole Trail Fire Station and Berkmar Rescue Squad Station. Fire & Rescue has not expressed any concerns with, or objections to, this proposal. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 Utilities: This project is in the ACSA water and sewer service jurisdictional area and both services are available. Neither ACSA, nor RWSA, has not expressed any concerns with, or objections to, this proposal. Anticipated impact on environmental, cultural and historic resources: There are no known cultural or historic resources being impacted through this proposal. The proposed project involves the demolition, disturbance and development of one of the only undeveloped forested parcels in the Rio29 area. The subject property includes approximately 35' of elevation change, with the property sloping up and away from Seminole Trail (US 29). The parcel includes some Managed Steep Slopes. Due to these conditions, development of the subject property would require extensive grading and the use of retaining walls. Anticipated impact on nearby and surrounding properties: Use of the property as proposed is not anticipated to have significant impacts on adjacent properties. The shared use path proposed along the Seminole Trail (US 29) should provide a benefit to nearby and surrounding properties. Public need and justification for the change: The Project Narrative acknowledges that the one and a half story, retail building in Phase 1 is not entirely consistent with the Rio29 Small Area Plan. However, the reservation of the remaining portion of the property allows it to be redeveloped as part of adjoining Fashion Square Mall properties. Reserving the remaining portion of the site can provide space for construction of an Avenue shown on the Rio29 SAP's Future Connectivity Plan. Additionally, building construction of the proposed one and a half story building will provide for additional height to be added in the future. The proposed application provides a 14' foot shared -use path that improves pedestrian and cyclist connectivity in the greater Rio29 area, with landscaping and relegated parking. These site design elements are consistent with the Rio29 SAP. PROFFERS There are no proffers associated with this proposal. SUMMARY Staff has identified the following factors which are favorable to this request: The proposed Phase 1 use is permissible by right within the existing PDSC zoning district. The proposal would bring this portion of the existing PDSC zoning district into compliance with the requirements of Z.O. Section 8.5, which requires an approved Application Plan for Planned Development districts. The proposed development is consistent or partially consistent with multiple applicable Neighborhood Model Principles. The proposed development provides a 14' shared -use path along Seminole Trail (US 29) consistent with the Rio29 Small Area Plan "Through Corridor" street section and Future Conservation Network Plan. The rear portion of the site (which has a substantially higher elevation than the front portion along US-29 has more of a physical connection to the surrounding Fashion Square Mall property) is reserved for a second future phase of development. This phased development approach enables timely response to redevelopment of the Fashion Square Mall property and future construction of a new Avenue between US-29 and Hillsdale Drive. ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 Staff has identified the following factors which are unfavorable to this request: 1. The building height (1.5 stories) in the proposed project is inconsistent with the recommended "Flex" form standards in the Rio29 Small Area Plan (2-5 stories). Staff recommends the addition of a note on the Application Plan indicating that the proposed Phase 1 building be constructed to support multiple stories. Staff also recommends the removal of Entrance Corridor Notes and Requirements "1. The proposed landscaping on the Application Plan is proposed to compensate for the negative visual impact of the proposed use from the Entrance Corridor' from the Application Plan. This will be addressed through the pending ARB application. RECOMMENDATION Staff recommends approval of ZMA201900014 "Commercial Development", with the note revisions below: 1. Addition of a note on the Application Plan indicating that the proposed Phase 1 building be constructed to support multiple stories, and 2. Remove Entrance Corridor Notes and Requirements "1. The proposed landscaping on the Application Plan is proposed to compensate for the negative visual impact of the proposed use from the Entrance Corridol' from the Application Plan. PLANNING COMMISSION POSSIBLE MOTIONS — ZMA20170001 0: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA201900014, Commercial Development with the note revisions outlined in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA201900014, Commercial Development (state reasons for denial). ATTACHMENTS: A — Location Map B — ZMA Application Plan (dated November 18, 2019) C — Project Proposal Excerpt (dated November 18, 2019) D — Rio29 Small Area Plan Excerpt ZMA201900014 Commercial Development PC Public Hearing — February 18, 2020 10 ZMA-2019-14): TMP #61-134A Location Ma f qu 851 852 ONIA h i1�i 362 rF7, Ol /A r v_ i 0, �- 632 r 1914 Legend Norn Some items on map may not appear in legendl Parcel Inlo Parcels 14U IL ' GIS Web )� Geog,aplvc Data Services wwvr aloemade or 14341 296 5832 Any determination of topography or contours, or any depiction of physical unprovements, property Imes or boundanes is IN general inlo,malion only and snail not be used for the designmodification, or construction of imprmements to real property or for flood plain determination January 2. 2020 Map elements may scale largo, Man GIS data measured on the map or as provided on the data download page due to the projection used Map Projection. WGS84 Web Mercator jAwAary, Spnere) IEPSG 38571 GENERAL NOTES: A R TAX MAP: D5100-00-00-134AO GRAPHIC SCALE APPLICANT: SOUTHEASTERN RETAIL DEVELOPMENT, LLC 30 0 15 30 STORM MH TDP=34D.18' Z 27' RCP INV. IN=334.58' STORM MH TOP=345.29' - y SANTA CIRCLE BEACH, WEST BLDG. M-1 UNIT 231 27" RCP INV. OUT=334.52' .SEMINOIE TRAEL - ROUTE 29 15" RCP INV. IN=339.11' 9 SLBEMAR E BEACH, FL (VARIABLE WIDTH PUBLIC RIGHT OF WAY) ASPHALT 27' RCP INV, OUT=338,99' Ul 0 OWNER: ALBEMARLE BANK&TRUST do BB&T PROPERTY TAX COMPLIANCE —w w w w w w w w w w w w w W o PO BOX 167 ( IN �T ) CURB DROP EXISTING VIRGINIA TELEPHONE & III „ TELEGRAPH COMPANY EASEMENT N8 WINSTONSALEM, NC 27102 1 twh - 80 R" INLET 2TRCP :.VLT `;CW."' ENGINEER: COLLINS ENGINEERING, INC. 27"RC - _ _ - CCdoG 06. 341 ■ 'SN ' ? A 200 GARRETT STREET, SUITE K - - -I A VE CHARLOTTESVILLE, VA 22902 "'_ '..' ASS Ek. 5' CONCRETE 'SMFWIA�g C. ` "'. VLT g (434)293J719 _ SIGN /- N 3553'33" t-127.31' `©` LECTRIC 0 CP CP W CURRENTZONING: PD-SC- PLANNED DISTRICT -SHOPPING CENTER WITH OVERLAY - _ - _ EXISTING V_Dui DISTRICTS (AIRPORT IMPACT AREA, AREAS OF MANAGED AND \ P N a T WAY UI PRESERVED SLOPES, &ENTRANCE CORRIDOR OVERLAY SEIPAC)f _ GUY AT Z g DISTRICTS) LT PROPOSEDZONING: PD-SC- PLANNED DISTRICT- SHOPPING CENTER WITH AN �0�J APPLICATION PLAN AND OVERLAY DISTRICTS UY •(P' ACREAGE: TOTAL ACREAGE OF PARCEL IS 0.908t ACRES .11� u ALLOWABLE USES: THE ALLOWABLE USES FOR THIS DEVELOPMENT SHALL BE IN ACCORDANCE WITH SECTION 18-26.2 f_ I G S)`TB�K_ — tt SETBACKS: j FRONT BUILDING SETBACK: 10P MIN. & 30' MAX. SETBACK FROM ROUTE 29 REAR BUILDING SETBACK: NONE ` PROPOSED BUILDING STORM M TOP=348.05 SIDE BUILDING SETBACK NONE �O,G �i ENVELOP - PHASE I 15" RCP Y. OUT=a.05 PARKING SETBACK: 1O PARKING SETBACK FROM ROUTE 29 �•� E0.10 LO ACRES + CURB 343.13 UTILITIES PUBLICWATERAND PUBLICSEWER ''' SURVEY: SURVEYAND BOUNDARY PROVIDED BY ROUDABUSH, GALE & DROP ASSOCIATES, INC. I INLET ACCESS THE SITE CURRENTLY HAS AN EXISTING ACCESS ENTRANCE FROM a ROUTE 29 SEMINOLE TRAIL THAT SERVES AS THE ACCESS TO THE SITE. f f f h PARKING: PARKING REQUIRED: (1) SPACE PER 400 SF OF RETAIL SALES AREA B V 3,000 SFx1 SPACEI4005F=8 PARKING SPACES „� e ❑ I. J. C. ENNE PROPERTIES I PARKING PROVIDED:(10) SPACES (INCLUDING I HANDICAP SPACE) CAVALIER COUNTRY BAN N PROPOSED PARKING o P CEL ID: 00-DO-00-1290 TRAFFIC GENERATION (TRIPSPERDAY): N/K/A BRANCH BANKIN ENVELOP - PHASE I D.B. 1 8, PG. 726 PHASE I: PROPOSED COMMERCIAL RETAIL STORE (FURNITURE STORE) PER 1,000 SF AND TRUST COMPANY 0.20 ACRES o ❑ B 1639 0 ROAD E ADT: 19 VEHICLES PER DAY PARHL IIX 06100-OPOo-1S100 y WEEKDAY A.M. PEAK HOUR): 1 VEHICLE PER PEAK HOUR G.B. SV. PG. 43 ( ) 142i B:NINae MML WEEKDAY (P.M. PEAK HOUR): 2 VEHICLES PER PEAK HOUR m �o STORMWATER MGMT: STORMWATER MANAGEMENT WILL BE ACHIEVED FOR THE SITE WITH AN UNDERGROUND DETENTION FACILITY FOR THE WATER '' B ABANDON QUANTITY CONTROL AND PURCHASE OF NUTRIENT CREDITS FOR a B w U@IT PO BASE THE WATER QUALITY. FIRE & RESCUE: THIS PROJECT SHALL CONFORM WITH ALB. COUNTY FIRE & p RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO THE SITE. ASPHALT � w LANDSCAPING AND BUFFERS: SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING 4 m 3 $ BUFFERS ON THE PROPERTY. to BUILDING HEIGHT: MAXIMUM HEIGHIT65', PROVIDED THAT ANY STRUCTURE wo EXCEEDING 3& IN HEIGHT SHALL BE SET BACK FROM ANY STREET / HEAVY W0005 aW RW. IN ADDITION TO THE MINIMUM YARD REQUIREMENT A / (WHOLE SITE) B o < k' W DISTANCE OF T FOR EACH TIN BUILDING HEIGHT. 4 � A f Z T = PROPOSED BUILDING HEIGHT (PHASE 1): MINIMUM HW & MAX HT.=35' I O 7 O- z QJ ENTRANCE CORRIDOR NOTES AND REQUIREMENTS: / MANAGED SLOPES J a / O g d 1 " 1. THE PROPOSED LANDSCAPING ON THE APPLICATION PLAN IS PROPOSED TO / p A W d COMPENSATE FOR THE NEGATIVE VISUAL IMPACT OF THE PROPOSED USE FROM I PHASE II B 0 m / Z THE ENTRANCE CORRIDOR. 1 4i rn ELIMINATED. O.4S ACRES FUTURE DEVELOPMENT o O > 2. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR -- I 0 Q SHALL BE E 3. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARB UNDER A SEPARATE SIGN APPLICATION. 4 U J j W O_ tFL _ _ ALBEMARS.E HANK &TRUST COMPANY L� —� `� eMATCHLINE -SEE THIS SHEET IRON ROD FOUN N/K/A I / Q EW,J s 3• (H�) BRANCH BANKING AND TRUST COMPANY L z 7993p f(`r� PARCEL ID: 05100-00-00-134AO I Z 8 Fp Ire B LEGEND. D.B. 646. PG. 508 Q Z ..0 1 ORp B q. t D.B. 327, PG. 228 I 'ct '" J ` \ BUILDING ENVELOPE AREA /` I P'1 O 0 NO ADDRESS LISTED 1 ,-I N rjj PARKING ENVELOPE AREA 47H (7H • PARCEL II B .� W W \� I A'F` 0.908 AC. B \ 10 cc:_ AIRS LANDSCAPING AREA F'1'Cf 1 a N �r/�q�. I •'iA1! B + PARKING LOT SCREENING AREA I \ F Y ♦♦ `� I FUTURE 14' SHARED USE PATHWAY = y� NOYBABBtI&201 ` 0 FUTURE DEVELOPMENT AREA s ���3, MATCHLINE - SEE THIS SHEET SCALE / l METAL ARROW IRON �•'�•'� PROPERTY UNE 799s S ir�f.4 p I ♦ „_ �, WIT FENCE PO51' MANAGED SLOPES (GIS MAPPING) rRFbgpw!) ♦ SHEDIOF3 (0.7T WEST. -OF PY � p '1 STORM MH TOP=340.1 &' STORM MH TOP-345.29'i 27" RCP INV. OUT=334.52' t ♦` 27" RCP INV. IN-33 SEMINOLE TRAIL - ROUTE 29 15' RCP INV. IN=339.111 Z 2 ♦` 34.5SYMBOL LEGEND (VARIABLE WIDTH PUBLIC RIGHT OF WAY) ASPHALT 27" RCP INV. OUT=338199' - A -r-w w w w w w w w w w w w w Ix CURBEXISTING VIRGINIA TELEPHONE & IRS IRON ROD SET `�� INLET DROP TELEGRAPH COMPANY EASEMENT 2TRCP ;VLT. '":GWf "71,':''1'. KT+�, ,M1 W LL SIGN 27'RCP CC&G DB. 341. PG ■ OH W o SN UTILITY POLE VLT QvL , Z LIGHT POLE - SS' E>< 6`,GCIIICRE - S*Olkll .. ; :: VLT _ ELECTRIC nx[ m CPGUY HIRE ♦♦♦ SIGN N 355333' E 12 dT' •/ CP*� (,STORM MH--------� —�__ C' -_ 5_TING VDuI Z w ELECTRIC VAULT 1 / (EXCEPTION 410) ------ RCP REINFORCED CONCRETE PIPE 1 - � "'� TT T OF WAY STRM 0 W CCec CONCRETE CURB k GUTTER 'v I \ - 0�8RInN7s-��"`"IcsEmACI�� - - - i - - - - ^ i' ❑�T TOP=a76.7 N NV IN=472 FENCE o \ \ J i i / \\�\ �VLTl OUT=472.1 Z OVERHEAD ELECTRIC UTILITY Y WATERUNE MANAGED SLOPES w 11\ STORM M TOP5 ------- i / �� 15' RCP V. OUT-34UT=343.13 II 1 CURB DROP INLET ps N/F / / — _------- //%/%/ C. ENNEY ROPERTIES I ; CAVALIER COUNTY BAN s — — — — — — — — i // % / i \\� 'I IF CEL ID: 00-00-00-1290 N a N/K/A BRANCH" BANKIN �? / / o — — — — — — — — — — — — — _ �' / / , � 1 I\ I D.B. 1 PG. 726 i / C AND TRUST�OMPANY - N — — — — — - / / 1639 O ROAD E i PARCEL I0.13 D: OE .M 43 —_--__ 1a SEiNDLE TRAIL ---- - i �^ ABANDON / w I LIGHT PO BASE ' � z A % ' ' ASPHALT f 35a — —360— \ 7 - I / AVY HEWOODS / / - - jWtlD1E31�--�/ / //� 1R �• �< i @> GRAPHIC SCALE / ;�MANAGED SLOPES - _ _ / /� / / �, I u I �\ O v i [L Z I/1 a,' 1s 3a % / L —ass— / / \ I I I a / w g O / / �/ \ III\\ �' i non- non - IN FEET z ' I inch = 30 tL - - __ _ - - \ I \ \ / ~ U p ALBEMARLE HANK'&"�RU�7 C6MPANY \ \ \ / w `� z \ a25 , \ _-1 " •6 \ - _ BRANCH BA�IHING AND TRUST COMPANY PARCEL ID:-G61D07 0-00-134AOI \ 1 I 0 X a 799 b3 (Aye \ �. _ D.B. 646, P308� \ I i OV C7 U.I f SO•'�y¢ QOJ ` \ \ q. \\ D.B:- 327, PG. 228 \ \ Z (qFr \ \ ` ` \ \ CHaN.- \ \ - NO ADDRESS - S7ED - \ \ )''I < Z In 0 tu \ \ .\ 4•0 0.908 -BIG \ 1 \ .� N w to ul aq \ \ ems\ \ \ ._� \ \ ` \ \ ♦ F NOVEMBER I&201 / u lMETAL ARROW t \\ So•�.�2nj \ �. \\.\ \ \ ♦ SCALE WITH FENCE PI N / \OJ \ \ \ \ ♦♦ �„ o �, (0.77' WESTXF / - \ SHEE12OF3 STORM MH TOP=340.18' STORM MH TOP-346.29'1 t r 27" RCP INV. IN-33438',34.5 SE]4NOLE TRAIL - ROUTE 29 15' RCP INV. IN=339.11C Z n �\ 27" RCP INV. OUT=334.52' m 27" RCP INV. OUT=3JB199' � (VARIABLE WIDTH PUBLIC RIGHT OF WAY) ASPHALT I SYMBOL LEGEND 1w w w w w w- —w w w w —w w EXISTING MRGINIA TELEPHONE & I IRS IRON ROD SET ``�� INLET B G�; TELEGRAPH COMPANY EASE LENT ]'RCP ;.VLT.; "'" OW f- " ". ? �- W " � CC&G DB. 341, PG 1 � ' CH W o SIGN � SN ' UTILITY POLE ♦\ 27•RC - _ VLT❑ SL • Z LIGHT POLE ��� .3 �{tA55 E% 5?, CONCREIE`Sp1ES/A�k - VLT / VLT _ i a , WY WIRE . •.- �� SIGN 0. •L RIC ' EIS GP ® I' STORM MH --- ----- _--_ I��-�ac �j Z,u N 3 '33" 27.31' - t9e"'- CP *� a _ TIN VD ____ ELECTRIC VAULT - r n_4' cRAI' ---_ STRM DI LU c REINFORCED CONCRETE PIPE -- / - -478.7 CONCRETE CURB t GUTTER ��/�!�PAR4SfJ ti` & utT NV IN=472 N FENCE 'tl'I / �Vtr / `L OUT=472.1 Z y OVERHEAD ELECTRIC UTILITY WATERLINE ? T1 J MANAGED SLOPES I ^Y 0 w 1 U (.I r 5 p PROPOSED BUILDING pMM$ Sf '•�� / , STORM M TOP-d ENVELOP - PHASE I I 15" RCP V. ouT-343.T=343.13 B ¢ 0.10 ACRES 1 ®_ - FFE=346.67 II oeae I I INLET es / N/F % i / / I C. ENNEY ROPERTIES I J CAVALIER COUNTY BAN w P POSED PARKING ❑ o P CEL ID: 00-00-00-1290 N/K/A BRANCH' BANKIN I ` / of NVELOP - PHASE I D.B. 1 PG. 726 ' / z AND TRUST�OMPANY ; _ %w 0.20 ACRES ❑ / 1 \\ 1 ` 1639 O ROAD E �/ 7 PARCEL lo: asT4/-ao-Y 1423N0 E 1R IL 4 / 3 �355 ( IN FEET ) I inch = 30 fL MATCHLINE - SEE THIS SHEET I �O Yea\ \ 1 \ 1 / l METAL ARROW IR1ON WITH FENCE PdSf (0.77' WEST/OF / lIIBANDON ` LIGHT PO BASE I / I MAX. HT. %gill I I (WHOLE_SITE) _ _ / N /i MANAGE SLOPES SE 11 FUTURE DA EC( METtT111 0.45 ACRES I I I \ w \ ALBEMARLE HANK & TRUST COMPANY I \ \ \ N/K/A / . _ BRANCH BANKING AND TRUST COMPANY 1' •,� I PARCEL ID^86100�q 0 00-134AO 0,6. 646, 0. 50 I �• \ _ D.B.---327, PG. 228 \ \ I I NO ADDRESS USTED D 0.908 AG 1 \ \ \ \ 1 \ X \\ MATCHLINE - SEE THIS SHEET \\\ Ta�J � � ICJ �♦ l... � \ \��� \ I z 5 w f a i LU LU Z S� o w� sCL z<s O2¢ O J (7 V �Za < Q¢0O M a U .r %o a w f y SHEET 3 OF TABLE OF CONTENTS Introduction 1.1 Project Narrative 1.2 Consistency with the Comprehensive plan & Rio29 Small Area Plan Figure 1: Current Zoning Map Figure 2: Comprehensive Plan and Rio29 Small Area Plan 1.3 Existing Conditions Figure 3: Overall Context Map 1.4 Development Impact 1.5 Environmental Impacts Figure 4: Critical Resources Map 2. Design Elements 2.1 Application Plan 2.2 Stormwater Management 2.3 Grading 2.4 Transportation 2.5 Parking 2.6 Spatial Enclosure/ Building Heights 2.7 Phasing 2.8 Landscaping 3. Application Plan Sheet 1: Conceptual Layout Plan Sheet 2: Existing Conditions Sheet 3: Grading, Drainage & Utilities 1. INTRODUCTION 1.1 Project Narrative The applicant is seeking a zoning map amendment request to rezone the existing commercial property, located along the southern property line of the Fashion Square mall, from a Planned District Shopping Center (PD-SC) zoning to the same PD-SC zoning with an Application Plan. This ZMA is necessary for any proposed development on the property, even though the proposed use of the property is not changing with the rezoning request. The subject parcel is TMP06100-00-00-134AO and is a total of 0.908 acres. The property is located along Route 29 between the existing BB&T bank building and the southern entrance to the Fashion Square Mall. The intent of the rezoning is to provide an application plan for the commercial property with design guidelines for the development of the site in accordance with Albemarle County Zoning Regulations, Comprehensive Plan, and Rio29 Small Area Plan, while allowing for flexibility and creativity in the overall development of the property and future phases of development. The applicant's current intended use of the property is for a commercial retail building along Route 29 for a mattress store, which is classified as a furniture and home appliances (sales and service) retail use, consistent with PD-SC allowable uses. This proposed commercial retail building for the mattress store shall utilize a phase I ZMA — Application Plan TMP06100-00-00-134AO Rezoning area on the property of approximately 0.45 acres, as shown on the attached application plan. The remainder of the site shall remain undeveloped as a future Phase II development area. The rezoning of the subject property will create a commercial retail store that will provide a retail service for the public community along with employment opportunities for residents in the community. 1.2 Consistency with the Comprehensive Plan & Rio29 Small Area Plan The Places29 Master Plan is a master plan that was approved and adopted by the Albemarle Board of Supervisors to become a part of the Comprehensive Plan for the Northern portion of the Growth Area of the County. Within the Places29 Master Plan, guiding principles are given for the development of the properties within this Northern Growth Area. In addition, a small area plan, Rio29 Small Area Plan, was recently completed to guide the redevelopment of this central hub location within the Places29 Master Plan. The Rio29 Small area plan emphasizes on (3) vision elements, which are connectivity, character in design, and conservation of community public spaces and natural resources. This property is located along the southern boundary of the small area plan, adjacent to the Fashion Square Mall. This property extends into the Fashion square mall (as shown on the overall context map), making it an important part of the overall redevelopment of the Fashion Square Mall. The timing of the redevelopment of the mall properties is still an unknown; therefore, this zoning application is proposed to allow a current retail store along Route 29, while still preserving the remainder of the property (as a Phase II development area) to tie-in with the future redevelopment of the Fashion Square Mall. In addition, the construction of a building on the site, as proposed with the current Phase I development, will not preclude a future development of the Phase I area. Construction of additional floors over the I' floor commercial retail space is an option with the Phase II development. This future construction and development of the property would connect with the future improvements on the mall properties. While it is acknowledged that the current proposed 1 'h story retail building in Phase I of the application is not consistent with the Rio29 small area the plan, the reservation of the remaining portion of the property for future development is consistent with the Rio29 small area plan. The ultimate development of this property, which is less than 1 acre) needs to be part of the entire redevelopment of the Fashion Square mall. In addition, as shown in the Comprehensive Plan, an Avenue is planned to be constructed along the northern boundary line of the property as part of the Rio29 small area plan. Reserving the remaining portion of the site will allow the necessary room for the construction of this avenue when the Fashion Square Mall is redeveloped. Along with the redevelopment of the mall properties, a Phase II development can be designed and constructed on the property that will be consistent with the comprehensive plan and the Rio29 small area plan. The Phase II development, as shown in this application plan, can tie-in to the future development improvements on the Fashion Square Mall property, and also be constructed over the existing retail space that is part of the Phase I project area. The Phase II development may also be constructed in conjunction with the new Avenue through the mall properties, fronting the proposed uses on this connector road, activating the streetscape of the roadway. That is not possible at this time, as the current roadway is a private access travelway serving the current uses at Fashion Square Mall. It is the applicant's commitment to build a retail building as part of Phase I of the project, but to reserve area as part of a Phase II development that will be consistent with the Rio29 Small Area Plan and will tie-in with the future redevelopment of the Fashion Square Mall properties. 2 1 P a g e 1.3 Existin! Conditions The subjection property, as shown in Figure 3 on this page, is located within the Northern Growth Area of Albemarle County and within the recently adopted Rio29 Small Area Plan. The parcel is 0.908 acres in size and is located adjacent to the southern boundary of the Fashion Square Mall. The front of the parcel is located along Route 29 while the back half of the site extends into the parking areas of the mall. The current zoning of the parcel is Planned District — Shopping Center (PD-SC), and the allowable uses on the site are those uses allowed within the Commercial (C-1), Commercial Office (CO), and Highway Commercial (HC) zoning districts, as noted in the Albemarle County Zoning Ordinance. Under this zoning, commercial retail and offices can be developed by -right on the property. The topography of the subject property is primarily sloped terrain from the back of the property down to Route 29. There is approximately 35 feet of elevation change from the back of the site to Route 29. The property is primarily wooded with trees and vegetation consisting of the majority of the site. A block retaining wall is located on the southern boundary of the property adjacent to the existing commercial bank property. Fashion Square Mall is located to the north and east of the property and commercial retail is located across Route 29, west of the property. Figure 3: Overall Context Map ZMA — Application Plan 5 1 P a g e TMP06100-00-00-134AO Rezoning 1.4 Development Impacts As stated above, this property is located within the Albemarle County growth area and is part of the Rio29 Small Area plan. The property is also located within the jurisdictional area for County water and sewer service, and has existing water and sewer utilities that service the property. The existing water and sanitary sewer utilities are adequately sized to accommodate the proposed development. As part of the future development, area has been reserved on the application plan for the future improvements as specified in the Rio29 Small Area plan. Specifically, area has been reserved for the shared use pathway along Route 29, and the area adjacent to the Fashion Square Mall has been included as part of the future development area for the construction of the future avenue with the redevelopment of the mall properties. 1.5 Environmental Impacts There are no major environmental impacts with the development of the property. Managed slopes do exist on the rear of the site and along the southern property line. These slopes will be minimally impacted with the access to the site for Phase I. Phase II may have some additional impacts to the managed slopes. There are no stream buffers or floodplain areas on the site, and no other critical environmental features. Figure 4 illustrates the Albemarle County Critical Resource Map in this area with the subject property highlighted on the map. Figure 4: Critical Resource Map ZMA — Application Plan 6 1 P a g e TMP06100-00-00-134AO Rezoning 2. DESIGN ELEMENTS 2.1 Application Plan The Application Plan for the property lays out the framework for the development of the project, while incorporating the flexibility necessary to adapt to the redevelopment of the Fashion Square Mall. The Application plan illustrates the building envelope, parking envelope, landscaping area, shared pathway, and area reserved for future development for the project. The plan illustrates the proposed access to the site and how the site interacts with the adjacent properties for the Phase I development and the future development of Phase II. 2.2 Stormwater Management All designs and engineering for the development of the property shall adhere to the State Stormwater Management regulations and Albemarle County Water Protection Ordinance. The site will accommodate the stormwater management with an underground detention facility to handle the water quantity and will purchase nutrient credits for the water quality requirements. In addition, rain gardens, water quality swales and other stormwater management features may be utilized to treat the run-off from the roof drains and the parking lot before the run-off is released into the underground detention facility and existing storm sewer system along Route 29. Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from reaching Route 29 during the construction phases. Additional measures may include, but not be limited to, installation of silt fence with wiring backing, usage of filter socks and floc logs for protection measures, providing additional wet and dry storage area in basins below the disturbed areas, or installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. 2.3 Grading Grading of the site shall adhere to the existing topography on the property. Construction the buildings will take into the account elevation changes across the property. The future development will utilize underground parking and multi -level construction to account for grade separations. A retaining wall shall also be installed between the Phase I development and future Phase II development to limit the amount of disturbance with Phase I. The maximum height of the retaining wall shall be six (6) feet. 2.4 Transportation In accordance with Albemarle County's Rio29 Small Area Plan, this site has reserved an area for the future shared use pathway along Route 29. The existing sidewalk shall remain in place, but with the future development of the site, the sidewalk shall be removed and the shared use pathway shall be installed along Route 29. In addition, area has been reserved for the improvements along the northern property line for the construction of the future avenue with the redevelopment of Fashion Square Mall. The shared use pathway will be installed in conjunction with the shared use pathway across the Fashion Square Mall. 2.5 Parking Parking shall be provided in accordance with Section 18.4.12 of the Albemarle County Code. Parking lot designs shall include screening from Route 29 and the future avenue by buildings, landscaping, walls, fences, or a combination of various practices. Screening may include landscaping screening, shrubbery, ZMA — Application Plan TMP06100-00-00-134AO Rezoning fencing, decorative walls, or other vegetative screening alternatives. All tree canopy landscaping requirements within the parking areas shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. 2.6 Spatial Enclosure/Building Heights The proposed building height of the Phase I building is 1 '/z stories with a minimum height of 20' and maximum height of 35'. This building height is consistent with other retail stores along Route 29. The future development area of the site will adhere to the building heights of the Flex area within the Comprehensive plan and the zoning requirements. 2.7 Phasing The application plan illustrates the proposed Phase I development plan and the area to be preserved for Future Development (Phase II). Phase I includes the construction of the 1 % story retail building along Route 29 on approximately 0.45 acres. The remaining property is being reserved for future development. This area will be developed in conjunction with the redevelopment of Fashion Square Mall. In addition, land area has been reserved for the future transportation improvements, including the proposed Avenue along the northern property line and the shared use path along Route 29. 2.8 Landscaping All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. Street trees and landscaping will be provided along Route 29 with the proposed Phase I development, in planting strips, as shown on the application plan. The street trees shall be in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the public streets shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County Code for landscaping and screening requirements. 71Page FUTURE PLACE TYPES IN R1029 j . -•-: ••., Northside .,� Library 29th Place Shopping Center rj Rio Hill Shopping Center IV t a°J 't f Albemarle Square, Shopping Center a: ... 41 rye' "•. � • ••• •�' - - •i Fashion Square , Mall, 4 PLACE TYPOLOGIES JUCrban ore Core Flex M -REET TYPOLOGIE: BOULEVARD AVENUE LOCALSTREET t........... THROUGH CORRIDOR Route 29 The Core is intended to have the highest intensity of development and the tallest buildings, which are offset by stepbacks. Buildings facing the streets in the Urban Core should have active first floor uses. The Flex area is intended to have the highest amount of flexibility in building form and use. Buildings can have a range of heights and uses, but buildings should be designed to make pedestrians comfortable. Edges are areas of less -intense development next to existing neighborhoods. Buildings are expected to have lower heights and smaller building footprints. 200 - 300 feet Charlottesville Downtown Mall 10 300 - 400 feet Erie, PA d R__ r — 400-600feet Indianapolis, IN - 1 Larger building footprints allowed Aran "" sizes Height: 3 - 6 stories Built close to roads and walkways setback ,ries Smaller building footprint —1- 3 stories I • Largersetbacks allowed Upper stories stepped back from the street Windows on the ground story along the street and active first floor uses Regulations prohibiting blank walls N Fa4ade articulated at frequent intervals to create sense PP of small storefronts 6 -,44 6N�� Structured parking is encouraged. Liner buildings should be provided along street frontages Relegated structured and surface parking is allowed when consistent with design of surrounding buildings Smaller scale parking garages allowed Surface parking relegated to the side of and/or behind buildings URBAN CORE & CORE FLEX EDGE HEIGHT: Buildings should be 3-6 stories tall along street frontages, public spaces, and amenities. BUILD TO/SETBACK: Buildings should be setback 3 feet from the edge of right- of-way and can be extended up to 10 feet to allow space for patio seating. Right-of- way width is determined by street sections shown in the Connectivity Chapter. The majority of the street frontage fa4ade should be built to the setback line to 1) establish consistent building forms on both sides of the street and 2) contribute to a sense of spatial enclosure along the street. STEPBACK: Taller buildings should incorporate stepbacks to help reduce the overall scale of a building and to create an appropriate spatial enclosure ratio. To establish an appropriate spatial enclosure ratio: Buildings along Boulevards should be stepped back above 4 stories or 50 feet. Buildings along Avenues and Local streets should stepback above 3 stories or 40 feet. BUILDING SIZE & LOCATION: Building fa4ade breaks should breakup large buildings, or a long stretch of buildings, along a street frontage. Fa4ade breaks not only promote walkability but also provide pedestrian/ automobile access to the sides and rear of a building. PARKING: Structured parking should be encouraged in the Urban Core and the County's Zoning Ordinance should be updated to allow structured parking as a by -right use. When fronting along streets, structured parking should have "liner buildings" along the ground story street frontage. Liner buildings are thin buildings that line the edge of a street or public space, the uses of which promote active street life, such as a coffee shop or an artist's studio. Off-street surface parking is discouraged in the Urban Core, but may be allowed by exception when screened and relegated to the sides and rear of buildings. Shared parking between uses is encouraged to reduce the overall amount of parking in the Core areas. Parking minimums within the Zoning Ordinance should be reduced or eliminated to encourage more compact development, alternative transportation choices, and to facilitate the construction of affordable/workforce housing. BLOCK SIZE: Blocks of 200 - 300 feet in length should be used in the Core to promote walkability and to provide multiple routes to destinations. Larger blocks may be allowed by exception if internal circulation is designed to promote walkability, frequent fa4ade breaks are incorporated to allow bicycle/ pedestrian circulation throughout the site, and the minimum vehicular connectivity as shown in the Connectivity Plan is established. HEIGHT: Buildings should be 2-5 stories tall. Internal buildings of fewer than 2 stories may be acceptable if they are not along street frontages or adjacent to public spaces/amenities. Building heights of up to 6 stories may be allowed by exception, especially if the development helps achieve other County initiatives such as the provision of affordable housing, consistency with economic development goals, or if the development is within Opportunity Zone areas. BUILD TO/SETBACK: Buildings should be setback 3 -10 feet from the edge of right-of-way (right-of-way width should be determined by street sections shown in the Connectivity Chapter). Most of the street frontage fa4ade should be built to the setback line to 1) establish consistent building forms on both sides of the street and 2) contribute to a sense of spatial enclosure along the street. STEPBACK: Buildings along Boulevards should be stepped back above 4 stories or 50 feet. Buildings along Avenues and Local streets should be stepped back above 3 stories or 40 feet. BUILDING SIZE & LOCATION: The Flex areas may consist of a wide range of building types and sizes. Buildings with larger footprints should avoid large, uninterrupted walls along streets and should incorporate fa4ade breaks to promote walkability. PARKING: Structured and surface parking are permitted in the Flex areas, and both parkingtypes should be allowed as a by -right use through zoning. All parking should be relegated to the sides and behind buildings, and should be screened from streets and public parks/amenities. Shared parking between uses is encouraged to reduce the overall amount of parking needed. BLOCK SIZE: Blocks should be 300 -400 feet in length Larger blocks may be allowed by exception if internal circulation is designed to promote walkability, frequent fa4ade breaks are incorporated to allow bicycle/ pedestrian circulation throughout the site, and the minimum vehicular connectivity as shown on the Connectivity Plan is established. HEIGHT: Buildings should be no more than 3 stories tall. BUILD TO/SETBACK: Buildings can be set back up to 25 feet in the Edge areas. Features such front porches and stoops are encouraged to foster a pedestrian -friendly atmosphere when largersetbacks are used. STEPBACK: Buildings are limited to 3 stories in height. Stepbacks are not necessary in Edge areas. BUILDING SIZE & LOCATION: Buildings should have smaller footprints to encourage consistency with adjacent residential neighborhoods. PARKING: The majority of the parking in Edge areas will be surface parking and on -street parking. Structured parking may be allowed by exception for smaller parking structures that are well screened and consistent with the character of the area. All parking should be relegated to the sides and rear of buildings and should be screened from streets, public parks/amenities, and adjacent residential areas. Shared parking between uses is encouraged to reduce the overall amount of parking needed. BLOCK SIZE: Blocks should be 400 - 600 feet in length. (see "Block Size" in the Flex Zone column for additional details and special exceptions) STEPBACK DIAGRAMS URBAN CORE, CORE, & FLEX AREAS BOULEVARD Buildings can be up to 6 stories tall in the Urban Core/Core areas and 5 stories tall in the Flex areas. Above the 4th story or 50', the building should be stepped back an additional15'. AVENUES Buildings can be up to 6 stories tall in the Urban Core/Core areas and 5 stories tall in the Flex areas. Above the 3rd story or 40', the building should be stepped back an additional15'. LOCALSTREETS Buildings can be up to 6 stories tall in the Urban Core/Core areas and 5 stories tall in the Flex area. Above the 3rd story or40',the building should be stepped back an additional 15'. Street Width: 134 ft Appropriate Building Height: -60 ft 1:3 Ratio Street Width: 100 ft Appropriate Building Height: -50 ft 1:2 Ratio iRE Street Width: 88 ft Appropriate Building Height: -44 ft 1:2 Ratio Spatial enclosure is the relationship of building height to road width. People walking along the streets can feel confined when buildings are too tall and streets are narrow. People can have the opposite feeling of exposure when a street is too wide, structures are short, and buildings are setback far from the street. To maintain a good sense of enclosure and a comfortable human scale, The Design Manual for Urban Roads and Streets recommends a building height to street width ratio between 1:2 and 1:3. Appropriate Building Heights are calculated using the ratios from The Design Manual for Urban Roads and Streets. Buildings above the recommended height should be stepped back to reduce the feeling of confinement while continuing to allow fortaller buildings in appropriate locations.