HomeMy WebLinkAboutZMA198900016 Staff Report 2021-11-17STAFF PERSON: WILLIAM D. FRITZ
PLANNING COMMISSION: JANUARY 29, 1991
BOARD OF SUPERVISORS: FEBRUARY 20, 1991
ZMA-89-16 AND SP-90-108 J. W. TOWNSEND
Petition: J. W. Townsend petitions the Board of
Supervisors to rezone 10.3 acres from R-1, Residential to
LI, Light Industry and issue a Special Use Permit to allow a
contractor's office and equipment storage yard with retail
sales exceeding 15% of the gross floor area [Section
27.2.2(13)] as proposed by ZTA-90-08. Property, described
as Tax Map 32, Parcel 22B (part of), is located on the west
side of Route 29 approximately 2,000 feet south of the
bridge over the North Fork Rivanna River.
Character of the Area: The
vacant. The property to the
fabric outlet. Property to
but was recently rezoned to
to accommodate a mobile home
APPLICANT'S PROPOSAL:
site is currently wooded and
south is developed with a
the north is currently vacant,
HI, Heavy Industry with proffers
refurbishing/sales business.
The applicant is proposing to rezone 10.3 acres to LI, Light
Industry and obtain a special use permit in order to allow a
landscape contractors office and equipment storage yard with
retail sales. The special use permit for retail sales is
envisioned by ZTA-90-08.
Y
The applicant has submitted the following proffers
(Attachment A):
1. Not limiting uses by right or by special use in the LI,
Light Industrial District.
Any use will be in general accordance with the
submitted sketch.
The proffered plan is provided as Attachment B.
SUMMARY AND RECOMMENDATIONS:
Staff has reviewed this request for compliance with the
purpose and intent of the Zoning ordinance and the
Comprehensive Plan and recommends approval with the
acceptance of proffer number two.
PLANNING AND ZONING HISTORY:
The rezoning request was deferred by the Planning Commission
on June 19, July 10, 1990 and November 20, 1990.
This area is recommended for Industrial Service. Uses
recommended in the Industrial Service Areas are found in
Table 46 on page 161 of the Comprehensive Plan (Attachment
C).
SUMMARY AND RECONMENDATION•
ZMA-89-16
It is intended that LI districts may be established in areas
having all of the following characteristics:
- Areas served by water and sewer facilities or if such
facilities are reasonably available;
Areas served by major highway, rail or air service, or
secondary road improved to standards approved by the
county;
- Areas having clearly demonstrated suitability for
intended uses with regard to physical characteristics
and relationship to surrounding development.
This site is served by public water. However, sewer
capacity is not currently available. Health Department
approval has not been obtained at this time and will be
required during site plan review. Soils on this property
have only moderate limitations for sanitary facilities and
building construction.
The proposed development will be served by Route 29. The
Virginia Department of Transportation has stated that the
crossover located immediately to the south of this site is
scheduled to be closed due to lack of sight distance and
turn lanes (Attachment D). It is uncertain at this time as
to whether the applicant will be required to close this
crossover at the time of site plan review. The entrance
does not meet the site plan provisions of a 500 foot
separation from the crossover [32.7.2.2]. Entrance
improvements will be determined at the time of site plan
review. The applicant's proffered sketch does indicate a
right turn lane. Vehicles traveling north on U.S. 29 will
be required to make a U-turn at a crossover located 950 feet
north of this proposal to enter this site.
2
The site is currently wooded and the applicant's proffered
plan retains a buffer between the developed area and
adjacent properties.
The applicant's proffered plan provides for a building
setback of approximately 100 feet from property recommended
for residential use. Required setback is 50 feet. In
addition the required undisturbed buffer has been increased
from 30 feet to a minimum of approximately 40 feet. The
applicant's plan shows that parking will be located
approximately 400 feet from Route 29 and only limited
clearing is proposed on the front of the property. New
landscaping is proposed across the frontage of the property.
In the opinion of staff, the proffered plan addresses the
concerns of the Comprehensive Plan. Setbacks from Route 29,
the preservation of existing vegetation and installation of
new landscaping are in keeping with the Planning Commission
and Board of Supervisors' concern of Route 29 as an entrance
corridor.
The applicant's proffers do not limit any of the uses in the
LI, Light Industrial Zone. Staff does not recommend the
acceptance of the applicant's first proffer as it is
intended as information. However, staff opinion is that the
proffered plan limits the developable area such that staff
would not recommend deletion of any uses. The site is not
served by public sewer and any industrial use would require
Health Department approval and compliance with Section 4.14
of the Zoning Ordinance (Performance Standards).
Development of this property will result in U-turns, some of
which would occur at a currently existing crossover within
less than the minimum required distance from an entrance.
Staff opinion is that this should be addressed at time of
site plan review.
Staff opinion is that this rezoning request with its
proffered plan is consistent with the recommendations of the
Comprehensive Plan, Section 1.4, 1.5, & 1.6 of the Zoning
Ordinance and the purpose and intent of the Light Industrial
District. Therefore, staff recommends approval subject to
acceptance of the applicant's second proffer.
1. Any use will be in general accordance with the
submitted sketch.
SP-90-108
The applicant proposes a contractor's office with retail
sales on this site. The applicant proposes to have
approximately 23,705 square feet of area devoted to retail
sales. The breakdown of space devoted to the contractors
3
use and retail use is found in Attachment E. About 33% of
the total area will be devoted to retail sales. Staff
believes the amount of sales area is subordinate to the
primary use as a landscape contractor's office and equipment
storage yard. The increased area is due to the nature of
materials stored on site, which are to be trees and shrubs,
mulch and topsoil. These items cannot be stacked and
require large storage areas.
Staff opinion is that approval of this request will not
result in an unwanted mix of industrial and non -industrial
traffic due to the site's location on Route 29. Staff has
reviewed various trip generation rates to determine if this
use will result in an increase in traffic. Uses permitted
in the LI zone could generate 52-56 vehicle trips per acre
based on ITE. No figures are available for the specific
landscape retailing use proposed by the applicant, however a
nursery use could generate 86 vehicle trips per acre. Staff
opinion is that the proposed retail sales will likely
generate trips at a somewhat lower rate than a nursery,
which should be consistent with the rates possible under
general LI uses. In addition, this use would not be of
substantial detriment to adjacent properties as the
proffered plan notes increased setbacks which will provide
sufficient buffers to adjacent land and Route 29. This site
is subject to the recently adopted Entrance corridor
District.
Staff opinion is that this special use permit request is
consistent with Section 31.2.4.1 of the Zoning Ordinance and
staff recommends approval subject to the following
conditions:
RECOMMENDED CONDITIONS OF APPROVAL
1. Material and area devoted to retail sales shall be in
accordance with that noted in Attachment E;
Compliance with ZMA-89-16.
ATTACHMENTS
A. Applicant's Proffers
B. Proffered Plan
C. Table 46 of the Comprehensive Plan
D. Virginia Department of Transportation Comments
E. Applicant's Land Use Summary
F. Tax Map
ATTACEPUTr A
J.W. TOWNSEND, INC.
LANDSCAPE CONTRACTOR
June 9, 1990
Mr. William D. Fritz
Albemarle Planning and Community Development
401 MClntire Road
Charlottesville, VA 22901-4596
In re: ZMA 89-16, J. W. Townsend
Dear Bill,
I am writing to clarify and revise any and all previous
correspondence regarding proffers on this property. Specifically,
1) I do not wish to limit any uses by right or
special use permit in the light industrial
district.
2) Any use will be in general accordance with the
sketch submitted on April 27, 1990.
If you have any further questions, please do not hesitate to
contact me. Thank you for your assistance with this matter.
JWT/aet
Sincerely,
d.jwmsend'
P.O. BOX 5551 CHARLOTTESVILLE, VA. 22905 804/973-1154
Commonwealth of Virginia Class A Contractors License #028007
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ATPACHMENT D
Page 2
April 19, 1990
Mr. Ronald S. Keeler
Special Use Permits & Rezonings
5. ZMA-89-16 J. W. Townsenduoute 29 N,1- The Comprehensive Plan shows
industrial zoning which is what this request is for. This request would
result in an increase in traffic from the current zoning. This property
is either right at or just north of crossover #35, which is shown to be
closed in the 29 Corridor Study. Therefore, the Department recommends
that this crossover be closed off in conjunction with this rezoning
request, should it be approved. There are no left turn lanes in the
median for this crossover and there is inadequate sight distance at the
crossover.
6. SP-90-26 Commonwealth Gas Pipeline Corporation, Route 20 N. - The gas
transmission line will need to be bored under Route 20 for the crossing at
this location.
7. SP-90-35 Covenant Church of God, Route 643 - This section of Route 643
is currently tolerable. This request would result in a considerable
increase in traffic from what could be generated from the RA Zoning. Due
the alignment of Route 643, there may be a problem obtaining adequate
sight distance for the commercial entrance to serve this property.
8. SP-90 33 Hillsboro Baptist Church, Route 797 - This section of Route
797 is currently tolerable. This request would result in some increase in
traffic. A tree needs to be removed east of the eastern entrance to
obtain adequate sight distance. There should be adequate onsite parking
to accommodate the church.
9. SP-90-32 Holy Trinity Church, Route 640 - This section of Route 640 is
currently tolerable. This request would probably not result in much
increase in traffic, depending upon the usage of the building addition.
The existing private driveway does not have adequate sight distance in
either direction. A minimum of 350 feet of sight distance is required and
tree trimming or removal is needed in both directions and possibly some
grading of the bank is needed to the east. Sight easements may also be
needed in both directions to assure that the sight distance is obtained
and maintained. The Department recommends that the access to this
property be upgraded to a commercial entrance with adequate sight
distance.
ATTACHMENT E
NOV 7 19M
J.W. TOWNSEND, INC.
LANDSCAPE CONTRACTOR
November 5, 1990
Mr. William D. Fritz
County of Albemarle
Department of Planning and Community Development
401 McIntire Road
Charlottesville, VA 22901
In re: ZTA-90-08, ZTA-90-09, ZTA-90-10, SP-90-108
Dear Bill,
I am writing to follow-up on our meeting of November 1, 1990
with Ron Keeler.
The property, as you know, is now 10.3 acres, not 9.9
acreas, as previously listed.
The enclosed plan is revised and includes the walking nature
trails, and storage areas which we discussed Thursday. The
inclusion of these spaces would update the square footages from
our March 16, 1990 figures to the following:
Approximate Square Footage
Contracting Arbory
Main Office Area
1,900
950
Storage Areas:
A.
4,435
2,190
B.
4,435
2,190
C.
7,790
3,835
D.
4,740
2,335
E.
11,230
5,620
F.
6,000
1,000
G.
7,365
5,585
Summary
67%
33%
P.O. BOX 5551 CHARLOTTESVILLE, VA. 22905 804/973-1154
Commonwealth of Virginia Class A Contractors License 4028007
ATTACHMENT E Page 2
Mr. William D. Fritz
November 5, 1990
Page 2 of 2
I hope that this information is helpful. If you have any
questions, please let me know. I look forward to reviewing your
preliminary findings; if you are unable to reach me (I will be
out of town Thursday and Friday, November 8 - 9), please forward
the preliminary report to Lindsay Barnes at McCallum &
Kudravetz. Thank you in advance for your assistance with this
matter.
Sil\ ee/Irely,
r
I
A MJ. T wnsend
Enclosure
cci Mr. Ronald Keeler
Mr. Lindsay Barnes, Esq.
J.W. TOWNSEND, INC., LANDSCAPE CONTRACTOR, P.O. BOX 5551, CHARLOTTESVILLE, VA. 22905 804/973-1154
Commonwealth of Virginia Class A Contractors License #028007
31
ALBEMARLE COUNTY
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WALE INt"' RIVANNA DISTRICT SECTION 32