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Home My WebLink AboutVA200300006 Review Comments 2003-06-03 STAFF PERSON: Jan Sprinkle PUBLIC HEARING: June 3, 2003 STAFF REPORT VA-2003-006 OWNERS/APPLICANTS: North Pantops Townhouses, L.L.C. (owners); and, Mid- Atlantic DSD, L.L.C. (applicant) TAX MAP/PARCEL: 78 / 12 and 12B ZONING: R-15, Residential, with a pending request to C-1 , Commercial; and EC, Entrance Corridor ACREAGE: 1 .559 portion of the two parcels LOCATION: Northeast quadrant of the intersection of Rolkin Drive and Rt. 250, on Pantops Mountain TECHNICAL REQUEST AND EXPLANATION: The applicant is proposing to construct an Eckerd Pharmacy with a drive-in window. To accomplish the desired layout, relief from Section 21 .7.2 is needed to allow a canopy over the proposed drive-in window to be 37 feet from an adjacent residential district. The Ordinance states, "no portion of any structure, excluding signs, shall be located closer than fifty (50) feet to any residential or rural areas district." The building itself will meet the 50-foot setback, but the canopy over the drive-in window will be setback only 37 feet, therefore, a variance of 13 feet is requested. RELEVANT HISTORY: None. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: Mid-Atlantic DSD, L.L.C. is the contract purchaser of a proposed parcel made from parts of parcels 12 and 12B. The 1 .559 acres they have defined is currently vacant. Both a rezoning request, from R-15 to C-1, and a special use permit for a drive-in window, are currently under review by the County. A subdivision plat is shown on the rezoning application plan, but to the date of this report, has not been submitted for County review. The applicant would like to construct a 14,364 square foot Eckerd Pharmacy on the site. There is nothing about the size, shape, or topographic conditions or any other extraordinary situation of this property that would prohibit or unreasonably restrict its use. Since it is totally undeveloped and only currently trying to establish the zoning for a particular use, there are many other ways to meet the required setbacks that will apply if the zoning is granted. The owner and/or contract purchaser can adjust the parcel boundaries, the size of the parcel being created, or change the size or shape of the proposed building. Currently, the site is being filled and graded for a new road which will eventually lead to other development beyond this one parcel. The applicant has stated that the adjacent R-15 zoning district will eventually be requested to change to a commercial district. Although this may take place, there is no VA 2003-006, Eckerd's Drug Store Page 2 June 3, 2003 indication at this time that the county would look favorably on such a request. The County's Comprehensive Plan shows this site and the surrounding area between the White House Motel to the west and the Glenorchy subdivision to the east to be "Urban Density Residential." There is no guarantee that either this site or the adjacent site will be rezoned to a commercial designation in conflict with the Plan. Therefore, staff cannot find any grounds for approval of a variance. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: (Staff comments are written in italics and follow the applicant's comments.) Hardship The applicant notes that the variance is necessary because: • An undue hardship is created by the existing and proposed Rolkin Court to the east, the proposed roadway to the north and by Route 250 [on the south]. As stated, the roads surrounding this site are only proposed at this time, with the exception of Rt. 250. One of those roads can be proposed 13 feet to the east and alleviate the setback issue. The building can also be proposed 13 feet less wide. The drive-in window can be used without a canopy. These are only a few of the possibilities. There are many solutions available that do not require a variance but will allow this site to be developed with an Eckerd Pharmacy including a covered drive-in window if the rezoning is granted and the 50-foot setback applies. 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: • This is a unique property due to the confinement created by the adjacent roads on three sides of the property. Staff notes that the three roads are only proposed and can be changed. There is no hardship and this is not a unique situation. Every road that is planned and every parcel that is divided must calculate the desired development and the setbacks during the planning stage. The site should be planned for development within the regulations. 2. The applicant has not provided evidence that such hardship is not shared generally by other properties in the same zoning district and the same vicinity. VA 2003-006, Eckerd's Drug Store Page 3 June 3, 2003 Impact on Character of the Area The applicant offers: • It is my understanding after conversations with the owner that the R-15 portion of the adjacent lot may, in the future, be requested to be rezoned to C-1 . Therefore, the variance will not change the character of the district and will allow this development to be in line with the character of the district in the future. A drive-in window by definition will involve vehicles sitting and idling, as well as simply driving through. A variance which would allow these potentially nuisance activities thirteen feet closer to a residential district may be a change in the character of the district. Since the whole area is undeveloped at this time, it is too difficult to speculate. 3. The applicant has not provided evidence that the authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. STAFF RECOMMENDATION: Since none of the three criteria for approval have been met, staff recommends denial of this request. --VIVIZ: ori/ : ,. � / fi., I Ili \ \ )rtr\ (f v ,nli 640._ a (\ tio,./ifi vox Hieght=5' N _ s fril 144/44111j#. • �' S .'`/ O/ :.I + ., N, n��oaCg.Areo .. J ``i~� ��e • �`' • _ �� ° °11�11P'.. 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T u�.<• �_ •r) I :�"• O••O • O`iicl • • y�� • • O • • Q ••�e�o ot• •"• • • • r+',ri 1• � _-- NAP ‘_ Sign - — ig 4 11 -e- 3. 1 n -. r sK • \' � •..'T• Route 250 s `,, ,; r 1 Richmond Road '-'`' ~ Variable Width Public R/W — _ _ _ Area Summary for Parcel 128 Parcel 12B .......... 32.300 Ac Less Lot X............. 1.559 Ac Less Lot Y............ 0.431 Ac Residue ................. 30.310 Ac S38'33'33"'W 4.43 Lot Z S65°27'57"W A Portion of 7.90' Parcel 55A4 S54'4611E 110,59' 0.001 Acres CS. 10, Parking Setback G� C7 \ Area Summary for Parcel 55A4 \ 30' Building Setback S38°33'33"W Parcel 55A4 ........... 22.940 Ac \ \ 14.36 Less Lot Z .............. 0.001 Ac 312°33'0� \ Plus Lot Y .............. 0.431 Ac Total ........................ 23,370 Ac V N \ N65'55'59"E 6i \ 3,63' 3 \\ Lot X 4 co N \� A Portion of N v Parcel 128 \ o - 1.559 Ac ^ '1� / Lot Y \\ Y_>, \ ` Area Summary for Tract C A Portion of \ Plus Lot W ......... 0.238 Ac "' r1) Parcel 128 \ Plus Lot X ,,,,,,,, 1.559 Ac On N-) 0.431 Acres \ -ten Plus Lot Z ........ 0.001 Ac \ La t W ,� :3 \ ;. Tract C ............. 1.798 Ac Cn a �' \ Area Summary for Parcel 12 Y, A Portion of 9 o \ Parcel 12 ...........8.586 Ac ;� Parcel 12 � o \ Less Lot W..........0.238 Ac :_ 0.239 Acres \ Residue................8.348 Ac \ u, 20 Sewer Easement ::a 1 _ - \- - - - - ----------� Centel Easement 10 Parking Setback 66i.15' 73.74 :. „ 104.17, N49'31'54"W N51 °26'27' W 150.08 N49'31 54 W N49°31 54" N47°17'21 "W TRACT C DETAIL N64'49'( 88,63 N30'01'36"E 160.48' S56°1958 172.70' M IF N60°18'16"E Tlrf 7 8E-Ph a -se 2B 188.49 Fontana DB 1809-473 N78'52'28"E Use: Residentual 101.57 Zoned: R4 IF N88 4515 E 132.6F� S79 40 47 E S60°16'05"E 126,42' ", 114 27' IF -'4319 E 03.18' IF IF S82'00'37"E TM 78-Par.12B 106.59' Hurt Investment Co. S33 , 0,3 G 32.300 Acs. DB 1678-239 Use: Vacant Zoned: R-6 50 0 50 100 150 NF- SCALE:1 = 50' I , TM 78A 001 �40° f , Ashcroft 32 14 E 654, 73' DB 693-780 .' _. Use: Residentail 00 f'EyCO Zoned: PRD..,, DB gg7335M�NT S40. 7'35" E 760.760 TM 78-Par.55A4 North Pantoys Land Trust LLC moo rn 22.940 Acs. oN DB 2088-461 h Use: Vacant Zoned R-15 h� 100' Ingress & Egress Easement D8 159-94 299,73 o N55'23'23"W h N TM 78-Par,12 T 78 -Par, 55A 6 o North Panto�vs Townhouses LLC. TM 78-Par.11 8.586 Acres Westml� Lister Canterbury Hurt Investment Co. uO DB 2088-461 "� Of The Blue Ridge DB 1964-184 Use. -Vacant Y, Use: Residential DB 1965-37 o M Zoned: R-6 v, -c�, 7CD Zoned PRD Use: Hotel z � � -..- � � DB 1594-87 Zoned: iHC-EC v, M� U S49'14'46"E 553.78' o „ IFN61'22'31 W IF -' S31 °12'33"W 15126 S57°02 06 E �Z � �v 84- 53 -- �, TM 78-Par.12A 1-2, 0 90 IF/ 134. / S42 43 03 W Overlook Land Trust IF 96 72' '.} Charles Kincannon, Trustee C; TM 78-Par.55A � DB 896-187 �, �. ; Westminister Canterbury School Of The Blue Ridge `. Zoned: HC-EC P �' ` \ 286. DB 1502-503 52 l < Use: Residentail TRACT C it w N49'31 03 W IF Zoned: HC Refer to Detail' c o ,- TM 78-PaT.55D N o N 6 N o Nigel BTay rn ° `3 TM 78-Par.55A2 DB 15�15s-677 � r� o a'- _ _ -__- Use: - R 6 '< N rn o rn= Corven & Kathy Flynn - - _............_... - --- ..__.._.__.. . _........ _. _. _..---- .._. _. ..... ._...._.........._ _.. j S49'30'54"W Use: Restaurant Route 250 ......_.. _......_._.... 65.65' N49'46'27"E Zoned: HC-EC Richmond Road 40,76' Variable R/W „ „ „ N37'52'17"W N49'3154 W N51°2627'W N49°31'5"W N47'1721 W N47°1721 W 100,09' PARCEL 86.11 150.08 100.00 104.17' 44.82' PLAN 200 0 200 400 600 �- SCALE:1 = 200' APPLICATION PLAN FOR ECKERD PHARMACY LOT C A PORTION OF TM 78 PARCELS 12,12B AND 55A4 RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA DRAWING INDEX 1 of 3 COVER SHEET 2 of 3 SITE PLAN 3 of 3 LIGHTING PLAN LEGEND © Benchmark --W/E-- Existing Waterline --0/E-- Overhead Electric Power Pole •-� Prop, Light Pole MH Manhole 500 Existing Elevation/Contour x50.0 Proposed Spot Elevation 5 00 Proposed Contour CURVE TABLE Curve Radius Tangent Length Delta Chord Chord Bear, C1 100.00' 37.22' 71.25' 40'49'34" 69.76' S 59*32'18" W C2 15,00' 17.04' 25.47' 97'16'48" 22,52' N 00°53'30" W C3 250.00' 14.95' 29.86' 6°50'34" 29.84' N 44'19'37" E C4 160.00' 35.51' 69.89' 25°01'39" 69.34' N 53°25'09" E C5 332.00 7.64' 15,28 2°3814' 15.28' N 64'36'52" E C5A 332.00 27.91' 55.70' 9°36'44" 55.63' N 58°29'23" E C6 18.50' 15.64' 25.97' 80'25'03" 23.89' S 96,n6'28" E C7 325,00' 25.21' 50.32' 8'52'15" 50.27' S 50°20'04" E C8 325.00' 34.92' 69,58' 12*15'59" 69.45' S 60'54'10" E VICINIT � 1vil 11 SCALE: 1" = 2000' SITE DATA LEGAL REFERENCE: TM 8 PARCEL 12, 120 and 55A4 (Portion of) SOURCE OF TITLE FOR PARCELS: REFER TO PARCEL PLAN OWNER: REFER TO PARCEL PLAN DEVELOPER: MID -ATLANTIC DSD, LLC 571 MCGLAUGHUN ROAD BALTIMORE, MD 21236 EXISTING ZONING: R15-EC: RESIDENTIAL -ENTRANCE CORRIDOR PROPOSED ZONING: C1-EC: COMMERCIAL -ENTRANCE CORRIDOR MAC-ISTERIAI_ DISTRICT: RIVANNA SOURCE OF BOUNDARY SURVEY: FIELD SURVEY PREFORMED BY RIVANNA ENGINEERING & SURVEYING, PLC. SOUIICE OF TOPOGRAPHY: AERIAL SURVEY BY LOUISA AERAIL SURVEYS. BUIL1ING SETBACKS: 30',FRCIM PUBLIC R/W 50' FROM RESIDENTIAL DISTRICTS PARKING SETBACKS: 10' FROM PUBLIC R/W "``' `:'"EOM RESIDENTIAL DISTRICTS BUfrc:R ZONE: 20' ADJACENT TO RESIDENTIAL DISTRICTS A \;A'NANCE OF THIS REQUIREMENT IS BEING SUBMITTED WITH THIS APPLICATION MAXIMUM BUILDING HEIGHT: 35' PAVING SPECIFICATIONS: PARKING AREA: 6" - #21A AGGREGATE BASE MATERIAL 2" - SM-9,5A SURFACE MATERIAL L0 DING AREA: 6" - 5000 PSI ,CONCRETE SIDEWALKS: 4" - 4000 PSI CONCRETE PARKING SCHEDULE: TOTAL SPACES: 72 (INCLUDES 2 HANDICAP SPACES) LOADING SPACES REQUIRED/PROVIDED: 1 LAND USE SCHEDULE: PRE -DEVELOPMENT % POST -DEVELOPMENT BUILDING: 0 SF 0 14,364 SF 18,3 PAVED: 0 SF 0 49,364 SF 63.0 PERVIOh'.): 78,310 SF 100 14,710 SF 18.9 TOTAL: 78,310 SF 100 78,310 SF 100 x 0 I � NOTES SPECIFIC 1. The Rolkin Road Extension and Access Road A shall be part of the Luxor Subdivision road network. Conceptual plans have been submitted to the county for review. 2., Stormwater management will be provided by the proposed Luxor Regional Stormwoter Management Facility. rn u�CO c� a Q 00 1 z o � o co 0 o� co TIMOTHY lr TIMOTHY R. MILLER CERTIFICATE No. 30542 �0 IFS S'/ONAL E Revisions: NO DESCRIPTION I DATE s i 0 w � w CD b3 � 0 z O z V � "o a� T m m -o s U o � f 0 0 ` 0 Cn co o cn o, 0 0 0 N o 0 CIO �.0 4--D O C E Q) rle 4-D a3 CK5 I- U 0 0- Sheet No: A-1 ALBEMARLE COUNTY 62 " M�M(�R17I�-"PP.♦� NC' 59A N +, /h fttRD Ix 59 SEGTICN 78A A\\CR ' 17A1 9° 17Gzn^n sp j4 IIB �aAi. .12• S> 7 .ram rQ 15C4-'ISK a- $•-`",..." ':s.-.� i ID /SIC r 73A' :.,:•.,•., R • 1, , �* . w1` to .:'':, . P5T�' ✓ ?:;: '•: e �u. :• .;:• •:'�:�::.. 0 Odd 5 � �� S7ON 8 D ��'+I��ryt."�(iJ; may`.,', tii',i� 66,....�i'� :::.�'O.C:::j7: �':'.'�'�:'.• - T� �� \^ / 44 ...:-•�«¢c�.;.<,.y:,':r{ 5B 67:��:.�0>;ti:'..::•::°.•r::�:;.i' �.°.7::::{.c:�'•.f�•9'.r:. , ^�^\��^�� 50 - 20F QISTRIC _. 201 RIVANN 20M 77 79 :'. 3 ' ...:.... `+O 45 CITLE F0 45 21�,L21Cq \ \ DETAIL 0O 1 `1h— � )e4, , �- KILLNOUSE COND\ w!"�� rA 3 4 I 1 UNITS 1,2 *3 R TE ROTE T 32A.33C 36- 'TA ° SRC y 4144 EV _.� •• INTER �SVILLE Q1S I / . 37 r 47A, -k I SCQ 31 A 39/{ 48 I 49 31 A 1 47 Y '` 336/ Rt:. 250�c 4c 4 33D .. i \ SppTTSVI E MONTICELLO 22 c 8, aka. - �23 B 288 2 P,e. B I- HILL 24A / /� / /� J EC ION 78 1 23 _ z Pte, 7b/ton R/ 230),� T � 27A 25A / \ 278 25/ 27c 270 92 SCALE IN FEET SCOTT.SYI.LLE AND SECTION 78 eoo o eoo moo 1800 - 2400 ' RIVANNA DIST.