HomeMy WebLinkAboutVA200400011 Review Comments 2004-08-03 STAFF PERSON: Amelia McCulley
PUBLIC HEARING: August 3, 2004
STAFF REPORT VA-2004-011
OWNER/APPLICANT: Albemarle First Bank
TAX MAP/PARCEL: 79 / 19 and 19B
ZONING: C-1, Commercial and EC, Entrance Corridor Overlay district
ACREAGE: 88,688 sq ft or 2.03 acres
LOCATION: 3025 Louisa Road on the south side of Rt. 22 adjacent to the
north of the C & 0 Railway and Route 250 East.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.1.3 to allow additional business establishments on this property.
4.1 AREA AND HEALTH REGULATIONS RELATED TO UTILITIES
4.1.3 For a parcel served by neither a central water supply nor a central sewer system,
there shall be provided a minimum of sixty thousand (60,000) square feet per
commercial or industrial establishment or per dwelling unit as the case may be.
This property is currently served by private well and septic (neither of which is a central
water supply or a central sewer system in Section 4.1.3 above). Therefore, under
Section 4.1.3, this property would only be permitted to have one (1) establishment.
While there is less than (2 x 60,000 sq ft) 120,000 square feet of site area which is
required for two establishments, two establishments were mistakenly approved on this
property in the past. The applicant has asked for a variance to allow a possibility of 15
separate commercial establishments on this property. Fifteen separate commercial
establishments on private well and septic require a total of 900,000 sq ft of land area
(15 x 60,000 sq ft). This property consists of 88,688 sq ft. Therefore, this is a variance
of 811,312 sq ft or 18.63 acres of area.
The Albemarle First Bank representative has commented that it is unlikely there would
actually be more than four (4) different commercial establishments on this property.
The capacity of the well and septic field will be a limiting factor to the number of
business establishments on this property.
RELEVANT HISTORY:
• On March 3, 1993, the Board of Supervisors denied a request by prior owners, to
allow this property to be served by public water.
• On June 1, 1999, the Shadwell Antiquaries Final Site Plan was approved by the
County. This approval allowed a retail antique shop with an accessory repair
shop.
VA 2004-011 Albemarle First oank
August 3, 2004
Page 2 of 5
• On August 3, 1999, a building permit was issued to allow the construction of a
14,000 square foot antique sales shop and a 2,112 square foot repair workshop.
• On December 7, 1999, the Planning Commission approved the Shadwell
Antiquaries Major Site Plan Amendment. This allowed the 2,112 square foot
building approved as a repair shop, to be a restaurant / tea shop.
• The business Shadwell Antiquaries, was opened for a short time.
• On January 15, 2003, the Board of Supervisors approved SP 2002-050 Shadwell
Animal Hospital. This allowed a veterinary hospital in one of the buildings on this
property. This use has not begun.
• On May 29, 2003, the property was acquired through foreclosure by Albemarle
First Bank. The Bank has been using the property as offices.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
This property consists of 2.03 acres. It is somewhat triangular in shape with road
frontages on two sides. Improvements to the property consist of the following: a 2-story
building of 14,000 sq ft, each story opening on grade and one small building of 2,200 sq
ft. The property has 98 parking spaces. Albemarle First Bank occupies one level of
7,000 square feet of the 14,000 sq ft building.
The applicant has provided a justification and qualifying conditions for the variance
(attachments A and B). They address what may be most practical and most
economically advantageous for the property. The difficulty with this variance is that the
hardship is more related to the zoning regulation and the fact that this property is not
served by public utilities than it is related to a unique characteristic of the property itself.
Section 34.2 When a property owner can show that his property was acquired in good
faith and where, by reason of the exceptional narrowness, shallowness, size or shape of
a specific piece of property at the time of the effective date of this ordinance, or where,
by reason of exceptional topographic conditions or other extraordinary situation or
condition of such piece of property, or of the use or development of property immediately
adjacent thereto, the strict application of the terms of this ordinance would effectively
prohibit or unreasonably restrict the use of the property or where the board is satisfied,
upon the evidence heard by it, that the granting of such variance will alleviate a clearly
demonstrable hardship approaching confiscation, as distinguished from a special
privilege or convenience sought by the applicant, provided that all variances shall be in
harmony with the intended spirit and purpose of this ordinance.
Staff is concerned that the grounds for this variance are common for other similarly
situated properties. Staff is of the opinion that a zoning text amendment is the remedy
for this situation rather than a variance.
Section 34.2 No variance shall be authorized unless the board of zoning appeals finds
that the condition or situation of the property concerned or the intended use of the
VA 2004-011 Albemarle First ,,a,ok
August 3, 2004
Page 3 of 5
property is not of so general or recurring a nature as to make reasonably practicable the
formulation of a general regulation to be adopted as an amendment to the ordinance.
Based on the fact that this proposal does not meet the grounds for or criteria for a
variance, staff cannot recommend approval. Staff is sympathetic to this request
although we cannot support it. We recognize that this regulation can seem to be
somewhat arbitrarily based. The remedy would be for a member of the public, the
Planning Commission or the Board of Supervisors to petition to or resolve to amend the
zoning ordinance.
In the event the Board finds cause for approval, staff recommends a maximum of three
(3) establishments for this property. In the future, if this property is served by public
water and / or public sewer OR central water and / or central sewer, these limitations to
the number of establishments would no longer exist.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• The applicant acquired the property via foreclosure and it would place an undue
hardship on the property to be limited to a single or two uses of the property.
Having a diversity of "commercial uses" which comply with the parking and septic
system limitations would have no adverse impact on the surrounding property as
the total number of employees and/or customers per sq ft would be virtually the
same whether there were 3 commercial uses or 12 commercial uses. Likewise
multiple uses would create no more traffic.
It is our understanding that the major reason for the ordinance is to insure
control. A limitation for water usage of 1,130 gallons a day has been placed on
this property and that should provide a sufficient safeguard.
Staff cannot find an undue hardship approaching confiscation.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
VA 2004-011 Albemarle First Calk
August 3, 2004
Page 4 of 5
Uniqueness of Hardship
The applicant notes:
• The property is unique in that it is bounded on the West by a convenience store /
filling station, on the East by a railroad and oil distribution company, on the South by
a railroad and Route 250 and on the North by State Route 22. The property has had
commercial use as long as anyone can remember and no change in use is occurring
or being requested.
Staff notes that this "regulatory constraint"is common to all properties on private well
and septic which are zoned for non-residential uses. Since staff finds no hardship, staff
is unable to find that the hardship is unique.
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.
Impact on Character of the Area
The applicant offers:
• Restricting the property to one or two commercial uses would place an undue
hardship on the applicant and have an adverse impact not only on the property,
but the surrounding properties as has been evident over the past several years.
Not to be overlooked is the fact that restricting the property to one or two
commercial uses would significantly reduce the property value and in turn, tax
revenue to Albemarle County.
Having the number of businesses requested would not alter the traffic flow or
usage. Nor would it adversely affect the septic fields or their absorption rate.
Staff concurs with the applicant on this criterion. The higher number of separate
business establishments would not necessarily negatively impact the character of the
area. The intensity of the use as opposed to the number of uses, most directly impacts
the character of the area.
3. The applicant has 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 only one of the three criteria for approval has
been met, staff recommends denial of this request. Should the Board find cause to
approve it, staff recommends the following conditions:
VA 2004-011 Albemarle First ua,ik
August 3, 2004
Page 5 of 5
1. The maximum number of establishments on this property shall not exceed three
(3). In the event this property is subdivided, this variance shall be amended to
address the minimum lot area and maximum number of establishments for each
future lot.
2. Actual occupancy by any establishment shall be subject to Health Department
approval for the adequacy of the well and septic.
Attachment A: Applicant's Justification
Attachment B: Applicant's Justification (memo from Marshall Pryor to Jim Covington)
ATTACHMENT A
VA-2004-011
The applicant requests a variance to permit multiple "Commercial uses" on the
subject property. The property consists of a 2-story building of 14,000 sq. ft., each --
story opening on grade and one small building of 2,200 sq. ft. Current zoning permits
only one "Commercial use" in the property. It would be virtually impossible due to the
location of the property and the physical design of the building (A) to have a single use.
At the present time Albemarle First Bank, the applicant, occupies one level of 7,000 sq.
ft. of the 14,000 sq. ft. building. The property has ninety-eight (98) parking spaces and
a septic system approved by the Health Department for 1,130 gallons per day. No
variance is requested with respect to parking, septic, square footage, or types of uses.
This request is solely for the number of "commercial uses" permitted. The applicant
acquired the property via foreclosure and it would place an undue hardship on the
property to be limited to a single or two uses of the property.
Albemarle County does not have a definition of "Commercial use". We are
advised that two (2) office tenants would be two (2) "commercial uses". A florist, gift
shop, and shoe shop would be three (3) "commercial uses". Having a diversity of
"Commercial uses" which comply with the parking and septic system limitations would
have no adverse impact on the surrounding property as the total number of employees
and/or customers per/sq. ft. would be virtually the same whether there were "3
commercial uses" or "12 commercial uses". Likewise multiple uses would create no
more traffic.
The property is unique in that it is bounded on the West by a convenience
store/filling station, on the East by a railroad and oil distribution company, on the South
by a railroad and Route 250 and on the North by State Route 22. The property has had
commercial use as long as anyone can remember and no change in use is occurring or
being requested.
It is our understanding that the major reason for the ordinance (limiting a
property having a private well and septic system too one "commercial use") is to insure
control. A limitation for water usage of 1,130 gallons a day has been placed on this
property and that should provide a sufficient safe guard. Likewise seventy-nine (79)
parking spaces limit the number of uses and types. Therefore, it is unnecessary and an
undue burden on the property to restrict its occupancy to one or two "commercial uses".
Restricting the property to one or two "Commercial uses" would place a undue
hardship on applicant and have an adverse impact not only on the property, but the
surrounding properties as has been evident over the past several years. Not to be
overlooked is the fact that restricting the property to one or two "commercial uses"
would significantly reduce the property value, and in turn tax revenue to Albemarle
County.
Albemarle First Bank
ATTACHMENT B Phone 1(434)951-6855
VA-2004-011 FAX 1(434)817-2716
Memo
To: Jim Covington
From: Marshall Pryor
Date: 7/1/2004
Re: Shadwell
1. The property would not detrimentally affect the community around it by allowing more than two(2)entities
to use said property on its own well and septic
2. This small commercial pocket contains a convenience store, GOCO Oil facility separated by railroad
tracks. This pockets is secluded and buffeted from any other agricultural area adjacent. You also have
in this area Luck Stone, Clifton Inn and Stone Robinson School bracketed by Interstate 62 and Rt. 250.
3. By having a number of businesses using this location would not alter the traffic flow or usage. Nor would
it adversely affect the septic fields or their absorption rate.
4. The property would be under the control of one owner,which would allow for complete control of the
septic fields and the type of occupancy by tenants and their usage.
5. The maximum septic usage 1,130 gallons per day would not be affected by this variance.
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WNG NUMBER
]RSWATION . NNME. CAl1FONJIA
UT9�BY NIII.HPU/5/in
Shad-0 Antigoai—, Inc
Major Site Plan Amendment
C_
ersheet
TM 79, Parcel 19
Sheet I of 5
Signed 3/22/00
CD • IFMN
010�'Nu nJ!
DRAWING NUMBER
PLAN HOLD COIF M04 • NNNJE. CALIFORNIA
PAP M NUL®10TSAI1
DRAWING NUMBER
PLAN H ME) C0IPDRATION • RNINF, C,UIFORFNA
DRAWING NUMBER
PLAN H CDiPOM . IFMNE. CALIFDIFTAA
DRAWING NUMBER
PLAN HOLD COliOl XM • -NE CAOFOMIA
VILAPNI 1 Y MAY Z
SCALE: 1
CygR�O TO US. / 6¢ XZ =RED MAPLE TREES = SHRUBS\PUB
EVISIONS DATE
9 ELEV. = 385.16S TEMBER 28, 1999 SEPTEMBER 9, 1999
wo CTOBER 6, 1999
MERIDMAGNETIAN S.M.�O NAIL IN BASE OF POLE. GS <Zf R 22 CTOBER 15, 1999
q F, USGS DATUM .p MAX.WI ENING=33.0' FEB. 18, 2000
0 10 20 40 / Sp , �'O �� �� �2s EXISTING PA EMENT=22' TRANSITION WIDENING T TTMARCH 20, 2000
SCALE IN FEET / Af,,Qfp — ° 05/)�. MATCH EXISTING � WE=LL+ QV
D/SpANnt�+ I165#/S.Y. SM-2A SURFACE
CGRADINE To CROSS-SECTION
_ SHADWEr� RIVANNA MAGISTERIAL DI
ALBEMARLE COUNTY. VISCALE
c
w2 .00 OWNER: SCALE
JACQUES AND DANIELE LOGARIDES 1"=20'
12" AGG. BASE(TYPE 21-A) SUBGRADE=CBR MIN. 10 4068 SADDLEWOOD DRIVE
100, AL BUILDING SETBACKS:
R=25' D STACkI ONLBOT/LlnfS TYPICAL OFF —SITE ROUTE 22 WIDENING CHARLOTTESVILLE, VIRGINIA 22902 FRONT SETBACK = 30' OADS
TZR Pole P Np _ FINAL 11.1 S/0 4ILL 6 N.T.S. PROPERTY DATA: SIDE SETBACK = 0' TOT/p R f RELOCA�► 40O'A H/GI•/K,AySOFR,Np)fp p PART OF TAX MAP 79 PARCEL 19 79 REAR SETBACK = 0' RAILROAD R/W IS GREATER )THAN 50'
LEGAL
1 Ppp^ 1f0 \ \ N N TXRU S/GHT D/STgNCE 200T_ ` pLANs TOT Bf wPR WN �pYe p GRAHq,� ZONING: 59FPP. 598,599, & 600 PARKING SETBACKS
PROPERTY IS ZONED C-1 WITH 10' ON ROUTES 250 AND 22
�� �, �`X/ ti �F,P h,/y\ _ ~ Vp'0•T. p•B. >74 P • ENTRANCE CORRIDOR OVERLAY DISTRICT 20' FROM R.A.
-SPARKING SUMMARY:
�0 PROPOSED USE: RETAIL ANTIQUE SHOP 01SPACE 200 SQ. FT. GROSS=70 SPACES
380 WA y � O% % A RETAIILPANTIQ EL STORE AND USED FOR TEA SHOP (RESTAURANT) =27 SPACES
(vim NTIQUE REPAIR SHOP
TOTAL SPACES REQUIRED = 97 SPACES
380 O ( SPACES PROVIDED=98 SPACES
(to
WITH 6 HANDICAP SPACES
2Yj \ _,__.- J A ROAD) 60p' TOTAL
TRANSITION
PV
C. 42/ l /�§ OpAC�7V9//� ` PRC \ EP H_
N p \ .
S E
'AN
SCA Opf PLAN
N
/ 'awn
oo`' .� DI Tl0 BOX v' 1 ? D
R6pN
/ /�.N/ r / / Rhh \ 3 S S ETAILS TO GO\ILLE
2 1\J5 \ \ \ = 6
nPl/�A�L
P 9 off C \ > 8
o u3p �/yQ _ 9 L — _ P. % 10p L /N L/N
� �R .�� ECO 7 t
N oN l " T, AU p WALKWAY oQ x P \ SEP�'p�\N \ \ I \ _ \ r 20 EPSEMEN
`b � ti 21i2 Qo OOP � .FRp S/DfWACk y Opp -I � \ Ro� �� �-flODLIZOIv IN
ro R BL00 ZZi P�`t' fLLVr f NC 72 1 FOR Dom' SP\CE\/ S-� ACK ` CSX RAILROAD
/ PROPERTY
ce NT pF S OOp f � 3 R GE � � \ \ � � v TAX MAP 79 PARCEL 198
R3' N �� �� / ZONDRA
45'
K7 TER pU O '
R=`� 14 Eis' ' a m i lg rr• I e - Fm
/ 20 T _ LO N
iti s, w� NEI� �S pG L fN NG Fz° 7 i ti s' m
20'PARKING AND
BUFFER SETBACK
3 0 /BFFREAR - ti 370 - W�c� �� `N LOT�A\ 0
\ 4 - fLfV, eNTRAN OGI ry ; Q \? \_ 1m 2,594. sq.ft. 37
O _ CE W / F P 0.05 acres
Z \ \ tT,P�'�5�•`.� '� \ CG\2 \ 368.00Ov �O �QPI m
C\ N Oy �_ ��RO QzgF� 360
\Dry O ry �i g - \ �' OAR D W <A KWAY A fAAN E O��P5? D� ` \ i '013 / /
91 Of, �
0\� ----_\ \ - ,,,,o' % �-' / / // B �`;°• TC S ACES 1�A i`ti \ R' ��Q�� \ �O \ S
T°B� 36 (TP �\\ roe-`�\ \ \ / /_3 �� -• /
TORN PIPE P
Cy\\ ABEL FI R •�" % /
< ,y ,_ a Q- _ IS REQ ED ON
LANDSCAPE PLAN
°J�,,��riA.° > N �,•�E�� OUTLET
NOTE: ALL CURB OUTLETS s�/ �� \ \ 5�" K�.E1U STER SL i / //�j —j of�WPX GOVERNS ALL PLANTING
WILL BE BLOCKED UNTIL ��c" CT \ 9 Sp `t OJ�/ WITFfSCREENIN �/ THE LAN��CAPVt NS�AALLSPLLANTINGET 3 OF 5
y\ \\\ ` AC S p.OF` /�.. //j / �V 60 A GO
ENTIRE SITE IS STABILIZED. °,t. �i ,,..-•- /, � 1 NOTES:
\�H \ O 4SLOT �O /-PMit r, 1. ALL ROAD IMPROVEMENTS WILL BE TO V.D.O.T. STANDARDS
SEE SHEET 4 OF 5 \ \ QUO / 8 / / / / / /, gA lb 2. A FEMA FLOOD PLAIN DOES NOT EXIST ON THIS PLAT.
FOR OUTDOOR LIGHTING To P�°y�100p� / i // 3. WATER AND SANITARY SEWER SERVICES ARE NOT IN THE
JURISDICTIONAL AREA OF THE ALBEMARLE COUNTY
SERVICE AUTHORITY (ASCS)
\ D •DR �- '/�i�j `j 4. THE STORM WATER WILL BE MANAGED BY DROP INLETS AND LEVEL SPREADERS
NOTE: SITE MUST BE INSPECTED BY WATER RESOURCE '90J�\� •\\ON f-- S X AND DIRECTED TOWARD THE RETENTION PIPE AND BIORETENTION
MANAGER PRIOR TO CONSTRUCTION OF BIOFILTERS O t0 '_8 F „� ''- _ _�� i '� C 11 TOTAL SITE AREA CONTROL FACILITIES AND RELEASED TOWARD THE RAILROAD
TO VERIFY THAT SITE IS ADEQUATELY STABILIZED AND TO �\ .�P\R�O T N10N / —�' __--- -r TOTAL AREA = 88,688 SQ.FT. UNDER THE SAME CONDITIONS THAT EXIST AT THIS TIME
INSPECT SAND/SOIL MIXTURE. w ��2``'' O�N; PRIOR TO CONSTRUCTION
4WD
KURT IL GLOEO0IER
JOB NUMBER
98-051-00
DWG. NAME 7
051 REV.DWG
z O i TOTAL IMPERVIOUS PARKING AND VEHICULAR IMPERVIOUS AREA 5. SIGN WILL BE SIZED AND INSTALLED TO CODE. r
(PERMIT REQUIRED) '.ke
IMPERVIOUS AREA = 39,945 SQ.FT. ".�Ay
\ \ EE TOTAL IMPERVIOUS AREA 6. OUTDOOR LIGHTING SHALL BE DIRECTED TOWARD THE SITE AND AWAY
w 1\ I / . /��' / S'(ESV1� FROM ADJACENT PROPERTIES AND ROADWAYS. THE FIXTURES SHALL BE VVV
GHPR1"O TOTAL IMPERVIOUS AREA = 49,057 SQ.FT. SHIELDED WITH LIGHT RAYS NOT EMITTING ABOVE THE HORIZONTAL PLANE \
10 TAX MAP 79 PARCEL 18 NUMBER OF EMPLOYEES OF THE LIGHT FIXTURE. THE FOOT-CANDLE INTENSITY WILL NOT EXCEED �Q
60' 0" '' ^o OIL ZONED RA 5 EMPLOYEES MAX. 0.5 FOOT-CANDLES AT ANY PROPERTY (RIGHT-OF-WAY) LINE.
O,`\' n �6 50' SETBACK (60' RAILROAD R/W) BENCH MARK/DATUM: 7. EACH OUTDOOR LUMINAIRE EQUIPPED WITH A LAMP WHICH EMITS
30'-0" 3000 OR MORE INITIAL LUMENS SHALL BE A FULL CUTOFF
c BENCHMARK IS LOCATED IN FRONT OF LUMINAIRE OR DECORATIVE LUMINAIRE WITH FULL CUTOFF OPTICS.
1/4": 1' POWER POLE NEAR FRONT WEST PROPERTY CORNER `"
220#/S.Y. SM-2A RFACE SLOPE TO /Lf---- COUNTY APPROVAL BLOCK ON STATE ROUTE 22. A PAIR OF NAILS 8. THE SPILLOVER OF LIGHTING FROM PARKING AREA LUMINAIRES ,;;r GJJ �OP� JP�°�N, L
CG-2 MATCH GRADING PLAN. TYPICAL 5' CONCRETE SIDEWALK IN AT BASE OF POLE: ELEV.=385.16 ONTO PUBLIC ADS AND PROPERTY IN RE RESIDENTIAL OR
P LIC ROADS ASIDE
- WITH 2" MIN. STONE BASE(TYPE 21-A) DEPARTMENT OF ENGINEERING AlA,k G,..., tSLAL/ J DATE x a RURAL AREAS ZONING DISTRICTS SHALL NOT EXCEED ONE-
�,,,...•. .,,.""`',:_,:s:'`" 6X6 WELDED WIRE MESH REINFORCING �// HALF(1/2) FOOT CANDLE.
PLANNING AND COMMUNITY DEVELOPMENTv'.. DATE 3a LO TOPOGRAPHY:
TT 9. SITE IS NOT IN RESERVOIR WATERSHED Dc '\•
0 I DEPARTMENT OF ZONING t�oi.n r%ar�uii��DATE s eY 00 GOLOECKNERI& OSBORNE,, IINC.IDED BY �� & (O stO��`L
8" AGG BASE(TY E 21A) �SUBGRAD4E=CBR MN 10(95F, COMPACTION) ,. / 10. SITE IS NOT IN ZONE A (100 YEAR FLOOD PLAIN) �1 �r 0
n 1 ( 1.5 NOTE: 1. ALL FIXTURES, TANKS, AND FIRE OFFICIAL N�� DATE LAND SURVEYING: ACCORDING TO FEMA.
11. SITE WILL BE SERVED BY WELL AND SEPTIC SHEET
9' C. TO C. PIPING WILL CONFORM TO THE A� V
(TYP•)� DRAIN TILE PIPE VA. STATE HEALTH DEPT. BUILDING OFFICIAL /Y�f� DATE GLOECKNER & OSBORNE, INC. CHARLOTTESVILLE, VA. FIELD
(TYP.) SPECIFICATIONS. 12. NOTHING IS TO BE CONSTRUCTED OR
TYPICAL PARKING LOT & SEPTIC FIELD SECTION 2. ALL 3 SEPTIC TANKS WILL BE ALBEMARLE CO. SERVICE AUTHORITY
�� DATE SITE PLAN PREPARATION: PLACED ON THE WELL LOT.
THIS DOCUMENT WAS PREPARED BY-KURT M. GLOECKNER PROFESSIONAL ENGINEER 1 0r C
5
N.T.S. 1200 GALLON TANKS. PROFESSIONAL LAND SURVEYOR