HomeMy WebLinkAboutSDP200700048 Staff Report 2007-06-18tl7 ;(;I^nQ'
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: Crozet Gateway Center —
Staff: David Pennock
SDP 07 -048
Planning Commission Public Hearing:
Board of Supervisors Hearing:
June 19, 2007
Not applicable
Owners: Yousef, LLC
Applicant: Same
Acreage: 1.99
Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 58, Parcel 32 and 32A
By -right use: Highway Commercial, HC and
Location: Located on Crozet Avenue [Route
uses appropriate to Entrance Corridor, EC
2401 between Brownsville Road [Route 751
and Rockfish Gap Turnpike [Route 250]
Magisterial District: Whitehall
Proffers /Conditions:
Requested # of Dwelling Lots: n/a
DA— X RA —
Proposal: Applicant requests a waiver in
Comp. Plan Designation: CT -5, Urban
order to disturb critical slopes for the
Center within the Crozet Community
construction of two commercial /office
buildings totaling 29,680 square feet as well
as associated parking, travelways, and
reenspace.
Character of Property: This property has
Use of Surrounding Properties: This
existing structures on it, including a
property is surrounded on all sides by public
convenience store with gas pumps and
streets. The parcels on the opposite sides of
several outbuildings.
each of these streets are residential.
Factors Favorable:
Factors Unfavorable:
1. The quantity of critical slopes to be
impacted is relatively small and appears
to be at least partially man -made.
2. This project represents an infill
redevelopment project that is consistent
with recommendations in the Crozet
Master Plan.
RECOMMENDATION:
Staff recommends approval to the requested waiver of Section 4.2.3 of the Zoning Ordinance.
STAFF PERSON: David E. Pennock, AICP; Allan Schuck, EIT
PLANNING COMMISSION: June 19, 2007
AGENDA TITLE: SDP 07 -048: Crozet Gateway Center
APPLICANT /OWNER(S): Yousef, LLC
APPLICANT'S PROPOSAL: This proposal is for a waiver of Section 4.2.1 of the Zoning Ordinance in order to
allow the disturbance of critical slopes for purposes of construction of 2 buildings totaling 29,680 square feet for
commercial and office use on 1.99 acres zoned HC Highway Commercial and EC Entrance Corridor. The
property, described as Tax Map 56, Parcels 32 and 32A is located in the Whitehall Magisterial District in the
northeast corner of the intersection of Route 240 (Brownsville Road) and Route 250 (Rockfish Gap Turnpike).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as part of the Crozet Community, with recommended CT -5,
Urban Center land use.
REASON FOR PLANNING COMMISSION REVIEW: This proposal is a by -right site plan, and so would
typically be reviewed and approved administratively. However, the applicant has requested a waiver of
Ordinance requirements for disturbance of critical slopes, in accordance with Section 4.2.5.
PLANNING AND ZONING HISTORY:
VA 1978 -041, VA 1981 -043, VA 1988 -050, VA 1998 -010 — Four variances have previously been approved on
this site relating to the locations of various items on the site. The most recent approval was for the location of the
canopy over the gas pumps.
CRITICAL SLOPES WAIVER
The request for a modification has been reviewed for both the Engineering and Planning aspects of the critical
slopes regulations. Section 4.2.3.2 of the Zoning Ordinance restricts earth - disturbing activity on critical slopes,
while Section 4.2.5(b) allows the Planning Commission to waive this restriction. The applicant has submitted a
request and justification for the waiver (Attachment C), and staff has analyzed this request to address the
provisions of the ordinance.
Critical slopes cover approximately .03 acres, or 1.5 percent, of the 1.99 acres included in this request. This
request is to disturb 0.03 acres, or 100 percent, of the on -site critical slopes and 70 percent of the critical slopes in
the right -of -way. The critical slopes in the area of this request were not created through any previously approved
site plans on file with the County and are thus not considered to be exempt. Staff has reviewed this waiver
request with consideration for the concerns that are set forth in Section 4.2 of the Zoning Ordinance, entitled
"Critical Slopes." These concerns have been addressed directly through the analysis provided herein, which is
presented in two parts, based on the Section of the Ordinance each pertains to.
The Crozet Master Plan is the primary tool used by staff to identify significant resources within the Crozet
Community. The green infrastructure map indicates that the site is not part of a recommended greenway or
natural area. However, the frontage along Crozet Avenue [Route 240] includes a recommended "scenic byway
tree buffer ". A buffer is proposed, including seven large trees, seven ornamental trees, and shrubs. Additional
aesthetic concerns regarding this proposal have been addressed through review by the Architectural Review
Board. A Certificate of Appropriateness is required prior to approval of the final site plan.
Section 4.2.5(a)
Review of the request by Current Development Engineering staff:
The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
The critical slope area within TMP 56 -32 and 56 -32A and VDOT right of way, appears to be both natural slopes
and man -made slopes. The proposed critical slope disturbances are in the form of site plan construction;
travelways, parking spaces, and stormwater management facilities.
Areas
Acres
Total acreage of site plan
1.99 acres on -site:
0.10 acres in R/W
Critical slopes
0.03 Acres on -site
1.51% of total site area
0.10 Acres in R/W
Critical slopes disturbed
0.03 Acres on -site
100% of on -site critical
0.07 Acres in R/W
slopes
70% of R/W critical slopes
Below, each of the concerns of Zoning Ordinance section 18 -4.2 is addressed:
1. "movement ofsoil and rock ": Proper slope construction, control of drainage, and vegetative
stabilization with approved erosion control measures constructed within the standards of Virginia
Erosion and Sedimentation Control Regulations will prevent any movement of soil.
2. "excessive stormwater run- off ": Stormwater runoff will be controlled by the drainage / stormwater
management plan required for this site.
3. "siltation of natural and man -made bodies of water ": Engineering staff recognizes the proposed
design as an attempt to provide access to the site with minimal disturbance to the critical slope areas.
Inspection and bonding by the County will ensure siltation control during construction. Proper
stabilization and maintenance will ensure long term stability.
4. "loss of aesthetic resource ": This site is visible from the neighboring properties. The site is visible
from State Route 250. It appears that some loss of aesthetic resources will be necessary with the
proposed plan.
5. "septic effluent ": Septic systems or drainfields are not proposed in this project. This site is
accessible to the public sanitary sewer system.
This site does not drain into a waterway that is a public drinking water supply for Albemarle County. No portion
of this site plan is located inside the 100 -year flood plain area according to FEMA Maps, dated 04 February 2005.
Based on the above review, there are no engineering concerns which prohibit the disturbance of the critical slopes
as shown on the plans.
Review of the request by Current Development Planning staff:
Summary of review of modification of Section 4.2:
Section 4.2.5 establishes the review process and criteria for granting a waiver of Section 4.2.3. The preceding
comments by staff address the provisions of Section 4.2.5(a). Staff has included the provisions of Section
4.2.5(b) here, along with staff comment on the various provisions.
The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that:
1. Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or
otherwise serve the public health, safety or welfare, or that alternatives proposed by the developer would
satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added 11- 15 -89)
Based on the engineering analysis presented above, the proposed design will not negatively impact the
community. In addition, many of the slopes on the site appear to have been created through the
improvement of streets adjacent to the site.
2. Due to its unusual size, topography, shape of the property, location of the property or other unusual
conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would
effectively prohibit or unreasonably restrict the use of the property or would result in significant
degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to the
public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be
contrary to sound engineering practices; or (Added 11- 15 -89)
Denial of this waiver would not prohibit or restrict the use of the property. However, some significant
redesign would be necessary, which may result in reduction of scale of the project.
Granting such modification or waiver would serve a public purpose of greater import than would be
served by strict application of section 4.2. (Added 11- 15 -89)
This property is in the Development Areas and is recommended for CT -5, Urban Center uses as shown on
the Crozet Master Plan. Recommended uses in the Master Plan for the site include uses similar to those
proposed by the applicant. This design also includes the provision of a recommended scenic byway
buffer and will require approval of design by the Architectural Review Board. Thus, this plan appears to
represent a redevelopment opportunity that is in conformance with the recommendations of the Crozet
Master Plan.
RECOMMENDATION:
The engineering analysis of the proposed design concludes that the applicant has attempted to minimize the
disturbance to critical slopes on the property. The proposed design represents an infill redevelopment project that
appears to be consistent with recommended use of the property. In addition, the quantity of critical slopes that
will be impacted by this project is fairly small, and appears to be at least partially man -made.
Staff recommends approval to the requested waiver of Section 4.2.3 of the Zoning Ordinance.
ATTACHMENTS:
A. Location/Detail Maps
B. Site Plan
C. Applicant's Request and Justification
D. Crozet Master Plan Green Infrastructure Map
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