Loading...
HomeMy WebLinkAboutZMA202200005 Narrative 2022-05-16May 16, 2022 100 Riverbend Drive Zoning Map Amendment Owner: Parkway Place, LLC Tax Map Parcel 78-17D1 Current Zoning: C-1 Commercial Proposed Zoning: HC Highway Commercial Current Use: Vacant Historic Use: Branch Bank building, Verizon Wireless Retail Store Comprehensive Plan Designation: Community Mixed Use within the Urban Core Parcel Size: 0.65 acres Introduction: Parkway Place, LLC (the "Applicant") is the owner of County tax map parcel 78-17D1, containing 0.65 acres, located on the southwest corner of Richmond Road (U.S. Route 250) and Riverbend Drive (the "Property"). The Property is zoned C-1 Commercial ("C-1 "), and has historically been used for several banks, and most recently a wireless telecommunications retail store. The Property has been vacant for several years. Proposal: The Applicant proposes to rezone the Property from C-1 Commercial to Highway Commercial ("HC") to allow a greater variety of uses to be permitted and to be consistent with the zoning of the adjacent properties. The parcels surrounding the Property are all zoned either Planned District Shopping Center ("PDSC") which allows by -right all those uses allowed by -right in the HC, C-1, and Commercial Office ("CO") zoning districts. Each of the three other parcels located at the 250/Riverbend Drive intersection are all zoned HC. Please see the attached map showing the zoning of the Property and adjacent parcels. The Property contains a single -story building containing approximately 2,500 finished square feet, according to the County Assessor's records. There is an existing drive -through window on the Property from its use for many years as a bank branch building. There are 16 existing parking spaces, plus one ADA accessible space. The Applicant is not proposing to make any physical changes to the building, the parking lot, or any other aspect of the Property other than the zoning district. It desires to lease the Property exactly as it is, but the proposed rezoning would allow for a wider variety of uses on site than are currently allowed in the C-1 zoning district, but that would not have any additional impacts on the Property. Because the Property was used as a branch bank building for many years, which is a by -right use in the C-1 district, there was never a need to rezone the Property to PDSC, when all the other parcels were being rezoned to PDSC by an adjacent owner. But now those adjacent parcels are all zoned PDSC which allows more flexibility as to permitted uses, May 16, 2022 and those parcels on the three other intersections are zoned HC, leaving the Property at a disadvantage. As a result of the different and more restrictive zoning relative to adjacent parcels, the Property has not been able to accommodate several prospective economically viable tenants who have been interested in leasing the Property, for the proposed uses are not permitted by -right in the C-1 district, but are permitted by -right in the HC district. The Applicant proposes to add plantings along the Route 250 frontage and along the western boundary line as shown on a Concept Plan submitted with this application. The Concept Plan also shows two areas with existing interparcel connections, and another area for a future interparcel connection. While the existing building includes a drive-thru window from its prior use as a bank building, that drive -through would likely not be used by any new tenant of the Property, unless the new tenant were also a bank. Consistency with the Comprehensive Plan: The Pantops Master Plan designates the Property for Community Mixed Use within the Urban Core. Commercial/retail, and offices are both Primary Uses for the Community Mixed Use designation, thus the proposed HC zoning is consistent with the Comprehensive Plan. In addition, by reusing an existing developed parcel, the proposal meets the Neighborhood Model principle of redevelopment and Economic Development Strategy 4c of the Comprehensive Plan, which encourages exploration of opportunities to redevelop underutilized commercially zoned properties. Thus, the proposed rezoning to HC is consistent with the Comprehensive Plan. It is likely that in the coming years the Property and the parcels around it would be re -developed as part of a large redevelopment project. At that time, it would be possible for such redevelopment to implement the recommendations for the Urban Center to achieve an urban, mixed -use, compact development. Until then, however, on its own at just .65 acres, it is not economically viable or even feasible for the Property to redevelop. Instead, the Owner/Applicant would like to enable the Property to be more attractive to prospective tenants, just as the adjacent parcels are now. Impact on public facilities and infrastructure: The existing office/bank building on the Property is currently served by public water and sewer. Given the limited size of the Property, the existing service laterals will likely be adequate for any new uses at the Property that are not already allowed by the C-1 zoning. Since there would not be any changes to the Property, there would not be any impacts on drainage or the existing stormwater system. Similarly, there would not be any material changes to traffic demands given the limited size of the Property, and because the amount of parking spaces will not change. Impact on environmental features: There are not any steep slopes on the Property or any other sensitive environmental features. Because no changes to the Property are proposed, there will be no increase in impervious area, unless the future interparcel connection were implemented, which would result in a nominal, immaterial increase that would be outweighed by the benefits of the interparcel connection. To soften the view of the existing building on the Property, the Applicant proposes to add plantings to the area along the Route 250 frontage and along the western parcel boundary, each in the existing planting strips, as space allows. May 16, 2022 Proposed proffers to address impacts: Since the Property is currently fully developed and no changes are proposed other than shown on the Concept Plan, no proffers are planned at this time other than to proffer that the development of the Property will be in general accord with the proposed Concept Plan. Consistency with the Neighborhood Model Principles: The proposed rezoning is consistent with the applicable Neighborhood Model Principles as follows: Pedestrian Orientation: A sidewalk already exists along the entire frontage of the Property adjacent to the Entrance Corridor, and along the eastern frontage along Riverbend Drive. This existing sidewalk network provides safe and convenient pedestrian access to adjacent parcels and to countless other stores, businesses, destinations, residential areas, and employment centers nearby. Specifically, the existing sidewalk provides a pedestrian connection to the adjacent Pantops Shopping Center, which functions as a Neighborhood Center with its restaurants, services, and other destinations. In fact, for all practical purposes, the Property largely functions as part of the Pantops Shopping Center Neighborhood Center. Mixture of Uses: While this proposal does not introduce a mixture of uses to the existing Property, the Property is nevertheless in close proximity to numerous other mixed -use properties, as mentioned above, and including the Riverbend Condominiums, and other residential properties in close walking distance, such as Carriage Hill and Park View at South Pantops. The Property is also in close walking distance of several neighborhoods in the City of Charlottesville to the west. Neighborhood Center: As discussed herein, the Property is in close, walkable distance to existing Neighborhood Centers such as Pantops Shopping Center, as well as to numerous office building complexes to the east. Mixture of Housing Types and Affordability: Not applicable. Interconnected Streets and Transportation Networks: While there are no new streets proposed with this application, the Property already is integrated with the adjacent parcel to the south in that it has two existing points of interparcel connection. Those points of interconnection then provide direct access to Pantops Center Drive and the full Pantops Shopping Center without the need to access either Route 250 or Riverbend Drive. In addition, the proposed Concept Plan includes a proposed potential future interconnection with the parcel to the west in the event it is ever redeveloped. The proposed rezoning thus continues that existing interconnected street network and system of non -street connections. Multi -Model Transportation Opportunities: The application continues existing multi -model transportation opportunities in that people can continue to travel to the Property by vehicle, on foot, by bicycle, and by public transit. There is an existing bus stop at Pantops Shopping Center, just a short walk from the Property. Parks, Recreational Amenities and Open Space: While the project does not add new open space, by adding plantings where none exists today, it is nevertheless enhancing the Property significantly as compared to the existing conditions. 3 May 16, 2022 Buildings and Spaces of Human Scale: While the application does not propose to redevelop the existing building on the Property, the existing building is consistent with this principle. In addition, the proposal does not preclude the future redevelopment of the Property in ways that would be more directly consistent with the vision of the Urban Core designation in the Pantops Master Plan. Most importantly, the proposal will enable the Property to be more competitive in terms of permitted uses with its adjacent surrounding properties by making the zoning consistent, which will support the use of the existing building that has been vacant for many years. Furthermore, the proposed plantings along the northern and western boundaries will help soften the building and parking area from adjacent roads and properties and generally improve its overall appearance. Relegated Parking — The existing parking on the Property is already largely relegated to the side and rear of the existing building. Only three parking spaces are along the Route 250 frontage, and they are not immediately adjacent to that road, but instead up against the building. Because no changes are proposed to the Property, including no additional parking, this condition will be maintained. Redevelopment: This application will facilitate adoptive reuse of the Property without the need to modify the existing building, parking, or travelways, and while maintaining the existing interparcel connections. Most significantly, the project proposes plantings where none exist today, which will be an improvement over existing conditions. Respecting Terrain and Careful Grading and Re -grading: Because the Property is already developed, no disturbance or grading of any kind is required or proposed. Clear Boundaries with the Rural Area: Not applicable 100223090.1 4 100 Riverbend Drive Zonin 78-58K 7S-s6 Legend r + / 78B-01--101+ (More: Some Items on map may not appear In legend) _!s - 78-58G2 Parcel Info d 'a ❑ Parcels -p Zoning Info 78-58G3 "37 78-58G1 Zoning Classifications Rural Areas ,�.AN / S Village Residential y�+. • t ;�•0� aQ C 78-4B 0��' 78-5'E O t. ■ R1 Residential ; R2 Resitltial R4 Reitialv■Rential ■ R10 Reiitlentia l yIQR15 Resitlntal ]$_Q/{ Planned RUnites Development ■ Neighborhood! Residential Development ■ Monticello His Model trice w . 78.2g F 1J ■ C1 Comm Historic District .r 78-SA C1 Commercial ict '•�. ■ Commercial Office 78-58L ]$_ZAI ■ Planned Commercial rse 7a-5F 78-5g ■ PlannedOevelopmentMixed Comm. 78-3 ]$_Q 7a-SG ■ Planned Developmentict Cm i ■ Doht Industry Crozet District \ Light Industry ■ Heavyyd Oevry -- _ ■ Planned Development IntlusUial Par �_ o:.. s.._.__� n.a e ■ Tovm of5cetlsvilk 78-17A1 77-41 78-17B 1 78-17A 78-17D1 0 78-15C8 OF A< GIS vain $ GeNw]2pbic Data Services N e.. . Ibemade.oi �rtmNrn (+30) 26&5932 My determination ofthm,raphy or mMours, or any depidon M physical Improvements, property lines or Iwumiaros Is for general Information ony arm shall hot b i usM for fire design, mo ifi ation, or construction M Improvements to real proper, or for fioM plain determination. May 18, 2M Map elements may stale larger man GIS data measured in the map or as provided on he data download page due to Me proleNon used. Map Projection: KG580Ivan Mercator (Malary, SpMre) (EPSG 3857)