Loading...
HomeMy WebLinkAboutZMA202400001 Presentation Zoning Map Amendment 2024-01-16LINE AND GRADE ZONING MAP AMENDMENT (2024XXXXX) Civil Engineering TO: Andy Reitelbach Senior Planner II Albemarle County Community Development FROM: Kendra Moon, PE Line and Grade Civil Engineering DATE: January 16, 2024 RE: Airport Road Phase 3 / TMP 32-20F Zoning Map Amendment Application PROJECT DETAILS Applicant: Airport Auto Investments Phase 3 LLC Consultant: Line and Grade Civil Engineering I Kendra G. Moon, PE Name of Project: Airport Road Phase 3 Short Description: Rezoning of R1 to HC Proposed Site: 1761 Airport Road, Charlottesville, VA 22911 Parcel ID Number: 03200-00-00-020FO Short Parcel ID: 32-20F Total Acres: 1.05 ac Owner: Airport Auto Investments Phase 3 LLC Current Tenant: Single family residential Magisterial District: Rio Zoning: Rt Residential Proffered: No Overlays: Airport Impact Area, Entrance Corridor Comprehensive Plan Area: Hollymead Places 29 Comprehensive Plan Use: Urban Mixed Use (in centers - Neighborhood Service) Comprehensive Plan Use: Office/R&D/Flex/Light Industrial Comprehensive Plan Use: Neighborhood Density Residential Land Use: Single family residential Surrounding Uses: Single family residential to north; vacant commercial land to the east (currently used for vehicle storage); vacant industrial land to the west between Innovation Drive right-of-way and subject property; and single family residential to the south across Airport Road EXECUTIVE SUMMARY Airport Auto Investments Phase 3 LLC would like to formally request a Zoning Map Amendment (ZMA) from Residential (R1) to Highway Commercial (HC) at tax map parcel 32-20F in Albemarle County, Virginia. The subject parcel has long been a single-family residential property. However, it is located directly off of a 4-lane minor arterial roadway on land that is designated by the County's Comprehensive Plan as Urban Mixed Use in a Neighborhood Service Center. Given the context of this parcels location, the proposed ZMA is consistent with the Comprehensive Plan and is of no substantial detriment to surrounding parcels or public facilities. line-gmde.com 0 113 4" St. NE; Suite 100, Charlottesville, VA 22902 Airport Road Phase 3 / TMP 32-20F Zoning Map Amendment Application January 16, 2024 Site Mapping Image I -Subject parcel, source: Google Maps, 2021 LINE AND GRADE Civil Engineering Page 2 Airport Road Phase 3/ p 32-20F LINE A N D Zoning Map Amendmentt Application January 16, 2024 GRADE PROPOSAL Civil Engineering The main purpose of this proposal is to rectify the current use of parcel 32-20F (hereafter referred to as the "subject parcel") with the desired uses for this parcel as shown in the County's Comprehensive Plan. The subject parcel is currently zoned R1 which is consistent with its current use (see Appendix 6 for the current zoning map). However, as shown in the Comprehensive Plan Land Use Map (see Appendix C), the planned use for this parcel is Urban Mixed Use (in Centers). This proposal seeks to amend the existing zoning of the subject parcel to Highway Commercial (HC). If approved, this rezoning will allow for the by - right redevelopment of the subject parcel to a use better suited for its location along a 4-lane road near the airport. For context, the three parcels along Airport Road to the east of this site are all designated HC. The proposed zoning of HC was selected for its benefits to the public and for its consistency with the Comprehensive Plan and the zoning of surrounding parcels. j O 5 WN PI ,•!:� wa...rmr %rann.e ��P�CaIYpO�IM�i.411B114PMS5Ei LL0 �. �. 4II nmW z1 s/nG:M I /r r m®� I � tr� - Image 3 - Concept Plan A general concept plan has been developed to show the maximum buildout potential of this site (see Appendix A and Image 3 above). The applicant does not currently have a future tenant in mind in this location, therefore building and parking envelopes are generally outlined but may not be fully utilized. As conceived, the building footprint is just below 15,000 sf and up to 65 feet tall, with the first two levels designated to enclosed parking. There is an additional surface parking area on the site behind the building. Though this concept plan is not being proffered, the location of the parking area is to be proffered such that parking shall not be located to the front of the building (see proffer statement). This concept plan has been developed with the knowledge that there is a roundabout planned at the intersection of Airport Road and Innovation Drive, and there will be major frontage improvements conducted by VDOT along this parcel, including the realignment of Airport Road, a new shared use path, and some right of way take. a 'a" s' Airport Road Phase 3 / TMP 32-20F Zoning Map Amendment Application January 16, 2024 XORRW131=110d.PuF;J I.T:I:l?I The subject parcel is designated as Urban Mixed Use within the Places2g Master Plan. Additionally, it is located within a designated Neighborhood Service Center. Refer to Image 4, below. Future Uses In general, the allowable uses in the HC zoning designation are consistent with the land uses recommended for Neighborhood Service Centers. However, there are some uses which are expressly not permitted within Neighborhood Service Centers, such as storage and distribution, which will be proffered out (see Appendix D and proffer statement). Building Massing As shown in the concept plan, the site constraints limit the size of the building to approximately 15,000 sf, which is the recommended maximum footprint in Neighborhood Service Centers. Therefore, limits on the building footprint will not be proffered. Similarly, there are no proposed constraints on building height beyond the 65 ft limit per the zoning ordinance as the constraints for parking and the context of the area will likely limit the building height. Six stories are shown on the concept plan for an example of the maximum buildout (should this become a hotel, for example). It is worth noting that the parcels to the east and south of this property are all commercial properties with 65 ft building height limits. Open Space The Comprehensive Plan recommends 10% usable open space be provided within each center or on each site. A common open space for the center may be better suited for a parcel more central to the Neighborhood Service Center limits, but it is likely that some patio space will be included in front of the building, depending on the future use of the site. VDOT's planned Airport Road improvements show a right-of-way take of 15 ft at the front of the site, though this has not been finalized. The right-of-way take will impact the open space available within the parcel limits. LINE AND GRADE Civil Engineering Airport Road Phase 3 / TMP 32-2OF Zoning Map Amendment Application January 16, 2024 IMPACTS ON PUBLIC SAFETY FACILITIES, PUBLIC TRANSPORTATION, PUBLIC SCHOOLS, PUBLIC PARKS, ENVIRONMENTAL FEATURES, AND ADJACENT PROPERTIES The proposed uses and future uses for this site are not expected to have a negative impact on public facilities or surrounding properties beyond the baseline impacts that are involved in almost any development (e.g., increased traffic, land disturbance). Potential impacts are evaluated in turn below. Impact on public facilities and infrastructure No negative impact is anticipated on public schools, parks, or safety facilities. There are no schools or parks located along Airport Road. As for safety facilities, there is a fire rescue station less than �'/4 mile away off of Airport Road. The increased density on the site due to development will inherently increase the need for fire rescue, but the site is accessible to fire rescue vehicles and will be required to meet all design guidelines for utilities and travelways during the site plan process. An increase in traffic is anticipated along Airport Road as a result of commercial development on this site. The current use as a single-family residence is estimated to generate 10-15 trips per day, though most commercial uses have the potential to increase this to around 500 trips per day. The 2022 AADT volumes on Airport Road are 5,501 trips per day, so this is a 2-9% increase anticipated. See Table 1 below for potential future uses and their corresponding trip generations. A total gross square footage was assumed at 15,000 sf for most uses, as they are mostly single story. The most intensive future use estimated is a variety store with up to 955 trips per day at maximum buildout, and one of the lower potential uses is a church with 114 weekday trips. Table t ITE Trip Generation data for various possible uses ITE TRIP GENERATION: LINE AND GRADE Civil Engineering ss9n Enmfx TRvo3+Elavvl ova 61®QIYCl16PiC VEHICiES ANI PEAR HOUR M. STREET TMFFIC PM PEAK HOUR ADJ. STREET TRAFFIC USE DESCFIPTION ITE CODE UNITS Q,,PUNITS PER OAT %IN %OUT IN Off TOTALTRPS %IN %OUT IN OUT TOTAL TRIPS Gartra10lfice 710 LOW VGFA 95 466 W% 12% W 8 68 17% 83% 11 64 CaumS 5W LOW . GFA 15 114 0% 38% 3 2 5 44% 56% 3 4 NaNwaryPabl Score 816 IOW OGFA 15 M 54% 46% ) 1 M 4% 54% 21 24 b yare4'Sr. 814 IOW OGFA 15 M5 55% 45% 25 21 a 51% 49% 51 W IOL Pu,mary 880 LOW 9GFA 2 MO 65% 35% 4 2 6 49% 51% 8 9 17 WaIKin Bank 911 1 Empby¢ 5 - 0% 48% 16 16 M 51% 49% 19 2 37 Re .'r 932 LOW eGFA 5 1538 55% 45% 26 22 46 61% 39% 28 17 b Hoe 310 1 Roan 45 360 56% 44% 12 9 T1 51% 49% 14 L3 21 N.ery!Gan4.n C>,le, 817 LOW #GFA 10 61M 0% 48% 42 W ✓O 49% 51% 41 43 all We Gross flwarea 6 auemm Lash on me ma,3n um fooWmm ,Voem, in Ore Comb P6n, unless enpdetbal for the use. Some uses are asvrmen W rare only megn, while omers ameRte tlWMlemuNpks Re This site is right -in, right -out only since there is a raised median along Airport Road to prohibit left turn movements. Of the future uses listed in the table above, only the 15,000 sf variety store comes close to warranting a right -turn taper. Impact on public transportation There is no impact on public transportation foreseen with this application. No transit stops exist within the vicinity. A shared use path along the frontage of the parcel will increase connectivity to neighboring parcels. Impact on environmental features Currently there are no known environmental features of significance that will be impacted by this rezoning. The site is to be graded to maintain existing drainage patterns. Increases in stormwater and impacts to vegetation will be managed in accordance with County requirements as the site plan is developed. Page 5 Airport Road Phase 3 / TMP 32-20F Zoning Map Amendment Application January 16, 2024 Impact on adjacent properties This site is bordered by two roads, a commercial property, and a single-family residence. The subject property is required to maintain a 50 ft building setback and 20 ft use buffer from this residential property. Additionally, there are restrictions on the allowable noise generated from this property due to its location within the Airport Impact Area overlay district. These restrictions all work together to mitigate negative impacts on the existing residence. CONCLUSION The rezoning of the subject parcel from R1 to HC will make it consistent with the zoning of its surrounding parcels and with the Comprehensive Plan. The parcel is located off of a minor arterial roadway in what is already a commercial area, so no added impacts are anticipated from the rezoning of this parcel. The rezoning will increase the site's economic benefit to Albemarle County by providing more opportunity for retail environments, office types, and employment opportunities, which is a goal outlined in the Places29 vision statement. List of Appendices: Appendix A: Concept Plan Appendix B: Current Zoning Map Appendix C: Comprehensive Plan Land Use Map Appendix D: Future Use Table LINE AND GRADE Civil Engineering Appendix A Concept Plan AIRPORT ROAD PHASE 3 6TH STORY 648 _ 15'STEPBACK \ \ \ \ _ 5TH STORY 638 \ \ \ TMP,32A-0/-OB-5 / 4TH STORY 628 FI'STEPBACK TMP.32-20C HENSLEY, BARBARA A MARSHALL, WILLIAM SCOTT, IND 8 AS DR /0/8, PG.4970 / 15' STEPBACK \ TRS OF RACHEL K MARSHALL REV TRUST 1. 967 AC (SURVEY) 3RD STORY 618 \ \ \ D9.4464, 1-9.203 ZONED: R/ aa; 0.55 AC (LEGAL) PRESENT USE SINGLE F4MlL Y RESIDENTIAL ' ZONED: RA _ - \ & eQ' 2ND STORY 608 4�` ^ PRESENT USE. VACANT PARKING ©•i� a At _ ` o o _ / e ep `��/ py. �`v,a 1ST STORY 598 =- Yr ��} y� �� ` / y, y� �~"V'4* s^ ' /n h" ti""� S LOBBY PARKING \ \ \ \f y`�' may, - FFE 5 e `� _ - g y ` FFE585 SIDEWALK g • TG� y `�} \"a' — �erp—�� NSA' y ''bM/]L1R — — — 9 �R— — — — — — \ \ gym F c c y�yr� ��� iy� `mac 'MM ^ PROPOSED GRADE in, i cm�� �m�'"ilIry �ev �s F e �` �` m d / SIDEWALK \^ _--'"�"--y'•``"� ^` r, ' c /n\1" CONCEPT ELEVATION SECTION A \ rn� �m�� `"�hlr^nn" 20' MAX. PARKING SETBACK AND USE BUFFER FROM R1' s, in\1� O \ \ \ - ---- 1A-----��---- F - c rMP.32-6R EMERGENCY VEHICLE TURN -AROUND \ \ \ \F UNNERSITY OF VlR IN/A OUNDATION\ 600 D9.4957, PG.692 SURFACE PARKING —� 465.86 AC (LEGAL) \ \ \ b ZONED: PD-IP \ PNT lN\U RESENT USE- VACATRIAL PROPOSED UNDERGROUND ;•1 STORMWATER DETENTION SYSTEM \ \ 50' MAX. REAR BUILDING SETBACK FROM R1 \\ j \ • e I \ \ CG-2 (TYP) \ \ \\ \ 10 • \ \ I \ \ TMP 32-20F — — — — — — — _ AIRPORT AUTO INVESTMENTS PHASE 3 LLC I / o• , j DB.5493, PG.341 I2 7MP32-20o / 1.046 AC /SURVEY` AIRPORTAUTOINVESTMENTS LLC ` / 5g2 20J AC (SURVEY) \ 1 EXISTING ZONING: R1 I ZONED: HC \ \ PROPOSED ZONING: HC PRESENT USE COMMERCIAL ACCESSANDSTORAGE \ \ \ A I / / \ ° on \ \ PROPOSED BUILDING ENVELOPE _ — — �. •. �' ���, L- ^ 1 \ \ 14,600 SF a; \ UP TO 6 STORIES OR 65 FT i (FIRST 2 LEVELS RESERVED FOR PARKING) `\ 0 6TH STORY BUILDING STEPBACK /- \ — — — — — — — — — — — — — — — — — — 26' / �, � DRIVE AISLE I / \� 5TH STORY BUILDING STEPBACK / `� ---------------- I o �'Id \ • ° • .\� �, \ 0 4TH STORY BUILDING STEPBACK I / \ o rPoO N\•n _ �� \ \ 30' MAX- FRONT BUILDING SETBACK CONCEPTUAL UTILITY EASEMENT —J / FOR ROUNDABOUT PROJECT / _ 5 IN, u 10' IN. FRONT BUILDING SETBACK / O y :,A ! \ �, '.®• � CONCEPTUAL ROW FOR 3 / O2 \ — _ 0 PARTIAL ACCESS }� \ \ o \ — ROUNDABOUT PROJECT ?� \ < \\ v.' ``\ \ ., • ° \ �, — + COMMERCIAL ENTRANCE �S .p \ \ ..` \ ` \ , \. cp 4 - . EX ROW p \ L ilk , ` . O<`I , \. \<�• , '�. > .. \ \ \ .% -- UU \ _ + t• ,\ S�! `\�\+,i,,'\\ \.•\\• .`` \< \' \ • e - PROPOSED STREET-__ TREES@350.C. TYP - R, ��- --_i�- \ice' ( ) - ------ R25'- — `� \ , ` \ 1' Z �.... \ ` < ` • \ \ \ I \ ' 4'_� o ' \�' - R25' CG-6 ---- — \ ., \ ` 77 PROPOSED ENTRANCE LOCATION BASED RTE 649Lit--AIRPORT ROAD \ J `,';I ?� `` ` , \ �� _ -`•\ a . ' \' ' ' ROW WIDTH: VARIABLE Y i�0 OF PROPOSED AIRPORT ROAD GEOMETRYOFF ' WITH INNOVATION DRIVE ROUNDABOUT \ f'--�I?,In ` -- - - \ 'U CONCEPT PLAN 1 1" = 20': 0 20 40 z wLLI Q z /J 0 J Z > 0 W r Qa a D o nH^ 1..� LLJL �z W J V < z Z w m O O a V Q 0�1>612029 SUBMISSIONS/REVISIONS 1: 01/16/2024 LINE AND GRADE Civil Engineering c 1 Appendix B Current Zoning Map AIRPORT ROAD PHASE 3 32-41 D2 649 32-41A1+ 32-41A2 32 -20 F 32-41 B I '\32P 01 OP 13 P\ / 32\\ OB-18A o -�' Negendms on map may not appear In legend) 72A-01- M m O ParcelInfo OB-8q Q N 32A-01-OA-6A ❑ parcels o 0 Zoning Info 32A-01-OB-8 o Q or Q 1 I ov Op Zoning Classifications Q ^,, Rural Areas N O N� Village Residential N o^ 32A-01-OA-6 r7 Ri Residential ry R2 Residential Q ev R4 Resitlential 32A_01_Q B_] ry m R6 Resitlential 32A-01-OA-5 0 ■ R10Resicamel 2q,01'0qp Planned Unit Development , Q Planned Residential Development --N ■ Monticello is Model District 32A-01-OA-8 32A 01 OA 4 M ■Monticello Historic District 32A-01-OB-6 O'/ O O C O 3zA-o1-o6-s ^�Ne o 32A-01-OB-3 32-39 32-41G / n 32-37B1 32A-01-OA-9(/ \ 32A_'0' N Q m 0 oQi Q o N Nx 32-39 B 32-38A Cl Commercial Commercial Office ■ Highway Commercial 32A-01-OA-3 ■ Planned Development Shopping Ch. ■ Planned Development Mixed Comm. ■ Downtown Crozet District Light Industry I 32A-01-OA-2 ! Heavy Industry ■ Planned Development Industrial Par Town of Scottsville 3 2A-01-OA-1 OA-1 A 0 ^ N o j per 0 Ne h �t.or4 GIS-Web 4664-4 / M 3 lI . ceograpmcoala miggiea /es,rom an Dine Earnings 32-36G en* pKeu 2%5832 My determination of topo3rapby or contours, or any depiction of physical Improvements, property lines or boundaries Is for general Information only and shall not be used for Me design, modification, or constmclion of Improvements to real properly or for fil plain determination. April 30. 2021 Map elements may scale larger than GIs data Measured in the map or as provided on the data dorm orad page due to the projection used. Map Profacfion: tenii Web Mercator (Auuliary sphere) (EPSG 3857) Appendix C Comprehensive Plan Land Use Map AIRPORT ROAD PHASE 3 p1 0P 13p 32P' 32A_ 01-08-8A N 32A-01-OA-7 32=206 32A-01-OB-18A ^ Q7 r0 32A-01-OA-6A Legend (Note Some Items on map may not appear In legend) Parcel Into OQ O m O ❑ Parcels Q^ 0 Q '� Comp Plan Land Use Into 32A-01-OB-8 3P_18 �N O ]a Urban Development Area Boundary 32-17 ^ 'NVo ^� N 32-6R dz p NQ c 32A-01-OA-6 M Q N Comprehensive Plan Areas Crozet Master Plan Land Use ■ Greenspace• Neighborhood Density Residential L v32A-01-OB-7 ^ M Neighborhood Density Residential 32-18A o' 1 tN 32q- CI 32A-01-OA-5 0 ^ - Urban Density Resident Mixed -Use ■ N M ' o1.Oq- 0 32A-01-OB-6 pe Q o Q -_N 32A-01-OA-8 M 32A-01-OA-4 Natrona Light Bons Light Crozet ■See Crozet Masterplan Text Pantork Master Plan Centers and Di n N Urban Center © Neighborhood Service Center P� 32A-01-OA-3 O O O Employment District U 1: C Recreational District n Q T O 32A-01-OB-5 o 32A-01-OA-2 Protons Master Plan Future Street N Principal Arterial ^N Boulevard — Avenue - 32A-01-OA-9 (Conceptual Alignment)LocalS — Local Street - Local Street (Conceptual Alignment) 32-20F 32A-01-OB-4 32A-01-OB-3 32A-01-OA-1 —,� 32A-01-OA-1A Rural Transition Pantops Master Plan Urban Center ^ ^' R' N PantopS Master Plan Land Use Neighborhood Density Residential ■ Commercial Mixed Use 32-20 D m^ N o O to, 9 Urban Density Residential Community Mixed Use 32-4182 ` N ,32-2OE rh O O Q r hN h Office / R 8 D / Flex I Light Industrial Institutional ■ Public Parks / Potential Public Park Parks and Green Systems 32-41A1+ 32-40 32-39B 32-38A 32A-02--1C 32-41B \ 32-39 \ o \� 32-38 p 106��� 32-41 A2 o��q 32-41G a 32A-02--1A3 M / N�C:r'1/'�?6 32-41P 32-37B1 / 32A-02--1A2 376 ft 'mi y GIS-W b lulil�- Geographic Data Service, S 32-37B2 o 32-41G1 32-41R 32-37C 4684-4 vmwaltermare on mis 33�4l D1 32-37A1 32�37C1 32-36G r' acrrn* (43M 2%5832 My tletermination oftopo3raphy orcontours, or any depiction of physical Improvementsproperty lines or boundaries is for general Information only and shall not be used for the design, modificationor construction of Improvements to real property or for BOM plain tletermination. April 30. 2021 Map elements may scale larger than GIS data measured in the map or as pmvidetl on the data dconload page due to the protection used. Map Protection: WGS84 Web Mercator (Auuliary Sphere) (EPSG 3857) Appendix D Future Use Table AIRPORT ROAD PHASE 3 FUTURE USE TABLE 'Strikethrough indicates uses that will not he allowed on this site Sec. 24.2.1- By right 1 Car washes 2 Automobile, truck repair shops 3 (Repealed 2-6-19) 4 Building materials sales 5 Churches, cemeteries 6 Clubs, lodges (reference 5.1.02) 7 (Repealed 2-6-19) 8 Educational, technical and trade schools 9 Factory outlet sales - clothing and fabric 10 Feed and seed stores (reference 5.1.22) 11 Financial institutions 12 Fire extinguisher and security produces, sales and service 13 Fire and rescue squad stations (reference 5.1.09) 14 Funeral homes 15 Furniture stores Food and grocery stores including such specialty shops as bakery, candy, milk dispensary and wine and cheese 16 shops Home and business services such as grounds care, cleaning, exterminators, landscaping and other repair and 17 maintenance services 18 Hardware 19 (Repealed 6-3-81) 20 Hotels, motels and inns 21 s^'e .^^.'.^^. st,;,g^ faol'.'.^a 22 ^ 23 Manufactured home and trailer sales and service 24 Modular building sales 25 Motor vehicle sales, service and rental 26 New automotive parts sales 27 Newspaper publishing 28 Offices 29 Office and business machines sales and service 30 (Repealed 2-6-19) 31 Retail nurseries and greenhouses 32 Sale of major recreational equipment and vehicles 33 Wayside stands- vegetables and agricultural produce(reference 5.1.19) 34 ` 35 Water, sewer, energy and communication distribution facilities 36 Public uses (reference 5.1.12) 37 Temporary construction headquarters and temporary construction storage yards (reference 5.1.18) 38 Indoor theaters 39 Heating oil sales and distribution (reference 5.1.20) 40 Temporary industrialized buildings (reference 5.8) 41 Uses permitted by right pursuant to subsection 22.2.1 of section 22.1, commercial C-1 42 Indoor athletic facilities 43 Farmersmarket (reference 5.1.47) 44 Stormwater management facilities shown on an approval final site plan or subdivision plat 45 Tier I and Tier II personal wireless service facilities (reference 5.1.40) 46 St,rage yards Laboratories/Research and Development/Experimental Testing; gross floor area of the establishment does not exceed 4,000 square feet per site; provided that the gross Floor area of the establishment may exceed 4,000 47 square feet per site by special exception approved by the board of supervisors. 48 49 " 50 Drive -through windows (reference 5.1.60) 51 If the use is served by either public water or an approved central water supply: a. Automobile service stations (reference 5.1.20) J. Convenience stores c. Restaurants Uses permitted by right in the Rural Areas (RA) district pursuant to section 10.2.1, provided that the use is not 52 served by either public water or an approved central water supply. Any use listed in subsections 24.2.1(1)—(51) not served by either public water or an approved central water supply, provided that: (i) the use is within a structure lawfully existing or vested on February 6, 2019; (ii) no external change on the property occurs other than maintenance or signage changes; and (iii) the use is not 53 subjectto a special use permit issued under subsection 24.2.2(13).