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HomeMy WebLinkAboutZMA201000008 Review Comments Zoning Map Amendment 2010-12-15OF ALg��9 �'IRGINZP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 December 15, 2010 David Wyant 4686 Garth Rd Crozet, VA 22932 RE: ZMA 2010 -0008; SP 2010 -0025, State Farm Office Tax Map 56A1, Parcel 45A4 Dear Mr. Wyant: Thank you for your November 15, 2010 resubmittal application. Regarding your latest submittal, I have received comments from reviewers and offer the following comments: VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT) 1. The existing driveway is about 30 feet short of the required site distance for the entrance at the posted speed. The applicant should conduct and submit a speed study to VDOT and request a variance of the sight distance requirements if the speed study shows that actual speeds are below the posted speed and the existing sight distance is adequate for the actual speeds. 2. While observing vehicles coming over the hill where the driveway does not meet sight distance, it appears that the average speeds are below the posted speed. The applicant must submit a speed study on the site and submit the findings to VDOT for VDOT to consider a sight distance exception for this location. 3. The entrance is proposed to be rebuilt in the same location with the VDOT Route 691 project. The existing entrance will adequately serve this proposed use until VDOT reconstructs the entrance. COUNTY ENGINNER COMMENTS 1. The new entrance and parking area must meet the requirements of the zoning ordinance for a commercial entrance according to VDOT. As sketched on the concept plan, the parking area would have to be cut into the hillside, either with slopes or retaining walls, which would require a critical slopes waiver. 2. The parking must be set back from the building and deck far enough to ensure a minimum site distance of 100 feet for access aisles around the building. The parking as shown on the concept plan does not appear to meet this requirement as stated in section 4.12.15f of the Ordinance. The parking area is also shown as a prime and double seal surface with four inch curbs, which will require drainage provisions and stormwater management meeting the requirements of the zoning and water protection ordinances. CURRENT DEVELOPMENT AND ZONING COMMENTS The parking spaces are shown 10' wide, which requires a 20' aisle width (Section 4.12.16). The aisle width is shown only 12' wide at the eastern end of the proposed parking area; therefore, the parking as shown on the revised concept plan does not meet the design standards of the Zoning Ordinance and requires redesign. PLANNING COMMENTS Since the design of the parking area needs to be revised for reasons noted above, staff is recommending that parking be relegated — meaning that parking spaces be placed behind the plane of the house that faces Blue Ridge Avenue. Conditions for the Special Use Permit As part of the staff report, staff will be recommending conditions of approval for the special use permit. These conditions will address: • Use of the existing building for the office use • The development to conform in general accordance with the proposed concept plan • Hours of operation • Maximum number of employees • Provision of a sidewalk from Jarman's Gap Road to the building Proffers A proffer has been voluntarily offered in conjunction with the ZMA application regarding restricting the number of units allowed in the proposed R10 zoning to four (ten would be allowed with this zoning classification). In addition to this proffer, staff suggests that you make a commitment to dedicate 26 feet of right - of -way from the centerline of Blue Ridge Avenue, just north of the proposed entrance, to accommodate any future widening of the road along your parcel and accommodate construction of a sidewalk and street trees along Blue Ridge Avenue. These improvements would encourage future construction to be pedestrian and neighborhood friendly. Staff has received comments from the public concerning the height of any future buildings on the site. Under R2 Zoning, the maximum building height allowed is 35 feet. Under R10 Zoning, buildings could be constructed up to 65 feet with additional setback. Staff believes that a restriction to 35 feet would make any future buildings on the site more compatible with the scale of other buildings in the neighborhood. The applicant should consider making a commitment to limiting the height of any future buildings on the site to 35 feet. Another required commitment regards future housing units on the site. Staff recognizes that you are not currently proposing any new housing on the site, but, the R10 zoning district would allow for future construction of additional dwellings. Impacts of new housing in the County are mitigated through cash proffers. The County's cash proffer policy suggests that a cash proffer of $17,800.00 be made for any new single - family detached units and $12,100 for any townhouse or attached units. These proffers would only be applicable if and when any additional units are constructed on the site. If you never construct any additional dwellings on the site, the cash proffers would not be applied. A sample proffer form has been attached for your information. Please modify wording as desired and include this form, with any proposed revisions, with your next resubmittal. Waivers It is likely that even a revised parking area design would involve disturbance of critical slopes on the site, which requires a critical slopes waiver. Staff recommends the applicant request a critical slopes waiver based on section 4.2.5a3 of the Zoning Ordinance as part of the special use permit for this application. The applicant should provide the percentage of the 2,418 sq. ft. area of critical slopes proposed to be disturbed and show the height of any subsequent retaining walls required around the parking area on the concept plan. Any waivers for the design of the parking area should be requested with the special use permit and rezoning application. If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting deferral. If none of these actions is taken, staff will schedule your application for a public hearing based on the information provided with your latest submittal which was made according to the review schedule. Sincerely, Eryn Brennan Senior Planner Attachments: A. Example of proffer language cc: Amelia McCulley, Zoning Glenn Brooks, Engineering Bill Fritz, Current Development Gary Whelan, Albemarle County Service Authority Joel DeNunzio, VDOT Alexander Salomon 7598 Fitzgerald Road Charlottesville, VA 22903 ALg�,�'P IRGINZP COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4012 November 5, 2010 Lauren Morris 1986 White Hall Road Crozet, VA 22932 RE: ZMA 2010 -0008; SP 2010 -0025, State Farm Office Tax Map 56A1, Parcel 45A4 Dear Ms. Morris: Thank you for your recent submittal of an application on September 20, 2010 regarding the above noted tax map and parcel for a zoning map amendment to rezone a parcel from R2 to R10 and a special use permit to allow a professional office in an existing building and increase the parking area. The information provided with your initial application has been reviewed by the Department of Community Development, including the Planning Division, the Zoning and Current Development Division, and the County Engineer. The Fire /Rescue Department, Albemarle County Service Authority, Rivanna Water and Sewer Authority, and the Virginia Department of Transportation have also reviewed the project. Comments from all reviewers are summarized below, following the Neighborhood Model analysis. COMPREHENSIVE PLAN Conformity with the Land Use Plan The Crozet Master Plan designates the subject property as Neighborhood Density Residential. The Neighborhood Density Residential designation allows residential (3 -6 units /acre) and supporting uses such as religious institutions and schools and other small -scale non - residential uses. The requested zoning map amendment is consistent with these designations. The Plan also designates this property as an area that allows the uses noted above, in addition to neighborhood- serving retail/commercial areas and office uses of less than 5,000 square feet that may be allowed in areas located within half of a block of Downtown Crozet along Blue Ridge Avenue and east of Firehouse Lane. Neighborhood Model: The zoning map amendment is to rezone a parcel from R2 to R10 in order to allow a professional office in an existing building, for which a special use permit is concurrently being processed. The following comments indicate how the proposed project complies with the twelve principles of the Neighborhood Model: ZMA 2010 -8; SP 2010 -25, State Farm Office, Lauren Morris, November 5, 2010 2 Pedestrian At present, there is no sidewalk along Jarman's Gap Road; however, a sidewalk will Orientation be constructed with the Jarman's Gap improvements. In order to meet this principle, staff recommends that a sidewalk connecting the building to the Jarman's Gap Road sidewalk be provided to facilitate pedestrian access to the building. Neighborhood Currently no sidewalk, curb and gutter, or street trees exist along Blue Ridge Friendly Streets Avenue; however, such improvements may be considered in the future. Staff and Paths recommends that you make a commitment to dedicate right -of -way on demand for possible future improvements noted above. Interconnected This is a single parcel with no new streets proposed; therefore, this principle does not Streets and apply. Transportation Networks Parks and Open This is a single parcel; therefore, this principle does not apply. Space Neighborhood This property is located in the vicinity of downtown Crozet, which serves as the Centers neighborhood center for this parcel. Buildings and No new construction is proposed; therefore, this principle does not apply. Spaces of Human Scale Relegated Staff recommends that the two parking spaces proposed in the northwest corner of Parking the site be relegated behind the existing building as viewed from Blue Ridge Avenue in order to meet this principle. Mixture of Uses This is a commercial use and no residential uses are currently planned. However, the commercial use would add a complementary use to a mixed -use area; therefore, this principle is met. Mixture of If the Special Use Permit is abandoned, the parcel would return to residential use Housing Types only. With R10 Zoning, a mixture of housing types would be possible in the and Affordability neighborhood. Redevelopment This proposal would allow reuse of an existing residential structure as a commercial use. This principle is met. Site Planning An approximately 2,418 sq. ft. area behind the existing structure is designated that Respects critical slope. The parking as shown on the concept plan would disturb the critical Terrain slopes, which requires a critical slopes waiver. In addition, the proposed parking area would require slopes or retaining walls, which need to be shown on the concept plan. It is not known if this principle is met; however, it is possible that conditions for a future critical slopes waiver could ensure this principle is met. Clear Boundaries This project is not near a boundary with the Rural Areas; therefore, this principle with the Rural does not apply. Areas Additional comments provided by the Virginia Department of Transportation, the County Engineer, the Zoning and Current Development Department, Fire and Rescue, the Rivanna Water and Sewer Authority, and the Albemarle County Sewer Authority are included below. TRANSPORTATION COMMENTS • The application indicates that this use will generate less traffic than a residential use, but the number of proposed parking spaces indicates that besides the three employees, they will also have customers to this proposed site. ZMA 2010 -8; SP 2010 -25, State Farm Office, Lauren Morris, November 5, 2010 3 The existing driveway on Blue Ridge Avenue has limited sight distance to the right due to the grade of the road and the short vertical curve at the top of the hill. This entrance does not meet the minimum sight distance for a commercial entrance and it does not appear that the proposed Jarmans Gap Road project will change the site's sight distance. COUNTY ENGINNER COMMENTS 1. The new parking and entrance must meet the requirements of the zoning ordinance for a commercial entrance. As sketched on the concept plan, the area would have to be cut into the hillside, either with slopes or retaining walls. 2. A commercial entrance would need to be installed, with accommodation for the Jarman's Gap road improvements. 3. The parking would have to be set back from the building and deck, with a paved surface and curbing, which would require drainage provisions and stormwater management meeting the requirements of the zoning and water protection ordinances. CURRENT DEVELOPMENT AND ZONING COMMENTS 1. If the Board approves the special use permit, a site development plan will be required. The information submitted to date is not substantial enough for a site plan. The site plan is not required at this time; however, it will be required prior to the change in use from a house to a commercial office. 2. You may wish to request a site plan waiver which allows for a reduced level of information for review. For a waiver to be acted on, you need to make the request and state which provisions of Sections 32.5 and 32.6 they are asking to be waived. (The wavier process is contained in Section 32.3.10.) The waiver could be processed with the Special Use Permit or be requested in lieu of a site plan at a later date. 3. The required additional parking will need to meet the design standards for parking (such as, paving, striping, sizing, slope and curb and gutter) unless you are granted a waiver of these standards as allowed by Section 4.12.2(c). If you are seeking a waiver you will need to submit the request, provide information on the alternative design desired and submit a justification using the criteria of Section 4.12.2.(c). 4. Please note that appropriate screening (Section 32.7.9.8) will need to be provided to screen the parking from adjoining residential properties. Proposed screening will need to be provided on the site plan. 5. All other design requirements of the zoning ordinance will also have to be met, such as but not limited to, landscape, lighting, and sidewalks. BUILDING INSPECTION COMMENTS The Building Inspections Department has no objection to the proposal. WATER AND SEWER COMMENTS The Rivanna Water and Sewer Authority (RWSA) has provided the following comments: ' . IIIIIIIIII ►LI. Tip 011111IIIIII10 1. Capacity issues for sewer that may affect this proposal None Known 2. Requires Rivanna Water and Sewer Authority capacity certification Yes X No 3. Water flow or pressure issues that may affect this proposal None Known 4. "Red flags" regarding service provision (Use attachments if necessary) None Known The Albemarle County Sewer Authority (ACSA) has indicated that the site is in a jurisdictional area for water and sewer and has no objection to the application. ZMA 2010 -8; SP 2010 -25, State Farm Office, Lauren Morris, November 5, 2010 4 FIRE AND RESCUE COMMENTS The Fire and Rescue Department has stated that the application must comply with the Virginia Statewide Fire Prevention Code and final approval is subject to a field inspection and verification. This can be completed during the Site Development Plan review process. DESIGN COMMENTS Staff has received comments from the public concerning the height of any future buildings on the site. Under R2 Zoning, the maximum building height allowed is 35 feet. Under R10 Zoning, buildings could be constructed up to 65 feet with additional setback. Staff believes that a restriction to 35 feet would make any future buildings on the site more compatible with the scale of other buildings in the neighborhood. As mentioned earlier in this letter, staff is recommending that a sidewalk connecting the building to the new Jarman's Gap Road sidewalk be provided to facilitate pedestrian access to the building. Staff is also recommending that parking be relegated — meaning that parking spaces be placed behind the plane of the house that faces Blue Ridge Avenue. As well, after construction of the improvements to the intersection with Blue Ridge Avenue and Jarman's Gap Road, additional parking spaces would impact other areas of the site. For this reason and other reasons identified in the next paragraph, staff asks that you give strong consideration to preparing a more detailed concept plan prior to proceeding further with this proposal. CONCEPT PLAN Several staff members have noted the future site plan requirements and the need for a critical slopes waiver because of disturbance for parking. VDOT has indicated that the entrance to the property from Blue Ridge Avenue does not meet site distance requirements for a commercial entrance. A relocated commercial entrance would affect where and how parking is provided, and relocated parking spaces would affect critical slopes and existing vegetation on the site. In addition, the proximity of parking to the adjoining residential parcel on Blue Ridge Avenue may be of concern to the neighbor; hence, adequate area will be needed for screening trees. Before proceeding to the next step for this special use permit, it is essential that you meet with VDOT to establish if, where, and how a commercial entrance could be accommodated on the site. If a commercial entrance is not feasible, staff will not be able to recommend approval of the rezoning and special use permit. If a commercial entrance can be accommodated on the site, staff recommends that you prepare and submit a more fully developed concept plan that shows: • The approved VDOT improvements along Jarman's Gap Road. • The location of the commercial entrance that can be approved by VDOT. • Topography of the site (which can be topographic information taken from the County's GIS Web). • The proposed location of parking spaces that meet Zoning Ordinance requirements. • The area of critical slopes proposed to be disturbed, possible retaining walls, and screening around the parking area as required by the Zoning Ordinance. • The number of parking spaces required and the number provided, based on the square footage of the office. • A revision date for the concept plan, a title, and the name of the preparer of the plan. While there appears to be adequate room to provide future parking spaces, staff believes you should be aware of the extent of improvements needed to meet ordinance requirements. If the special use permit is ZMA 2010 -8; SP 2010 -25, State Farm Office, Lauren Morris, November 5, 2010 approved, having a more detailed concept plan can avoid future delays during the site development plan review process. Proffers A proffer has been voluntarily offered in conjunction with the ZMA application regarding restricting the number of units allowed in the proposed R10 zoning to four (ten would be allowed with this zoning classification). In addition to this proffer, staff suggests that you make a commitment to dedicate 26 feet of right -of -way on Blue Ridge Avenue to accommodate any future widening needs across your parcel and accommodate construction of a sidewalk and street trees along Blue Ridge Avenue. These improvements would encourage future construction to be pedestrian and neighborhood friendly. Another required commitment regards future housing units on the site. Staff recognizes that you are not currently proposing any new housing on the site, but, the R10 zoning district would allow for future construction of additional dwellings. Impacts of new housing in the County are mitigated through cash proffers. The County's cash proffer policy suggests that a cash proffer of $17,800.00 be made for any new single - family detached units and $12,100 for any townhouse or attached units. These proffers would only be applicable if and when any additional units are constructed on the site. If you never construct any additional dwellings on the site, the cash proffers would not be applied. A sample form has been attached for your information. Conditions for the Special Use Permit As part of the staff report, staff will be recommending conditions of approval for the special use permit. These conditions will address: • Use of the existing building for the office use • Location of parking • Hours of operation • Maximum number of employees • Provision of a sidewalk from Jarman's Gap Road to the building Resubmittal or Public Hearing Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to these comments on a resubmittal date as published in the project review schedule (the full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page), OR (2) Request a public hearing be set with the Planning Commission based on the information provided with your original submittal (a date will be set in accordance with the Planning Commission's published schedule as mutually agreed to by you and the County), OR (3) Request indefinite deferral and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting the deferral. If none of these actions is taken, staff will schedule your application for a public hearing based on the information provided with ZMA 2010 -8; SP 2010 -25, State Farm Office, Lauren Morris, November 5, 2010 6 your original submittal. Unless you fail to respond within the time periods specified above, a public hearing with the Planning Commission will not be advertised until you advise us that the project is ready to proceed to a public hearing. At that time, a legal advertisement will be run in the newspaper and a staff report will be prepared to go to the Planning Commission. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. After you have reviewed these comments, if you wish to meet with staff on the comments, please let me know and I will set up a meeting. Please contact me at (434) 296 -5832 x 3029 or e-mail me at: ebrennan@albemarle.org. Sincerely, Eryn Brennan Senior Planner Attachments: A. Example of proffer language cc: Amelia McCulley, Zoning Glenn Brooks, Engineering Bill Fritz, Current Development Gary Whelan, Albemarle County Service Authority Joel DeNunzio, VDOT Alexander Salomon 7598 Fitzgerald Road Charlottesville, VA 22903