HomeMy WebLinkAboutZMA201300009 Review Comments Zoning Map Amendment 2013-07-05*-&A
County of Albemarle
Department of Community Development
Memorandum
To: Sarah Baldwin, Senior Planner
From: Glenn Brooks, County Engineer
Date: 5 July 2013
Subject: Stoneiield variations for SDP201300041, and ZMA201300009
The following variances, and the rezoning, are for the proposed plan elements outlined below in red. The
original zoning plan elements are in blue.
Variation IA: Change in boundaries of Block F and G (the right/north side of the plan above). As is
evident in the comparison above, this allows for a bigger, big box with the parking field in front. This
zoning plan was always a capitulation to the big -box development pattern on the north side, while
trying to maintain the neighborhood model, mixed use pattern on the south side. This just stretches the
concept further.
Variation 1B: Change in the District Avenue road alignment (from point A to B in the graphic). Realigning
this road on the north side to accommodate a larger big -box layout, pushing it toward Rt. 29, has the
potential to affect turning movements adversely, if stacking at the turns and signal conflict. The
applicant has provided a traffic simulation, which shows no conflicts. However, the simulation does
not seem to consider turning movements in or out of the site entrances, which could be a significant
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Variation IA: Change in boundaries of Block F and G (the right/north side of the plan above). As is
evident in the comparison above, this allows for a bigger, big box with the parking field in front. This
zoning plan was always a capitulation to the big -box development pattern on the north side, while
trying to maintain the neighborhood model, mixed use pattern on the south side. This just stretches the
concept further.
Variation 1B: Change in the District Avenue road alignment (from point A to B in the graphic). Realigning
this road on the north side to accommodate a larger big -box layout, pushing it toward Rt. 29, has the
potential to affect turning movements adversely, if stacking at the turns and signal conflict. The
applicant has provided a traffic simulation, which shows no conflicts. However, the simulation does
not seem to consider turning movements in or out of the site entrances, which could be a significant
Albemarle County Community Development
Engineering Review comments
Page 2 of 2
hindrance to traffic flow. It also illustrates a misalignment of the through movement at the future
fueling center, which needs a transition to account for the width of the left turn lane. Furthermore, the
change from continuous road bends to T- intersections will make this function more like a parking lot
than a road, at least until the future extensions are built, and provided they do not just end in parking
lots.
It is noted that previous actions regarding District Avenue have limited its use as a road. The original
zoning plan (in blue on the graphic) contained a hard right- angled turn in the road at the big -box store,
which prohibits the smooth flow of traffic, forcing an unwarranted stop condition for the heaviest
traffic movement, which confuses or annoys drivers. This plan will add two more such turns.
Variation 1C: Change in location of future extensions to the north and south. Same as 1B. These
extension are a function of the road location.
Variation 1D: Change in building orientation and size. Same as IA.
Variation 2: Removal of the "cafe", and provision of a "pedestrian corridor ". I have no objection to
removal of the "cafe" concept, which was the small island in the middle of the big -box parking lot.
Like all the connections to Commonwealth Drive, it was never a very tenable idea. The "pedestrian
corridor" being offered is equally weak. Most of it is sidewalks along District Avenue, which should
already be required. The rest, consisting of walkways within parking islands, is too hard for most
people to access, and outside of the big -box parking lot, crosses too many busy travelways to be
considered more practical than walking elsewhere. The county has something similar in the
Hollymead Town Center. This is decidedly not a pedestrian shopping experience. Short of a true
pedestrian orientation for shopping, it would work better if there was a walkway within each parking
row, and along the front of the stores, and both sides of District Avenue, but a token effort is better
than none.
ZMA201300009: F5 outparcel change (shown in the lightest shade of red in the graphic above)
I have no objection to the use, only the location. The proposed fuel center (or restaurant/retail option)
is located directly in the entrance to the big -box parking lot. I do not think it likely that most traffic
will enter from the central entrance, while there is a straight movement from Rt. 29, and a more direct
route from Hydraulic Road. Routing the majority of entering traffic through an ancillary use and
stacking area is not recommended. Maintaining curvature in District Avenue, rather than creating an
intersection at this location, would improve the situation. So would relocating the outparcel.
It is noted that the Kroger parking lot at Rio Hill was treated in the same manner when fuel islands
were installed. The fuel center was placed in one of the primary entrance locations, contrary to
recommendations, and the circulation has been adversely affected.
file: El variances GEB Stonefielct.doc