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Home My WebLink AboutSP201300021 Staff Report 2014-03-18ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SP201300021 Rolkin Road Shops Staff: Sarah Baldwin, Senior Planner Drive - through Window (Rivanna Magisterial District) Planning Commission Public Hearing: March 18, Board of Supervisors Hearing: TBA 2014 Owner(s): Pantops Office Building, LLC. Applicant(s): Riverbend Development Acreage: 1.67 Rezone from: Not applicable Special Use Permit for: Section 25.A.2.2(1) which allows for drive - through windows serving or associated with permitted uses. TMP: Tax Map 07800- 00- 00 -075AO By -right use: Planned Development Mixed Location: Intersection of Rolkin and Abbey Roads. Commercial (PDMC) Magisterial District: Rivanna Proffers /Conditions: Yes Requested # of Dwelling Units /Lots: not applicable DA - X RA - Proposal: Request for a special use permit to Comp. Plan Designation: Urban Mixed Use — establish a drive - through window associated retail, commercial services, office, and a mix of with Starbucks coffee shop. residential types (6.01 — 34 units /acre) Character of Property: The property is a vacant Use of Surrounding Properties: The surrounding parcel within an existing established shopping center. area consists of a shopping center with other commercial outparcels. Factors Favorable: Factors Unfavorable: 1. The ARB design planner has completed a 1. None. preliminary review of this proposal and had no objection to the proposed use. 2. The parcel is located behind parcels that are adjacent to the Entrance Corridor thereby limiting impacts of the drive — through lanes on the EC. 3. There is no conflict anticipated between vehicles using the drive -thru lanes and parking lot or with any off -site traffic Recommendation: Based on findings presented in the staff report, staff recommends approval with a condition. SP201300021 — Rolkin Road Shops Drive - through Window Planning Commission: March 18, 2014 Page 1 STAFF CONTACT: PLANNING COMMISSION: BOARD OF SUPERVISORS: Sarah Baldwin, Senior Planner March 18, 2014 TBD PETITION: PROJECT: SP2013000021 Rolkin Road Shops (Rivanna Magisterial District) PROPOSAL: Allow for a drive - through window for a retail building on 1.672 acres. No dwellings proposed. ZONING: PD -MC - Planned Development Mixed Commercial; large -scale commercial uses; residential by special use permit (15 units /acre) under Section 25.A.2.2(1) which allows for drive - through windows serving or associated with permitted uses ENTRANCE CORRIDOR: Yes COMPREHENSIVE PLAN: Urban Mixed Use — retail, commercial services, office, and a mix of residential types (6.01 — 34 units /acre) LOCATION: Southwestern corner of Rolkin Road and Abbey Road intersection approximately 300 feet south of the Rolkin Road and Richmond Road (Route 250) intersection TAX MAP /PARCEL: 078000000075A0 CHARACTER OF THE AREA: The property is a vacant piece of land at the corner of Abbey and Rolkin Roads within the Rivanna Ridge Shopping Center on the east side of Route 250. The area (see Attachment A) is characterized by a mix of commercial and office development both adjacent to the site as well as on the on the west side of Route 250. PLANNING AND ZONING HISTORY: This property was part of the 1980 comprehensive zoning map amendment, which designated it as Planned Development Mixed Commercial (PD -MC). There are a series of ARB, site plan and subdivision approvals spanning from 1993 to 2012 all of which contributed to the commercial development that exists today such as the Giant Food Store, Applebee's, and Exxon Gas Station and Market. In 2003, a special permit was approved for a drive - through for Sun Trust Bank (SP2003 -46). A rezoning was approved in 1998 to PD -MC, which permitted the establishment of the Amoco, The Department of Motor Vehicles ( " ") as well as other commercial uses (ZMA1998 -20). Among other things this rezoning proffered certain landscape and design standards. Concurrently, there is a site plan under review for a commercial retail building with a drive through for this parcel. DETAILS OF THE PROPOSAL: The applicant proposes to build a 10,510 square foot building with a request for a drive - through for the primary tenant which is Starbucks. Starbucks will move from their current location within the existing shopping center and use approximately 2000 square feet. The remaining tenants have yet to be determined. A special permit is necessary for the drive - through use and the applicant has submitted a plan for the drive - through that meets the requirements of the Ordinance (Attachment B). ANALYSIS OF THE SPECIAL USE PERMIT REQUEST Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: SP201300021 — Rolkin Road Shops Drive - through Window Planning Commission: March 18, 2014 Page 2 No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. The proposed drive - through and commercial uses on this parcel provide for infill development in an existing shopping center. The proposed travelways are established and the site has been designed to have access from both Abbey and Rolkin Roads providing interparcel connections to the shopping center. The proposed on -site layout is expected to accommodate all stacking requirements in the Ordinance. The location of the drive - through lanes will provide for circulation that won't impact surrounding establishments and is not expected to negatively impact adjacent property. Character of district unchan_ped. The character of the district will not be changed by the proposed special use. The drive - through use is well - established in the immediate area. Drive - through windows and lanes are found at the Rite -Aid pharmacy, Department of Motor Vehicles and Sun Trust Bank. Most recently an SP for a drive - through was approved for Chick -fil -A on the east side of Route 250. The ARB design planner has completed a preliminary review of this proposal and determined that the location of the drive - through lanes is sufficiently mitigated by the fact that the parcel is located behind other parcels which limit its view from the EC. The character of the district is not expected to change with the proposed use. Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter, The PD -MC zoning district is established to permit development of large scale commercial areas with a broad range of commercial uses and development. A Starbucks with a drive - through window would be of service to the Pantops community and provide for infill within an established urban shopping center. ...with the uses aermitted by riaht in the district The PD -MC zoning district permits those uses allowed by right in C -1, HC and CO zoning districts which include uses such as eating establishments, fast food restaurants, and financial institutions. Drive - through windows are common with these uses and are present throughout the area. A drive - through window at this site is expected to be in harmony with other by -right uses in the district. ...with the regulations provided in section 5 as applicable, There are no supplemental regulations in section 5 applicable to this use. ...and with the public health, safety and general welfare. Drive - through windows require a special use permit due to concerns regarding access, circulation, and traffic volumes. Staff has approved the access and circulation on this site. There is no conflict anticipated between vehicles using the drive -thru lanes and parking lot or with any off -site traffic. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The Comprehensive Plan designates this property for Urban Mixed Use, which encourages a mix of retail and commercial services oriented toward an internal road system. The Pantops Master Plan SP201300021 — Rolkin Road Shops Drive - through Window Planning Commission: March 18, 2014 Page 3 designates the Rivanna Ridge Shopping Center as a retail service /mixed use center (Community Center) anchored by a grocery store. The use is considered consistent with the Comprehensive Plan. SUMMARY- Staff has identified factors which are favorable and unfavorable to this proposal: Factors favorable to this request include: 1. The ARB design planner has completed a preliminary review of this proposal and had no objection to the proposed use. 2. The parcel is located behind parcels that are adjacent to the Entrance Corridor thereby limiting impacts of the drive — through lanes on the EC. 3. There is no conflict anticipated between vehicles using the drive -thru lanes and parking lot or with any off -site traffic. Factors unfavorable to this request include: 1. None. RECOMMENDED ACTION: Based on the findings contained in this staff report, staff recommends approval of SP201300021 Rolkin Road Shops Drive - through with the following conditions: 1. Development and use shall be in general accord with the following plans prepared by Bohler Engineering, "Pantops Retail Building Special Use Permit Exhibit" dated 1/20/14 as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the specified plans, development and use shall reflect the following major elements as shown on the plans: Building location, orientation and mass Relationship of drive -thru lanes to the building and the parking lot Minor modifications to the plan may be made to ensure compliance with the Zoning Ordinance. The use shall commence on or before [date two years from Board approval] or the permit shall expire and be of no effect. Motions: Special Use Permit A. Should the Planning Commission choose to recommend approval of this special use permit: I move to recommend approval of SP20130021 Rolkin Road Shops Drive - through with the conditions outlined in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: I move to recommend denial of SP20130021 Rolkin Road Drive - through (must give reason(s) for denial). SP201300021 — Rolkin Road Shops Drive - through Window Planning Commission: March 18, 2014 Page 4 ATTACHMENTS Attachment A — Area Map Attachment B — Pantops Retail Building Special Use Permit Exhibit- dated 1/20/14 SP201300021 — Rolkin Road Shops Drive - through Window Planning Commission: March 18, 2014 Page 5