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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP2014 -00012 Westgate - Barclay
Staff: Rachel Falkenstein, Senior Planner
SP Amendment
Planning Commission Public Hearing: July 15,
Board of Supervisors Hearing: To be determined.
2014
Owner(s): Westgate /Barclay Place I LLC
Applicant(s): Great Eastern Management
Company, David Mitchell
Acreage: 4.677 acres
Special Use Permit for: Professional offices
permitted under Section 19.3.2(9) of Planned
Residential Development by Special Use Permit
TMP: 06100- 00- 00 -042DO
By -right use: PRD, Planned Residential
Location: 2617 Hydraulic Road
Development, residential (up to 35 units /acre) with
limited commercial uses.
Magisterial District: Jack Jouett
Proffers /Conditions: Yes
Requested # of Dwelling Units /Lots: No new
DA: Neighborhood 1 - Places29
dwelling units, relocate four existing units.
Proposal: Request to amend existing SP to
Comp. Plan Designation: Urban Density
allow for relocation of office space within the
Residential (in areas around centers), residential
apartment complex.
(6.01 — 34 units/ acre), supporting uses such as
religious institutions, schools, commercial, office
and service uses
Character of Property: The property contains the
Use of Surrounding Properties: The area is
Westgate Apartment complex and supporting
characterized by mix of residential units, mainly
infrastructure and offices of Great Eastern
multi - family units and townhouses with single family
Management Company.
detached units across Hydraulic Road.
Factors Favorable:
Factors Unfavorable:
1. The proposal is for redevelopment within an
1. No unfavorable factors
existing apartment complex and does not
propose any new uses.
2. Issues identified by ARB staff can be remedied
during the ARB review process.
Recommendation: Staff recommends approval of SP 2014 -00012 Westgate /Barclay SP Amendment for
relocation of professional offices with conditions.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 1
STAFF CONTACT: Rachel Falkenstein, Senior Planner
PLANNING COMMISSION: July 15, 2014
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201400012 Westgate /Barclay Place
MAGISTERIAL DISTRICT: Jack Jouett
TAX MAP /PARCEL: 06100- 00- 00 -042DO
LOCATION: 2617 Hydraulic Road (Westgate Apartments)
PROPOSAL: Request to amend conditions of existing special use permit to allow relocation and
expansion of office space within apartment complex on 4.677 acres. No additional dwellings are
proposed.
ZONING: Planned Residential Development, PRD — residential (up to 35 units /acre) with limited
commercial uses, professional offices by special use permit under Section 19.3.2 of zoning ordinance.
ENTRANCE CORRIDOR: Yes
COMPREHENSIVE PLAN: Urban Density Residential (in areas around centers), residential (6.01 — 34
units/ acre), supporting uses such as religious institutions, schools, commercial, office and service uses
in Neighborhood 1 of Places 29 Development Area.
CHARACTER OF THE AREA:
The subject property contains Westgate Apartments, which includes multi - family units, townhouses and
related infrastructure and amenities. The property also contains the offices for Great Eastern
Management Company (GEMC). Most of the surrounding uses are residential (see Attachment B). To
the north across Georgetown Road and to the east of the property across Hydraulic Road are single
family detached units. To the south and west is the Barclay Place apartment complex which contains a
mix of multi - family and townhouse units.
PLANNING AND ZONING HISTORY:
This property was rezoned from R -3, Residential to PRD, Planned Residential Development in the
comprehensive 1980 rezoning. This rezoning was to recognize the existing land development on site.
In 1994 a Special Use Permit (SP94 -18) was granted to allow for the expansion of GEMC's offices. Since
GEMC manages off site properties as well as onsite units, a special use permit for professional offices
was required. The expansion of the office space was never completed.
Hydraulic Road was added to the Entrance Corridor overlay district in 2000. Any new development on
site will be subject to ARB approval for consistency with the Entrance Corridor Design Guidelines.
DETAILS OF THE PROPOSAL:
The applicant proposes to relocate the offices of GEMC within the same site from its current location at
2619 and 2621 Hydraulic Road to one consolidated office space at 2617 Hydraulic Road. The building at
2617 Hydraulic Road currently contains four residential units which the applicant proposes to relocate to
the vacated office space. An amendment to the existing SP is needed for the office relocation because of
a condition requiring that the office space be located at 2619 and 2621 Hydraulic Road.
The applicant also proposes a small addition to the new office space at 2617 Hydraulic Road as shown
on the conceptual plan (see attachment C). A small office expansion was permitted through the
previously granted SP94 -18 but was never completed.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 2
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:
No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
The proposed use already exists on site and will be relocating to an existing building. The applicant
proposes a small addition to the existing building. Existing parking areas and ingress and egress to
the property will not be impacted by the proposed use.
In a preliminary review of the proposal ARB staff noted that the proposed expansion will be visible
from the Entrance Corridor (Hydraulic Road) and may impact a mature shade tree adjacent to the
road (see Attachment D for ARB comments). An ARB Certificate of Appropriateness will be required
for the addition and accommodations can be made with site plan and ARB review to mitigate any
negative impacts of the addition.
Character of district unchanged. The character of the district will not be changed by the
proposed special use.
No additional employees or services are being added with the proposed office relocation. The only
anticipated change is the addition to existing building at 2617 Hydraulic Road. ARB review will ensure
that that the addition is in accord with the character of the district.
Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter,
The PRD zoning district was established to permit high density residential uses and to allow flexibility
in design to accommodate natural characteristics of the site and surrounding area. The proposed
office relocation will not impact the overall characteristics of the site or surrounding area. Though one
mature tree may be lost with the building addition, there may opportunities on site for remediation, and
such opportunities can be addressed during ARB review of the building addition.
...with the uses permitted by right in the district
Residential uses including multi - family, single family attached and single family detached dwellings
are the primary by right uses permitted in the PRD zoning district. Limited commercial uses are also
permitted in the district by special use permit. The proposed office space will be in a building that is of
similar size and has similar characteristics to the existing dwellings on site and will therefore be in
harmony with the surrounding residences.
...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.
No change to the public health, safety and welfare is expected as this amendment will not result in
any additional services, employees, or residential units on site.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
The Comprehensive Plan designates this property as Urban Density Residential (in areas around
centers) within Neighborhood 1 of the Places29 Development Area. The Places29 Master Plan
recommends residential uses of 6.01 -34 units /acre and supporting uses such as religious institutions,
schools, commercial, office and service uses. The property management office supports the
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 3
residential uses within the area by providing management services to residences on and off site. This
use is considered consistent with the Comprehensive Plan.
SUMMARY:
Staff has identified factors which are favorable to this proposal and has identified no unfavorable factors:
Factors favorable to this request include:
1. The proposed redevelopment is within an existing apartment complex and does not propose any
new uses.
2. Issues identified by ARB staff can be remedied during the ARB review process.
Factors unfavorable to this request include:
1. No unfavorable factors.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP 2014 -00012
Westgate /Barclay SP Amendment to allow for the relocation of professional office space with the
following conditions (The conditions for SP94 -18 are shown for reference with strikethroughs):
Use shall be limited te 2619 and 2621 HydrauliG Read plus additiGR GhewR eR attaGhMeRt G, dat
F%4 °waled ` .D. F .(EOpy attached) Development of the use shall be in general accord with
the conceptual plan received by staff on April 7, 2014, as determined by the Director of Planning and
the Zoning Administrator. To be in general accord with the application plan, development and use
shall reflect the following major elements within the development essential to the use, as shown on
the plan:
a. Office building mass and location
b. Office parking
Minor modifications to the plan may be made to ensure compliance with the Zoning Ordinance;
2 ndditi„r shall be „f similar fa gags to the existing h, „wing New construction shall not commence prior
to the issuance of a Certificate of Appropriateness by the Architectural Review Board;
3. Use shall be limited to property management services.
The following are the clean proposed conditions without strikethroughs:
1. Development of the use shall be in general accord with the conceptual plan received by staff on April
7, 2014, as determined by the Director of Planning and the Zoning Administrator. To be in general
accord with the application plan, development and use shall reflect the following major elements
within the development essential to the use, as shown on the plan:
c. Office building mass and location
d. Office parking
Minor modifications to the plan may be made to ensure compliance with the Zoning Ordinance;
2. New construction shall not commence prior to the issuance of a Certificate of Appropriateness by the
Architectural Review Board;
3. Use shall be limited to property management services.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 4
Motions:
A. Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP 201400012 Westgate /Barclay SP Amendment to allow
for the relocation of professional offices with the amended 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 SP 201400012 Westgate /Barclay SP Amendment for
relocation of professional offices with reasons for denial.
ATTACHMENTS
Attachment A
— Location Map
Attachment B
— Aerial Map
Attachment C
— Application Plan
Attachment D
— ARB Staff Comments
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 5
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP2014 -00012 Westgate - Barclay
Staff: Rachel Falkenstein, Senior Planner
SP Amendment
Planning Commission Public Hearing: July 15,
Board of Supervisors Hearing: To be determined.
2014
Owner(s): Westgate /Barclay Place I LLC
Applicant(s): Great Eastern Management
Company, David Mitchell
Acreage: 4.677 acres
Special Use Permit for: Professional offices
permitted under Section 19.3.2(9) of Planned
Residential Development by Special Use Permit
TMP: 06100- 00- 00 -042DO
By -right use: PRD, Planned Residential
Location: 2617 Hydraulic Road
Development, residential (up to 35 units /acre) with
limited commercial uses.
Magisterial District: Jack Jouett
Proffers /Conditions: Yes
Requested # of Dwelling Units /Lots: No new
DA: Neighborhood 1 - Places29
dwelling units, relocate four existing units.
Proposal: Request to amend existing SP to
Comp. Plan Designation: Urban Density
allow for relocation of office space within the
Residential (in areas around centers), residential
apartment complex.
(6.01 — 34 units/ acre), supporting uses such as
religious institutions, schools, commercial, office
and service uses
Character of Property: The property contains the
Use of Surrounding Properties: The area is
Westgate Apartment complex and supporting
characterized by mix of residential units, mainly
infrastructure and offices of Great Eastern
multi - family units and townhouses with single family
Management Company.
detached units across Hydraulic Road.
Factors Favorable:
Factors Unfavorable:
1. The proposal is for redevelopment within an
1. No unfavorable factors
existing apartment complex and does not
propose any new uses.
2. Issues identified by ARB staff can be remedied
during the ARB review process.
Recommendation: Staff recommends approval of SP 2014 -00012 Westgate /Barclay SP Amendment for
relocation of professional offices with conditions.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 1
STAFF CONTACT: Rachel Falkenstein, Senior Planner
PLANNING COMMISSION: July 15, 2014
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201400012 Westgate /Barclay Place
MAGISTERIAL DISTRICT: Jack Jouett
TAX MAP /PARCEL: 06100- 00- 00 -042DO
LOCATION: 2617 Hydraulic Road (Westgate Apartments)
PROPOSAL: Request to amend conditions of existing special use permit to allow relocation and
expansion of office space within apartment complex on 4.677 acres. No additional dwellings are
proposed.
ZONING: Planned Residential Development, PRD — residential (up to 35 units /acre) with limited
commercial uses, professional offices by special use permit under Section 19.3.2 of zoning ordinance.
ENTRANCE CORRIDOR: Yes
COMPREHENSIVE PLAN: Urban Density Residential (in areas around centers), residential (6.01 — 34
units/ acre), supporting uses such as religious institutions, schools, commercial, office and service uses
in Neighborhood 1 of Places 29 Development Area.
CHARACTER OF THE AREA:
The subject property contains Westgate Apartments, which includes multi - family units, townhouses and
related infrastructure and amenities. The property also contains the offices for Great Eastern
Management Company (GEMC). Most of the surrounding uses are residential (see Attachment B). To
the north across Georgetown Road and to the east of the property across Hydraulic Road are single
family detached units. To the south and west is the Barclay Place apartment complex which contains a
mix of multi - family and townhouse units.
PLANNING AND ZONING HISTORY:
This property was rezoned from R -3, Residential to PRD, Planned Residential Development in the
comprehensive 1980 rezoning. This rezoning was to recognize the existing land development on site.
In 1994 a Special Use Permit (SP94 -18) was granted to allow for the expansion of GEMC's offices. Since
GEMC manages off site properties as well as onsite units, a special use permit for professional offices
was required. The expansion of the office space was never completed.
Hydraulic Road was added to the Entrance Corridor overlay district in 2000. Any new development on
site will be subject to ARB approval for consistency with the Entrance Corridor Design Guidelines.
DETAILS OF THE PROPOSAL:
The applicant proposes to relocate the offices of GEMC within the same site from its current location at
2619 and 2621 Hydraulic Road to one consolidated office space at 2617 Hydraulic Road. The building at
2617 Hydraulic Road currently contains four residential units which the applicant proposes to relocate to
the vacated office space. An amendment to the existing SP is needed for the office relocation because of
a condition requiring that the office space be located at 2619 and 2621 Hydraulic Road.
The applicant also proposes a small addition to the new office space at 2617 Hydraulic Road as shown
on the conceptual plan (see attachment C). A small office expansion was permitted through the
previously granted SP94 -18 but was never completed.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 2
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:
No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
The proposed use already exists on site and will be relocating to an existing building. The applicant
proposes a small addition to the existing building. Existing parking areas and ingress and egress to
the property will not be impacted by the proposed use.
In a preliminary review of the proposal ARB staff noted that the proposed expansion will be visible
from the Entrance Corridor (Hydraulic Road) and may impact a mature shade tree adjacent to the
road (see Attachment D for ARB comments). An ARB Certificate of Appropriateness will be required
for the addition and accommodations can be made with site plan and ARB review to mitigate any
negative impacts of the addition.
Character of district unchanged. The character of the district will not be changed by the
proposed special use.
No additional employees or services are being added with the proposed office relocation. The only
anticipated change is the addition to existing building at 2617 Hydraulic Road. ARB review will ensure
that that the addition is in accord with the character of the district.
Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter,
The PRD zoning district was established to permit high density residential uses and to allow flexibility
in design to accommodate natural characteristics of the site and surrounding area. The proposed
office relocation will not impact the overall characteristics of the site or surrounding area. Though one
mature tree may be lost with the building addition, there may opportunities on site for remediation, and
such opportunities can be addressed during ARB review of the building addition.
...with the uses permitted by right in the district
Residential uses including multi - family, single family attached and single family detached dwellings
are the primary by right uses permitted in the PRD zoning district. Limited commercial uses are also
permitted in the district by special use permit. The proposed office space will be in a building that is of
similar size and has similar characteristics to the existing dwellings on site and will therefore be in
harmony with the surrounding residences.
...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.
No change to the public health, safety and welfare is expected as this amendment will not result in
any additional services, employees, or residential units on site.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
The Comprehensive Plan designates this property as Urban Density Residential (in areas around
centers) within Neighborhood 1 of the Places29 Development Area. The Places29 Master Plan
recommends residential uses of 6.01 -34 units /acre and supporting uses such as religious institutions,
schools, commercial, office and service uses. The property management office supports the
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 3
residential uses within the area by providing management services to residences on and off site. This
use is considered consistent with the Comprehensive Plan.
SUMMARY:
Staff has identified factors which are favorable to this proposal and has identified no unfavorable factors:
Factors favorable to this request include:
1. The proposed redevelopment is within an existing apartment complex and does not propose any
new uses.
2. Issues identified by ARB staff can be remedied during the ARB review process.
Factors unfavorable to this request include:
1. No unfavorable factors.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of SP 2014 -00012
Westgate /Barclay SP Amendment to allow for the relocation of professional office space with the
following conditions (The conditions for SP94 -18 are shown for reference with strikethroughs):
Use shall be limited to 2619 and 2621 HydrauliG Read plus addition shown on attaGhrneRt G, dat
5i! 7i9; diRt+aled ` .D. — r .(eeaTtaGhed) Development of the use shall be in general accord with
the conceptual plan received by staff on April 7, 2014, as determined by the Director of Planning and
the Zoning Administrator. To be in general accord with the application plan, development and use
shall reflect the following major elements within the development essential to the use, as shown on
the plan:
a. Office building mass and location
b. Office parking
Minor modifications to the plan may be made to ensure compliance with the Zoning Ordinance;
2 ndditign shall he of similar fana de to the evicting building New construction shall not commence prior
to the issuance of a Certificate of Appropriateness by the Architectural Review Board;
3. Use shall be limited to property management services.
The following are the clean proposed conditions without strikethroughs:
1. Development of the use shall be in general accord with the conceptual plan received by staff on April
7, 2014, as determined by the Director of Planning and the Zoning Administrator. To be in general
accord with the application plan, development and use shall reflect the following major elements
within the development essential to the use, as shown on the plan:
c. Office building mass and location
d. Office parking
Minor modifications to the plan may be made to ensure compliance with the Zoning Ordinance;
2. New construction shall not commence prior to the issuance of a Certificate of Appropriateness by the
Architectural Review Board;
3. Use shall be limited to property management services.
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 4
Motions:
A. Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP 201400012 Westgate /Barclay SP Amendment to allow
for the relocation of professional offices with the amended 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 SP 201400012 Westgate /Barclay SP Amendment for
relocation of professional offices with reasons for denial.
ATTACHMENTS
Attachment A
— Location Map
Attachment B
— Aerial Map
Attachment C
— Application Plan
Attachment D
— ARB Staff Comments
SP201400012 — Westgate /Barclay Office relocation
Planning Commission: July 15, 2014
Page 5