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HomeMy WebLinkAboutZMA201400008 Review Comments Zoning Map Amendment 2014-12-05AL$ L�RGiNL�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4176 12/5/2014 Scott Collins and Valerie Long 200 Garrett Street Suite K Charlottesville, VA 22902 RE: ZMA201400008 CMA Properties Inc. Dear Mr. Collins and Ms. Long: Mr. Collins: Thank you for your recent submittal of the Zoning Map Amendment to rezone TMP 45 -173 from R -6, Residential to HC, Highway Commercial to allow the expansion of Colonial Auto Center. We have a number of questions and comments which we believe should be resolved before your proposal goes to public hearing. The Planning Commission will also be providing guidance when they review your requested Comprehensive Plan Amendment on December 16, 2014. We would be glad to meet with you to discuss these issues after the Commission's meeting. Our comments are provided below. Planning Comprehensive Plan Comments on conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of the staff report. The property is currently designated Urban Density Residential which allows residential uses at 6- 12 units /acre and supporting uses such as religious institutions, schools, commercial and office. Auto sales and service are not permitted in Urban Density Residential. There is a current application (CPA201400002) to amend the Comprehensive Plan land use on the property to Office /Research & Development /Flex /Light Industrial which allows commercial, professional office, research and development, design, testing of prototypes, manufacturing, assembly and packaging. Auto commercial sales and services uses are permitted in this designation as long as the use does not adversely impact neighboring uses. The proposed use would be in compliance with the proposed Comprehensive Plan land use change. The Planning Commission is reviewing this application on December 16, 2014 and the Board will review their recommendation at its January 13, 2015 worksession. Please note that Planning Commission and Board may have additional recommendations for the proposed rezoning based on their review of the DendinR CPA reauest. Neighborhood Model The following describes how the proposed development meets or does not meet the principles of the Neighborhood Model: Pedestrian Orientation The concept plan shows a 30 foot area reserved along Berkmar Drive for future right -of -way dedication, pedestrian improvements and landscaping, but it is not clear if this is intended to occur with the redevelopment of the site or with the future expansion of Berkmar Drive. It is not clear if the principle is met. Staff recommends that a sidewalk and street trees be included with the short term redevelopment of this site. Mixture of Uses This proposal is for a singular use on a currently vacant site but there are some residences and a school within walking distance of the site. This principle is met. Neighborhood Centers The property is located close to the Rio Hill shopping center. The Places 29 Master Plan does not recommend this site serve as part of a center but as an area adjacent to a center. It should be linked to centers via roads and pedestrian infrastructure. This principle appears to be met. Mixture of Housing Not applicable to this request Types and Affordability Interconnected Streets The potential extension of Myers Drive with sidewalks could improve and Transportation interconnectivity in the area. Until a Small Area Plan is developed for this area, Networks the alignment between Myers Drive and the Berkmar entrance should be kept clear of buildings. This principle appears to be met, provided that the area between Myers Drive and the Berkmar Drive entrance be kept clear from impediments to the future extension of Myers Drive until it can be determined if a connection at this location is needed and should remain free from structures if it is determined that a connection is needed. Multi -modal The current portion of Berkmar Drive contains bike lanes in both directions. Transportation The addition of a sidewalk on the east side of Berkmar Drive would improve Opportunities conditions for walking. It is not clear if this principle is met. Parks, Recreational Not applicable to this request. Amenities, and Open Space Buildings and Space of The proposed building is separated from the street by two rows of parking and Human Scale does not address the street. This principle is not met. Relegated Parking Parking is shown along the entire frontage of Berkmar Drive. This principle is not met. Redevelopment The proposed infill development project would be built on a vacant site which was formerly a mobile home park. This principle is met. Respecting Terrain and The concept plan shows areas of managed steep slopes to be graded, but Careful Grading and Re- notes that the grading of these slopes will be done in accordance with the 2 grading of Terrain County regulations. This principle is met. Clear Boundaries with the Rural Area Not applicable to this request Additional Planning Comments: 1. If a plan is proffered as part of this rezoning, it should clearly show what commitments are being made with the request. The important elements of the proposed development should be clearly noted on the plan or provided as a written proffer. We strongly believe the following are elements should be included as part of the plan or proffers: a. Building footprints. b. Parking envelopes. c. Access and circulation throughout the site. d. Landscaping and screening envelopes. e. The existing Berkmar Drive right -of -way, centerline of the roadway and land to be dedicated for the future right -of -way for Berkmar Drive. f. Area to be kept clear of impediments for the possibility of Myers Drive extension until the Small Area Plan is completed and decisions made on whether Myers Drive is needed as part of the transportation network. g. Short -term redevelopment of the site including the construction of a sidewalk and street trees along Berkmar Drive. h. As long as the primary use of the property is parking and storage (Phase 1), the entire site be screened from Berkmar Drive, consistent with County screening requirements. Construction of the building (Phase II) address Berkmar Drive with relegated parking. Reservation for future right -of -way width for Berkmar Drive be, at minimum, 44' measured from the centerline of Berkmar Drive to allow for two travel lanes, a bike lane, landscaping strip and sidewalk. 2. The note on concept plan referencing planned district application plans and section 8.5.5.3 of the Zoning Ordinance should be removed. 3. The proposed zoning district of Highway Commercial allows several uses that are not in keeping with the proposed land use designation of Office /R &D /Flex /Light Industrial. We recommend the applicant consider making a commitment to restrict the use of the property to only those uses that are in keeping with this Office /R &D /Flex /Light Industrial land use designation. Proffers Proffers have not been submitted with the Rezoning request. If proffers are proposed they should be submitted in writing with the resubmittal. Zoning The following comments related to zoning matters have been provided by Ron Higgins: 1. If vehicle parking is to take place on this parcel in "Phase 1" prior to the building being constructed, the parcels will need to be combined in order to avoid having "stand alone parking" that would need a special permit. The applicant should consider submitting a boundary line adjustment to combine the two parcels in conjunction with this rezoning proposal or submitting a Special Use Permit for standalone parking. 2. Future widening of Berkmar into the "30' area" may impact ability to adequately landscape the Berkmar frontage. As mentioned above, additional area should be provided for screening of the parking area. 3. Depending on the required amount of parking in the final plan, there may be a need for an exception for parking in excess of 120% of the requirement. If needed, a special exception and justification should be submitted with site development plans. Engineering and Water Resources Engineering comments will be provided by the reviewing engineer. If engineering recommendations conflict with other comments in the letter we will resolve these issues and re- issue this letter. Entrance Corridor The following comments related to the Entrance Corridor Guidelines have been provided by staff Margaret Maliszewski: 1. The southern end of the subject parcel (to a depth of approximately 200' across the width of the property) falls within the Rio Road Entrance Corridor. Existing wooded area on parcels adjacent to Rio Road currently screen most of the subject parcel from view, as seen from Rio. Future development of the parcels adjacent to Rio will likely open up the views from the Rio EC. Additional screening along the southern portion of the property is strongly recommended. 2. The current conceptual plan includes a building footprint that differs from previous plans submitted with the CCP and CPA applications. The southern end of the new building footprint falls within the Rio Road EC Overlay District. Consequently, ARB review of the building design will be limited to this portion of the building as viewed from Rio Road (unless the ARB is asked to comment on other aspects of the proposal by the PC or BOS). 3. Due to the presence of the existing Colonial Auto buildings, a new building on the subject parcel may not be visible from the Rt. 29 Entrance Corridor from vantage points directly in front of the Colonial Auto property; however, views might be available from Rt. 29 in the vicinity of the intersection with Rio Road, which has an increased elevation. 4. Portions of the proposed parking areas are labeled as "inventory parking" and some of these areas fall within the Entrance Corridor Overlay District. Outdoor sales, storage and /or display uses in the EC require a Special Use Permit (SP). Approval of the ZMA does not assume approval of any particular sales, storage and /or display use. The review of an SP application for sales /storage /display will primarily consider visual impacts on the Entrance Corridors. The ARB typically requires a higher degree of mitigation for sales /storage /display lots than for "standard" parking lots. Increased landscaping (both perimeter and interior), limits on illumination (pole heights and maximum light levels less than 30 fc), and limits on method of display (for example, no elevated vehicles) are among the typical requirements. In this case, increased planting area and increased landscaping along the south side of the parking lot may be an appropriate treatment for mitigating views from Rio Road. We recommend the relocation of inventory parking outside of the M Entrance Corridor or a Special Use Permit application be submitted in conjunction with this rezoning proposal. 5. Two large stormwater management facilities are located on the south side of the property, close to the property line, within the EC Overlay District. EC guidelines require that such facilities be fully integrated into the landscape. Although the proposed location may be the logical choice for these facilities due to the topography of the site, sufficient planting area should be provided along the property line to achieve the integration required by the guidelines. The facilities should be shifted slightly so that a minimum 10' -wide planting strip is available along the southern property line. The 10' planting strip should not include the slopes to the stormwater facilities or any other portion of the facilities on which trees cannot be planted. We strongly recommend the planting strip be included on the proffered plan. 6. It is recommended that landscaping requirements be met with both phases of the proposed development. 7. It is recommended that sales /storage /display areas outside the Entrance Corridor Overlay District be limited to a maximum of 30 fc for consistency in appearance throughout the development and to maintain an appropriate character in the neighborhood. Significantly lower light levels would apply in other areas of the development. 8. The plan should show the Entrance Corridor Overlay District boundary (500' from the Rio Road right -of -way). VDOT The following comments were provided by Troy Austin of VDOT: 1. We have no objection to the proposed rezoning of tax map parcel 04500000017300 2. The conceptual plan indicates that the proposed connection to Berkmar Drive will be at or near the existing entrance onto Berkmar Drive. To improve sight distance of the entrance and spacing from Rio Road, the entrance should be relocated to the north of the site, closer to the crest of Berkmar Drive in this area. This item can be addressed during the site plan process. 3. It does not appear that an extended Myers Drive would be accepted into the State system for maintenance due to the spacing of existing access points from Myers Drive to adjacent parcels. In addition, the geometrics and pavement structure of the existing portion of Meyers Drive would need to be considered to determine if the road section is in compliance with current standards. ASCA The following comments related to the ACSA have been provided by Alexander Morrison: ACSA must review and approve a utility plan during the site plan phase. RWSA The following comments related to the RWSA have been provided by Victoria Fort: Capacity issues for sewer that may affect this proposal - None Known Requires Rivanna Water and Sewer Authority Capacity Certification - See Comment #2 Below 5 Water flow or pressure issues that may affect this proposal - None Known "Red Flags" regarding service provision - None Known Additionally, RWSA has the following comments, which were provided to the County on 10/20/2014 and 10/31/2014 in response to Application CPA201400004 - Colonial Auto Center Expansion: 1. RWSA must review plans for proposed improvements on Tax Map Parcels 45 -173 and 45 -94B for any impacts to the existing 30" RWSA water line. These impacts include, but are not limited to, grading over the water line, proposed connections for water service, and utility crossings. 2. Should the expansion produce wastewater in excess of 40,000 gallons per day, a flow capacity certification will be required prior to final site plan approval. 3. RWSA wishes to obtain an easement 40' in width for the existing 30" water main, installed in 1995 across TMP 45 -94B. The proposed easement would be centered over the existing main and extend 20' in each direction. Action after Receipt of Comments After you have read this letter, please take one of the actions identified on "Action After Receipt of Comment Letter" which is attached. Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: $137.15 Cost for newspaper advertisement (PC) $200 Cost for notification of adjoining owners $337.15 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $137.15 Additional amount due prior to Board of Supervisors public hearing $474.30 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the some time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. 0 Feel free to contact me if you wish to meet or need additional information. My email address is rfalkenstein @albemarle.org. Sincerely, 0 Rachel Falkenstein Senior Planner Planning Division cc: Peter Borches, CMA Properties, Inc. Attachment A - Action After Receipt of Comments and Resubmittal Schedule Attachment B - Resubmittal Form 7