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HomeMy WebLinkAboutZMA201400008 Review Comments Zoning Map Amendment 2014-12-22s 0 I- , ii COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 MEMORANDUM TO: Rachel Falkenstein, Senior Planner FROM: Margaret Maliszewski, Principal Planner RE: CMA Properties ZMA- 2014 -08: Updated Comments DATE: December 19, 2014 We are in the process of clarifying the requirements for a Special Use Permit for outdoor sales /storage /display when full screening can be provided to completely eliminate visibility of the sales /storage /display area. I have revised my comments on the above -noted proposal based on our recent discussions. 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. 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. 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. 5. Portions of the proposed parking areas are labeled as "inventory parking" and some of these areas fall within the Entrance Corridor Overlay District. Any portions of outdoor sales, storage and /or display uses in the ECs that are visible from the EC require a Special Use Permit (SP). The requirement for the SP can be eliminated if screening is provided to completely eliminate visibility of the sales /storage /display area from the EC. It may be possible to provide this type of screening at this site. The applicant may wish to consider the stormwater facility location and related planting issues (see #4) together with this screening issue at this time. A final determination on visibility can be made when the site design is further along and the details of a screening proposal are available. Note that the Special Use Permit requirement for outdoor sales /storage /display can also be eliminated by removing all such uses from the portions of the site that fall within the Entrance Corridor Overlay District. 6. If it is determined that sales /storage /display area will be visible from the EC, the review of an SP application for sales /storage /display use 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 (20' overall fixture /pole height maximum and maximum light levels less than 30 fc), and limits on method of display (for example, no elevated vehicles) are among the typical requirements. Approval of the ZMA does not assume approval of any particular sales, storage and/or display use. 7. It is recommended that landscaping requirements be met with both phases of the proposed development. 8. It is recommended that illumination in sales /storage /display areas outside the Entrance Corridor Overlay District be limited to a 20' overall fixture /pole height maximum and a maximum illumination level 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. 9. The plan should show the Entrance Corridor Overlay District boundary (500' from the Rio Road right -of -way).