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HomeMy WebLinkAboutZMA201400008 Review Comments Zoning Map Amendment 2015-02-09AL$ L�RGiNL�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 2/17/2015 Scott Collins and Valerie Long 200 Garrett Street Suite K Charlottesville, VA 22902 RE: ZMA201400008 CMA Properties Inc. SP201500005 CMA Properties Outdoor Storage & Display SP201500006 CMA Properties Stand Alone Parking Dear Mr. Collins and Ms. Long: Fax (434) 972 -4176 Staff has reviewed your resubmittal dated January 5, 2015 for a zoning map amendment (ZMA) and two Special Use Permits submitted January 20, 2015. We have updated the comments below and also incorporated new comments relating to the Special Use Permits. There are still some questions and comments which we believe should be considered before the ZMA and SPs move forward to the Planning Commission. We would be glad to meet with you to discuss these issues. All comments from all reviewers are provided in this letter, however the major issues that will need to be addressed before moving forward to the Planning Commission are listed below. Many of these show up in other comments by each reviewer listed in this letter, however it is important to identify the major concerns, and these should be addressed with a resubmittal: 1. Clarify on the plan all site elements to be included in Phase 1 and Phase 2. If the stormwater pond is constructed in Phase 1, indicate that the trees along the southern perimeter of the site will also be installed in Phase 1 (ARB & Planning). 2. Section 32.7.9 requires that planting strips or existing vegetation provided as screening for parking areas adjacent to residential districts not be less than 20 feet in depth. The majority of the parcel is across the street from property zoned R -6, Residential. A planting strip of at least 20 feet in depth should be provided as screening across the front of the property for both phases of the project (Planning). 3. Traffic impacts on Berkmar Drive need to be addressed. At a minimum, a left and right turn lane analysis should be provided with the rezoning application (Engineering). 4. Consider making a commitment in the form of a proffer for the use of porous pavement as it is a method to reduce the biofilter size. The possible location for a biofilter is already too small and all SWM should be addressed onsite (Engineering). Planning Comprehensive Plan 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. At their 1/13/15 work session the Board determined they would either fold the CPA into the larger Comprehensive Plan update, or if the ZMA application comes to the Board prior to the adoption of the full Comp Plan update, then the Board will hold a public hearing for the CPA at the same meeting as the ZMA and act on the CPA prior to consideration of the ZMA. The Board expressed support for the land use change and a desire to add the following text Places 29: Until the Small Area Plan can be completed, development along Rio, Berkmar, and Route 29 should provide adequate right -of -way for the future road improvements shown in this Plan. A potential extension of Myers Drive to Berkmar Drive as an interconnection between Route 29 North and Berkmar Drive should be studied in conjunction with the Small Area Plan. If development is proposed near Myers Drive or Berkmar Drive prior to completion of the Small Area Plan, land for potential road connections should be kept free from impediments so that an extension of Myers Drive could be made in the future, if deemed appropriate. The proposed concept plan would be in compliance with proposed CPA land use change and text, except that the area adjacent to Myers Drive would only be kept free from impediments for a period of two years as stated in the proffers. The Board seemed amendable to the two year time frame and expressed an interest in discussing the timeline further during their review of the rezoning. 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 48 foot area reserved along Berkmar Drive for future right -of -way dedication, pedestrian improvements and landscaping with the sidewalk being constructed with the Phase II development of the site. This principle will be met with Phase fl, however, 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 is met. 2 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 is met for period of two years as stated in the proffers. 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. This principle will be met with Phase II of the proposal, however, staff recommends that a sidewalk and street trees be included with the short term redevelopment of the site. 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. Staff acknowledges the applicant's desire to maintain the location of the building and parking. Staff will note that the layout does not conform to this Neighborhood Model principle within the staff report. Relegated Parking Parking is shown along the entire frontage of Berkmar Drive. This principle is not met. Staff acknowledges the applicant's desire to maintain the location of the building and parking. Staff will note that the layout does not conform to this Neighborhood Model principle within the staff report. 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 grading of Terrain County regulations. This principle is met. Clear Boundaries with Not applicable to this request. the Rural Area Additional Planning Comments: 1. Phasing a. The amended concept plan shows a phase line cutting through the stormwater facility, retaining walls and landscaping. Will the stormwater facility, retaining walls and landscaping be constructed with Phase I or Phase II or be partially built with both phases? Please clarify how the sequencing of grading and construction will work on the site. b. According to the proffers, the landscaping buffer is intended to be built with Phase I. Please note such on the plan and amend phase line to show this in Phase I. 2. Landscaping buffer a. Section 32.7.9 requires that planting strips or existing vegetation provided as screening for parking areas adjacent to residential districts not be less than 20 feet in depth. The majority of the parking area is across the street from property zoned R -6, Residential. It appears that only a 10 foot planting strip is proposed to screen the parking area. This is not sufficient to meet the screening requirements for parking areas. Please provide a screening of at least 20 feet in depth for Phase I. b. Since the proposal shows a permanent parking area fronting on Berkmar Drive in Phase II of the development, the 20 foot landscaping buffer should remain as part of the Phase II development. 3. Stand alone parking a. See note above about landscape buffer. A 20' landscaping buffer should be constructed across the front of the site to screen the stand alone parking. b. Section 4.1.12 requires at least one (1) sign shall be posted in the parking area identifying the off -site use served by the parking area. This should be located during the site plan phase. 4. Outdoor Storage and display a. Planning comments for outdoor storage and display special use permit will be those recommended by the ARB (see below). 5. Staff acknowledges that the applicant does not wish to restrict the use of the property to the uses that are not in keeping with the proposed land use designation of Office /R &D /Flex /Light Industrial. Staff will note such in the staff report. Proffers 1. We recommend the introductory sentences to Proffer 1 use language similar to the following: "Development and use shall be in general accord with the following revised plan prepared by Collins Engineering (CMA Properties Highway Commercial Layout Plan), dated October 20, 2014, revised January 5, 2015 (hereafter "Layout Plan "), as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Layout Plan, development and use shall reflect the following major elements as shown on the plans" 2. Will you be making a commitment to provide the right -of -way if the Small Area Plan is completed within the two year time frame and recommends a connection here? 3. See comments above about the width of the landscaping buffer relating to proffer 1g. 4. In proffer 1g, stating that a sidewalk shall not be required is not necessary to include within the proffer. 5. The sentence that follows 1(h) on page 2 does not appear to add anything. Zoning Zoning comments will be forwarded once complete. Engineering and Water Resources Engineering comments provided by Michelle Roberge are attached. Entrance Corridor The following comments reflect the ARB's discussion and vote at the February 17, 2015 meeting. Additional ARB comments, if any, will be forwarded once meeting minutes are finalized. M The ARB has no objection to the request for the Special Use Permit with the following conditions: 1. Vehicles shall not be elevated anywhere on site. 2. Vehicles shall be displayed only in areas indicated as "inventory" on the plan entitled "CMA Properties Highway Commercial Concept Plan" by Collins Engineering with revision date of 1 -30 -2015. Inventory parking within the EC Overlay District shall be only in designated striped parking spaces, as identified on this plan. 3. Final site plan approval is subject to ARB approval of the lighting plan (submitted with the site plan). Maximum light levels shall not exceed 30 footcandles. 4. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the site plan). Landscaping shown on the plan may be required to be in excess of the minimum requirements of ARB guidelines and /or the Zoning Ordinance to mitigate visual impacts of the proposed use. 5. Clarify on the plan all site elements to be included in Phase 1 and Phase 2. If the stormwater pond is constructed in Phase 1, indicate that the trees along the southern perimeter of the site will also be installed in Phase 1. VDOT The following comments were provided by Troy Austin of VDOT: 1. The concept plan has addressed previous review comments and generally VDOT has no objection to the rezoning. 2. Sight lines were not shown on the concept plan verifying adequate sight distance. We believe that the proposed location will have adequate sight distances, but this will be confirmed during the site plan phase. The entrance will be formally located during the site plan design to ensure adequate sight distance. 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. 5 $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 same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My email address is rfalkenstein @albemarle.org. Sincerely, &U WA��) Rachel Falkenstein Senior Planner Planning Division cc: Peter Borches, CMA Properties, Inc. Attachment A — Comments from Engineering Attachment B — Action After Receipt of Comments Attachment C — Resubmittal Schedule Attachment D — Resubmittal Form 0