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ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Project Name: DDP2010 -g1 Peter Jefferson
Overlook _
Planning Commission Work Session
May 4, 2010
Owners: Peter Jefferson Overlook LL (c/o
David Witmer)
Acreage. 2 088 acres
Proposal: Request to determine if commercial
office and bank wit h d rive -thru Ianes are
appropriate at this location-
D (Development Area): Pantops
Character of Property: undeveloped
Staff: Rebecca Ragsdale
Comp. Plan Designation: Urban Density
Applicant: Southern Development (Keith
Lancaster)
By- right use: 14 residential units
Proffers. 'rtes, associated with by-right
residential zoning of the praperty
TMP 78 -557
Magisterial District Rivanna
Use of Surrounding Properties: Senior living,
assisted Ii vin g, residential, office, retail and hotel
in an office park, and open space)undeveloped
1RECOM MEN DAT10N: Based on the Aormation provided for review, staff does not find the
proposal in conformity with the Comprehensive Plan; however, the Commission is asked to provide
guidance on the appropriateness of the proposed land uses- If the Commission finds the uses
appropriate at this site, staff believes the appiicant should address irnpacts to adjoining residential
properties and neighborhood model design issues with the rezoning and special use permit
aoolication.
STAFF PERSON: REBECCA RAGSDALE
PLANNING COMMISSION: May 4, 2010
CC 2010 -01 PETER JEFFERSON OVERLOOK
Petition -
PROJECT: CCP 10 -01 Peter Jefferson Overtook
PROPOSAL: Request to determine conformity with the Comprehensive Plan to remove
2.088 acres from a 13 acre Planned Residential District which allows residential (3 - 34
unitslacre) with limited commercial uses and rezone to Commercial Office which allows
offices, supporting commercial end service uses; and residential use by special use permit
(15 units/ acre). The potential rezoning would allow a bank (approx. 3,000 sqt ft.) and a two
-story office building (approx 10.000- 13,000 sq. ft,)-
PROFFERS: Yes, with existing zoning
COMPREHENSIVE PLAN LAND U EIDEN ITY: Urban Density residential - residential
(6 -01 -34 units /acre) and supporting uses such as religious institutions, schools.
commercial, office and service uses in the Pantaps Master Plan.
ENTRANCE CORRIDOR, Yes
LOCATION; NE Corner of route 250 /Pantops Mountain Road
TAX MAP/PARCEL: 78-55A7
MAGISTERIAL DISTRICT: Rivanna
Work Session Discussion ltem f-Qr the Commissions.
o Are the proposed arses in conformity with the Comprehensive Plan
o If the proposed rises are in confan -city with the Comprehensive Plana, are there
recommendations to address impacts?
haraotaristics of the Site _& Area
The property is vacant and consists of 2,088 acres which cornprises the frontage of the
Pantops Place PRD on Route 250 East- There is an existing hedgerow and remains of a
stone wall along the eastern property line. The property is approved for 14 single family
attached units, which would he phases li and III of the Cottages of Jefferson Heights
development, To the north is the Westminster Canterbury retirement community zoned
PRD Planned Residential Development, Located to the west of the site are office uses also
zoned PRD. Properties across Route 250 from the site are PDMC Planned Development
Mixed Commercial as part of the Peter Jefferson Place office and business park with uses
that include offices, restaurant, hotel, and open space. (Attachment A- Aerial Map,
Attachment B- Zoning heap)
Planning and Zoning Flory:
• The 2,088 acre parcel was zoned from RA to R1, Residential in 1080 with the
County's adoption of the new zoning ordinance and comprehensive map
revisions.
• 1,33 acres of the 2,088 acre parcel was rezoned from R1 to PRD (Planned
Residential Development) with proffers on January 12, 2000 ( MA 99 -01,
Pantops Place - Attachment ). This rezoning allowed 30 independent living
cottages, independent living apartments, and an assisting living center_ When
this rezoning was submitted, office use was proposed for the portion of the
property parallel to Route 250. Office use was not recommended for approval by
the Planning Commission for the following reasons:
o The Neighborhood Three Sturdy stated: "Limit strip development of
Route 250 East by preventing commercial development along the
north side of the road from 1 -4 to the Regional Service designated
area
o Westminster Canterbury offices were approved based on their direct
relationship to the Westminster Canterbury development and desire to
{provide community outreach to the elderly population.
o It was believed that office space approved with Westminster and in
Peter Jefferson Place was sufficient to serve mast of the professional
office needs for this immediate area.
+ MA 01 -11, Pantops Place PRD was approved on October 3, 2001 and was an
amendment to remove a commitment for access to an adjacent parcel_ The
owner could not proffer use of a private road owned by Westminster Canterbury
and had to remove this proffer.
• SDP 2042 -101 (Pantops Place Phase 11) was approved to allow 10 single family
attached cottages on the 1.33 acres of the PRD that fronted on Route 250 which
was rezoned with ZMA 9 9- 01 _
* ZMA 2004 -09 was approved on April 20, 2005 to add 0.757 acres zoned R1
Residential to the PRO to allow for a 4 -unit condominium building. The approved
application plan and proffers for this rezoning are provided as Attachment D.
Proffers associated with this rezoning provided for a maximum number of units.
sidewalks, grading in the Route 250 right -of -way to allow for future sidewalks. a
15' buffer along the eastern property line. making the property subject to the
Pantops Place covenants and restrictions, and proffering architectural building
elevations.
+ SDP 2005 -075 (Cottages at Jefferson Heights Phase 111) was approved an
February 9, 2006 for the portion of PRO rezoned with ZMA 2004 -009 and
allowed 4 units. This 0,757 acre parcel was later combined with the 1.33 acres
of the Pantops Place PD fronting Route 250, which is now under consideration
for potential rezoning to C ommerciai Office.
Specifics of Proposal
This is a compliance with the comprehensive plan review for a potential rezoning proposal
from PRD Planned Residential Zoning to Commercial Office_ The applicant has submitted a
narrative letter describing the proposal and justification along with two concepts for layout
of the site, labeled as SB 1 -B and SP-2. as provided in Attachment E. The applicant is
proposing a one -story 3,000 square foot bank and two story office building of approximately
10,000 - 13,000 square feet. Drive through window( s) and lanes are proposed with the bank
and would also require special use permit approval.
Prior to submitting a rezoning and committing to the rezoning process. the applicant would
like feedback frorn the Commission on the likelihood of approval_ The Commercial Office
district (Attachment F) is intended as a transition between residential districts and other
more intensive commercial or industrial districts- Administrative off ice s, medica lid entaI
offices, financial institutions, and limited retail /services uses are permitted in the CO zoning
district: drive -in windows are permitted by special use permit-
Conformity with the Comprehensive Plan
The first step in the process is to asses the proposal for conformity with the Comprehensive
Plan, in this case with the Pantops Master Plan.
Pantops Master Plan
The Pantops Master Plan references the previous Neighborhood Three Study and
recommends that the master plan adhere to recommendations of that study, including
limiting strip development along Route 250 East- The site is designated Urban Density in
the Pantops Master Plan which calls for prima6ly residential uses, especially at this location
in Pantops, where the site is at the edge of a neighborhood not looted near the mixed -use
center area identified in the master plan. (See inset of Pantops Master Plan below)
The Urban Density Residential land use designation recommends 6-01 — 34 residential
units per acre with support uses and some non - residential uses- Urban Density Residential
areas can accommodate all dwelling types as well as institutional uses such as places of
worship, public and private schools, and early childhood education centers including day
care centers and preschools. Urban Density Residential areas accommodate small areas
of non - residential land uses
on the scale of
Neighborhood Service, to
serve residential uses.
Neighborhood Service areas
are intended to provide
neighborhood retail uses
such as a newsstand. small
restaurant, bakery,
convenience store without
gas pumps. pharmacy,
florist, small professional
office, daycare, other
services, or five /work units.
This may include retail of
less than 4.000 square feet:
live/work units above office
and/or retail, small office
buildings less than 20,000
square feet and no building
footprint over 1 0,000 square
feet: and studiosi ottage
occupations-
or
J
r' 1r " _ d s +- y
,+ * + f T •Y
4
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C� #
The site is within the LuxorJl+Vestminster Canterbury
4
neighborhood as designated in the Pantops Master Plan and is located on the north side of
Route 250 between Glenorchy to the east and office /commercial development to the west
with Luxor, Rite Aid Pharmacy. Westminster Canterbury offices. The edge of this
neighborhood is formed by natural features, with a stream to the east and the power lime to
the north. The property proposed for rezoning is located near the edge of the
neighborhood. (See inset above)
The Pantops Master Plan recommends the following for this neighborhood in Pantops:
• The Luxor commercial development and Rite Aid pharmacy area represent an
emerging Community Center,
• New residential development should respect existing residential
developments and the school use adjacent to the Community Center_
• The American Legion Mall and Montessori Community School provide a
transition to the commercial corridor on the north side of Route 250_ They
should be retained as supporting uses to the residential uses nearby.
• Create and preserve a vegetated buffer along Route 250 from Glencirchy
Drive to Pantops Mountain Road to help retain the rural {residential character
of this part of Pantops. From Pantops Mountain Road heading west, create
an urban character with building orientation to Route 250,
• Connections for bikes and pedestrians from the north side of Route 250 to
Rivanna Fridge are identifier) as critical in the master plan
• Limit "strip development" of Route 250 East
■ Redevelopment, infill, and new development within Pantops are expected to
occur in a manner that is wholly consistent with the Neighborhood Model and
the Pantops Master Plan design principles. Suburban land use patterns
should not be continued and innovative sustainable design practices and
mixed use approaches are encouraged.
Priority Areas
The master plan establishes Priority Areas to focus public efforts /resources over the next 5
to 10 years on the Implementation Map, The site proposed for rezoning Falls outside of the
established priority areas_ Areas that are not with a priority area will not be the primary
focus of public capital investment or resource allocation during in next 10 years_ While
decisions regarding private development proposalslinvestments should not be based solely
on these priority areas, decisions on development proposals should be made with an
understanding of where public investments are being focused. Land use decisions should
be consistent with the priority areas established in the Plan. New proposals outside of the
priority areas may not be approved if planned facilities are not in place to support the
project and the existing neighborhood. These projects will need to provide more significant
level of improvements to ensure adequate infrastructure and services are available to the
area.
The applicant's proposal is on a site that already has a development plan approved so staff
believes that this section of the master plan is not applicable because it was intended to
apply to new development proposals. Staff believes that if a rezoning is submitted the
applicant should address improvements to provide pedestrian connections to the site.
QUEST10N FOR THE Cpl Y15 I N: Are the proposed uses In conformity
with the Comprehensive Plan?
The Pantaps Master Plan emphasizes that commercial uses be located in the nearby
neighborhood centers of Luxor and Rivanna Ridge_ The area of Pantops under
consideration for rezoning should retain its residential character. The master plan also
supports improving connections from the residential areas to the east to the commercial
centers. Any new development should address these recommendations of the master plan:
Limit "strip developmenf' of Route 250
Create and preserve a vegetated buffer along Route 250 from Glenorchy
Drive to Pantops Mountain Roach to help retain the rurallresidential character
of this part of Pantops. From Pantops Mountain Road heading west, create
are urban character with building orientation to Route 250.
Connections for bikes and pedestrians from the north side of Route 250 to
Rivanna Ridge are identified as critical in the master plan
The Urban Density land use designation suggests that some areas with that designation
may be appropriate for nor- residential uses of a scale of up to 4,000 for retail and 20.000
square feet for office in some instances, The applicant's proposal falls within those building
square footage guidelines of the land use plan_ Typically, non - residential uses that have
been allowed in Urban Density areas have been limited to office uses that would be
compatible with surrounding residential uses and serve nearby residents.
While the applicant's assertion that the bank will serve residents of the two senior living
developments, the use represents more of a community service level use than
neighborhood service. On Route 250, the bank would be expected to capture significant
traffic along Route 250, not just within the neighborhood. Hjgher traffic generating retail
uses or uses with drive -thru facilities have not been approved in these areas. Previous
proposals for office use were not supported at this site because of concerns that the office
uses should have a relationship to and be supportive of nearby residential uses_ In addition,
commercial use of the front of the PRD was viewed as creating strip development on Route
250,
Staff believes that this site was intended for residential uses and not commercial use in the
master plan and the current zoning is in conformity with the master plan. However, if the
Commission finds that non-residential uses are appropriate at this location, consideration
should be given to the intensity of use and the farm of development,
IMPACTS
The attached plans show two options for the location of a bank and office building on the
site. The impacts of these uses primarily deal with the relationship to the rest of the PRD.
other nearby properties, and Rt_ 250 East.
Adjacent Residential Uses
As stated previously, the property is adjacent to residential neighborhoods. The proposed
bank use is one which has a larger service a{ea than just the nearby Westminster
6
Canterbury and Jefferson Heights (Pantcps Place) development. It has very little
relationship to the rest of the surrounding residential within the PRD. Traffic impacts are
different and would be greater than whet would be expected with the approved residential
development.
Offices would potentially generate more traff ic than the approved residential uses. The
relationship to the nearby residential uses for offices has not been established, but could,
perhaps be established by the applicant with more information_ It may be possible to retain
the P R D designation and approve office by special use permit if a bank is not proposed.
Environmental, Cultural, and Historic
Although critical slopes are present on the site, there are no environmental features
identified for protection cn the Pantops Master Plan or County Open Space Plan. A cultural
and historic resource, a mature hedgerow and stone wall line the eastern side to the
property and create a buffer between Pantops Place and the Glenorchy subdivision. Staff
believes that if this property is rezoned, preservation of the wall and hedgerow should
occur, as is proffered with the existing zoning. Impacts to Monticello could exist if the
property is in the Monticello viewshed. The applicant should work with Monticello to
determine if anyr impacts to the viewshed exist and should be mitigated.
Streets
The applicant is proposing to access the property from an existing private road (Pantops
!Mountain Read) and share access with office uses to the west. This road is owned by
Westminster Canterbury and it is not known whether the ability to add traffic from the
development exists. if a rezoning moves forward. the applicant will have to provide
necessary documentation to demonstrate there are no issues with use of the private street
for a bank and commercial use.
VDOT provided comments on this proposal via e-mail on April 7. 2010;
1. The total traffic generated for the bank and office is 926 trips per day. This is
below the threshold for a Chapter 527 Study.
. The proposed uses connect to an existing private road and a Land Use
Permit will not be needed from VDOT.
Neighborhood Models
If the use and scale are approvable, then any rezoning proposal should conform with the
Neighborhood Model_ Conformity with the Neighborhood Model is assessed below:
Pedestrian
Orientation
Neighborhood
Friendly Streets
a rid Paths
Interconnected
Streets and
Sidewalks exist along the east side of Pantops Mountain Road to the
entrance of this site. Any development of the site should include the
internal sidewalks that were previously approved on the residential
rezoning application plan. _
The previous development proposal proffered to grade in the Route
250 right-of-way to provide for a future sidewalk_ The applicant has
offered to build the sidewalks along the Route 250 frontage and
provide landscaping which is advantageous to this proposal.
There are no streets proposed with this rezoning. Only a driveway
into the site is shown. Locations of interconnections have already
7
Transportation
been considered. Connecting to Glenorchy subdivision is not
Networks
practical and would disturb the hedgerow and fieldstone wall
previously proffered to be preserved and recommended for
reservation if this property is rezoned to commercial.
Parks and Open
This property is not expected to provide for parks or open space. If
Space
this property is rezoned, analysis of how removal of the property
from the Pantops Pike PRD affects the PRD will be needed.
The property is located close to the Rivannak Ridge shopping center,
Neighborhood
Centers
the proposed Luxor mixed -use; development, and the Martha
Jefferson campus The Pantops Master Plan does not recommend
that this site serve as a center or fool poi nt.
Buildings and
Although the narrative submitted with this project describes it as
Spaces of Human
pedestrian friendly, staff is concerned that these concepts do not
Scale
provide for buildings and spaces of human scale- The bank building
appears to be car - oriented with the layout and number of drive
through lanes proposed. If a rezoning is submitted, this issue must
be addressed. Staff also believes that a two-story building would be
more appropriate- The A R B would also need to review the plan for
conformity with the Entrance Corridor guidelines-
Relegated
Parking
Mixture of Uses
Mixture of
Housing Types
and Affordabilit
Redevelopment
Site Planning that
Respects Terrain
Clear Boundaries
with the Rural
Areas
Relegating parking has not been provided on either concept design.
If a rezoning is submitted, the concept plan should provide for
relegated parking, which was achieved under the approved
residential development of the site.
This rezoning is proposing a development that would include
commercial office uses only but is adjacent to nearby residential. So
far, the relationship of the bank to the residential use does not
Mpear apppropriate-
The proposed rezoning does not include residential uses. if the
Commission finds that the proposed land use is appropriate, then
this principle is not applicable.
The proposed project would be built on an undeveloped site.
Protection of a mature hedgerow and fieldstone wall along the east
side of parcel, preserving the historic character of this feature and
providing screening from the Entrance Corridor and Glenorchy, will
be needed -
The site rises to 20 feet above Route 250 and contains criticat
slopes, some of which were manmade with construction of Route
250 and Pantops Mountain Road. The prior development proposal
worked more closely with the terrain than this proposal. The
applicant would need to address this issue and may also need a
critical slopes waiver.
This property is located within the Pantops Development Area. This
principle does not apply,
8
UES7TI IN FOR THE COMMISSION: If the proposed uses are in
conformity with the Comprehensive Plan, are there recommendations
to address impacts?
Staff believes that the irnpacts of the bank are greater Pharr what is appropriate for the
Urban Density designation in this area and recommendations of the master plan_ If a
relationship can be established between the offices and the adjacent residential
neighborhoods, then the following issues, along with the detailed reviewer comments noted
in Attachment H. should be addressed,
* Provide screening and buffering where needed
* Provide relegated parking
* Provide a sidewalk on Route 250
Provide landscaping on Route 250 consistent with the Pantops Master Plan
* Preserve the hedgerow and wall on the property
* Preserve Monticello viewshed
• Provide a two -story building
• Work more closely with the terrain
Demonstrate ability to use Pantops Mountain Road
RECOMMENDATION
Based on the information provided for review, staff does not find the proposal in conformity
with the Urnprehensive Plan, however, the Commission is asked to provide 91,idance on
the appropriateness of the proposed land uses. If the Commission finds the uses
appropriate at this site, staff believes the applicant should address impacts to adjoining
residential properties and neighborhood model design issues with the rezoning and special
use permit application.
ATTACHMENTS
A. Aerial Map
B. Zoning leap
C. ZMA 99 -01 Pantops Place PRD proffers and application plan approved January 12,
2000
D. ZMA 04-009 Cottages at Jefferson Heights -Phase III proffers acrd application pian
approved April 20, 2005
E. Request narrative and two concept plans
F. Commercial Office Zoning Distract
G. Memo from Margaret Maliszewski, Principal Planner regarding Architectural Review
Board review and comments
H. Detailed County review comments
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X112Clmt ■ ■ |N
Febnu ry 28, 2000
Mark Keller
McKee/Carson
301 Fast High St
Charlottesville, VA 22902
M 91— 1
Lk . r
COUNTY OF ALBEMARLE
DcparvncnE of Planning & Community Development
401 McIntire Road, Room'_ 18
Chzd[tsesville� Virgini& 22902 -4596
(804) 296 - 5823
Fax (804) 972 — 4035
RE: T,.MA99 -01 Pantops Place; Tax Map 78. Parcels 55Al and 5SA-5
Dear Mr. Keller:
The Albemarle County Board of Supervisors, at its meeting on 1'anuary 12, 20DO, unariimotisIy
approved the above -noted request to rezone 12.3 acres from R. 1. R-6 and -10 to P D to allow
up to 130 dwelling units in retirement village, Please note that this approval is subject to proffers
outlined in a letter dated Jan=rv- S. 2000 to Elaine Echols (copy attached).
If You esim should have any questions or comments regarding the above -noted action, please do nox
hesitate �o contact me.
$inter Jv.
V. wkme a
Director of P
W1; lief
Cc: Amelia McCulley
Jack Kelsey
`hex Weaver
Steve All shouse
Bob Ball, VDOT
dopmen:
r
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•
Attachment C
U'.
C-
r.
OrIghwil Protfcr
Arnendcd Proffer _
(Amendment
F��R lrf��tf+�l
Dale: -wo -OR ZMA # Tax M ap P-,i rCClxsI g ?MCrat do ( T4aW
.W Acres to be rezorir-d from R -�+ to c -I
PU flwa n to 5e Clio n 33.3 of tho Albemarle C OV-1ty Za ning 0rdinancC. the owner, or
ils dewy auino€izctt -jgemi. h crcl)y volunliorily proffer, ilir: Conditions h led ba:ow w hich shat
be rZppliad io the property. if rezoncd. Thr:so Conditions. arr.- proffered as a purl of the
reqtiesfed rezoning and i., i. agfCCd III ol: (1) !Iic rezo,iing i! scll Dives riS o to 111 rte cd for
the cond- ilions: and () zwch condilions hrive ;1 rcawonowt mintion to the rczoning
requested.
'arxLttod uses of the proparcyj WW/or asfs suchorized by special use
pe:it. shall inaude On17 thasa uses allarad In Aectiat, Z of the
Albcarle County Zoning Ordloarce Ise effect. on May 8,. 1996, a copy of
the set-Clans being arcachad heratc. wxtapc the fa3.i n8:
54ccioe 22.2.1 Ica& 0 3: Dapar = {n€ stores
SaC;,ion 22.2.1 tqa #IQ.* Utwastands, magat:nas, pipe and rp- ` ;e�xo shops
Section 22.2.4 :too #IS: Aw tomob - :e serwica stations
Section 21.2.1 It= 022: Aurc=bila. tick repair shop tccluding body stop
ifjn31wFQ-- of 1411 Ow:�3r:r;
$igAOIUM Of AlIOrney. in. I'OcI
(aito n Proper Power 2 r Alinmey
Dr.
C"Tu C-r uu5CvkAL3 aq 3 - L6 _
Primed N.),TVC of nnOOrcy.in•l "iel
01110/W9 0 17:25 7032472146 AMERICAN HOLSING PAGE 0
Origiml Proffer
Ameaded.Pmf er _
(Ameudnmi F 1)
P" FORM 31
Date- lanase4
MA P 19W- -00 i
Fax NiRP and Pv=l Numbes(s)Tia Mu. '•'.� PEr"Is 5 A -1 earl 55 A -5
12 -3 *Cz a to be rezoned From R. 1, R-b, an R -1 p R.esrdenria.l ro ?RD piarn {d Rcardential D istriv-
antops Placc
Pnrauant to Secti= 33.3 of the Albcmarlc Connty potting Orttin =c. the ovnot, or irs dull+ authonzed agenx, hemby
volut3tatily Proffers the craadinoae hSTed below Whjz h �mfl be applied to the pzop", if reumcd. 'fi a armditiom ire
proffeMd as a pats of the mquested -moo ug and it is "rd tMt-. (1) the rezo g itself gives rise to ale need For the
r-ondmons; a (2) ,uch rondinDus have a reasonable �tlation to the rczontng requts[_
{ I l Sce Arrached LermT to Eiame Echols, dated lmmn 5, 2000, relanng to the Pautops Placc PRi7.
of All Owners F%nrcd N mes of 11 *
f OR Lo ir
a Atwormey -ux -Fact PhutedN of Attoracy -uM -Fa --
(Attar Pawe: of Amorney) IL
J AA
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r 4r)
{�iVi�����UN"' --Z ZL dPMENT
1'
Date .}�
D Mpn.al Proffer _ —
A umded Proficr X
(Am=adment # I)
PROFTIR FORM
Due: -3irp' 5, 2000
iA # 1999-001
Tux Map and Parcel Nwnber(s) Tax hft 78 ParJs 55 A -1 and SS A•5
12.3 ACM io be rezoned from R -1. R-6, and R -10 residential to PRD R n,oed Residential District -
Pauxops Plarx
P rst= to Se=on 33.3 of the Mbrmarle Ccwmy Zoning OnLrauxr, the mmex, err its &Ltr auagw zod ag=, hcrebv
YaJunu lv proffers the coruiitinas listed belc m hick shall be applied Eo the prop[y, if =oned. These wnditions are
prMffvmd as a part ofthc roquessed moning and it is agreed that (1) the re2oni.ug iu&Siv% rise to Lbe aeed fur the
conditions', and (2) such conditions have a reasonablc rclatim to the rmoning rccNesr-
(1) See Attached Leiter ro Elaine Echols. dated January 5.2OW, relating to the Pautops Place PRD-
i c �Y
11 ,
a
Si anew of All (*Tx -m r Primed dames of All Owners D=e
OIL
Sigp.arure 45f Atwroey -m-Pan Prinu d Name of Anoraey -in -Fact
(Attach Proper Pvwer of Aaorney)
'MIN
19�
�il
Ms_ Elaine Echols
Senior Planner
Department of Planning &
Community Development
County of Albemarle
401 McIntire Road
Charlottesville, Virginia 22902
RE: Pantops Place
Dear Ms. Echols:
January 5, 2000
Page S
41 The undersigned applicant makes the following proffers:
1 _ Development of the site will be in general wnformity with the plan entitted.
"Pantaps Place Preliminary Plan ", dated February 22. 1999 and revised October
18, 1999, herein referred to as the Application Plan,
, Residential density limits will be as follows:
The buildings) containing the Assisted Living area and the Independent Living
units will be no. greater than 110,000 square feet_ The total number of assisted
living units and independent living units together shall not exceed 100; hOwever_
up to teive of the assisted living units may be two - bedroom units_
independent Living Cottages Maximum 30 Units
8. A preliminary traffic analysis will be performed prior to preliminary site ptan
approval. The owner shall share in the Est of any comprehensive traffic study
deemed necessary subsequent to the review of the preliminary traffic analysis.
The amount of participation small be based on a pro -rata share of the traffic
volume contributed to the site as determined by the Albemarle County
Engineering Department_ At the request of VD OT, the owner will enter into an
agreement among all parties whose property does or will contribute traffic to the
Pantops Mountain Road /Route 280 intersection, to make a pro -rata financial
contribution toward the installation of improvements related to the signaiiZation of
the intersection_
Elaine Echols
County of Albemarle
January 5, 2000
Page
}
4_ (a) Vehicular access to the site from Route 250 East shall be limEted to a
single location, directly opposite the new entrance to the Martha Jefferson
office building development on Pantaps Mountain Road, as shown on the
Application Plan,
(b) Prior to any development of the property, the applica nt shall record an
access easement to serge the adjoining property desorib d as Abernarie
County Tax Map 78, Panel 55A3_
(c) The owner shall provide and maintain an asphalt path of no less than 5
feet to connect to an on -site trail system at Westminster Canterbury, if
permission is granted by Westminster Canterbury for such a connection,
(d) The owner shat I provide shuttle service at a minir'num of three times a
week to convey assisted luring residents to appointments, shopping, and
other destinations.
5_ During construction of the first phase of the development, the owner shall
perform grading in the r,o., for Route 250 or immediately adjacent to this r.o.,
to facilitate the future installation of a sidewalk which would be part of any
reconfiguration of Route 250 to an 'urban cross - section" roadway. if the grading
for the sidewalk would result in the sidewalk being on the Pantops Place
properly, then the owner will grant the necess.ary easements for pedestrian
access along this section of his property. The final site development plan shall
reflect the grading to be performed with this proffer,
B_ The owner shall provide a 15 foot buffer easement in width upon the property
along its entire common boundary with the Glenorchy subdivision as shown on
the Application Plan. The easement will be provided at construction of
improvements. The purpose of this easement will be to ensure the preservation
of an existing mature hedgerow and fieldstone wall along this common boundary
line. No plant removal, other than dead, diseased or noxious vegetation, shall
take place Gn this area. Qniy limited grading as shown on the approved site
plans, and only that which does not require the removal of trees, shall be
permitted. New beneficial plant material may be sensitively introduced to
augment the efficacy of the hedgerow as a screening element, Pedestrian
access to this area shall not be restricted.
The owner shall provide supplemental screening, to the satisfaction of the
Albemarle County planning star, in addition to that required in Section 32.7.8.8 of
the Zoning Ordinance to ensure that the service areas for proposed buildings will
be properly screened from the CGlenorchy subdivision_ This landscaping shall be
shown on the Landscaping Ilan to be submitted with the final site development
plan for this section. I
M
•
•
Elaine Echo3,5
County of Albemarle
,January 5, 2000
Page 3
8. The owner will show the 5% open spaCe on the preliminary and final site plans
and preserve and/or improve, for recreationat and amenity purposes, all of that
land which lies east of the intermittent stream which transacts the site. The land
will remain in its current state except as deemed necessary for the potential
con strut;+#ion of a pond, walking paths and other recreartionel features and
installation of landscape treatments as shown on the preliminary site
development pilen_
9. A community assccietion will be formed for ownership and maintenance of all
areas outside of the building envelopes. Owners of the development shall be
members of this community association_
Date
Date 1 '5+ zelB
Date I' 5. 2zt-
Date I - -
Virginia Land Trust, Owner
Tax Map 78, Parcel 5 -A
I
By: -�L 4 ��
Charles VV_ hurt, M.D., Trus#ee
individual Owners
Tax Map 78, Parcel 55-A-(1)
T640 Samperton
la D. Samperton
add Samperton (Attomey irr Fact)
ve uvall, III
dd Samperlon (Attcmey in Fart)
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COUNTY OF ALBEMARLE
Depwimeni of Community Drvelnpmeni
401 McIntir* Road. Raoni 227
t~ha rluttesville, Virpiniu :21)024596
rhone t434y 296-587.' Fax (434)19724126
April 2S, 2005
Frank V. Pahl
301 East High Stmet
Charlottesville, VA 7-29D2
RE: ZMA- 2 DWO09 Cottages at 3effersoo Beight& T Prase 3; Taz N"p 78, Parcet 55A3
Dear Mr. Pohl.
The Hoard of Supm isors approved your rewning applies m on Wednesday. Apni 20, 2005. Your
rezoning from RI (Residential) to PRD (Planned Residential Dcvclopn=t) was approved in accord=r,
with the attached proffers dazed April 2U, 2005. An application p1mVp1an of development dated August 2,
004 was approved as part of the re=iaig, Picric rc fir to these docun= nts for any fu=m applicatiuris and
requests on this propy.
Please be advised timt although the Albemarle Colonty Board of Supervisors took aefion on the
project noted above, no uses on the propeM as approved above may lawfully begin until all
applicable approvals have been received and conditiess have been met. This includes:
comp Hancewltb appkicablePROFFERS.;
* approval of and compliance with a SI'Y'ls PLAN; and
approval of a ZONING CONIPLIAPICIE; CLEARANCE.
If you have questions or comments regarding the abovt -noted action, phase do no: hesitxtr tt} contact
Keith Lartrasw at 296 -5832.
�cerelp,
V. Wa nt
Director ofPlannmg
Pla=ing ]division
Attachment D
Cc: Weather Mill domes, Ltd
703 E. Jefferson St,
Charlomwille. VA ?' 902
Amelia McCulley
Bill Fritz
Tex Weaver
Duck Proctor
St vc Allshouse
Keith Lancaster
Sarah Baldwin
Bruce Woodxell (Real Estate)
Original Proffer ?
Arntnded Praft
(Amendment 0 )
PROPMR FORM
Date. April 20.2005
Z A * 2004 -OD09
'Iax Map and Parcel Number(s) 7815SA3
0,757 Acres to be rezoned from R -1 to PRD
Pursuant to Sectiaa 33.3 of the Albemarle Cowrity Zoning Ordinance, the owner, or its duly authorized agent, hereby
valtmmri.ly proffers the conditions listed below wvhiak shall be applied to the property, Wrtz4ned- Tbese conditions are
proffered as apart of the requested rezoning and it is aprced that; (1) the rezoning itself gives rise to the need for the
conditions; and (2 i such condinora have a reasonable relation to for rcxotim& request.
1. The max.umum number of ludepmdtnt Living Cottages on "fax Map 7S Paraal SSA3
(hmipafter. the ' crt ) shall be 4 units. No other dwelling units shall be perxrt m d on the
Pr operty-
2, Sidtwallcs as shown on the Application Plan shall be installcc' and maintained by the
owner in $L"Ordmcz with County yr VDOT standards.
3. During eorasuuction tht owner shell perform rading in the right-of-way for Route 250 or
immediately adjacent to this right -of -way to fwiLi= the firwe installation of a sidew -au by
nihers which would be part of any rowa$gwation of Routs 25D w an "urban cross- secdoe'
roadway- if the grading for tht sidewaU: would result in the sidewalk being on the Property, it
shall be dedicat d for public use upon request by the County. The owner shall g= v3l nerassary
tempormay cowrm -.don easemertrs for installation of the Wtwalllt-
4, The owner dwell provide a 15 -ft wide buffer upon [hr p*perty along its entirr common
boundary with the Gletsomhy Subdivision as shown on The Applimuioa Plan. The purpose of this
bui%t will be so =sure the preservation of as existing mature h d Prow ant fieldstone wall along
this common boundary line. No plant rrmoval, other than dead, diseased or noxious vegetaticm,
shall take plane w ibis arse. Daly limitad grading as shown on the approved site plans, and only
that wisich does nat require the removal of trees, shall be perrnined- New beoeficial plant
marshal may be sensitively introdij et to augment the efficacy of the hedgerow as a screening
elernenu. Pedestrian access to this area shall no, be restrictcd.
5. The Owner waft ms that true property is subject to the Pamops Place Planned Residential
Develvpmerm Declaration of Cavenatus. Conditions, Restrictions and Easements filed in the
Clerk: s OffiDe of the Circuit Court of Albemarle County, Virginia in Deed Soak 2763 Page 711
(the " Declaration"). including alJ maintm=ct obligations sel forth therein. Pursuant io the
Declaration, a community association will bt formtd for ownrss4 and maintenance of all areas
outside of the building envelopes. Owum of the development shaD be members of this
CDMM u UY association,
6_ Tnc Architmmral Design shall be in general accord with Shut Al "Building Elevations,
The CamW at Jef er'san Heights, Albemark Cnunry, Virginia. Tax Map 29 [arc] Parcel 55AT'
by Vito CeM, Archilcci, Aaicd June 21, 2004_
Sipmures ofAlI Owners Printed Namms of All Owners Datr
UVcather dill Homer April a 2005
By: Marc C. Powell, Vice Presidev
Owner TMP 78 Parcel 55A3
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April 25.2010
Rebecca Ragsdale, Senior Planner
IbeFinarle County Departme'rrt of Corn munit Development
401 Mcintire Road
harlot €esville, VA 22902
Re. Request for Pre - application Worksession for proposed financial institution and
medical office buildings at Pantops (TMP 78 -55A7)
Dear Ms. Ragsdale,
Southern De:ve lopmont is writing on behalf of the property owner of the above - referenced
property to rt que t a pre•appliotiem worksession with the Planning Commission. This
proposal includes a possible rezoniag and special use permit For the subject property.
Enclosed is a conceptual layout showing the proposed uses of the property.
The pToperty is currently vacant arid consists of 2.058 acres locamd on the r ortheasie:rn
corner of Route 250 and Pantops Mountain Road. The parcel is adjacent to the Jefferson
Heights senior apartments (to the north), Glenorchy (to the east). Pantops Mountain Road
(to the west) and Rt. 250 (to the south). The current Yonin5 of the parcel is Planned
Residential Development (PRD) and was rezoned as apart of the Pantops Place PRD-
Proposed Use of Propett
The applicant proposes to rezone the property frmn PRD to Commumial Office (CO) and
request a special use permit for a drive- through. The proposed uses will include a
financial institution with a drive- through that will occupy western half of the site and 'a
medical office buitdiag occupying the eastern portion of the site. The property owner
understands we will be required to obtain the signatures of the other owners within the
Pantops Place PRD for this application. The initial meeting in May 2009 with the other
owners within the PRD indicated general support for this change in use.
Currently, the approved Pantops Place master plan shows 8 residential cottages adjacent
to the inters=tion of Pantops M ountain Road and along the frontage of lit, 250 (7 lane
thoroughfare). We feel this proposal provides a more consistence plan oFdevelopmenI
that has already evolved along the lit, M corridor- Providing additional neighborhood
services along the road frontage will compiimen( the adjacent residential uses and further
the principles of the Neighborhood Model and Panteaps Master Plan, as described below
(tachnient E
Relationship to NMD
The proposed rezoning suppom the twelve principles of the Nei ghbvrh€rod Mode as
follows-
I. Pedestrian rarienrarion. The proposed commercial uses (bank & office building)
will pmvide financial services and medical offices within a few minute walk ror
residents and staff of the, Jefferson heights senior apartments, Jefferson Cottages
55+ community and the Westminstcr-Ca n terbury retirement cormmunity, The
proposed layout oft he site w i I I invite pedestrian acres= from n=i boring homes
and offices.
. lVee hborJaaod- rien&y streets and paths. The site will he served by internal and
external sidewalks that will allow pedestrians to wvc Neely within the site and to
adjacenI properties. In addi tian tc new a new sidewalk along the frontage of Rt.
250 safe and convenient pedestnan access will be provided to the CTS bus stop
located on Pantops fountain Road.
lrrtercannerred streets and transportation networks. The property currently
shares access aria Pantops Mountain Place with the Jefferson Heights senior
aparnnents and Jefferson Cottages community. Our preliminary review may
allow us to provide a s=cond point of access into tine site from Pantops Moun Lain
Road. Although, the topography is chaIIentdng we plan on providing multiple
points of pedestrian connections throughout the property. The adjacent CTS bus
stop (Route 10) will provide a connection to downtown CharlottesviIle for clients
and employees.
4. Park5x acrd apea spate. The parcel is within walking distance of the open spur=
afld trails associated with the Jefferson Cottages deveiopmcnt and also adjacent to
the Glewrchy open space. Enhanced landscaping will be provided along lit. ?50
in accordance with the Pantops Master Pian Parks and Green Systems Wrap.
5. Neighborhoodcenrers, The property is designated as a mixed-use neighborhood
rather than a neighborhood center within the Pantops Master Plan. Although
mixed -use neighborhoods are supposed to "develop in a compact urban form,
exhibiting the greatest mix of uses," the surrounding properties are largely
residential. The proposed rezoning offers the opportunity to diversify the mix of
uses and add a bank and medical officer, as a neighborhood smeni[y,
6. Building and spaces afhu rran scale_ In response to corn trots we received from
the neighbors and itr k= =ping with the scale of Jefferson Cottages, the bank and
office building will be limited to a maximum of two stories out of grade adjacent
to the residential area and 3 stories out of grade adjacent to Pantops MountaIn
Road and lit. 250.
7. Relegated pa4in . The buildings have been posidoned away from one another to
allow the parking to be looted in between them. This a] lows us to reduce the
amount of parking located between the buildings and the road frontage (Rt. 250).
The proposed drive - through for the bank will be iocmted on the side of the
boding to help reduce its visibility to the corridor. A shared parking
arrangements between the uses be explored as a strategy to minimize required
parking.
8. M&iure of uses. As noted in 45 above, the proposed rezoning offers the
opportunity to diversify the mix of uses in the neighborhood.
9. Mixture of'ho=ing types and affordability. The existing zoning provides for
additional senior housing urtits an the property. Because a variety 0 scni€kr
housing al=dy exists in the adjacent ,leff on Heights senior apar- meats
(rental), Jeff'ewn Cottages 55+ community (owner -- occupied) and Westminster-
Canterbury retirement community assisted Iivimg), we believe that adding
neighborhood -scale commercial uses on tits propwy better fits the goals of the
neighborhood model,
10, Redevelopment. The property is within the Development Area. Rezoning from
residential to cotnmereia] office use allows the neighborhood -scale eommercia] to
locate Glaser to tine customers, connect to existing infrastructure and reduce the
potential for sprawl,
11. Site planWng char respects terrain_ The property is topographically challenging
due. in part to the past mnstrucfioa projects surrounding the site. Deposits of fill
that were durtnped on the site frorn previous projects will be removed and the site
will be graded to allow safe and conveaniertt access for both vehicular and
pedestrian.
12. Clear boundaries with the Rural Areas. The property is well within the
Development Area, so this principle is not implicated in the rezoning proposal.
Rclationshin to Pantops Master Plan
The property Iies at the eastern portion of the Luxor/ estminster Canterbury mixed -uses
neighborhood as sbown on the Pantops Master Plan Framework Map_ The Framework
Map designates the property as "Urban Density Residential," which translates to a mix of
predominantly high- demsizy residential uses with some supportive non- residential uses.
Specifically-
"U rban Density Residential areas accommodate small areas of non - residential
land uses on the scale of Nei ghboThood Services, to serve residential uses. This
may include corn er stores, less than 4,00D square feet; IiYet ork units above
office and/or retail; small offxe buildings less than 20,000 square feet; and
studias}cottages occupations." (see Pantops Master Plan, p.19)
The proposed uses provide a logical transition From the heavily - trafficked Rt, 250 to [lie
quiet neighborhoods and green spaces north of the property. The applicant will provide a
vegetated buffer along the property's lit, 250 frontage to help retain the rural/residential
character of this part of Pautops, in accordance with the Pantops Master Plan
recommendation (p.23), The buffer will support the transportation recommendation of
the Pantops Master Plan for reprogramming this portion of Rt. 250 as a boulevard with a
system of adjacent sidewalks, strategic crosswalks and a corridor -wide landscaping
program (p.39&4"?), The buffer will also fulfill applirxble entrance conidrr requirements
(p.47).
The proposed r=ning supports the six Pantops Master Plan guiding Principles aq
follows (p.5):
I. Protection ofscenic vistas and open space, The proposed buffer and buildings
will be designed to minimize visual impacts to both the Monticel]a viewshed and
entrance corridor along lit. 250.
. Respect for rural c harac�er, existing neighbaorhoods and pedestrian ways. The
addition of the buffer along Rt, 250, enhancing the pedesvian nemark, and
pmviding neighborhood -scale cornmmial within walking distance will
cornplimmi the adjacent communities..
Provision of new - parks, fi hrinoire control and adequate watermpplyforfuture
demiry increases. The enhanced buffer and sidewalks along Rt. 250. along with
the sidewalks to be provided throughout the site, will provide better access to
nearby open spaces than current conditions. In response to the neighbors'
concerns about visual impacts, the bank, will be single -story building and the
site's natural topogmphy will be used to control light and noise intrusions. The
proposed uses are not waxer - intensive and will tie into the existing sanitary sewer
line on the property-
4. Tranesparralion improvements to balance convenience and acce ssfbflhr ? with
alternative »codes and inierconisect ons, Althougb the primary vehicular access
point is from the north we are curremly evaluating a second point of access from
the west. We will coordinate with VDOT to en$nre access and transportation
improvements are satisfactory. In addition to increasing the vehicular points of
access we plan on providing multiple points oFpedestrian access into and within
the site. The main attraction to this location is providing services to the daily
traffic that already exists on Pantops Mountain Road. SuNmnd a] feat traffic and
transit use are anticipated and will be accommodated an site.
S. Addifion ofpubfic facifiries, serufces aed ursftr rionrs convenient or residents.
Based on t13e meeting with the adjacent neighbors, we expect that a well - planned
bank branch and office building will be viewed as amenities that will enhance the
livability and convenience of their ncighborhoods-
6. Consistenn, with Neighborhood Modef_ As previously described above.
Please feel free to contaGci me with any queSdons and we took forward to discussing this
proposal with the PIatnning Conunission.
Thank you.
Keith L.an=ter
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ALBEMARLE COQ IaT CODS'
CHAPTER 19
ZONING
SECTION 23
COMMERCIAL OFFICE - CO
Sections.
211 INTENT, WHERE PERMITTED
23.2 PERMITTED USES
23.2.1 BY RIGHT
23.21 BY SPECIAL USE PER.Mr
23.3 ADDUIONALREQUIREMENTS
23.1 IItiTENT.WRERLE PERMITTED
CO distracts are hereby created and may hereafter he established by amendment to The roving map
to permii developmeni of administrative, business and prof <tsional offices and supporting
accessary uses and facilities. This district is imende+d as a transition between residential districts
and other more inlrasive cMmrrcial and industrial districts.
23.2 PERM IT'ITI) USES
23.2.1 BY R GHT
The following uses shall be permitted in any CO disiriv. subject is the r¢quirements and
limitations ofthesc regulations:
1, Administrative and business offices.
r_ Professional offices including medical, dental and npLiCal,
3. Financial institutions.
4. Churches. cemetc€ics.
S. Libraries, museurns,
6. Accessory uses and structures incidental to the principal uses provided herein. The aggregate
of all accessory uses shall not occupy more that twenty (20) perceni of the floor area of the
bui Winp an the site. The following accessary uses shall be permitted;
- Eating establishments;
- Newsstands;
- Establishments for the sale of office supplies and service of office e€Iuipmew,
-Data proctssing services:
- Ccnttal reproduction and mailing service and the like;
19-23-1
7.oamg, Sappkman #54. &-3-M
Attachment F
ALBEMARLE COUNTY CODE
- Ethical pharmacies, laboratories and estabislrrnents for the production, fitting andlor sale of
optical or prosthetic appliances oh sites containing medical, dental or optical ofFces;
- (Repealed 3- 17 -82)
- Salelservice of goads asso(iaied with the principal use such as, but not limited to, musical
instruments, musical scores, text books. Artist's supplies and dancing shoes and apparel;
(Added 12 -3 -86)
- Barber shops; ( Added 8 -5-09)
- Bcauty shops, (Added 8 -5 -09)
Electric, gas. oil and cummuni cation facilities, excluding tower struCturrs and including poles,
lines, transformers. pipes, meters and related facilities for distribution of local service and
owned and operated by a pr1blic utility. Water distribution and sewerage collection lines.
pumping stations and appurtenances owned and operated by the Albemarle County Service
Authority_ Except as otherwise expressly provided, central water supplies and central
sewerage systems in conformanDe with Chapter 16 of the Code of Albemarle acrd all athcT
applicable law. (Amended 5- 12 -93)
S. Public uses and buildings including temporary or rrrrabite facilities such ae schools, offices,
parks, playgrounds and roads funded, owned or operated by local, stoic or fe &w agencies
(reference 31.2.5), public water and sewer transmission. main or trunk lines. treatmeni
facilities, pumping statiors and the like, owned arrdlor opcmtcd by the ltivanna Water and
Sewer Authority (reference 31- 7.5.5.1.12). (Amended 11- 1 -1t9)
9. Temporary construction uses (reference 5.1.18).
10, Dwc11imgs(rcfrrrnce:3.1.21), (Addrd3 -0 -82)
11. Temporary nonresidential mobile honws (reference 5.8). (Added 3 -5-861
12, Day care- child care or nursery facility (referencc 5.1.6}. (Added 9 -9 -42)
13. Stormwater 3nanagc=nt facilities shown on an approved final site plan or subdivisicm plat.
(Added 10.9 -01)
14. Tier[ and 7icr 11 persorml wirelessservi = fauilitics{rcfcrcnce 5.1.40), (Added 10- 13-Q4)
( 30- 23.2.1, 12- 10- 80,:- 17 -82; 3 -5 -86: 12 -3 -86; 11 -1- 89.9 -9 -91, 5- 12- 93, Ord- 01 -IR6), 10 -9-01 ; Ord.
04- 1801. 10- 13 -04; Ord, 09- 18(6). 8 -5 -09)
23.2..2 BY SPE JAL USE PERMIT
The following uses shall be permitted only by speciat use permit approved kbv the board of
supervisors pursumi zo section 312.4,
1. Hospitals_
2. Funeral homes.
3. Electrira.1 pawt�r substations, transmission lines and related towers: gae or oil tmwirnissioo
lines, pumping stations and appurtenances: unmanned telephone exchange carters: micro-
wave and radio -wave transmission and relay towem substations and appurtenances_
18 -23-2
7cmieg Sopplaoent'15k 09
ALBEMARLE COUNTY CODE
4. Stand alone parking and parking structures (reference 4.12, 5.1.41 ), (Added 1 l -7 -84;
Amended 2 -5 -03)
5- Commercial u mbtrwim permitted having drive-in windows (Added 11 -7-84)
6, School of sp ial irmtvucticm. (Added 1 -1 -87)
7. Clubs, loc!M, civic, fraternal, patriotic (reference 5.12). {Added I- I -87)
S. Uses permitted by right. not smed by public water, involving water consumption exceeding
four hundred (400) gallons per site acre per day. Uwi prrraitred by right, not served by
public sewn. involving aeticipaied discharge of sewage other than domestic wastrs. (Added
fir- 14-89)
9. Unless such uses are otherwise provided in this sectim asses permitted in section 18.0,
residential R- 15- in =npiiancc with regulations set Forth therein aad such aoraditians as may
be imposed pursuant io section 31.2.4. (Added 6- I9 -91)
10. Hotels, motels and inns (refeFouce 9.0). (Added 6-19 -91)
11. Supporting commercial use ( reference 9.0), (Added 6 -19 -91 }
12, Research and developmeni activities including cxpctimental testing. (Added 6- 19 -91)
13. Laboratories, medical or pharmaceutical. (Added 6- 10 -92)
14. Indoor athletic facilities. (Added 9- 15 -93)
15, Fier III personal wircle service facilities (reference 5.1.40). (Added 10- 13 -04}
(§ 20-232-2. 12- 10-80; 11 -7 -84; I -1-87, 6- 14-89, 6- 19 -91. 6 -1492. 9- 15 -93, Ord. 0- 18(I). 2-5-03: Ord.
04-18(2),10-11-04)
233 ADDITIONAL REQUIREMENTS
In addition to the requirements comined herein, the requirements of section 31.0, commercial
districts, generally, shall apply within all CO districts.
18 -23 -3
7ooueg Sepplamm 454. �t-4;-W
rh
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Doom 227
harlattesviIle, Virginia 22902.4696
Phone {4341296 -5823 Fax (434) 972 -012
MEMORANDUM
TO: Rebecca Ragsdale
FROM: Margaret Maliszewski. Principal Planner
DAT> : March 25, 2010
RE: P- 2010 -01: Peter Jeffemon Overcook
I have reviewed the plans submitted for the above- re ferenced proposal and 1 have the fol [Owl ng
comments.
AR 3 review and approval will be required for the site plans for this proposal. The drive -thru
requires a special use permit. Comment from the ARB or ARB staff will be required for the SP.
Architectural drawings of the bank and the drive -thru. in addition to a site plan. wiI I be required
in order to provide those comments.
Regarding the proposed concept plans:
1. The plans are too small to read. S ufficiernt utiIit}° -free planting area must be provided
along the Route 250 frontage to meet the EC landscape requirements-
2. The proposal suggests that the bank will have a pedestrian focus. The scale of the drive -
thru structure in reiation to the scale of the main bank, building will be a focus of ARB
review. It is recommended that the number of drive -thru lanes be reduced to limit impacts
to the site and the EC.
3. Aligning the fronts of the bank- and the office building would help coordinate the
development as {dewed from the E.
4. In SP -2. the parking at the office building is not sufficiently broken up. The building
should be used to break up the parking and to help Ii mi t the impact of the parking on the
EC. In both layouts, locate more of the parking behind (north of) the proposed buildings.
5. In SP -2. the bank is not ori ented parallel to the EC, as required by the BC Guidelines.
Staff wnuld not recommend approval oFthis orientation to the ARB,
6. In both layouts, it is recornrnended that long tree islands be located between double rows
of parking to help limit impact; of the parking on the EC.
7. In the review of previous proposal for this site, the Alm was concerned about the
proximity of stormv,uter management facilities to the EC and the integration of those
facilities into the surrounding landscape.
Attachment G
COP 2010 -01 PETER JEFFERSON O ISRLOOF
DETAILED REVIEW COM MENTS
APRIL 27, 2010
COUNTY ATTORNEY -
The County Attorney's office has advised that signatures from all property owners within the P R D will
be necessary to authorize the applicant submitting a rezoning application, This is hosed on the fact
that the proposal represents a m ate naI change to the PRIJ that can affect the other properties_
CONCEPT PLAN COMMENTS -
There are specific comments the County Engineer, Zoning, and Current Development have made that
must be addresse# if a rezoning is submitted:
The attached plan proposal does not incorporate the 20 foot undisturbed buffer required
between commercial and residential uses, if the property is rezoned to Commercial Office.
Refer to Section 27,7, (c):
Buffer zone adjacent to residential and rural areas districts. N o construction activity
including grading or clearing of vegetation shall occur closer than twenty (2 0) feet to
any residential or rural' areas distract Screening shall be provided as required in section
32.7.9. (Amended 9-9-92)
Two options for the site design are offered S P1 -B is not recommended for the fallowing
reasons:
• The concept plan shows a very complex intersection. This design does not provide for
adequate access.
• A portion of the access runs through an existing building
• The slip ramp on sheet Pt -6 is not {ecomrnended as parking just inside the site may
cause queuing onto the roadway.
The design shown on SP-2 appears workable_
There are no major engineering concerns with a commercial office use in this location and
issues identified appear they car. be addressed at the site development plan stage of review
by the County.
Drive - through windows require a special use permit which includes a review to ensure that
adequate access, circulation, and stacking distances can be accomplished. Given the lack of
detail provided on the concept plans. it cannot be determined if the required stacking and by-
pass Jane are provided. The design requirements for drive - through windows will have to be
met and will be reviewed as part of the special use permit evaluation if a rezoning and
concurrent special use permit are submitted.
Utilities — The site is within the service area far the Albemarle County S ervice Authority and water
and sewer service is available to the site.
AC SA-Albemarle County Service Authority comments received via e-mail April a, 2010:
The Cottages prehminary plan was previously approved by the ,Service ,Authority We don't have
additional comments regarding potential rezoning or SP requests other than to say capacity exists in
our system For this item. Technical or engineering comments will be addressed at the site plan stage.
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