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HomeMy WebLinkAboutZMA201000019 Review Comments 2011-02-04AL$ L�RGiNL�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 February 4, 2011 Mark Joyce Bohler Engineering 28 Blackwell Park Lane, Suite 201 Warrenton, VA 20186 RE: ZMA 2010 - 00019, Shoppers World SP 2011 - 00001, Shoppers World Drive -thru Dear Mr. Joyce: Fax (434) 972 -4176 Staff has reviewed your initial submittal for improvements to the Shoppers World Shopping Center, including construction of a bank with a drive -thru. We have a number of questions and comments which we believe should be resolved before your zoning map amendment and special use permit go before the Planning Commission for public hearing. We would be glad to meet with you to discuss these issues. Our comments are consolidated below: Planning Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of the staff report. On February 2, 2011, the Albemarle County Board of Supervisors adopted Places29: A Master Plan for the Northern Development Areas. These applications for a zoning map amendment and special use permit are now subject to the Places29 Master Plan. The Future Land Use Map designates these parcels as a Community Center, which is defined as a mixed use area providing retail and service uses for the surrounding neighborhood area and the community beyond. The proposed changes in the Shoppers World Shopping Center are in compliance with the Places29 Master Plan. Neighborhood Model The Neighborhood Model (NM) is part of the County's Comprehensive Plan. The 12 NM principles are listed below, along with a brief analysis of how the proposed rezoning and special use permit meet each of the principles. Pedestrian The current layout of this shopping center requires that pedestrians use Orientation great care to avoid conflicts with cars. The proposed plan improves pedestrian access in several areas by providing raised walkways and painted crosswalks. This principle is met. ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 2 Neighborhood The efforts to channel traffic in the parking lot with curbed islands will be Friendly Streets and an improvement over the current parking lot layout. When the issues Paths with the parking lot raised by the County Engineer in his comments (see below) are addressed, this principle will be met. Interconnected This shopping center's main entrance is at a signalized intersection on Streets and US 29. It also has entrances onto Dominion Drive and Berkmar Drive. It Transportation provides access to the landlocked parcel behind it (TMP 61 M -12 -1 E). Networks This principle is met. Parks and Open This is an existing shopping center where certain portions will be Space renovated. There is little space within the existing retail and parking areas for open space or additional landscaping. Some additional landscaping should be provided along US 29 to comply with Entrance Corridor requirements (see EC comments below) When these comments are addressed, this principle will be met. Neighborhood This shopping center is a Center for the surrounding neighborhoods and Centers the community beyond. This principle is met. Buildings and The buildings are a maximum of two stories in height and are arranged Spaces of Human around the perimeter of the property. Generally, patrons can walk Scale throughout the center from one retail or service business to another. The zoning reviewer (see comments below) recommends moving the two new buildings proposed adjacent to US 29 further back from US 29. If this is done, this principle will be met. Relegated Parking Parking is provided in the center of the shopping center. The buildings along US 29, both existing and proposed, provide some screening of the parking from US 29. In fact, the applicant agreed to site the two new buildings so they provide the maximum screening possible for their size. This principle is met. Mixture of Uses This shopping center contains a mixture of retail, restaurant, and service uses. It is surrounded on three sides by residential development, so this principle is met. Mixture of Housing No housing is included in this shopping center, so this principle is not Types and relevant. Affordability Redevelopment The applicant seeks to renovate certain portions of the shopping center: some of the existing buildings and the parking lot. The applicant is also adding some small, new buildings. Reuse of the existing buildings and improvement of the parking lot layout is appropriate. This principle is met. Site Planning that This site is already developed and the changes are not expected to Respects Terrain have much, if any, impact on the current grading. See zoning's comment below. This principle is met. Clear Boundaries The site of this proposed rezoning and special use permit is not adjacent with the Rural Areas to the boundary with the Rural Areas, so this principle is not relevant. More detailed comments may be provided at a later date after more detailed plans are provided. ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 Zoning The following comments related to zoning matters have been provided by Sarah Baldwin: 1. It is unclear what parking modifications the Applicant is requesting. They have provided for 750 (4.48/1000), which is below the Ordinance requirements of 796(4.75/1000). It appears that they are requesting further modification of parking to 4.25/1000. The Applicant must submit a Transportation Demand Management Plan in accordance with 4.12.12 and provide a written request in order to support any parking reduction. 2. It appears that the front setback is just barely 30'. The Applicant should consider pushing back the proposed retail and bank from the front setback in case any building constraints arise during later phases of development. 3. The Applicant should reference the elements of the application plan as required by 8.5.1e 1 -10. Even though the proposed plan amends an existing development, preservation areas should be noted adjacent to any residential areas and particularly along the western and northern boundaries of the plan. Central features and major elements to the design and other development features and characteristics must also be considered. 4. If the areas being disturbed within the development are subject to any grade changes, the Applicant may have to submit a topography plan (8.5.1 c (2). 5. The proposed plan provides for demolition of the internal building connection and provides parking lot changes that allow for additional vehicular circulation to the rear of the development. This will allow traffic and parking and potential headlight glare adjacent to the existing residential area, which is inadequate under Section 25.4.2. The Applicant should consider mitigation of this impact by changing the parking and travel area, or providing additional buffers and screening. 6. Since the original application plan was approved under the 1969 Zoning Ordinance, the Applicant must meet the current application standards in the current ordinance. As one example, the 1969 Ordinance did require a 50 foot setback adjacent to residential, but did not require a 20 foot undisturbed buffer within the setback which is required under our current ordinance (see Section 21.7). 7. The Application for SP for drive -thru is subject to the requirements of 4.12.6 and 4.12.17, which is copied below: Financia i One (1) space per one hundred fifty (150) square feet of gross floor area. This requirement may be reduced by twenty -fire (25) square feet per drive -in aisle. Each drive - through lane serving a financial institution shall provide a mininuun of five (5) stacking spaces that shall not impede and required parking or loa €ling spaces or and pedestrian or vehicidar circulatioiraisles. (Amended? -5 -03) ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 4 O?ae -way access aisles. One -way circulation is allowed provided the circulation loop or pattern is contained within the site or sites. Public streets or private roads shall not be used as part of the circulation loop or pattern. The Mui iinuin travels -ay Vl-idth for one- w. ay access aisles shall be mv.elve (12) feet_ w.Ith the following exceptions: (a) 1�7pass traffic. A travelway width of up to sixteen (16) feet inay be required to allow. for bypass traffic. when deemed necessary by the county engineer. In lnnakrng this detenllination, the coimry engineer shall consider the site specific factors iincluding. but not liillited to, the length of the travelway, natLue of the land use_ and internal traffic circulation. The Application plan does not appear to meet several of these requirements and will not allow for the minimum five stacking spaces. It is also unclear if the last aisle is for a bypass lane. The Applicant should revise the plan to meet the requirements or consider applying for a waiver. Current Development The following comments have been provided related to how your proposal may or may not be able to meet site plan or subdivision ordinance requirements in the future by Bill Fritz: 1. The presence of easements adjacent to US 29 affords limited opportunity to provide vegetative screening of the new buildings. However, this condition currently exists. 2. A site plan will be required. Engineering and Water Resources Glenn Brooks, County Engineer has provided comments with illustrations that are attached to this letter (Attachment A). Entrance Corridor The following comments related to the Entrance Corridor Guidelines have been provided by Margaret Maliszewski: 1. Landscaping will be required along the Entrance Corridor to meet the design guidelines. The applicant is encouraged to check now to determine that there is sufficient planting area free of utilities. 2. The bank and retail building proposed adjacent to US 29 have three elevations visible from the Entrance Corridor. A "back of building" appearance will not be appropriate for these elevations. Designs for building fronts with windows and doors that use vision glass will be appropriate. 3. The location of the drive -thru structure on the west side of the bank building, away from the Entrance Corridor, is appropriate. If the drive -thru structure should change position for any reason, ARB review of the bank and drive -thru design prior to Planning Commission review of the SP will be recommended. 4. The height of the proposed extension at the eastern end of the existing shopping center building will determine the level of ARB review required. The proposed extension at the western end of the building is expected to be visible from the vantage point at the entrance to the shopping center from US 29. Visible portions of the extensions will be required to meet the Entrance Corridor Design Guidelines and to maintain some level of compatibility with the existing shopping center. ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 5. ARB review and approval will be required prior to final site plan approval, but the applicant is encouraged to submit an application for preliminary ARB review at the beginning of the site plan review process. VDOT Comments from VDOT are attached (Attachment B). Please note that the increase in retail and bank uses meeting the threshold for a Chapter 527 Traffic Impact Analysis. Rivanna Water and Sewer Authority (RWSA) Comments from Victoria Fort, EIT, indicate: If Shopper's World produces overall sewage flows greater than 40,000 gallons per day with the proposed new construction, a capacity certification from RWSA will be required. As such, we would like to request flow calculations showing the estimated daily sewage flows for the entire shopping center once the proposed buildings and building extensions are completed. JAUNT Peter Ohlms, JAUNT Mobility Manager, has provided comments. His letter, dated January 11, 2011, is attached. Proffers and SP Conditions Although the box on the first page of the application was checked, indicating that this application includes an amendment to the existing proffers, no draft proffers were provided. Staff recommends that, at a minimum, the applicant consider proffering the Application Plan. Conditions may be recommended as part of approval of the special use permit for the bank drive - thru. These conditions may include a limit on the number of drive -in windows and a condition stating that the Applicant is responsible for installation and maintenance of control devices, such as by -pass lanes, signage, and pavement markings, as indicated on the plan. Draft conditions will be provided for the Applicant's review prior to the public hearing. Resubmittal or Public Hearing Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to these comments on a resubmittal date as published in the project review schedule (the full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page), OR (2) Request a public hearing be set with the Planning Commission based on the information provided with your original submittal (a date will be set in accordance with the Planning Commission's published schedule as mutually agreed to by you and the County), OR (3) Request indefinite deferral and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit /request a public hearing be set with the Planning Commission after the 30 day period.) If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 requesting the deferral. If none of these actions is taken, staff will schedule your application for a public hearing based on the information provided with your original submittal. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. Please feel free to contact me if you wish to meet or need additional information. My telephone number is (434) 296 -5832, x. 3438 and e-mail: jwiegand @albemarle.org Sincerely, Judith C. Wiegand, AICP Senior Planner Planning Division Attachment A Comments from Glenn Brooks, County Engineer, dated January 18, 2011 Attachment B Comments from VDOT, dated January 28, 2011 Attachment C Letter from JAUNT, dated January 11, 1011 CC: FR Shoppers World, LLC 1626 East Jefferson Street Rockville, MD 20852 Mark Hendrickson Federal Realty Investment Trust 1626 East Jefferson Street Rockville, MD 20852 Sarah Baldwin, Zoning Bill Fritz, Current Development Glenn Brooks, County Engineer Margaret Maliszewski, Design Planner Joel DeNunzio, VDOT *-&A County of Albemarle Department of Community Development Memorandum To: Judith Wiegand, Senior Planner From: Glenn Brooks, County Engineer Date: 18 Jan 2011 Subject: Shoppers World amendment (ZMA201000019, SP2001 10000 1) The application proposing amendments to the Shoppers World shopping center has been reviewed. The following comments are provided for your review of the ZMA; 1. It is recommended that the parking spaces be moved so that a longer travelway is achieved at the first right -turn from the main entrance travelway. 2. In general, curbed islands are a better protection for rows of parked cars than paint on the pavement. For example, the islands at the proposed building corner on the northeast side should be curbed islands, and the striped area at the awkward turn at the corner of the main parking area on the south side. (See the red outlines on the graphic provided.) The travelways and parking on the rear side of the of the buildings have historically been used only for storage, some employee parking and deliveries, etc., and could use some organization to achieve separation from the building projections, dumpsters, and other areas. Such improvement to safety and convenience are recommended if these travelways are to be used more frequently, which appears to be proposed. 4. It is recommended that Shoppers World provide some stormwater management. This site was developed prior to the Water Protection Ordinance, so almost anything proffered would be an improvement over the existing situation. 5. The proposed parking on the travelway to Berkmar should be revised so it does not project out into the road. The following comments are provided for your review of the SP; A. There does not appear to be adequate stacking to meet 18- 4.12.6. Typically five stacking spaces per lane, totaling 100 feet per lane, is required exclusive of the bypass lane. Albemarle County Community Development Engineering Review comments Page 2 of 3 Albemarle County Community Development Engineering Review comments Page 3 of 3 ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 10 a n CO M IN 10NWEA LTH o f V1RQI NiA QEM RTMEl1T OF TRIIl15PCMAT1ON C - ARLOTrE9f ILLS RMIDUAGY OFFICE 701 V OCT WAY cngF LOT n;svL F- VA22911 bra -MA Whlrky DONONV HU January 2$ 2011 Mr. Bill Fritz depL -or Planning & Cammun ily Development 40L MrIatire Rand CharkAVsville, VA 22902 RE Special Lke FermitsBud Rezoning Submittals L?earMT. Fritz: Below am VDUT's crornments far Ore lanuuy 20L L Rezoning and Special Use F YRA applications: SR28i8�Md9. 008_ 0 Howardsaille Camoi ne and I.i wrra I Scott Clerkl L. No comments SR20104M1, ONM2 Spring HID Farro-5lrcamCrosdorf5coll Clarirl L. A perruit will be required for the proposed enuanre m rouk 537. The entrance location may ,:quire adjustment if they h4 not adequate sight distance at the proposed lwation. The applicant should contact VTA71- is re %iew the Lille. SP-2010- 808153 SaMIt Plains Frn dssle rian Church f Scats Clezkl L. No maunents Far the removal of the mamse. 2. Prior V DW comae ws addressed the existing enrtsnce. It is expecled thal the rhtucb is still planting phase II to replace Ilre perk.inglct and upgrade the entrencesto the -urreat sbmlard If no add.itioaal wvA is plauned far the pmrking ]ct, the entrances need to be upgraded to Ore Carmel OmWard. SR2018-808L4 Sandridw digmsul Serr<Ioe {Joan McDoweW L. The applicant needs to comma VEC1T to set up an inspection or thee obwoe fair conuneF sal standards. SR20I0- 808155, 0M6 SmAhern Albemarle rnlerxeneragounl Center Oosa MCEUWel) L. According to I TE trip ggre ration, this site appears Lo- rneet the lhreshoLd to require a Chapter 527 TIA. SV2010 -OM7 Pine Knox Historic%] {Amer (E.ryn Brennan) L. The site plan will need to show a commercial entrance In acc+ordmwe with the VQCrT Road Design MaaueL Appendix F. SP-2010 -80056 CharlDtlesville Pmmr EwipTmnl (MmmsmIMallsaewsid) L. Putt Putt Lana is a private road. 2. There is m bmffio signal pm&Fed by the develoW r of Putt Putt L sw at the interg2otim with Ria Road Tbh signal is oot yet warranted but added traffic to the private road may rhang2 the mgtirem eot V irginiaDOT.arg WE KEEP VIRGINIA MOVING ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 11 ZMA- 201 00015 Ceday HM Qudllh Wigoodi L. N-D Cumamenli ZMA- 2410-00016 Woolen NIh {Claudette Grant) L. AFo mmffmnti ZMA- 2010-00017 Redflelds PRO (Clandette Graph L. Nelindam + conceptual pLans proposing stale maiataiued roads need to unchide ifoms Bawd io the Vi gmua Admdmstratme Code, 24VAC30-92 -74. This plan ]s mdsslTkg the lblkyw 4g infamadm a Proposed fioncdonal. classification of all roads within Lhe doveloprrpnt. b. Area type and connectivity imkm. c. AdjcioiagprsaperLy infonnadan al the proposed stub out. 11 is Unclear ii the stub outwill. lee an developehle Land cr if it ends el a residemial parcel d. Prgvseclua fficvaYuaws.en each slreet. 2. The plan needs to show the prapased trip geoeratioo_ It appears that this plan will meet the dmrJwId far a Chapter 527 T]A 3. Mitayofinepmp3wdel eouats appear labeincnnf lietwMYDOT'sSSARmgWiemeMSandlcr the VDDT Road Design Mannal. These include ioiemecitioo types~ mrnanmW designs, end snows mvmWmeut standards. ZMA- 2010-00018 Cmmt S[ruare Mstiae Echehl L. This plan needs to shiny' proposed trip gRnenaticri It appears that it may Dwelt the threslwid far a Ch" r 527 TUB 2. Ne mimny crornaepmal plies proposing stele miiotaioed roads need to incLude ifoms Bawd io the Virginia Administrative Cade, 24VAC30- 43-70. This plan is missing the fD]Lc- -ing iofarmadan: a Proposed traffic voluaws on each sleet. b. The prcpased use and deosityareach awe c. Proposed locaticnsof (Tusportatioo fscilities. d. The prcposed functioaa] cla-mifimbon. afeach street e. Area type and eerm►tc&ity index. f. Adjcimiogprqperty information al slab cull. 3. Maay of Ore prapowd ele oe its appear la be in caallict wA VDOT's SS AR v2.gWjementN and+ ar the VDOT Road Design Manual. These include immectioo types, tumaround desigw4 and access mawag2meot standards. ZMA- 201CL00019.0L100i 5'8oyaem World (]udilh Wiestsnd) L. This bmeesa io retail aid hair uses meets the thFeshoLd icra Chapter 5277]A. If you have aDy questiank please contact roe. MUMMY, Iml DeNmzict P.E Sleff Fraroer VD4TC1nadon2svd12 Residency WE KEEP VIRGINIA MOVING ZMA 2010 - 00019 /SP 2011 - 00001, Shoppers World, Mark Joyce, February 4, 2011 12 woo. January 11, 2010 Judith Wiegand, AICP Albemarle County Department of Community Development Dear Ms. Wiegand, Thank you for the opportunity to review materials for Shoppers World, ZMA20100019 & SP201100001. JAUNT has the following advisory comments. • One general comment: at the main entrance, the tiny left -turn pocket into McDonald's seems to be going away. Could that cause backups onto 29? • The traffic circulation patterns appear adequate for JAUNT vehicles with the following possible exceptions where turns may be too tight for our vehicles to complete without backing, posing possible hazards.' JAUNT would be interested in seeing a site plan with curb radii indicated. • From the main US 29 entrance, turning into the new parking area for the proposed retail and bank is essentially a tight right -hand U -turn. • From the shopping center road in front of Staples to turn right into the proposed bank may be a very sharp turn. • Notes /suggestions on accessibility: • Crosswalks should be marked wherever sidewalks cross drive aisles within the area to be disturbed. Specifically, it would seem logical to stripe a crosswalk connecting the walks near the main US 29 entry as well as at the northeast side of the main building (next to Duron). • Consider whether additional accessible parking spaces are needed adjacent to the proposed standalone retail building. None were shown. o Consider whether a better pedestrian connection could be provided from the proposed bank to the main building (near Duron). Please contact me with any questions. Peter Ohlms, JAUNT Mobility Manager - petero @ridelaunt.org - 296 -3184, ext. 120 1 JAUNT vehicles have an inner turning radius of about 19' and an outside path radius of about 32'.