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HomeMy WebLinkAboutZMA201100005 Staff Report 2012-02-28COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2011-00005, Greenbrier Staff: David Benish Commons Planning Commission Public Hearing: Board of Supervisors Public Hearing: February 28, 2012 Not yet determined Owner(s): Anvince Land Trust Applicant: Sue A. Albrecht, Trustee Acreage: 2.0 acres Rezone from: Light Industrial (LI) zoning district which allows industrial, office, and limited commercial uses (no residential use) to Neighborhood Model (NMD) zoning district which allows residential (3-34 units/acre) mixed with commercial, service and industrial uses. No residential units proposed. TMP: TMP 061W00lOA00800 By -right use: industrial, office, and limited commercial Location: 340 Greenbrier Drive, Charlottesville, VA uses (no residential use) Magisterial District: Rio Proffers: No Proposal: The applicant proposes to rezone the Requested # of Dwelling Units: None parcel from LI -Light Industrial to NMD, Neighborhood Model in order to make the property more attractive to prospective tenants. DA (Development Area): Neighborhood 1. Comp. Plan Designation: Office/R&D/Flex/Light Industrial—commercial, professional office; research and development, design, testing of prototypes; manufacturing, assembly, packaging in Neighborhood 1. Character of Property: The property is currently Use of Surrounding Properties: The subject built out with a 33,431 square foot building and a property is surrounded by small office buildings, small parking lot. The applicant does not intend to make retail businesses, and some professional offices. any exterior changes to the building or reconfigure Closer to US 29, there is a convenience market and a the parking lot. (Attachment D) motel. Factors Favorable: Factors Unfavorable: 1. Rezoning the property to NMD will permit a 1. None identified. wider range of tenants to lease space in the building without impacting the "reversibility" of use of the space for industrial purposes 2. The property will contain a minimum of 75% of Light Industrial uses. RECOMMENDATION: Staff recommends approval of this rezoning with the code of development provided. ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 1 STAFF PERSON: Megan Yaniglos PLANNING COMMISSION: February 28, 2012 ZMA 2011-00005, Greenbrier Commons PETITION PROJECT: ZMA201100005, Greenbrier Commons PROPOSAL: Rezone 2.000 acres from Light Industry (LI) zoning district which allows industrial, office, and limited commercial uses (no residential use) to Neighborhood Model (NMD) zoning district which allows residential (3-34 units/acre) mixed with commercial, service and industrial uses. No residential units proposed. ENTRANCE CORRIDOR: NO PROFFERS: NO COMPREHENSIVE PLAN: Office/R&D/Flex/Light Industrial — commercial, professional office; research and development, design, testing of prototypes; manufacturing, assembly, packaging in Neighborhood 1. LOCATION: 340 Greenbrier Drive, Charlottesville, VA. TAX MAP/PARCEL: 061 W0010A00800 MAGISTERIAL DISTRICT: Rio CHARACTER OF THE AREA The area on both sides of Greenbrier Drive between US 29 and Commonwealth Drive is home to a number of small businesses, including offices, services, and small retail establishments. The parcels immediately surrounding the subject parcel are zoned C-1, Commercial. Several properties nearby on the west side of Commonwealth are zoned CO, Commercial Office, while a block of parcels on Greenbrier closer to US 29 is zoned HC, Highway Commercial. The Comdial property to the south is the only other Light Industrially zoned property in the area. The Comdial property is separated from the subject property by a row of properties zoned C-1, Commercial on the south side of Greenbrier Drive (Attachments A and B). SPECIFICS OF THE PROPOSAL The applicant has requested the rezoning to Neighborhood Model District based on her attempts over the past two to three years to find tenants for the space. The uses being proposed by the applicant consist of a mix of Highway Commercial (HC) and Light Industrial (LI). Most of the interested prospective tenants were looking for commercial, rather than light industrial space. However, in order to keep Light Industrial uses on the site, the applicant is willing to restrict the building to a maximum of 25% of HC uses and a minimum of 75% of LI uses. The site is completely built out and the applicant is not proposing any changes to the exterior of the building or to the parking areas. For additional information, see the applicant's narrative in Attachment C. APPLICANT'S JUSTIFICATION FOR THE REQUEST As described more fully in Attachment C, the applicant has been searching for a tenant for the property for two to three years. The tenants who are interested and able to pay the requested rents are commercial ones that cannot lease space in an industrially zoned building. The applicant has requested the rezoning and has provided a code of development that would consist of a mixture of Highway Commercial and Light Industrial uses. The applicant recognizes that the site will be restricted to the maximum 25% Highway Commercial and minimum 75% Light Industrial uses. Also, the applicant recognizes that the number and mix of uses on the site will be limited by the amount of parking available. PLANNING AND ZONING HISTORY ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 2 The building on the subject property was built in 1973, by Sperry Marine. At that time, the parcel was zoned Commercial Business. At the time of the countywide comprehensive rezoning in December 1980, this parcel was rezoned to Light Industrial, presumably to make the existing use conforming. Parcels around the subject property were also zoned Commercial Business prior to 1980. At the time of the comprehensive rezoning, these properties were all rezoned to Commercial. Since that time, some have been rezoned to Highway Commercial. Parcels were rezoned to reflect current use at that time. Most were in Commercial use. This site and the Comdial site were zoned Light Industrial to reflect their industrial use at that time. COMPREHENSIVE PLAN Places29 Master Plan: The Master Plan designates this parcel as Office/Research & Development (R&D)/Flex/Light Industrial. This designation is intended to accommodate a wide variety of possible uses, ranging from light industrial to retail and office. Office/R&D/Flex/Light Industrial was chosen for this property during the preparation of the Master plan because of the existing zoning (Light Industrial) and in recognition of the building type. The surrounding property was also designated Office/R&D/Flex/Light Industrial in recognition of the variety of uses, building sizes, and the potential to create, over the long term, a mixed use, employment - oriented area. The County has no comparable zoning district that includes as many employment, commercial, and service types of uses as those contemplated in the Office/R&D/Flex/Light Industrial designation. Staff is considering amendments to zoning text to address this need, including the industrial use changes discussed with the Planning Commission at its January 31St work session. Places29 Green Systems Map: The Places29 Parks & Green Systems Map shows no amenities, such as trails, or environmental features on this parcel. Staff believes that the proposed rezoning is compatible with the Places29 Master Plan. The Neighborhood Model: The proposed rezoning will change the uses that may locate on this site, but no changes in the building, parking, or other existing site features are proposed. Since the site will not change, only two of the Neighborhood Model principles are relevant to this rezoning: Neighborhood Centers and Mixture of Uses. Neighborhood Centers. This proposed rezoning would change the district to one that will be more compatible with the surrounding commercial uses. Together, the commercial uses form a center that will provide services and employment to the surrounding area and other parts of the County. Adding the uses that would be permitted in a Highway Commercial district will compliment the uses already located in the area, including offices, a small neighborhood shopping center, a motel, and a restaurant. Mixture of Uses. This proposed rezoning would permit some additional uses beyond those permitted on the C-1, Commercial and CO, Commercial Office parcels surrounding the subject property. Several other parcels closer to Seminole Trail are also zoned HC, Highway Commercial. Additional uses permitted in HC districts that would be suited to the size of this parcel and the existing building include: building material sales; machinery and equipment sales, service and rental; and office and business machines sales and service; among others. Economic Vitality Action Plan The primary goal of the County's Economic Vitality Action Plan is to: ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 3 Increase the County's economic vitality and future revenues through economic development by expanding the commercial tax base and supporting the creation of quality jobs for local residents. This Plan is developed for the benefit and economic well being, first, of current local residents and existing local businesses. The property owner has been marketing the property as Light Industrial without success; most of the prospective tenants are proposing uses that are not permitted on a Light Industrial district. This property is surrounded by property zoned C-1, Commercial; CO, Commercial Office; and HC, Highway Commercial. This proposed rezoning would make this property more attractive to tenants who are looking for a location for a use similar to the surrounding ones, as well as preserving Light Industrial use. Rezoning the property would assist the property owner's efforts to lease the space to a tenant to allow up to 25% of Highway Commercial uses, which would put an additional business or businesses on the County tax rolls. Also, having other businesses in the existing cluster in this area increases the drawing power of the area; people coming to one shop or service provider may also visit another. Staff believes that, balancing the need for additional tax revenues that would come from a business on the subject property with the need to preserve industrial property, this proposal to rezone the subject property is consistent with the goals and objectives of the Economic Vitality Action Plan. Staff also notes that as the provisions of the Zoning Ordinance are "modernized" to reflect the current characteristics of commercial uses, business and industry, updated zoning for this area could be considered. Staff believes that this proposal is consistent with the goals and objectives of the Economic Vitality Action Plan. STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district: The following section is an excerpt from the Zoning Ordinance. The regulations in section 20A encourage a development form and character that is different from conventional suburban development by providing the following characteristics: - Pedestrian orientation; - Neighborhood friendly streets and paths; - Interconnected streets and transportation networks; - Parks and open space as amenities; - Neighborhood centers; - Buildings and spaces of human scale; - Relegated parking; - Mixture of uses and use types; - Mixture of housing types and affordability; - Redevelopment; - Site planning that respects terrain; and - Clear boundaries with the rural areas. While this rezoning does not meet all the characteristics of a NMD, it does meet several, including mixture of uses and use types, neighborhood friendly streets and paths, and redevelopment. This is a unique site where the building and parking are existing, however the applicant is having difficulty finding tenants to use the space. This rezoning will allow a mixture of uses while still maintaining the Light Industrial Use that is a vital part of the County. ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 4 Staff believes that the creation of a Neighborhood Model district on this property will encourage the location of businesses, including retail and light industrial. However, the amount of parking, the location and design of the building, and the code of development all mean that the property will not develop into a shopping center. The business faces a commercial arterial street (Greenbrier Drive) and is near both US 29 and Commonwealth Drive. Greenbrier Drive, Commonwealth Drive and US 29 have sidewalks that will allow for pedestrian access to this use and other uses in the area. Further, permitting business, office, retail, and light industrial uses to locate on this property will bring additional business to an area that is already developed with similar uses; it will provide an additional attractive, central location for businesses. Public need and justification for the change: As discussed above, fully leased properties are a greater advance to the community because more businesses are available and because of the impact on the tax rolls. An isolated zoning district is more difficult for the owner to lease and represents an opportunity for inappropriate uses to locate in an area. By rezoning to Neighborhood Model District, the needed Light Industrial uses will remain while allowing some commercial uses on the site. Impact on Environmental, Cultural, and Historic Resources: There are no environmental, cultural, or historic resources on this property. Anticipated impact on public facilities and services: Streets: Since the commercial uses are restricted to only 25% of the building, no traffic concerns are prevalent with this change. The Virginia Department of Transportation identified uses that may increase traffic and the applicant has agreed to restrict those uses by special use permit only (Attachments E and F). Schools: There are no residential units in this proposed rezoning, so schools will not be affected. Fire and Rescue: the closest fire station is the Seminole Fire Station and the closest rescue is the Berkmar Rescue Squad, both located on Berkmar Drive between US 29 and Rio Road West. Utilities: Water and sewer are available to the site and no issues with either are expected. Anticipated impact on nearby and surrounding properties: No impact on the surrounding properties is anticipated.The only possible impact on surrounding properties might be an increase in traffic. As noted above, whether there will be any increase and, if so, how much will not be known until a tenant or tenants are selected. Those uses that were identified by VDOT as uses that may increase traffic will be by special use permit only. Since the amount of parking on the site is expected to restrict the uses, it is unlikely that a major increase in traffic will result from the rezoning. It is important to note that many of the uses permitted in Light Industrial are also permitted in Highway Commercial; the only major use type now permitted under Light industrial that would not be permitted in Highway Commercial is manufacturing. PROFFERS No proffers are necessary for this proposed rezoning. This is an existing site with no new development proposed, but rather just a change in the use of an existing building. The Code of Development covers the restrictions of the uses on the site and what is required. SUMMARY ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 5 Staff has identified the following factors, which are favorable to this rezoning request: 1. Rezoning the property to NMD will permit a wider range of tenants to lease space in the building without impacting the "reversibility" of use of the space for industrial purposes. 2. The property will contain a minimum of 75% of Light Industrial uses. Staff has identified no unfavorable factors to this rezoning request. RECOMMENDATION Staff recommends approval of this rezoning with the code of development provided and the conditions outlined below: CONDITIONS: 1. Revise the Code of Development to list all uses permitted by right and by special use permit in a table format instead of using the Zoning Ordinance. PLANNING COMMISSION MOTION: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA 2011-00005, Greenbrier Commons with the code of development provided, as recommended by staff. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA 2011-00005, Greenbrier Commons. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENT A: ATTACHMENT B: ATTACHMENT C: ATTACHMENT D: ATTACHMENT E: ATTACHMENT F: Location Map Zoning Map Prolect Narrative Application Plan VDOT Comments Code of Development ZMA2011-00005, Greenbrier Commons Planning Commission Public Hearing Staff Report, February 28, 2012 Page 6 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources February 14, 2012 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources February 14, 2012 ATTACHMENT A