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HomeMy WebLinkAboutZMA201100005 Correspondence 2011-12-30Megan Yaniglos From: DeNunzio, Joel D., P.E. [Joel.DeNunzio@VDOT.virginia.gov] Sent: Friday, December 30, 2011 10:58 AM To: Megan Yaniglos Subject: RE: Greenbrier Commons ZMA Follow Up Flag: Follow up Flag Status: Flagged Megan, I reviewed the proposed allowed uses with the size of the existing building and it does not appear that any will meet the threshold for a Chapter 527 TIA. However, I would note that two of the allowed uses could generate between 2000 to 2500 VPD and four of the allowed uses could generate from 1000 to 2000 VPD. This amount of traffic could have impacts to surrounding road intersections along route 29 and may need to be further analyzed prior to allowing those uses. They are numbers 4, 10, 18, 25, 26 and 29. Please let me know if you have any questions. Thanks Joel Joel DeNunzio, P.E. VDOT Culpeper Land Development 434-589-5871 Joel. den unzio(�Ovdot.virainia.gov From: Megan Yaniglos[mailto:myaniglosCa)albemarle.org] Sent: Friday, December 30, 20119:47 AM To: DeNunzio, Joel D., P.E. Subject: Greenbrier Commons ZMA Joel: Just wondering if you had a chance to look at the information I sent about the uses proposed at Greenbrier Commons and if you had any comments on whether or not they will need a traffic study or any upgrades. Thanks and I hope you had/are having a good holiday. Megan Yaniglos, ASLA Senior Planner Albemarle County Community Development Department Planning Services 401 McIntire Road, North Wing Charlottesville, Virginia 22902 ph: 434.296.5832 x. 3004 fax: 434.972.4126 Describe Request in Detail February 17, 2012 Greenbrier Commons The property value of 340 Greenbrier Drive demands a per square footage rental rate that well exceeds the ability of a typical manufacturing business to justify. The Light Industrial Zoning District is generally very attractive for a business producing products on the wholesale level. In my particular case, the location of my property in the 29 North Corridor seems to be much more suited to the Neighborhood Model Zoning District. I have analyzed the tenant opportunities that have been entertained since acquiring the property in 2000. Not a single one of the potential manufacturer opportunities have been able to come to fruition. The calculations indicate that the cost of my location is more than that type of business can support. Thus, these tenants eventually elect to lease space in more remote locations at a more affordable per square foot rate. Conversely, I have turned away a substantial list of potential tenants due to the fact that they did not meet the requirements of Light Industrial Zoning District. These businesses fell into the following `By Right" categories of Highway Commercial Zoning District: Building Material Sales Churches Clubs Factory Outlet Sales Feed and Seed Stores Machinery and Equipment Sales New Automotive Parts Sales Indoor Athletic Facilities Office and Business Machine Sales and Service Home and Business Services such as Grounds Care, Cleaning, Exterminators, Landscaping and Other Repair and Maintenance Services I worked extensively with these tenant prospects reaching an agreeable rate and term only to be stalled by a zoning misfit generally connected to the Light Industrial Zoning restrictions as to the allowable percentage of retail sales. This trend continues with the new tenant inquiries that I am currently qualifying for an appropriate fit. Places29 Master Plan for the Northern Development Areas adopted February 2, 2011 supports the Flex designation which seems to overcome the challenges inherit in the strict nature of the Light Industrial Zoning Language. Additionally, the neighborhood benefits from this proposed zoning change by allowing for business entities that are more in keeping with the character of the surrounding mix of business and residential uses.