HomeMy WebLinkAboutZMA201100005 Application 2011-11-21APPLICATION FOR ZONING MAP AMENDMENT
GREENBRIER COMMONS ZMA 2011-00005 RESUBMITTAL
DATE: NOVEMBER 21, 2011
PROPERTY:
TMP 061WO-01-OA-00800
340 Greenbrier Drive
Albemarle County, Virginia
O WNERIAPPLICANT:
Anvince Land Trust
Sue A. Albrecht
255 Ipswich Place
Charlottesville, Virginia 22901
NARRATIVE:
This site is fully developed and is zoned Light Industrial. The application for the Zoning
Map Amendment from Light Industrial District to Neighborhood Model District is being
applied for in order to broaden the uses of the property. The intent with the change to
NMD is to maintain all LI `By Right" and all LI `By Special Use Permit" uses while
adding most HC `By Right" and most HC "Special Use Permit". This ZMA will allow
for a more productive use of the front portion of the property, as well as better
complement the surrowiding mix of properties on Greenbrier and Connnonwealth Drives.
20A.3 — NEIGHBORHOOD MODEL OF DEVELOPMENT — APPLICATION
REQUIREMENTS
20A.3 .a — Statement of Consistency with NMD Principles
The proposed development alone does not meet all NMD principles. However combined
with adjacent properties the project contributes to NMD principles. The following is a
brief overview of the attributes' of the development's contribution to NMD principles.
1. Pedestrian Orientation — The development is located in an area of high pedestrian
foot traffic. The property is surrounded to the south, west and north with a variety
of residential housing inclusive of multi -story apartment units, townhouses,:
duplexes, single-family homes and an assisted living facility.
2. Neighborhood Friendly Streets and Paths — Pedestrian friendly sidewalks flai-Ac
both sides of Greenbrier and Commonwealth Drives with a traffic signal located at
that intersection as well allowing for safe pedestrian traffic in all directions.
3. Intercomlected Street &Transportation Networks — The project is a single
building, and interconnected by county sidewalk systems and served by the bus
line transportation system. The site has stone steps at the west side of the property
conn iecting this development to the adjacent commercial property situated at the .
northeast corner of Greenbrier and Commonwealth Drives enabling for a more
simplified pedestrian path of travel.
4. Parks and Open Space as Amenities — The development has a green space along
the west property line with a picnic area amenity.
5. Neighborhood Centers The project house businesses that currently serve the
neighborhood. The ZMA request would enable additional businesses to locate at
this site that would serve the neighborhood well.
6. Building and Spaces of a Human Scale - The nature of the existing development
fits the site beautifully.
7. Relegated Parking — The existing parking configurationeffectively accommodates
vehicular traffic to the building as well as tractor -trailer and local delivery truck
access.
8. Mixture of Uses and Uses Types — This development currently and historically has
accommodated a variety of LI uses and with the proposed NMD zoning the
opportunity to serve the neighborhood in a greater way will be enhanced.
9. Mixture of Housing Types and Affordability — This development is an existing
single building with no opportunity for residential use. Per NMD variances
permitted, this development represents an infill project, and is within 1/2 mile of
five affordable housing types as well as many other mixed cormnercial uses.
10. Redevelopment — Not Applicable
11. Site Planning that Respects Terrain - Not Applicable
12. Clear Boundaries with the Rural Area — Not Applicable
In summary, This existing development is a compact, mixed-use project with an Lubar
scale, massing, density, and an infiastructure configuration that integrates diversified uses
within close proximity to each other within the development areas identified in the
County Comprehensive plan and in the Places29 Master Plan.
20A.3.b _ Parking and Loading Needs Study — Existing Conditions to be Maintained
20A.3.c — Storm Water — Existing Site Conditions to be Maintained
20A.3.d — General Development Plan — Attached
20A.3.e — Code of Development — Attached
20A.4 — GENERAL DEVELOPMENT PLAN
See accompanying submittal drawings
20A.4.a - Cross Square Footage Non -Residential & residential:
Non — Residential- 33,000 gsf
Residential — 0 gsf
20A.4.b — General Allocation:
This project contains one parcel.
20A.4.c — Green Spaces, Amenities, Conservation Areas, Preservations Areas:
This development includes green space, a picnic area, connecting stone steps, an
indigenous stonewall, trees and shrubbery all situated along the west property line.
20A.4.d — Building Footprint:
See Accompanying Submittal Drawings
20A.5 CODES OF DEVELOPMENT
20A.5.a - Uses Permitted in the NMD By Right and By Special Use Permit:
This development requests to maintain all LI uses by right and all LI by special use
permit uses and to add most HC by right uses a11d most HC by special use permit uses.
See attached zoning code.
20A.5.b The Amount of Developed Square Footage:
Existing Building contains 33,000 gsf
20A.5.c — The Maximum Number of Residential Units:
This Building contains no Residential
20A.5.d — The Amount of Land devoted to Green Space:
Existing West Property Line of Cneen Space to be Maintained and equals 1/8 of the
site.
20A.5.e — Requirements & Restrictions Related to Use:
All the uses are within the one existing building on this existing site with a maximum
of 25% HC uses and a minimum of 75% LI uses.
20A.5.f —Uses Expressly Prohibited:
Any uses not listed. in LI, HC and in Section 20.A6.a
See attached zoning code.
20A.5.g — Architectural & Landscape Standards:
Existing Development therefore Not Applicable
20A. 5.h — Preliminary Lot Lam
_See Accompanying Submittal Drawings
20A.5.i — Blocks
Existing Development therefore Not Applicable
20A.6.a — By Right
All LI, All HC & All NMD uses in one existing building
20A.6.b — By Special Use Permit
All LI, All HC & All NMD uses in one. existing building.
20A.7 — RESIDENTIAL DENSITY
. Not Applicable
20A.8 — MIXTURE OF USES
_As Allowed in LI, HC & NMD with a maximiva 25% HC uses and minimum 75%
uses.
20A.9 — GREEN SPACES, AMENITIES, & CONSERVATION/PRESERVATION
AREA
As Previously Described. as Pari of Existing Conditions
20A.10 — STREETS
Not Applicable
NO
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'S? wo-tAIR04
ALBL41MI'?.LE COUINIiz CODE
CM PTER IS
ZONING
SECTION 24
HiGL11')�AY COlRMERCi4I., - HC
Sections:
24.1 INTENT. S'HEPE PERIIIITTED
24.2 PERIMTTED USES'
BY F,IGHT.
2 ..2.2 BY SPECLAL USE PERl1IT
24.3 MINIMUM FRONTAGE, -S%A.VEOFDISTRI CT
24.4 ADDITIONAL REQUIREMENTTS
24.11NT T ENT, )A'HERE PEF.MITTEI?!
11C disricts are hereby created and may hereafter be established by amendment to the zoning snap
.to permit development of comm rclal_ establi-shrnents, other than shopping centers, pr�maril_y
oriented to highway locations rather than to cen-tal business concentrations. It is intended that HC
districts be established on major highways within the urban area and communities in the
con,prehensive plan. It is fumdler intended that this district shall be for the .purpose o; lirutintr
spra;viing striip commercial development by _providing sites with adequate frontage and depth to
Permit controlled access to public streets.
24 % P ERIMITTED USES
24 21 BY R IGHIT
The following uses shall be periniited in any HC district, subject to tare applicable requirements of
this chapter. The zoning adminlst aiot,„a-ie3 consultation with the director o” planning and other
appropriate officials, may permit, as a use by right, a use not specifically pt=r Led; provided that
such use shall be similar to: uses'pe�iitecl by ria -ht in, general character, and more specifically,
similar in terms of locational zequirrmelts; operational characteristics, visual impact and traffic
generation. Appeals mom the'zoning adrainisrator's decision shall be as generally provided* in
section 34.
r3. -^ c=are_;
4. Building materials sales.
5. Churches, cemeteries:
6. Clubs, lodges, civic, fraternal. patriotic (reference 5:1.2).
7.
-.18-24-1
zoning Snp I =nt 60, 5-5-10
fLl ti l4JARLE COUN:Ci.'CODE
8. Educational, teclmical and trade schools.
9. Factory outlet sales - clothing and fabric.
10. Feed and seed stores (reference 5.1.22).
11. Financial institutions.
12. Fire extinauisher and security products, sales and service.
13. Fire and rescue squad stations (reference 5.1.09).
14. Funeral 'homes.
15. FUIMI' etre Stores.
16. .,n rl-,Zr—,. —� efn- e . ..4,a.E ,.'4 .. .. T:�. 1� - _ T ,7•
fr+tgZ ar4•8
17. Horne and business sandoes such as °rounds care, cleaning, exte_ ninators, landscaping and
other repair and maintenance services.
S.. IP 18. 11 ardware.
19. (Repealed 6-3-81)
S 70.-Horcis. m ,
21. Licht warehousing.
22. Machinery and equipment sales, se i ice and rental.
233.
`i 25. Motor vehicle sales, service and rental.
26. New automotive parts sales.
27. Newspaper publishing. ,
28. Administrative, business and professional offices. -
29. Office and business machines sales and service.
s 30.
►` 32. g-' - -is
33. Wayside stands - vegetables and aaracultural produce (reference 5.1.19).
34. Wholesale distribution.
18 -2? -2
Zoning S1:pplement =60, 5-5-10
35. Electric, gas, oil and come unication facilities excluding tower structures and including poles,
lines, transformers, pipes, nieters'andrelated facilities Tor distribution of local service and
owned and operated by a public utility. plater distribution and sewerage collection lines,
pumping stations and. appurtenances o�vned and operated by the Albemarle County S ervice
Authority. Except as otherwise expressly provided, central water siTpplies and central
sewerage systems in conformia&`e h%ith-Chapter 16 of the Code of Albemarle and all other
applicable law. (Amended 5-12-93);.
36. Public uses and building's including temporary or mobile facilities such as schools, offices,
parks, playgrounds and roads funded, owned or operated by local, state or federal agencies
(reference 31,2.5); public water and sewer transmission, main or trunk lines, treatment
facilities, pumping stations and the like, owned and/or operated by the Rivanna Water and
Sewer.Amf4hority (rte erence 31.2:5; 5.1:12), (?mended 11-1-89)
37. Temporary construction uses (reference 5.1.18).
1 38. 4=4e.,r tsec 3!
e .39.
..0. Tempora -y nonresiden�;al mobile romes,(reference 5.8). (. dded 3-5-86)
^1. Uses pe_L�ed b`y right pTzrsTian io"stibsecfion 22.2.1 of section 22.1, coznrnercial C -.I._
(Added 6-19=91; Amended'9-9 92)
.2. Indoor athletic faciiiaes:(Added
43. Fanners' marlcet (refs~encs ; (Added 10711-95; `.mended 5-5-10).
44. Stomrx iter �nazzgoiiieiirfac;lites 'sliolii on ail approved i�nal site Plan or subdivision plat.
5. Tier 1 ane ,.i'er III persona. .•ue.. ,;'�ic 'facili-v.,s (re.,,f,..<.,e 5.1.4.0}. (_Added 10-13-04
J
46. Storage yards. (_Added 11-12-08)
(§ 20-2^.2.1, 12-10-80; 6-3-81; 3-5-86; 11-1-89; 6-19-9.1; 9-9-92; 5-12-93; 9-15-93; 10-11-95; § 18-24.2. 1,
Ord. 98 _A(1), 8-5-98; Ord.02-18(6);10-9-02; Ord. 04-18(2), 1'0-13-04; Ord. 08=18(6), 11-12-08; Ord. 10-
18(4), 5-5-10)
24 ?.2 BY S;?E;CIAL WE BtRIVJT
The following uses shall be per rnittad by special use penurnt ha the FIC district:
1. Co-nmercial recreation estal iisriinent'ir�cluding but not limited to aA-rause dent centers, botdirg
alleys, pool halls and dance lulls...( n de 1-1-83)
2. Septic tank sales and related service.
3. Livestock sales..
4. V eterinary office and hospital (zfe7ep.ce 51, 11),
5. Drive-in theaters (reffittnbe. 3.'P! .8) .' .
18-24-3
Zoning Supplement =65, 1-11-11
6. Electrical power substations,- ianki-iission lines and related towers. gas or 011 transmission
lines, pumping stations and: apputtenances; unmanned telephone exchange centers, micro-
wave and radio -wave transini8si6n`and relay towers, substations and appurtenances (reference
5.1.12).
7. Hospitals, nursing homes, .convalescent homes (reference 5.1.13).
8. Auction houses.
9. Unless such use's are, otherwise provided in this section, uses permitted in section 18.0,
residential - R-15, in compliance• with regulations set forth therein, and such conditions as
may be imposed'pursuant to section L-9.4.
10. Comm--rcial kennels - indoor only (reference 5.1.1.1). (Added 1- 1-83)
11. Stand alone parking and pai king structures (reference 14. 12, x.1.41). {Added 11-7-84;
Amended 2-5-03)
12. Drive-in windows serving or associMed with permitted uses. (Added 11-7-84; Amended 9-9-
02)
13. Uses permitted by right, riots ve3d$f:plaglic water, involving water consm-notion exceeding
four hunched (400) gallons per'sitz acre tier day. Uses permitted by right, not served by
ptiolic Sewer, involvingted"dsc`rarge of sewage other than domestic wastes. (Added
6-14-89)
14. \Varehouse facilites roc peliriiLLecl• und6r section 2^-..2.1 (reference 9.0). (_Added 6-19-91)
15. Animal shelter (reference 5.1:11). (Added 6-16-99)
16. Tier IH personal wireless service facilites (ref rens 5.1.40). (Added 10-13-04)
17, Body rho s. (Added 1-12-11)
(§ 20-24.2.2, 12-10-80; 1-1-83; 11-7-84; 6-14-89; 6-19-91;.9-9-92; § 18-24.2.2, Ord. 98-A(1), 8-5-98; Ord.
99-18(4), 6-16-99; Ord. 03-18(1), 2-5-03; Ord.'04-18(2), 10-13-04; Ord. 08-18(6), 11-12-08; Ord. 11-
18(2); 1-12-11)
24.3 INUINIYUM FRONTAGE, SHAP!✓ OF DISTRICT
Minimum frontage required on a publ}c strme� for the establishment of aur HC district shall be one
hundred end f tf. 15 0) feet. ??rontaje. oi' an HC district shall not exceed depth. This section shall
not apply to HC districts estabtislhed-at,tlie adoption of the zoning map.
24.4 ADDITIONAL REQUIREMENTS., .
In addition to the requirements contained herein. the requirements of section 21.0, commercial
districts, generally, shall apply wic' at1!HC districts.
18-24-41
Zcnin; SI -M lennent=65, 1-12-11
ALBEA4t4' c LE CO UXTY CCi%E
CHAPTER 18
ZONING
SECTION 27
LIGHT INDUSTRY - LI
Sections:
27.1 INTENT,'ATHERE PER-TVHTTED
27.2 PERMITTED USES
27 ?.1 Bm' RIGHT (-km ended 10-37-01)
27.2.2 BY:SPECIA.L USE PERMIT
27.3 MINDKOW AREA REQUIRED FOR ESTABLISIBMNI T OF DISTRICT
27.4 ADDITIONTAL REQUIREMENT
27.1 INTENT, WHERE PERMITTED
LI districts are hereby created and may hereafter be established by amendment to the zoning ma -p
to aer_nit industries. offices and limited commercial uses which'are compatible with and do not
de -mat' from.surrounding districts. Uses and land previously established in industrial Lmited QVE-
1) and research and technical manufacturing (RT -N.41) districts, where in conror_nlLy to the
comprehensive plan, shall be encoura, ed to develop as active centers of employment on both
individual sites as well as within industrial parks. It is intended that `LI districts may be
established in areas having all of the following characteristics:
-Areas served by water and sewer facili ies or if such facilities -are reasonably available;
- seas served'by major hithway, rail or air service, or secondary road improved to standards
approved by the county; and
-?Sea5 havng clearly demonstrated suitability f0r intended L?S0S wlrl? regard t0 pgCal
characteristics and ralaz`ionship to iurro?anding development. y
27.2 PER31ITTED USES
2'7 ?.1 BY RIGHT
Ex -cepa as otherwise limited by section 27.2.2. 10, the following uses shall be pe--ni«ed byricht in
the L I district, subject io the applicable regiiire_rients of this chapter: (_A.m.ended 2=13-85, 5-5-10}
1. Compounding of drugs, indIdding :biological products, medical and . chemical as well as
Dha-naceutical.
2. Fire and rescue squad stations. (reference 5.1.9).
3. Manufacture, processing, fabrication, assembly-, distribution of products such as but not
limited to: (Amended 12-2-81; 2- 20`91)
-Artists' supplies and equipment.
18-27-1
Zoning SuppleMent=60, 5-5-10
ALBEINARLE CO urVY I` COD
-Business, office machines and equipment.
-Cosmetics, including perfumes, perfumed toiletries and perfumed toilet soap, .
-Drafting supplies and equipment.
-Electrical lighting and wirina equipment.
-Electrical and electronic. equipment and components -including radio, telephone, computer,
commtnication equipment, TV receiving sets, phonographs.
-Food products, such as bakery goods, dairy products, candy, beverages, including bottling
plants.
-Gifts, novelties including pottery, figurines and similar ceramic products.
=Glass products made of purcliased glass.
-Industrial controls.
-Jewelry, silverware.
-Light machinery and machine pains, incladino- elect-ical household appliances but not
including such things as clothes washer's, dryers and reiilgerators.
-Miusical instruments.
-Paper products sue'_i as die -cut paperboard and cardboard, sanitary paper products, bags and
containers.
-Photographic-quipment and supplies including processing and developing plant.
-Rubber, u�etal stamps.
-Small electrical pars such as coils, condensers, transformers, crys6l holders.
-Surgical, medical and dental irstunients and supplies.
-Toys, sporting and euliletic equipment, except firearms, ammunition or fireworks.
-Watches, clocks and similar timing devices.
-Wood cabinets and furniture, upholstery.
4: Publishing, printing; Iithograplly and engraving, including but not Iimited to newspapers,
periodicals andbooks.
d. Preparation of printing plates including typesetting, etching and engraving,
5. Research and development activities including experimental testing.
7. Scientific or technical education facilities.
8: Assembly and fabrication of light aircraft from component par -is manufactured off-site.
S. Storage yard. (Amended l l-12-08)
18-27-2
Zoning Supplenent -60, 5-5-I0
LBEiI fARLB CO UNTy CODE
10. Engineering, engineering design, assembly and fabrication of machinery and components,
including such on-site accessory uses as machining, babbitting, welding and.sheet metal work
and excluding such uses as drop hammering and foundry. (-Amended 10-3=01)
11. Electric, gas, oil and communication facilities excluding tower structures and including
poles, lines, transformers, pipes, meters and related facilities for distribution of local service
and owned and operated by a public utility.
Watar distribution and sewerage collection lines,
pumping stations and appurtenances owned and operated by the Albemarle Country Sen, ice
Authority. Except as othert%Vise expressly provided, central water supplies and central
sewerage systems iii conformance with 'Chapter 16 of the Code of Albemarle and all other
applicable law. (Amended 5-12-93)
12. Public uses and buildings including temporary or mobile facilities such as schools, ofrices;
parkas, playgrounds and roads funded, owned or operated by local, state or federal agencies
(reference 31.2.5); public water and sewer transmission, main or trunk lines, treatment
facilities, pumping stations and the like, owned and/or operated by .the Rivanna Water and
Sewer Authority (reference 31.2.5; 5.1.12). '(_Amended 11-1-89)
13. Temporary construction uses (refe'reiice 5.1.18).
14. Business and professional office buildings.
15. Dwellings (reference;:x`21). `(Aedea 4-17=85)
16. Temporary nonresidential mobile homes (reference 5.8). (Added 3-5-86)
1'/. 'sWarehouse facilities and wilOZeSa�z 1JPSIneSSeS not involving storage of gasoline, kerosene or
Othei vOlatle nlaier121S;'Cyna.nli e blastng Caps and Other exulosIves: pesticides and poisons;
and Ostler such -;Id lye hazatdous to life in tine event of accident. (Added
12-2-81) ,
18. Storinwater lr_a*iageme, L facilities shown on an approved final site plan or subdivision ulat.
(Added 10-9-02)
19. Tier I and Tier II personal wiibless service facilities (reference 5.1.40). (Added 10-13-04)
20. Farmers' markets that will'be conducte;a outdoors or within a temporaryor existing perinar_ent
structure(reference 5.1,47). (Added 5-5-10)
(§ 27.2.1, 12-10-80, 12-2-81, 2-13-85, 4-17-85,'3-5-86, 12-2-87,11-1-89, 5-12-93; § 18-27.2.1, Ord. 98-
A(1), 8-5-98; Ord, 01-18(6), 10-3-01; Ord. 02-18(6), 10-9-02; Ord. 04-18(2), 10-13-04; Ord. 08-18(6), 1-
12=08; Ord. 10-18(4), 5-5-10)
27.2.2 BY SPECIAL USE PEST
The following uses shall be permitted ly special use permit in the LI district:
1. Laboratories, medical :or pharinade ical
i',: •...
2 Airport, helistop or.h'eligot (tete za e x'1.1).
3. Assembly of modular buildir..� un1 s,
4: Movingbusinesses, including storage facilities.
5. Warehouse facilities not peniitied' under section 27 2.1.17. (Amended 12-2-87)
18-27-3
Zonin; Suppl-meat _52, 6-2-10
ALBE!Y,f RLE C0Ui TTFCOD.B
6. Wholesale business not permitted under section 27.2.1.17. (Amended 12-2-87)
7. Truck terminal.
8.. Electrical power• substations, •transmission lines and related towers; gas or oil trarismission
lines, pumping stations 'and apaurenances; unmanned telephone exchange centers; rxiicro-
wave and radio -wave transmission and relay towers, substations and appurtenances.
9. Temporary events sponsored by local nonprofit organizations (reference 5.1.27). (Added 7-7-
82)
10.. Uses permitted by right, not served by public water, involving water consumption exceeding
your Hundred (^ 00) gallons per site acre per day. Uses permit -Led by right, 'not served by
public sewer, involving anticipated discharge of sewage other than domestic wastes. (Added
2-13-85)
11. Body shops (reference 5.1.31). (Added 12-7-88)
12. Towing and storage of motor vehicles (rz erence 5.1.32). (Added 6-6-90)
13. Uses listed under section 27?.1 with subordinate retail sales exceeding 5Reen (15) percent of
fhe rlo.or area of the main use. (-added 2-20-91)
14. Supposing commercial uszs (reference.9.0). (_Added 6-19-91) -
15. Indoor athletic lacilrues. (Addedlb=15-93)
16. Stand alone pa?king and parla-ig: structures (reference A. 12, 5.1.41). (Added. 2-5-03)
17. Tier III personal wireless service facilities (reference 5.1.40). (Added 10-13-04)
10. Hea-v'y equipment 'end heavy vehicle parking and storage yards. (Added 11-12-08)
19. Farmers' markets that will be conducted in a new perrnanent su acture (reference 5.1.4- 7).
(Added 5-5-10)
20. Uses permuted by right in the Heavy Industry (IM zoning district that are not otherwise
pear LL6d by right under seotion 27.2.1. (Added 6-2-10)
(§ 20-27.2.2, 12-10-80; 7-7-82; 2-13-85; 12-2-87; 12-7-85; 6-6-90; 2-20-91; 6-19-91; 9-15-93; § 18-27.2.2
Ord 98-A 1), 8-5-98; Ord. 03-18(1), 2-5-03: Ord. 04=18(2), 10-13-04; Ord, 0848(6), 11-12-08; Ord. 10-
18(4), 5-5-10; Ord. 10-18(6), 6-2-10) .
'7.7.311111�?I•I --M AREA RE'QUTRED FOR ESTABLISxTfi1NIT OF DISTRICT
Minimum area required for establishment of an LI district shall be five (5) acres. Unless
otherwise provided in section"?6 2..tlierz shall be no minimum area requirements for additions to
an established LI district, -provided such area to be added adjoins and forms a logical addition to
the existing LI district.
27.4 ADI)MONAL REQUIREINCLEI TT
In addition to the requirements contained herein, the requirements of section 26.0, industrial
districts, generally, shall apply within all LI districts.
18-27-?
%oain o Sungement -62, 6-2-1 `J