ZMA202200011 Review Comments Zoning Map Amendment 2023-01-12oasts Cameron Langille
Principal Planner, Planning
,xtx, County of Albemarle blangille@albemarle.orx
Community Development Department tel: 434-296-5832 ext. 3432
Memorandum
To: Valerie Long, vlonQ@williamsmullen.com, Megan Nedostup, mnedostup@williamsmullen.com
Date: January 12, 2023
Re: ZMA202200011 Bee Safe Self -Storage Zoning Map Amendment - Review Comment Letter
Ms. Long & Ms. Nedostup:
Staff has reviewed your revised submittal for the zoning map amendment, ZMA202200011 Bee Safe Self -Storage Zoning
Map Amendment (ZMA). We have a few remaining comments which we believe should be addressed before we can
recommend favorably on your ZMA request. We would be glad to meet with you to discuss these issues. Our comments
are provided below:
General Application Comments:
1. Please clarify the building footprint in square feet in the narrative and on the concept plan.
2. The Places29 Master Plan recommends a 10' wide multi -use path for bicycles and pedestrians along the parcel
frontage. The concept plan shows a 5' sidewalk along the parcel frontage with Route 29, and labels an area for
future dedication to the County in order to construct a shared use path. In order to be consistent with the Master
Plan, the applicant should consider revising the application so that a commitment is made to providing a 10' wide
multi -use path along the parcel frontage. See Transportation Planning staff comments for further information.
3. Please see attached ARB staff comments. There are several items of concern that should be addressed, as follows:
a. Please consider revising the glass and stone elements at the northwest corner of the building to meet
Entrance Corridor Design Guidelines. This will help orient the front fa4ade toward Route 29 and the
Entrance Corridor.
b. Please provide further information regarding how the interior portion of the building visible through the
glass along the front fa4ade will be utilized. If this will be illuminated with interior lighting at night, this
could conflict with EC Design Guidelines.
c. Please show the existing and proposed tree line on the concept plan. The concept plan appears to only
show proposed landscaping along the frontage with Route 29 and along a segment of the southeastern
property boundary. Landscaping requirements of the EC may require additional plantings to screen the
parking spaces and other portions of the structure, parking lot, travel ways, etc.
d. The applicant should consider providing additionally vegetative screening measures (trees and shrubs)
along the north and south parcel boundaries to properly screen the structure from the EC/Route 29.
e. Please provide additional exhibits/drawings that clarify the visibility of the front (west), north, and south
facades of the structure from the EC.
f. Please be aware that the wall signs shown on Sheet A-000 of the concept plan will likely not meet EC
requirements (size, color, etc.).
4. Please see Engineering comment #1. The grade of the travel ways/vehicle access aisles cannot exceed 10% slope.
5. Please see attached VDOT comment #1. The entrance onto Route 29 will require an access management
exception for spacing due to the proximity of other driveway entrances on adjacent parcels. This is an advisory
comment that can be handled at time of site plan review.
6. Please be advised of Fire Rescue comments and ACSA comment #8 regarding the need for fire hydrants and fire
flow requirements for the proposed use.
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
7. At the community meeting for this project, residents of the Branchlands neighborhood to the east and southeast
expressed concern about the ability of the existing stormwater pond at the northeast corner of the parcel to
handle increased runoff that would be generated by redevelopment of the parcel. In the narrative, please identify
the measures that the developer will undertake to ensure that stormwater will be managed in accordance with
County and State regulations to reduce overflow and flooding onto adjacent parcels and Hillsdale Drive.
8. At the community meeting, members of the public expressed concern with exterior lighting on the site, particularly
for lighting at the rear (east) side of the property. The applicant's representatives indicated that the only outdoor
lighting that will be installed at the rear of the parcel would be wall -mounted lights, and no free-standing light
poles would be included around the perimeter of the travel way. Staff acknowledges that the site would be
required to meet all lighting regulations from the Zoning Ordinance at time of site plan review. But further
commitments to reducing lighting at the rear (east) of the parcel may be beneficial to address the concerns of the
public.
9. As noted in the Comprehensive Plan comment section below, the Places29 Master Plan has specific building
footprint and building height recommendations for this parcel based on its future land use classifications. The
concept plan and narrative note that the gross floor area of the structure would be 122,500 sq.ft. and 65' tall (3
and four stories). Is the applicant intending to commit to the exact gross floor area and number of stories for this
use?
10. Additional comments on the concept plan/application may be forthcoming pending completion of Zoning Division
review.
Proffers:
1. No proffers have been submitted at this time. If a proffer statement is included on a future submittal, additional
comments may be forthcoming.
Plannin¢
Planning staff's comments are organized as follows:
• How the proposal relates to the Comprehensive Plan
• The Neighborhood Model analysis
• Additional comments from reviewers (See attached)
Comprehensive Plan
Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and
Board of Supervisors as part of the staff report that will be prepared for the work session or public hearing. The comments
below are in preparation for the Planning Commission review and may change based on direction from the Commission
and/or with subsequent submittals.
The proposal seeks to rezone Tax Map Parcel (TMP) 061Z0-03-00-00200. The existing primary and overlay zoning districts
that apply to the property are listed below:
1. TMP 061Z0-03-00-00200- C1 Commercial, Airport Impact Area (AIA) Overlay Zoning District, Entrance Corridor
EC) Overlay Zoning District, and Managed Steep Slopes Overlay Zoning District.
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
The property is located in the Neighborhood 2 Comprehensive Plan Area and are subject to the recommendations of the
Places29 Master Plan. In regard to future land use recommendations specifically, the Places29 Master Plan Future Land
Use Plan -South identifies the land use categories that apply to each property.
1. Urban Mixed Use in centers (pink/white hatching) - approximately 1.17 acres of overall parcel. This portion of the
parcel is part of the Branchlands Community Center (C) Mixed Use Center (page 5-11 of the PLACES29 Master
Plan). Table LU1 of the PLACES29 Master Plan does not recommend storage or warehousing within Community
Centers. However, the Urban Mixed Use future land use classification (Table LU2) does allow storage uses
provided that the building footprint does not exceed 20,000 sq.ft. Table LU1 recommends a maximum building
height of four (4) stories for general commercial service uses, and Table LU2 recommends a maximum building
height of four (4) stories for storage uses.
2. Urban Density Residential (orange) - approximately 2.53 acres of overall parcel. This is a high density residential
future land use classification (6.01-34 du/acre) as recommended by Tables LU1 and LU2.
Transportation recommendations from the PLACES29 Master Plan relevant to this proposal include providing a 12' wide
planting area between the curb adjacent to a 10' wide bicycle and pedestrian multi -use path along the parcel frontage on
the east side of Route 29. This can be found in Table 1 and Figure 4.10 on page 4-33 of the PLACES29 Master Plan.
In addition to consistency with the Comprehensive Plan, please also be advised that all zoning map amendment
applications are evaluated relative to the "factors to be considered" specified in County Code §18-33.6. This evaluation will
be written in the staff report to the Planning Commission and Board of Supervisors once the application moved forward to
public hearings.
Neighborhood Model
Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood
Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the
Neighborhood Model. More detailed comments may be provided after more detailed plans are provided.
Pedestrian Orientation This principle is not fully met. To be fully consistent with this principle, the application
would need to commit to providing a 12' wide landscaping median and a 10' wide multi-
use path adjacent to Route 29, as recommended by the Places29 Master Plan.
Additionally, a sidewalk (with ramps) extending from the multi -use path to the travelway
could be provided with a crosswalk to connect to the sidewalk in front of the proposed
parking spaces.
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Mixture of Uses
This principle is partially met. In the larger vicinity of the parcel, a mixture of non-
residential and residential uses exist. However, the Places29 Master Plan does
recommend a mix of uses on the subject parcel, both residential and non-residential uses
as indicated by the Urban Mixed Use and Urban Density Residential future land use
classifications.
Neighborhood Centers
This principle is met. The parcel is partially within the Branchland Community Center,
which is identified as currently developed Community Center on pages 5-10 and 5-11 of
the Master Plan. This community center includes a mix of uses such as the Food Lion
grocery store, Fairfield Inn & Suites hotel, and several retail and restaurant
establishments. As stated in the Places29 Master Plan, Community Centers "are
encouraged to include neighborhood -serving uses as well as those with a larger market
area' and "Any of the currently developed Centers may redevelop as the market
changes." The self -storage facility would provide a new neighborhood -serving use for
residential developments located along Hillsdale Drive and the community beyond.
Additionally, the use further diversifies the non-residential uses that currently exist
within the Branchlands Community Center.
Mixture of Housing Types
This principle is not met. No residential uses are proposed with the ZMA, and the
and Affordability
Places29 Master Plan recommends Urban Density Residential uses on approximately 2.5
acres of the parcel. The Urban Mixed Use category also allows for residential uses within
that land use classification. The applicant should revise the narrative to explain why no
residential uses are proposed.
Relegated Parking
This principle is met.
Interconnected Streets and
This principle is not fully met. To be fully consistent with this principle, the application
Transportation Networks
would need to commit to providing a 12' wide landscaping median and a 10' wide multi-
use path adjacent to Route 29, as recommended by the Places29 Master Plan.
Additionally, a sidewalk (with ramps) extending from the multi -use path to the travelway
could be provided with a crosswalk to connect to the sidewalk in front of the proposed
parking spaces.
Multimodal Transportation
This principle is not fully met. To be fully consistent with this principle, the application
Opportunities
would need to commit to providing a 12' wide landscaping median and a 10' wide multi-
use path adjacent to Route 29, as recommended by the Places29 Master Plan.
Additionally, a sidewalk (with ramps) extending from the multi -use path to the travelway
could be provided with a crosswalk to connect to the sidewalk in front of the proposed
parking spaces.
Parks, Recreational
This principle is not applicable. The Places29 Master Plan does not recommend any
Amenities, and Open Space
greenway easements or trails within the property. A civic space for the Branchlands
Community Center is recommended on properties further north of the site on the north
side of Branchlands Boulevard, as indicated by the Parks & Green Systems Map - South
from the Places 29 Master Plan.
Buildings and Spaces of
This principle is generally met but could be strengthened by making some form of
Human Scale
commitment to limiting the height of the structure to three (3) stories closest to Route
29, as stated in the narrative.
Redevelopment
This principle is met.
Respecting Terrain and
This principle is met.
Careful Grading and Re-
grading of Terrain
WWW.ALBEMARLE CIRG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Clear Boundaries Between This principle is not applicable to the request.
the Development Areas and
the Rural Area
Department of Community Development - Zoning Division
Lea Brumfield, Ibrumfield(o)albemarle.ore - Review not yet complete, comments or approvals will be forwarded to the
applicant upon receipt
Department of Community Development - Plannin¢ Division- Transportation Planning
Requested changes, see attached comments from Alberic Karina-Plum, akplum@albemarle.ore.
Department of Community Development - Plannin¢ Division - Architectural Review Board (ARB)
Requested changes, see attached comments from Margaret Maliszewski, mmaliszewski@albemarle.or8.
Department of Community Development - Enizineerine Division
Requested changes, see attached comments from Emily Cox, ecox2@albemarle.org.
Department of Fire & Rescue
See attached recommendations from Howard Lagomarsino, hlagomarsino@albemarle.org.
VDOT
Requested changes, see attached comments from John Wilson, John.c.wilson@vdot.virginia.Qov.
ACSA
See attached recommendations from Richard Nelson, rnelson@serviceauthority.ore.
%ireinia Department of Health (VDH)
No objection, see attached letter from Alan Mazurowski, alan.mazurowski@vdh.vireinia.gov.
Action after Receipt of Comments
From this comment letter you will see that staff recommends changes to your project to help you achieve approval.
Without changes, staff cannot recommend approval and your application will be taken to the Commission as originally
submitted.
After you have read this letter, please take one of the actions identified on the "Action After Receipt of Comment Letter"
which is attached.
Resubmittal
If you choose to resubmit, there is no fee for the first resubmittal. There is a $1,538.16 fee for each subsequent
resubmittal after the first resubmittal. Additional notification fees will not be required unless a deferral takes place and
adjoining owners need to be notified of a new date. If you choose to resubmit, please include a completed copy of the
ZMA resubmittal form attached to this letter.
Feel free to contact me if you wish to meet or need additional information. My email address is blangille@albemarle.org.
Sincerely,
Cameron Langille
Principal Planner
Planning Division, Department of Community Development
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
Review Comments for ZMA202200011
Project Name: BEE SAFE SELF -STORAGE
Date Completed: Thursday, October 27, 2022 Department/DivisiordAgency: Review Status:
Albenc Karina-Plun CDD Plennina See Recommendations
Page: I' County of Albemarle PnntedOn: OV1012023
Review Comments for ZMA2O22OOO11
Project Name: BEE SAFE SELF -STORAGE
Date Completed: Wednesday, December 14, 2022 Department/DivisiordAgency: Review Status:
Reviewer _ Margaret Maliszewski CDD ARB Requested Changes
1. The building is not oriented parallel to the EC street. A shift in the glass and stone element at the northwest end of the
building could allow this guideline to be met.
2. The interior illumination of the glass corner could have negative impacts along the EC street. Describe how the space will be
used, explain the design and materials at the 4th story, and indicate the proposed hours the space will be lit.
3. Show existing and proposed tree lines on the application plan so that impacts can be assessed.
4. Trees are needed at the perimeter of the paved area to help offset the mass and scale of the building. It appears that this
cannot be accommodated consistently with the proposed site layout.
5. Show how the retaining wall will be treated to reduce the impact of its length. Show how trees will be planted at the base.
Note that the development that was previously approved for this site included a permanent landscape maintenance easement
on the property to the north.
6. Provide drawings to clarify the visibility of the building from distances on the EC street.
7. Note for potential future applications that the wall signs do not appear to meet the EC sign guidelines. Potential issues
include: the proportion of the overall sign to the stone walls, the proportion of the graphic element to the text, the sign type
(should be individual channel letters), illumination of the graphic element.
8. The appearance of the safety railing on the retaining wall is a potential issue.
Page: 1 County of Albemarle Printed On: 01/10/2023
Review Comments for ZMA2O22OOO11
Project Name: BEE SAFE SELF -STORAGE
Date Completed: Tuesday, November 29, 2022 Department/DivisiordAgency: Review Status:
Reviewer: Emily Cox CDD Enaineerina Requested Changes
Page: I' County of Albemarle Printed On: OV1012023
Review Comments for ZMA202200011
Project Name: BEE SAFE SELF -STORAGE
Date Completed: Friday, November 18, 2022 Department/DivisiordAgency: Review Status:
Howard Lagomarsino Fire Rescue No Objection I
Pager County of Albemarle Printed On: 01 /1012 223
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
December 13, 2022
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: ZMA-2022-00011— Bee Safe Self Storage — Rezonning Request
Review# 1
Dear Mr. Langille:
(804) 7862701
Fax: (804) 7862940
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section has reviewed the above referenced plan as prepared by Timmons Group dated October
13, 2022 and offers the following comments:
1. The entrance location will require approval of an Access Management Exception prior to
final site plan approval.
2. Note that the final plan must show conformance with the VDOT Road Design Manual
Appendices B(1) and F, as well as any other applicable standards, regulations or other
requirements.
If further information is desired, please contact John Wilson at 434-422-9782.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434)
422-9399 for information pertaining to this process.
Sincerely,
John C. Wilson, P.E.
Assistant Resident Engineer
Land Use
VDOT - Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
ALBEMARLE COUNTY COMMUNITY DEVELOPMENT— Information from Service Providers
To be filled out by ACSA for ZMA's and SP's
1) Is this site in the jurisdictional area for water and/or sewer? Yes
2) What is the distance to the closest water and sewer line, if in the jurisdictional area? Existing site
was served by water/sewer.
3) Are there water pressure issues which may affect the proposed use as shown on plan? Pressures in
this area may be high. A pressure reducing valve is required where pressures exceed 80 psi.
4) Are there major upgrades needed to the water distribution or sewer collection system of which the
applicant and staff should be aware? None known.
5) Are there other service provision issues such as the need for grinder pumps? None known.
6) Which issues should be resolved at the SP/ZMA stage and which issues can be resolved at the site
plan/plat stage?
7) If the project is a large water user, what long term impacts or implications do you forsee?
8) Additional comments? A fire hydrant may be needed to serve the site.
Blue Ridge Health District
VIRGINIA DPARtMEN1 OF HEALTH
Cameron Langille, Principle Planner
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Bee Safe Self Storage Facility
ZMA202200011
Tax Map: 61Z-03-2
Mr. Langille:
ChabMsvMa/Abernade
NeaNh Depadment
1 138 Rose 41 Dive
Chanollesvile, VA 22903
Ofte 434-972-6200 1 fax 434-972-4310
December 5, 2022
As requested, I have reviewed the subject rezoning request, dated 10/13/22. Since the
proposed facility has access to public water & sewer, and there does not appear to be any
existing onsite septic systems or wells to consider, I have no objections and recommend
approval.
If there are any questions or concerns, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Blue Ridge Health District
alan.mazurowski ,vdh.vir i� og_v
DEPARTMENT OF COMMUNITY DEVELOPMENT
ACTION AFTER RECEIPT OF COMMENT LETTER
FIRST SET OF COMMENTS
Your project has been scheduled for a public hearing by the Planning Commission for February 28,
2023, which is 90 days from the date your application was accepted for review. State Code requires a
90-day review by the Planning Commission unless the applicant requests deferral. As you will read in
this comment letter, staff recommends changes to your project to help you achieve approval. Without
these changes, staff cannot recommend approval to the Planning Commission.
If you need more time to make these changes, and if you prefer to move forward to the Planning
Commission with a recommendation for approval, you must request deferral. If you choose not to
request deferral, staff will take your project to the Commission as originally submitted, but without a
recommendation of approval. Instructions for requesting a deferral are outlined below.
Within one week please do one of the following:
(1) Request deferral, as required by Section 33.11, if you will resubmit. Be advised, the
Planning Commission date will be later than February 28, 2023.
(2) Proceed to Planning Commission public hearing on February 28, 2023.
(3) Withdraw your application
(1) Deferral requested
To request deferral, you must submit a request in writing to defer action by the Planning Commission
and Board of Supervisors. The request may be made by email. Please note that your request for
deferral may not be accepted and the County may retain the initial scheduled hearing date. If your
request for deferral is accepted the application will be deemed withdrawn if the application is not
reactivated within six months of the request for deferral or within 32 months from the time the
application was determined or deemed complete.
(2) Proceed to Planning Commission Public Hearing on February 28, 2023.
At this time, you may request that your application proceed to public hearing with the Planning
Commission on February 28, 2023. With this option, no additional documents will be accepted and
staff will take your project to the Commission as originally submitted, but without a recommendation
of approval.
(3) Withdraw Your Application
Revised 9-17-19 MCN
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
An application shall be deemed to be voluntarily withdrawn if the applicant requests deferral pursuant
to subsection 33.11 and fails to provide within 90 days before the end of the deferral period all of the
information required to allow the Board to act on the application, or fails to request a deferral as
provided in subsection 33.11.
Fee Payment
Fees paid in cash or by check must be paid at the Community Development Intake Counter. Make
checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator.
Fees may also be paid by credit card using the secure online payment system, accessed at
https://www.albemarle.org/government/commun ity-development/apply-for/planning-and-site-
development-applications.
Revised 9-17-19 MCN
Resubmittal of information for �$��°F"`8
Zoning Map Amendment t
��RG/NyP
PROJECT NUMBER THAT HAS BEEN ASSIGNED:
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Owner, Contract Purchaser
Print Name
FEES that may apply:
Date
Daytime phone number of Signatory
Resubmittal fees for original Zoning Map Amendment fee of $2,958
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,479
❑
4% Technology surcharge
$59.16
TOTAL ZONING MAP AMENDMENT RESUBMISSION FEE
$1 538.16
Resubmittal fees for original Zoning Map Amendment fee of $4,141
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$2,070
❑
4% Technology surcharge
$82.80
TOTAL ZONING MAP AMENDMENT RESUBMISSION FEE
$2,152.80
To be Daid after staff review for Dublic notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice
are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
➢ Preparing and mailing or delivering up to fifty (50) notices
$237 + actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty (50)
$1.19 for each additional notice + actual
cost of first-class postage
➢ Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(averages between $150 and $250
FOR OFFICE USE ONLY Fee Amowt $ Date Paid By who9
Receipt Ck# By:
Community Development Department
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 7/1/2021 Page 1 of 1