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ZMA202300016 Narrative Zoning Map Amendment 2023-12-07Initial Submittal: November 9, 2023 STONEFIELD Zoning Map Amendment Application Narrative ZMA 2023- 00000 Introduction The Applicant, OCT Stonefield Property Owner, LLC is the owner of The Shops at Stonefield and is the successor declarant or "Developer" under that certain Master Declaration of Easements, Covenants, Conditions and Restrictions for Stonefield, dated as of February 17, 2012, and recorded in the Clerk's Office of the Circuit Court of the County of Albemarle in Deed Book 4135 at page 260. The Applicant has managed and operated Stonefield since its purchase in 2016. Under its management and operations, Stonefield has emerged as the area's premier shopping center and destination for fine dining and entertainment. Description of Proposed Amendment to Code of Development The proposed, minor amendment to the Code of Development would allow motor vehicle sales and service in certain portions of the Center. The request was prompted by interest from Tesla Inc. to locate a vehicle sales office at 1951 Swanson Drive, in the former Pier One building. Proposed elevations completed for Tesla are attached to the Application as Exhibit 1. It was determined at Tesla's pre -application conference that the existing Code of Development allows a motor vehicle sales and service use but only by special use permit. Tesla's anticipated sales showroom was only to occupy approximately 2,500 square feet in an existing retail building. The outdoor display of Tesla models was to involve no more than four (4) existing parking spaces. Furthermore, Tesla also was informed that because at least one of the four (4) parking spaces that would be used for vehicle display was visible from Hydraulic Road, an additional special use permit would be required for outdoor displays within the Entrance Corridor. The Applicant understands that Tesla is seeking another location in the area for a Regional Service Center. Under Tesla's sales and service model, these regional service centers provide repair and maintenance while smaller, sales offices like the one that was proposed at Stonefield concentrate on sales only. There are currently only five Tesla service centers throughout Virginia. The Applicant maintains that motor vehicle sales and service operations have evolved and the model that is being deployed by manufacturers like Tesla was not contemplated when the Code of Development was written. At that time, the convention was exemplified by commercial corridor -oriented, automobile dealerships offering multiple models and maintaining entire inventories on display in large parking lots. Because Stonefield's footprint is nearly fully built out, there is no realistic prospect for a conventional automobile dealership and in any event such a use would not fit with the character of the upscale retail uses that are attracted to Stonefield's location. The proposed change would only allow this use in Blocks A, B, C, and G. Consistency with the Comprehensive Plan The Places29 Master Plan (the "Master Plan") designates the Property for Urban Mixed Use (in Centers). Stonefield is the only, large scale, genuinely mixed -use development in the County that exhibits all the attributes 1 of the Neighborhood Model. The proposal would be located within a building contemplated in the existing Code of Development and Application Plan. Places 29 Design Guidelines The Property is located on the U.S. Route 29 and Hydraulic Road Entrance Corridors. To the extent that any proposed location is visible from any Entrance Corridor, Applicant will have to also submit a special use permit application, which would include submitting supplemental materials to the Architectural Review Board for evaluation of the Project's potential impacts on the Entrance Corridor and conformity with the Places29 Master Plan Entrance Corridor Design Guidelines. Impacts on Public Facilities & Public Infrastructure The Proposal has no negative impact on public facilities and public infrastructure. As indicated, any use arising from this proposal would be located only within a building contemplated in the Code of Development and Application Plan. Impacts on Environmental Features The proposal has no negative impacts on environmental features. The proposed use is a form of retail use and will be served by the public water and sewer system. Electric vehicles are favored by various federal and state policies to reduce climate change. Impacts of the Proposal Parks: A vehicle sales use would have no impact on public parks. Fire & Rescue: The layout for Stonefiled has been carefully designed to meet the standards for emergency vehicle access, and other fire and rescue standards. Adding this use will have no impact on that overall safety designs. Schools: This retail use will have no impact on schools. Affordable Housing: This retail use will have no impact on affordable housing. Open Space: The proposal would be located only within a building contemplated in the Code of Development and Application Plan. Historic Resources: The Applicant has not identified any historic or cultural resources on or adjacent to the Project that would be impacted by this use within the center. Requested Action: Amend the ZMA Code of Development, entitled "Albemarle Place, The County of Albemarle, Virginia," dated October 15, 2003, last revised October 21, 2013, to allow "motor vehicle sales, service and rental" as a by -right use in Blocks A, B, C, and G. INGLEWOOD DRIVE i I FUTURE APTS a/- 226 UNITS I �I REGAL OW ENTERTAINMENT GRO UP' IOU BVLVNN��R��Y, XORFAN BeQ ISIB1 �ISIRn. M0""` un i61W 13t Rlp ISIA Elm �m mnNo, '"noa soiso Otl 5019 .._... "'go" .� E Q_win ' 354) 3piN `lBIIA z'z i �Q, rta Zl Alp TRADER JOE'S I —J I r HYATT PLACE' J � r q 8 u -- - Elm Ulm POTTERY BARN 1545 Ibllll '�W=eY aim TBtBM1 I SErxOw AlpNIBIA� AM, Ulm ORV/g 4110 L.L.Bean i511 BURTONS mia ROUTE 29/SEMINOLE TRAIL ROAD (61.000 VPD) Kevin McCollum From: Bill Fritz Sent: Tuesday, August 8, 2023 11:24 AM To: Kevin McCollum; Shawn Day; Usbeck, Matthew; Nancy Luo; Aakanksha Bishnoi; Mo Tawil Cc: Bart Svoboda Subject: RE: PREAPP202300068 Tesla at Stonefield — SP Checklist and Resources I visited the site today. The proposed location for the vehicles being purchased is visible from Hydraulic Road which is an Entrance Corridor. An additional special use permit is needed for the storage of the vehicles. The two applications will be reviewed concurrently. William D. Fritz, AICP Development Process Manager Albemarle Countv bfritz@al bemarle.org 434-296-5823 ext.3242 401 McIntire Road, North Wing, Charlottesville, VA 22902 From: Kevin McCollum <kmccollum@albemarle.org> Sent: Monday, August 7, 2023 5:16 PM To: Shawn Day <shawn@capresults.net>; Usbeck, Matthew <matthew.usbeck@arcadis.com>; Nancy Luo <naluo@tesla.com>; Aakanksha Bishnoi <abishnoi@tesla.com>; Mo Tawil <mtawil@tesla.com> Cc: Bart Svoboda <bsvoboda@albemarle.org>; Bill Fritz <BFRITZ@albemarle.org> Subject: PREAPP202300068 Tesla at Stonefield —SP Checklist and Resources Good Afternoon, Thank you for meeting with us on Monday, August 7, 2023 regarding a possible special use permit for motor vehicle sales and storage at Stonefield. Attached is the mandatory special use permit application checklist from the meeting. Below are some additional resources. Special Use Permit Application New Special Use Permit Submittal Schedule Submit a New Application Online Here County Code 18-33: Special Use Permits • Special Use Permits (starting at 33.40) • This describes the entire SP process and includes information on what is required in the application • Includes the 'four factors' used to analyze SP's • Allows for conditions to be written for SP's to mitigate effects of the use (e.g. noise, lighting) Comprehensive Plan • Legislative review applications (Special Use Permits and Rezonings) are reviewed against consistency with the Comprehensive Plan • The Comp Plan is a guiding policy document with the long-range vision for the County • The Comp Plan designation for this property is Urban Mixed Use (in centers) and is within the Places 29 Master Plan. • Please review the adopted Places 29 Master Plan: httos://www.albemarle.org/home/showpublisheddocument/2973/637575270788200000 and provide a detailed description of the project's consistency with the Comprehensive Plan. Please site any relevant objectives or strategies. Summary of SP process and steps: • Submit application (3`a Monday of each month) • Resubmit (if needed) to address review comments • Planning Commission Public Hearing (PC makes a recommendation) • Board of Supervisors Public Hearing (votes to approve or deny) Bill will be followin up separately about whether a separate special use permit is needed for display within the entrance corridor. Let us know if you have any questions. Thanks! Kevin McCollum, AICP, C2o Senior Planner 1 Albemarle County Community Development Department Planning Division (434)296-5832 ext.3141 401 McIntire Rd, Charlottesville VA 22902