Albemarle County Planning Commission

September 18, 2007


The Albemarle County Planning Commission held a work session, meeting and a public hearing on Tuesday, September 18, 2007, at 6:00 p.m., at the County Office Building, Lane Auditorium, Second Floor, 401 McIntire Road, Charlottesville, Virginia.


Members attending were Calvin Morris, Vice-Chairman; Marcia Joseph, Chairman; Duane Zobrist, Bill Edgerton, Eric Strucko and Jon Cannon. Absent was Pete Craddock. Julia Monteith, AICP, Senior Land Use Planner for the University of Virginia was absent. 


Others present included Greg Kamptner, Deputy County Attorney; Summer Frederick, Planner; Allan Schuck, Senior Engineer; Steve Allshouse, Fiscal Analyst; Mark Graham, Director of Community Development; John Shepherd, Chief of Current Development; Rebecca Ragsdale, Senior Planner and Wayne Cilimberg, Director of Planning.


Call to Order and Establish Quorum:


Ms. Joseph called the meeting to order at 6:05 p.m.


ZMA-2007-00006 Three Notch’d Center

PROPOSAL:  Rezone 2.3 from LI Light Industrial, which allows industrial, office, and limited commercial uses (no residential use)to PD-SC Planned Development Shopping Center, which allows for shopping centers, retail sales and service  uses; and residential by special use permit (15 units/ acre). The proposal is to redevelop the site with two office/commercial buildings with a total of 40,500 square feet.


EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY:  CT5 Neighborhood Center in the Crozet Master Plan which allows for a mix of uses and residential types at net densities of up to 12 units per acre; up to 18 units per acre if in a mixed use setting.


LOCATION: 5368, 5374, and 5382 Three Notch'd Road, located on the northside of Three Notch'd Road approx 500 feet west of its intersection with Parkview Drive.

TAX MAP/PARCEL: Tax Map 56A3, Parcels 9 and 11


(Rebecca Ragsdale)


Ms. Ragsdale presented a power point presentation and summarized the staff report.  (See Staff Report)


The applicant requests to rezone 2.3 acres to PD-SC.  It would allow a mix of commercial uses similar to those existing now.  It specifies which uses are available in the zoning district by special use permit.  There is an error in the staff when she said that residential uses would still be allowed by special use permit.  The applicant has submitted proffers that would restrict those uses that were not compatible with the Neighborhood Service type center that is envisioned with the development.


The applicant has provided for the shared entrance drive, which would be located partially on the adjoining property. They are working with the adjacent property owner to accomplish this interconnection and also some landscaping that is being requested by the ARB.  They had a favorable analysis of the project in relation to the Neighborhood Model principles in relation to the relegated parking.  This rezoning request includes a parking reduction that was approved by the Zoning Administrator. They adequately provided for pedestrian pads around the building and areas of landscaping between the 2 buildings.


It was noted in the staff report that the applicant had not fully addressed the conceptual grading.  The applicant did submit that. So that is not a factor in their recommendation because staff was able to follow up with the reviewers who had some comments regarding the grading.  That has been resolved.  The engineering review did note that it is contingent upon how they can work with the adjacent property owner to the east for the grading easement they need and also the landscaping requested by the Architectural Review Board.  Staff recommends approval of the rezoning request with conditions.  Additional stormwater measures were requested and the applicant expressed willingness during the site plan process to do that.  But, given the small site they don’t feel that they can proffer it.   That is no longer included in staff’s recommendation.


The applicant requests 2 waiver requests for a critical slopes waiver and the buffer disturbance waiver.  Staff recommends approval of the critical slopes waiver.  Regarding the


Ms. Joseph asked if there is any documentation about the joint entrance.


Ms. Ragsdale replied that staff received correspondence from the applicant forwarded from the adjacent property owner indicating their willingness, but not a final agreement.  It goes towards the landscaping as well.


Ms. Joseph opened the public hearing and invited the applicant to address the Commission.


Jo Higgins, representative for the property owner Jeff Sprouse, said that Ms. Ragsdale had gone over most of the details of the site.  The Light Industrial zoning has never been used on this property.  So the goal of this down zoning is to make the uses that have been present historically more viable for the property owner and under a more acceptable model in the County’s vision for Crozet. They have worked with the adjoining property owners to share the sediment basin.  The plan was shown to the Crozet Advisory Committee and received feedback that was shown to the Architectural Review Board. There will be a reduction in the number of entrances and parking. She asked that the Commission recommend approval of the rezoning request and 2 waiver requests.


Ms. Joseph invited public comment.  There being none the public hearing was closed and the matter before the Board.


The Planning Commission discussed the request and took the following action.


Motion on ZMA-2007-0006 Three Notch’d Center


Motion:  Mr. Zobrist moved, Mr. Edgerton seconded, to recommend approval of ZMA-2007-0006, Three Notch’d Center with the conditions, as amended, recommended by staff that are to be met before the Board takes action.

          Clarify the “Evergreen screening trees for EC Corridor” note or delete it from the plan.

          Provide conceptual grading.

          Provide for the additional pedestrian way central to the parking lot.

          Revise the plan to indicate that landscaping will be provided along the east side of the shared driveway, to the satisfaction of the ARB, with a landscape easement provided by the adjacent owner.

          Add the following note to the plan: “Landscaping shown on this conceptual plan does not meet ARB Guidelines and will be redesigned at preliminary and final site plan review to meet the Guidelines, as required by the ARB, with additional planting area provided, as necessary, to accommodate ARB requirements.”

          Minor format revisions are needed by the County Attorney to the proffers and the applicant should proffer to provide the off-site landscaping on the adjoining property to the east. [Check with Greg on this please.]


The motion passed by a vote of 6:0.  (Mr. Craddock was absent)


Ms. Joseph stated that ZMA-2007-0006, Three Notch’d Cener will go before the Board of Supervisors on                                  December 12, 2007 with a recommendation for approval.


Motion on Critical Slopes Waiver and Buffer Disturbance Waiver Requests


Motion: Mr. Morris moved, Mr. Edgerton seconded, to approve the critical slopes waiver and buffer disturbance waiver for ZMA-2007-0006, Three Notch’d Center with the conditions recommended by staff for the buffer waiver.


  1. A landscape easement is obtained by the adjoining property owner and landscaping is provided to the satisfaction of the ARB on the adjoining property to the east.


The motion passed by a vote of 6:0.  (Mr. Craddock was absent.)


Ms. Joseph supported the critical slopes waiver because of the additional landscaping.


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