COUNTY OF ALBEMARLE

EXECUTIVE SUMMARY

STAFF PERSON:  Summer Frederick, Senior Planner                        

PLANNING COMMISSION:  August 26, 2008   

BOARD OF SUPERVISORS:  October 8, 2008

SP2008-20  Airport Office Center

Applicant's Proposal:

The applicant proposes to subdivide a 1.655 acre parcel, creating two (2) parcels with CO-Commercial Office zoning (Attachment A).

Petition: 

PROJECT:  SP2008-020 Airport Office Center

PROPOSED:  Stand alone parking

ZONING CATEGORY:  CO-Commercial Office

SECTION:  Section 18-4.12.11 of the Zoning Ordinance which allows for stand alone parking where authorized by the applicable zoning district regulations.

COMPREHENSIVE PLAN LAND USE:  Neighborhood Density in the Hollymead Community.

ENTRANCE CORRIDOR:  Yes

LOCATION:  The southern end of Business Park Access, approximately 150 feet south of its intersection with Airport Road [SR 649].

TAX MAP/PARCEL:  36/48

MAGISTERIAL DISTRICT:  Rio

Character of the Area: The area surrounding the parcel is Light Industrial, commercial and residential.

Planning and Zoning History:

ZMA1983-22  James Hahn, applicant:  Request to rezone from RA-Rural Areas to C-1 Commercial.  Request denied.

ZMA1984-10  James Hahn, applicant:  Request to rezone from RA-Rural Areas to CO – Commercial Office.  Request approved.

SDP1989-29 Airport Office Center:  Request for approval of a final site plan to construct two (2) office buildings and associated parking on

approximately 1.54 acres.  Request approved.

SUB2008-92  AOC Subdivision – Final:  Request for a two (2) lot subdivision on a 1.655 acre existing parcel, zoned CO-Commercial Office.  Request denied.

Comprehensive Plan and The Neighborhood Model:

The Comprehensive Plan shows this area as Neighborhood Density in the Hollymead Community. The purpose/intent of the Neighborhood Density designation is to provide for a gross residential density of three (3) to six (6) dwelling units per acre, a range of dwelling unit types, and neighborhood-scale non-residential uses.

The proposed Places 29 Master Plan designates this area as Urban Edge (NTD-3), characterized by one- or two-story (with occasional three-story) buildings.  Residential buildings may be single-family detached, duplexes, townhouses, garden or courtyard apartments or residences of similar character with mostly landscaped front and side yards.  Non-residential buildings may be separated from the street by landscaped front yards.

In relation to the Comprehensive Plan, the proposed division creates a commercial lot that would accommodate a structure of size in keeping with neighborhood-scale. 

The location of the lot and the configuration of existing parking and structures on the lot are in keeping with the desired character as discussed in the proposed Places 29 plan.  The lot is located along a section of Airport Road where similar uses are found, and is separated from streets by a wide, landscaped area.

Neighborhood Model principles relevant to this Special Use Permit include:

Relegated Parking – Existing parking on-site was constructed in accordance with an approved site plan, SDP1989-29 (Attachment B).  The approved site plan included a second building, currently not constructed.  The owner of the existing parcel has established a shared parking agreement, ensuring the availability of sufficient parking for the existing office building and any subsequent buildings that may be located on the proposed lot.

Mixture of Uses – Another commercial lot in this area, furthers the existing mixture of uses.  There are several retail, commercial, and light industrial uses located nearby along Airport Road, as well as the residential neighborhoods of Deerwood and Abington Place on adjacent parcels.

Redevelopment – Utilizing the proposed site provides additional commercial space within the established Development Area boundaries, maximizing available acreage already designated for such development.

Staff Comment:

Section 31.2.4.1 of The Zoning Ordinance requires that special use permits be assessed as follows:

31.2.4.1:  Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will

not be of substantial detriment to adjacent property,

This special use permit will allow the owner of the existing parcel to create a lot that has existing parking, but no primary use.  The approved 1989 site plan allows for the construction of an additional office building on the area proposed for subdivision.  No additional construction or expansion is currently proposed.

Significant evergreen screening exists between adjacent residential properties and the parcel.  It is staff’s opinion that granting the special use permit

will not be of substantial detriment to adjacent property.

that the character of the district will not be changed thereby

The area has a wide mixture of uses, including several similar uses in close proximity to the parcel.

and that such use will be in harmony with the purpose and intent of this ordinance,

The property is currently zoned CO-Commercial Office.  The primary purpose of this district is to permit development of administrative, business and professional offices and supporting accessory uses and facilities. 

with uses permitted by-right in the district,

The special use permit application does not proposed activity other than that which is allowed by-right in the district.

and with the public health, safety and general welfare.

Staff does not believe the public health, safety and general welfare will be compromised by the proposed special use permit.

Summary:

Staff has identified the following factors, which are favorable to this request:

1. The proposed subdivision does not will not provide for increased activity beyond that which was approved with SDP1989-29.
2. The proposed subdivision furthers several Neighborhood Model Principles.

Recommended Action:

Staff recommends approval of the special use permit for stand alone parking in accord with Section 18-4.12.11.

Attachments:

A – Application plan

B – Approved site plan SDP1989-29

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