PRIVATE ALBEMARLE COUNTY PLANNING

STAFF REPORT SUMMARY

 

Project Name:  SP 2008-028 BB&T Bank- Drive Thru

Staff:  Megan Yaniglos- Senior Planner,  Brent Nelson- ARB

Planning Commission Public Hearing: 

January 20, 2009

Board of Supervisors Hearing:

February 11, 2009

Owners:  Preston Stallings

Applicant: Bill Harris- BB&T

Acreage: 6.189 acres

(Lease Area: .660 acres)

Rezone from: Not applicable

Special Use Permit for:  Section 24.2.2 of the Zoning Ordinance which allows for drive-in windows serving or associated with permitted uses within HC [Highway Commercial] zoning.

TMP: Tax Map 56, Parcel 110

Location: Located on the south side of Route 250 West, west of Blue Ridge Builders Supply, across from Radford Lane in the Blue Ridge Shopping Center.

By-right use: Highway Commercial [HC], Entrance Corridor [EC]

Magisterial District: White Hall

Proffers/Conditions:  No

Requested # of Dwelling Units/Lots: N/A

DA -  X                        RA -

Proposal: Request for special use permit to allow for a drive-in window for a 2,400 square foot BB&T bank on Outparcel D in the Blue Ridge Shopping Center.

Comp. Plan Designation: Urban Center [CT 5] in the Crozet Community.

Character of Property:  The property is currently under construction. The Harris Teeter building, as well as Building ‘C’ are nearly complete, and additional grading for the other outparcels are underway.

Use of Surrounding Properties:  Single Family Residential, Multi-Family Residential, Highway Commercial, Mixed Use Planned Development

Factors Favorable:

1. The proposed development complies with Zoning Ordinance Section 31.2.4.1

2. The Architectural Review Board has recommended approval with conditions.

Factors Unfavorable:

1. None identified.

Zoning Ordinance Waivers and Recommendations:

Staff recommends approval of Special Use Permit SP2008-028 with conditions.  

 

     

 


 

 

STAFF CONTACT:                           Megan Yaniglos- Senior Planner; Brent Nelson-ARB

 

PLANNING COMMISSION:          January 20, 2009

 

BOARD OF SUPERVISORS:          February 11, 2009

 

AGENDA TITLE:                             SP 08-028: BB&T Bank- Drive Thru

 

PROPERTY OWNER:                      Preston Stallings

 

APPLICANT:                                     Bill Harris- BB&T

 

Proposal:

Request for special use permit to allow for a drive-in window for a bank in accordance with Section 24.2.2 of the Zoning Ordinance which allows for drive-in windows serving or associated with permitted uses within HC [Highway Commercial] zoning. The property, described as Tax Map 56, Parcel 110 contains 6.189 acres, and is zoned HC, Highway Commercial and EC, Entrance Corridor.  This site lies within the Whitehall Magisterial District and is located on the southern side of Rockfish Turnpike [State Route 250 West], approximately 1/2 mile east of the intersection with State Routes 240 and 635.

 

COMPREHENSIVE PLAN:

The Comprehensive Plan designates this property as Urban Center [CT 5] in Crozet Community.

 

CHARACTER OF THE AREA:

The site under review, Outparcel D, is located in the northwest corner of the Blue Ridge Shopping Center [Attachment D]. This shopping center, located across from Radford Lane, adjoins the south side of Route 250 West, and the west side of Blue Ridge Builder’s Supply. Preliminary grading for the entire shopping center is currently underway. The adjacent properties are characterized by a mixture of development types including the Clover Lawn commercial buildings, Liberty Hall residential condominiums/townhomes [under construction], and the Cory Farms single family subdivision.

 

PLANNING AND ZONING HISTORY:

SDP1996-133- Blue Ridge Highway Commercial Area- Final Site Plan- Approved February 1997.

 

SDP2002-049- Blue Ridge Shopping Center- Major Amendment- Approved March 2004.

 

SDP2008-001- Blue Ridge Shopping Center- Minor Amendment- Approved May 2008.

 

PETITION:

The applicant is requesting approval of a special use permit in accordance with Section 24.2.2.13 of the Zoning Ordinance [Attachment A], which allows drive-in windows serving or associated with the by-right uses allowed in the HC zoning district.

 

DISCUSSION:

The applicant is proposing a 2,400 square foot, one-story branch bank with a two lane drive-thru facility adjoining the west end of the building [Attachment A]. The outermost [west] lane will provide vehicular access to an ATM machine located on an island 10’ from the end of the canopy. Other site improvements will include 32 parking spaces to be situated on all 4 sides of the building and a dumpster pad, with enclosure, adjacent to the southwest corner of Building C, located 65’ south of the bank building under review.

 

COMPREHENSIVE PLAN:

Requests for special use permits within the Development Areas are assessed for conformity with the recommendations set forth in the Land Use Plan. The Comprehensive Plan designates this property as Urban Center [CT 5] in Crozet Community. In addition to being a use that is allowed by right in the HC zoning district, the Crozet Master Plan also recommends retail service uses in areas designated for Urban Center [CT5] land uses. 

 

Chapter 2 of the Comprehensive Plan, entitled “Natural Resources and Cultural Assets” sets goals for preserving the scenic resources that are recognized as being essential to the County’s character, economic vitality and quality of life. The Entrance Corridor Overlay Districts were implemented to further the County’s efforts toward attaining the Comprehensive Plan objective of maintaining the visual integrity of important roadways. The Architectural Review Board [ARB] addresses the aesthetic impacts of development on those roads by applying the County’s various design standards for development within the Entrance Corridor. 

 

Because this site is adjacent to the Route 250 West Entrance Corridor, the ARB has reviewed the site layout and building design of this proposal for conformity with the County’s adopted design guidelines, and recommends approval of the special use permit with conditions that are included with the final action on this request [Attachment E]. 

 

STAFF COMMENT:

A major site plan amendment [Attachment C] has been submitted for concurrent review with the special use permit.  The Planning Commission and Board of Supervisors do not need to act on the site development plan because it is subject to administrative review.  The site development plan is provided with this special use permit review in order to review circulation and other impacts that may be generated by the drive-thru window.

 

The issues which typically arise in the review of drive-thru windows are:

1.      Traffic impacts, including circulation, on and off site;

2.      Visibility of the site from the entrance corridor, and

3.      Impact from the headlights of stacked vehicles. These issues are addressed in the assessment below.

 

Section 18-31.2.4.1 of the Code of Albemarle requires that Special Use Permits be assessed as follows:

 

Will the use be of substantial detriment to adjacent property?

The location of the drive-thru window will not cause a substantial detriment to adjacent property. The location and design of the window and travelways are consistent with typical commercial design. The headlights of stacked vehicles at the drive-thru window are directed toward the back of the property.

 

Will the character of the zoning district change with this use?

Financial institutions are allowed as by-right uses in the HC zoning districts and Section 24.2.2.13 of the Zoning Ordinance allows for drive-thru windows serving or associated with the by-right uses allowed in the district. The Architectural Review Board has reviewed the major site plan amendment along with conceptual architectural drawings of the proposed structures for consistency with the County’s design guidelines for entrance corridors.  The ARB has recommended approval with conditions that are applicable to the approval of this special use permit [Attachment E]. Because the proposed drive-thru window supports a by right use, and a favorable recommendation has been given with respect for the possible aesthetic impacts upon the entrance corridor, it is staff’s opinion that approval of this proposal would not result in changing the character of the district.

 

Will the use be in harmony with the purpose and intent of the zoning ordinance?

Staff has reviewed this request as it relates to the “purpose and intent” that is set forth in Sections 1.4.4 and 1.4.7 of the Zoning Ordinance, and as it relates to the intent specified in the Rural Areas chapter of the Zoning Ordinance (Section 10.1). This request is consistent with both sections.

 

Will the use be in harmony with the uses permitted by right in the district?

Financial institutions are allowed by right in the HC zoning district.  This request to allow a drive-thru window is consistent with the existing financial institutions that have been approved within this zoning district and other similar districts throughout the County.  Therefore, it is staff’s opinion that the proposed drive-thru would also be in harmony with by-right uses located within the district.

 

Will the use comply with the additional regulations provided in Section 5.0 of this ordinance?

Section 5.0 contains no additional regulations regarding drive-thru windows.

 

Will the public health, safety and general welfare of the community be protected if the use is approved?

Section 4.12.6 of the Zoning Ordinance provides standards for the minimum number of required parking spaces for automated teller machines [ATMs]. These regulations require a minimum of five [5] stacking spaces per each drive-up type. In this case the applicant applied for a reduction in the number of stacking spaces required in accordance with Section 4.12.2. Per Section 4.12.2 the zoning administrator may modify the number of required parking spaces if finding that the public health, safety, or welfare would be equally or better served by the modification. The zoning administrator grated the modification to allow the required number of stacking spaces to be reduced from five [5] to four [4]. Therefore, it is staff’s opinion that this site could be developed, as planned, in harmony with the regulations that are intended to promote the public’s health, safety and general welfare.

 

 

SUMMARY:

 

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

 

  1. The proposed development complies with Zoning Ordinance Section 31.2.4.1: Special Use Permits as indicated in the assessment above.
  2. The Architectural Review Board has recommended approval of the Special Use Permit with conditions.

 

Unfavorable Factors:

 

1.      None identified.

 

RECOMMENDED ACTION:

 

Staff has reviewed this proposal for compliance with Section 31.2.4.1 of the Zoning Ordinance consistency with the Comprehensive Plan and, and recommends approval of the special use permit SP 08-028 with the following conditions:

 

1.                  Development shall be in general accord with the site plan titled “Grading, Site, and Utility Plan for BB&T”, dated September 12, 2008.

2.                  The reduction in the required number of stacking spaces is limited to one [1] space. Further reduction will require an amendment to the special use permit.

 

 

ATTACHMENTS:

 

  1. Special Use Permit Plan
  2. Vicinity Map
  3. Major Amendment Plan- SDP2008-135
  4. Blue Ridge Shopping Center- Major Amendment- SDP2002-049
  5. Architectural Review Board- Action Letter

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