Albemarle County Planning Commission
March 14, 2006
The Albemarle County Planning Commission held a meeting and a work session on Tuesday, March 14, 2006, at 4:00 p.m., at the County Office Building, Room 235, Second Floor, 401 McIntire Road, Charlottesville, Virginia. Members attending were Bill Edgerton, Calvin Morris, Vice-Chairman, Pete Craddock, Marcia Joseph, Chairman; Jo Higgins, Eric Strucko, and Jon Cannon. Julia Monteith, Senior Land Use Planner for the University of Virginia, representative for David J. Neuman, FAIA, Architect for University of Virginia was present. Pete Craddock and Julia Monteith arrived at 4:10 p.m.
Other officials present were Wayne Cilimberg, Planning Director; Joan McDowell, Principal Planner, Mark Graham, Director of Community Development; Amy Arnold, Planner; David Benish, Chief of Planning and Community Development; Scott Clark, Senior Planner; John Shepherd, Manager of Zoning Administration and Greg Kamptner, Deputy County Attorney.
Call to Order and Establish Quorum:
Ms. Joseph called the special meeting to order at 4:07 p.m. and established a quorum.
Public Hearing Items:
ZMA 2005-015 Hollymead Town Center, Area A (Signs# 15,73,51,53)
PROPOSAL: Rezone 31 acres from RA - Rural Areas (agricultural, forestal, and fishery uses; residential density (0.5 unit/acre)) to PDMC - Planned District Mixed Commercial (large-scale commercial uses; and residential by special use permit (15 units/ acre)) to allow for 296,000 square feet of office and retail.
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Town Center -- Compact, higher density area containing a mixture of businesses, services, public facilities, residential areas and public spaces, attracting activities of all kinds. (6.01-34 dwelling units per acre). The Comprehensive Plan's Town Center designation is accompanied with the "Conceptual Master Plan & Design Guidelines for the Hollymead Town Center".
ENTRANCE CORRIDOR: Yes
LOCATION: Tax Map 32, parcels 42A, 42C, a portion of Tax Map 32, parcel 44, a portion of Tax Map 32, parcel 45, and Tax Map 46, parcel 5, located to the south of the southern entrance to the Hollymead Town Center along Route 29 North.
MAGISTERIAL DISTRICT: Rio
STAFF: Sean Dougherty
SP 2005-027 Hollymead Town Center – Drive up Window for a Bank (Signs# 15,73,51,53)
PROPOSED: Drive-up banking facility with three lanes.
ZONING CATEGORY/GENERAL USAGE: A rezoning application has been submitted to rezone these parcels from RA - Rural Areas - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre) to PD-MC Planned Development Mixed Commercial (large-scale commercial uses; and residential by special use permit 15 units/ acre).
SECTION: Section 25A.2.2 of the Zoning Ordinance which allows for drive-in windows serving or associated with permitted uses within PDMC.
COMPREHENSIVE PLAN LAND USE/DENSITY: Town Center -- Compact, higher density area containing a mixture of businesses, services, public facilities, residential areas and public spaces, attracting activities of all kinds. (6.01-34 dwelling units per acre).
ENTRANCE CORRIDOR: Yes
LOCATION: Inside the Hollymead Town Center, along Town Center Drive (Southern entrance to Hollymead Town Center) approximately 300 feet from Route 29 North.
TAX MAP/PARCEL: A portion of Tax Map 32, Parcel 42A (exact location on file in the Department of Community Development) and a portion of Tax Map 32, Parcel 42C (exact location on file in the Department of Community Development) equaling .5 acres.
MAGISTERIAL DISTRICT: Rio
STAFF: Sean Dougherty
Mr. Doughtery summarized the staff report.
HM Acquisition Group, LLC is the owner and applicant. The applicant is represented by J.P. Williamson.
The applicant is requesting a rezoning of 31 acres (out of a total of 78 acres) in Area A of the Hollymead Town Center from RA (Rural Areas) to PDMC (Planned Development Mixed Commercial) to allow for 296,000 square feet of office and retail. The applicant has submitted a second request to rezone the remaining acreage, 47acres, to Neighborhood Model District (ZMA 2006-00002), allowing for 960 dwelling units and 400,000 sq. ft of office and commercial. (The area covered by the second request is referred to as Area A-2.) The applicant has requested a work session at a later date for ZMA 2006-00002. As soon as all required materials are received from the applicant that work session will be scheduled.
Four rezonings for separate sections of the Hollymead Town Center were submitted in 2001 and 2002 and three of the four were approved in 2003. The applicant of the portion not rezoned (Area A) indefinitely deferred action on Area A in 2003. The rezoning proposal under review as ZMA 05-15 includes the same area that was indefinitely deferred in 2003 and it is the same area reviewed by the Commission during a work session on October 25, 2005. It is now broken into two rezoning requests: 31 acres to PDMC and 47 acres to NMD.
The request is found to be generally consistent with the Land Use Plan and with the Neighborhood Model in general. The plan generally reflects the Planning Commission’s work session comments. However, required information is missing from the plan. Features, such as storm water quality ponds and other features illustrated on the plan are not shown in a standard that is acceptable to Engineering staff. In addition, ARB recommendations have not been addressed.
Factors Favorable to this request
o The plan reflects changes requested by the Commission.
o The applicant has made modifications to better reflect the intent of PDMC zoning and the previously approved Guidelines for the Town Center.
o The layout will facilitate further development in the future.
o The revised layout provides two areas that illustrate spatial enclosure in keeping with the Neighborhood Model.
· Factors Unfavorable to this request
o The application plan is missing required information.
o Detail regarding the public space shown at the northwest corner of the plan is lacking.
o The application plan and the applicant’s rendering are in conflict.
o Vehicular transportation networks require revisions.
o The proffers require revisions.
o The network of sidewalks is incomplete.
o The application plan does not show an alignment for the greenway trail.
o Storm water quality issues remain.
· Staff cannot recommend approval at this time. Staff may be able to recommend approval once outstanding issues are resolved.
Mr. Morris opened the public hearing and invited the applicant to address the Commission.
Jim Williamson, representative for the applicant spoke for the request.
Mr. Morris invited public comment.
Jim Grace, resident at 2964 Cove Track, spoke in opposition to the request due to grading and erosion problems on the site.
Kay Slaughter spoke in opposition to the request.
There being no further public comment, Mr. Morris closed the public hearing to bring the matter before the Planning Commission.
Action on ZMA-2005-015 Hollymead Town Center, Area A and SP-2005-027 Hollymead Town Center – Drive up Window for Bank:
Motion: Ms. Higgins moved, Mr. Craddock seconded, to approve the applicant’s request for an indefinite deferral of ZMA-2005-027, Hollymead Town Center, Area A and SP-2005-027, Hollymead Town Center – Drive up Window for a Bank.
The motion passed by a vote of 6:0. (Commissioner Joseph was absent.)
Ms. Joseph stated that ZMA-2005-027, Hollymead Town Center, Area As and SP-2005-027, Hollymead Town Center – Drive up Window for Bank were indefinitely deferred.
Mr. Cilimberg stated that it was not the applicant’s interest nor staff’s either to delay this any more than necessary to get the right information before the Commission. Staff will schedule it as soon as they can.
Ms. Higgins asked that when this comes back she would like to see the ARB’s staff report attached along with the Planning Commission’s minutes from the last time they reviewed this and the analysis of how it fits in the big picture.
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