Wednesday, November 6, 2024

Monticello Avenue Shops Approved by Board of Supervisors

JAMES CITY COUNTY — The James City County Board of Supervisors approved an application from Verdad Real Estate Development to build its proposed 12,000-square-foot commercial development on property located across from Monticello Marketplace.

The approval grants the builder a Special Use Permit (SUP) to allow three separate buildings, each 4,000 square feet in area.

“The applicant has showed some unique flexibility, in their ability and willingness to constrain the uses on the site,” stated Timothy Trant II of Kaufman & Canoles.

The applicant modified the originally presented Master Plan to remove the proposed sidewalk on the southern side of the property along Ironbound Road.

Ben Loppacker, development planner, stated that a plan to appeal the zoning ordinance that required a sidewalk along Ironbound Road was in place.

“There is, as the residents pointed out, already a sidewalk on the East side of Ironbound Road and we do believe that meets the ordinance requirements and that a sidewalk would not be required also on our side of the street,” explained Trant.

No citizens spoke for or against the project at the meeting.

John McGlennon, James City County (JCC) board member, discussed traffic concerns and how the developer would mitigate any issues coming and going from the parking area. Plans are in place to limit access to the currently existing adjacent retail parking lot at Monticello Marketplace Shoppes.

“I would much rather see this left as residential, personally. I would love to have seen the county buy it. It would have been the perfect opportunity to put some affordable housing accessible to Ironbound Road on the back without creating the traffic issues we have,” said Vice-Chair Jim Icenhour, “If the board sees fit to move forward with this, I think it’s better than we have had before in the past, but I still have reservations.”

The Board of Supervisors passed the proposal with a vote of 4-1, Icenhour voted no.

Originally reported Aug. 8 — 2.75 acres of land that sit between Monticello Avenue and Ironbound Road, just off Route 199, is once again being considered for a new shopping center.

In January 2020, Tricor International, a residential and commercial developer withdrew its special use permit and rezoning application for the same parcel.

The new plan was presented to the James City County (JCC) Planning Commission at the Wednesday, Aug. 7 meeting.

According to a staff report, Verdad Real Estate Development has applied for rezoning and a Special Use Permit to allow up to 12,000 square feet of commercial development in three separate buildings, each 4,000 square feet in area for the proposed “Monticello Avenue Shops.” The plan includes 83 proposed shared parking spaces.

Timothy Trant II of Kaufman & Canoles spoke for the applicant and explained the developer used previous proposals “to conceive a low intensity commercial use — a true neighborhood commercial use that really limited impacts on the adjacent neighborhoods and adjacent roadways.”

Trant explained that the plan is consistent with the county’s comprehensive plan and resolves the uncertainty around the property’s future.

One current parcel owner said, “I am hoping you will consider that my family has had this land for a long time, paid taxes on it for over 70 years, and you will make a lot more tax revenue with a business being there. Help us to sell this. We have had five buyers who have backed out because of complications. We feel this is a winner. It is time.”

Traffic, environmental and noise concerns were raised by several members of the Planning Commission as well as citizens who live in the community.

“I can see trying to bring in new clients but I ask you take a look around town. My son and I did drive around and there are a lot of empty, vacant (commercial) spots. My concern is why develop new space when we have vacant space we should be promoting and offering to other providers,” stated one concerned neighbor.

Vehicle entrance to the new Monticello Avenue Shops would be shared with the existing Monticello Marketplace Shoppes. No vehicle entrance to the property is being considered along Ironbound Road. which is to remain as a buffer for homes on that street.

A traffic impact analysis done by Gorove Slade Associates recommends the construction of a 100-foot eastbound right-turn taper on Monticello Avenue. The study was reviewed and approved by VDOT and the JCC Director of Planning.

“We owe them a chance to sell their property, ” stated Vice-Chair Jack Haldeman, “I argued during the comprehensive plan revision that the county should buy it at a fair commercial price and just let it lay fallow and not let it contribute more towards this madness. I couldn’t close that sale so here we are. We owe it to these people, we the taxpayers and the people that live here, to these three property holders (and maybe eventually four) to give them a chance to sell the property that has been severely damaged by the very poor land use policies that the county has practiced.”

Before the vote, Chair Tim O’Connor said, “I think this is a smart use of this property given all the limitations we have heard over the years. At the end of the day, I don’t see that it is terribly cumbersome on the traffic patterns that exist today.”

The Planning Commission members unanimously approved the motion that, tentatively, will be presented to JCC Board of Supervisors at the Sept. 10 meeting for final approval.

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