HomeMy WebLinkAboutSP201700019 Staff Report Special Use Permit 2018-03-20COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name:
SP201700019 1640 Seminole Trail Auto Dealership
Outdoor Storage and Display
Staff:
Heather McMahon, Senior Planner
Planning Commission Public Hearing: March 20, 2018 Board of Supervisors Public Hearing: TBA
Owner: Regency Catering, Inc. Applicant: Downtown Auto Sales, LLC/Shokhzada
Ismailova
Acreage: .51 acres Special Use Permit: Section 30.6.3 - Outdoor storage,
display and/or sales of vehicles serving or associated
with a permitted use within the Entrance Corridor
Overlay
TMP: 06100-00-00-120P0
Location: 1640 Seminole Trail
Existing Zoning and By-right use: HC Highway
Commercial – commercial and service; residential by
special use permit (15 units/acre)
Magisterial District: Rio Conditions: Yes
School District: Albemarle HS, Burley MS, Agnor-Hurt
ES
Requested # of Dwelling Units: N/A
Proposal: Establish outdoor storage, display and/or
sales of vehicles
Comprehensive Plan Designation: Urban Mixed Use
(in areas around Centers) - commercial and retail uses
that are not accommodated in Centers in Neighborhood
1 - Places 29.
Character of Property: The subject property includes
paved parking areas and a single story building, which has
housed a variety of commercial establishments.
Use of Surrounding Properties: Commercial uses
predominate in the immediate vicinity.
Factors Favorable
1. The request is consistent with the Comprehensive
Plan.
2. The Architectural Review Board has reviewed the
request and has recommended no objection, with
conditions.
Factors Unfavorable
None found.
RECOMMENDATION: Staff recommends approval of SP201700019 with conditions.
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STAFF PERSON: Heather McMahon
PLANNING COMMISSION: March 20, 2018
BOARD OF SUPERVISORS: TBA
PETITIONS:
PROJECT: SP201700019 1640 Seminole Trail Auto Dealership Outdoor Storage & Display
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL: 061000000120P0
LOCATION: 1640 Seminole Trail
PROPOSAL: To establish an auto dealership with outdoor display/storage/sale of vehicles on .51 acres
PETITION: Outdoor storage, display and/or sales serving or associated with a permitted use within the
Entrance Corridor Overlay under Section 30.6.3 of zoning ordinance. No dwelling units proposed.
ZONING: HC Highway Commercial – commercial and service; residential by special use permit (15
units/acre)
ENTRANCE CORRIDOR: Yes – overlay to protect properties of historic, architectural or cultural
significance from visual impacts of development along routes of tourist access
AIRPORT IMPACT AREA: Yes
COMPREHENSIVE PLAN: Urban Mixed Use (in areas around Centers) - commercial and retail uses that
are not accommodated in Centers in Neighborhood 1 - Places 29.
CHARACTER OF THE AREA:
This rectangular-shaped parcel is situated on the west side of Route 29, its northern property line
approximately 300 feet southwest of the southern edge of Rio Road West. It holds a 2,985 (finished)
square-foot retail building constructed circa 1970 that was most recently occupied by LoanMax Title
Loans but has been vacant for the last year. Among the commercial uses in the vicinity are Wendy’s and
Hardee’s restaurants, Enterprise Rent-A-Car, and a multi-business building occupied by GameStop and
TitleMax Title Loans. (See Attachment A – Aerial Map).
PLANNING AND ZONING HISTORY:
The development of this site predates the designation of Route 29 as an Entrance Corridor.
SP197300247: Mobile Home Sales and Service approved with conditions.
SUB198400040: Boundary line adjustment approved to regularize the western property line of the
subject parcel.
ARB200800125, ARB201000072, ARB201000127, ARB201100066: Administrative approvals of
minor architectural amendments and signs.
ARB201700091: On October 16, 2017, the Architectural Review Board (ARB) reviewed this request
to convert the property to an auto dealership with outdoor storage, display and/or sales of vehicles.
The Board unanimously voted to forward a recommendation of no objection subject to conditions to
the Planning Commission. (See Attachment B.)
DETAILS OF THE APPLICANT’S PROPOSAL:
The applicant, Downtown Auto Sales, proposes to convert (without renovation) the existing building
formerly occupied by LoanMax Title Loans as an automobile sales office and to utilize the site as an
automobile dealership. The proposal includes the establishment of a display area for three vehicles
adjacent to the Route 29 frontage, and two vehicle storage areas – one to the north of the building
accommodating three parking spaces and one to the west (rear) of the building accommodating 3,440
square feet of inventory parking. Also proposed are four customer parking spaces at the front of the
building, three employee parking spaces within the inventory lot, a 20-foot drive aisle providing access to
the inventory parking, and a 20-foot drive aisle at the westernmost end of the site providing shared access
with the neighboring property, TMP 61-120W. To meet Entrance Corridor Design Guidelines, the
applicant proposes to install additional landscaping on the southern and eastern (Route 29 frontage)
property lines. See Attachment C for the applicant’s Concept Plan.
SUMMARY OF THE COMMUNITY MEETING:
Due to the limited scope of the proposal, the requirement for the community meeting was waived.
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ANALYSIS OF THE SPECIAL USE PERMIT REQUESTS:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall
reasonably consider the following factors when reviewing and acting upon an application for a special use
permit:
No substantial detriment. The proposed special use will not be a substantial detriment to adjacent
lots.
The predominant character of the Route 29 North corridor is that of a commercial strip. Retail
development in the area includes Wendy’s, Enterprise Rent-A-Car, TitleMax Title Loans, GameStop,
and Hardee’s. The commercial corridor also includes the Colonial Auto, Jim Price and Umansky
Dodge Chrysler Jeep auto dealerships farther north. These developments include outdoor storage,
display and/or sales of vehicles. In 2016, outdoor storage, display and/or sales of vehicles was
approved for the Malloy Ford dealership at 2070 Seminole Trail. Also in the vicinity is the Brown
Collision Center. This request is compatible with these businesses. The ARB has reviewed this request
for impacts on the Entrance Corridor (EC) and has recommended approval with conditions to limit
negative impacts on the Route 29 corridor.
Character of district unchanged. The character of the district will not be changed by the proposed
special use.
The intent of the special use permit requirement for outdoor storage, display and/or sales of vehicles is
to review the potential impacts of the activity on the Entrance Corridor. Section 30.6 of the Zoning
Ordinance states that the intent of the EC Overlay District is, in part, to ensure a quality of
development that is compatible with the county’s important natural, scenic, historic and architectural
resources through the architectural review of new development. The ARB has applied the County’s
adopted design guidelines for development within the EC to the review of this request and has
recommended approval with conditions. With those conditions of approval, the existing character and
visual integrity of the area will be maintained.
Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter,
with the uses permitted by right in the district,
One of the purposes of this chapter (Section 1.4.3) is “to facilitate the creation of a convenient,
attractive and harmonious community.” The proposed use will achieve this by satisfying the ARB’s
recommended conditions of approval, as outlined in Attachment B. Although a special use permit is
required for the proposed areas of outdoor storage, display and/or sales of vehicles on this site due to
the location within the EC overlay district, this use is considered accessory to motor vehicle sales.
Motor vehicle sales is one of the commercial uses permitted by right within the Highway Commercial
zoning district. The focus of the review for the outdoor storage, display and/or sales of vehicles use is
on the impacts to the Entrance Corridor, not on the use itself. Consequently, the proposed use is
expected to be in harmony with the other by-right uses in the district and with the intent of this
chapter.
…with the regulations provided in section 5 as applicable,
There are no additional regulations in section 5.0 related to outdoor storage, display and/or sales of
vehicles.
…and with the public health, safety and general welfare.
The intent of the special use permit requirement for outdoor storage, display and sales is based on the
need to mitigate the potential negative impact of this use on the aesthetics of the Entrance Corridors
and to mitigate the potential for development that is incompatible with the historic resources of the
4
County. This intent is directly related to the promotion of public welfare and general quality of life.
The ARB has reviewed the proposal and has recommended approval with conditions regarding
appropriate landscaping. In addition, the manner in which vehicles may be stored and displayed on site
is a potential aesthetic issue and a typical concern for this type of use. Elevating vehicles for display
purposes is not considered appropriate, and parking vehicles in multiple, tightly-packed rows is also
considered to have a negative visual impact. Consequently, the ARB has recommended standard
conditions of approval to address these issues. With these conditions of approval, the visual integrity
of the corridor will be maintained, thereby protecting the quality of life.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan.
The Places 29 Master Plan designates this property as Urban Mixed Use (in areas around Centers).
Auto commercial sales and service is one of the primary uses designated in this category and the
following criteria apply.
1. Buildings should not be taller than 2 stories.
The applicant does not propose to renovate the existing single-story building, but to convert the
use to an automobile dealership sales office.
2. Evidence should be provided that noise, odors, and other potential nuisances do not adversely
affect surrounding uses.
There are no auto repair uses associated with this request, so no such nuisances are anticipated.
The Comprehensive Plan (Chapter 2, Natural Resources and Cultural Assets) establishes the goals for
preserving the scenic resources that are essential to the County’s character, economic vitality and
quality of life. The Entrance Corridor Overlay District is intended to support that goal by maintaining
the visual integrity of the County’s roadways. The ARB addresses potential adverse aesthetic impacts
in the Entrance Corridors by applying the County’s Entrance Corridor Design Guidelines during the
review of development proposals. The ARB has reviewed the subject request for conformance with the
Entrance Corridor Design Guidelines. At its meeting on October 16, 2017, the ARB voted 5:0 to
forward a recommendation of “no objection” with conditions to the Planning Commission regarding
this proposal. See Attachment B for the ARB’s action letter.
By reusing an existing building, this proposal meets the Neighborhood Model principle of
redevelopment and Economic Development Strategy 4c of the Comprehensive Plan, which encourages
exploration of opportunities to redevelop underutilized commercial and industrial zoned properties.
For all these reasons, the auto dealership use is consistent with the Comprehensive Plan.
SUMMARY AND ACTION:
Staff has identified factors which are favorable to the request for outdoor storage, display and/or sales of
vehicles. Factors favorable include:
1. The request is consistent with the Comprehensive Plan.
2. The ARB has reviewed the request and has recommended no objection, with conditions.
Unfavorable factors to this request include: None found.
RECOMMENDATIONS:
Staff recommends approval of SP201700019 1640 Seminole Trail Auto Dealership Outdoor Sales
Storage and Display based upon the analysis provided herein, subject to the following conditions:
1. Use of this site shall be in general accord with the concept plan "SP2017-19: 1640 Seminole Trail
Auto Dealership (TMP 06100-00-00-120P0) - Application Plan," last revised January 29, 2018,
as determined by the Director of Planning and the Zoning Administrator. To be in general accord
with this plan, development and use of the site shall:
a. reflect the general size, arrangement, and location of the vehicle display and storage
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areas, which shall be striped/marked on the site;
b. preclude any vehicle display and storage areas from being located on any existing grass
or landscape areas;
c. reflect the landscape plan with the final selection of plant species subject to approval of
the Director of Planning or his designee.
Permitted modifications may include those required by the ARB, those necessary to satisfy the
conditions of this special use permit, and additional landscaping/screening approved by the Site
Plan Agent.
2. Vehicles shall not be elevated anywhere on site.
PLANNING COMMISSION MOTIONS:
A. Should a Planning Commissioner choose to recommend approval of the special use permit for the
outdoor storage, display and sales use:
Move to recommend approval of SP201700019 1640 Seminole Trail Auto Dealership Outdoor Sales
Storage and Display with conditions outlined in this staff report.
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201700019 1640 Seminole Trail Auto Dealership Outdoor Sales
Storage and Display. Should a commissioner motion to recommend denial, he or she should state the
reason(s) for recommending denial.
ATTACHMENTS:
Attachment A – Aerial Map
Attachment B – ARB October 16, 2017 action letter
Attachment C – Concept Plan
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
October 20, 2017
Mansur Suleymanov
916 Preston Ave
Charlottesville, Va 22903
RE: ARB-2017-91: 1640 Seminole Trail Auto Dealership
Dear Mr. Suleymanov,
The Albemarle County Architectural Review Board, at its meeting on October 16, 2017, completed a preliminary review
of the above-noted request. The Board took the following actions.
Regarding the Special Use Permit/Rezoning, the Board by a vote of 5:0, forwarded the following recommendation to the
Planning Commission:
The ARB expresses no objection to the special use permit, subject to the following conditions:
1. Vehicles shall not be elevated anywhere on site.
2. Vehicles shall be stored and displayed only in areas indicated for storage or display shown on the sketch
plan entitled “Proposed Parking Spaces TMP 61-120P” prepared by Commonwealth Land Surveying, LLC
and dated 8/21/17, except that parking shall not be located on existing grass or landscape areas.
3. Sales display and customer parking spaces as shown on the sketch plan shall be striped on site.
4. Provide evidence of a shared parking arrangement addressing the storage parking for Enterprise Travel.
5. Final sketch plan approval is subject to ARB approval of the landscape plan (which shall be submitted with
the sketch plan). Landscaping shown on the plan may be required to be in excess of the minimum
requirements of ARB guidelines or the Zoning Ordinance to compensate for the negative visual impact of
the proposed use.
Regarding the final sketch plan, the Board made the following comments and suggestions for the benefit of the
applicant’s next submittal.
1. Any accessory structures or equipment must be illustrated on the sketch plan and are subject to ARB
review.
2. Any alterations to the building that are visible from the EC, including the addition of wall-mounted lighting,
are subject to ARB review.
3. Demarcate loading and service areas, refuse areas, existing and proposed mechanical equipment, and
proposed fencing on sketch plan.
4. Provide the standard mechanical equipment note to the site plan.
5. If site or wall-mounted lighting is proposed, final sketch plan approval is subject to ARB approval of the
lighting plan. Maximum light levels on site shall not exceed 30 footcandles.
6. Sign proposals within the EC overlay district must be reviewed by the ARB and will necessitate a separate
application.
7. Consider replacing the nonconforming freestanding pole sign with a new sign that meets ordinance and
guideline requirements.
You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists
and schedules are available on-line at www.albemarle.org/ARB.
Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each
drawing. Please provide a memo including detailed responses indicating how each comment has been addressed. If
changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in
the drawing with “clouding” or by other means will facilitate review and ap proval.
If you have any questions concerning any of the above, please feel free to contact me.
Sincerely,
Heather McMahon
Senior Planner
Cc: Regency Catering, Incorporated
4341 Larchmont Cir
Ruckersville Va 22968
File
Points of Interest
AIRPORT
COLLEGE/UNIVERSITY
COMMUNITY
FIRE/RESCUE STATION
GOVERNMENT
HOSPITAL
LIBRARY
POLICE STATION
POST OFFICE
RECREATION/TOURISM
SCHOOL
Parcel Info
Parcels
1640 Seminole Trail Auto Dealership
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources March 2, 2018
GIS-Web
Geographic Data Services
www.albemarle.org
(434) 296-5832
Legend
(Note: Some items on map may not appear in legend)
121 ft