HomeMy WebLinkAboutSP201900006 Other 2019-05-21PROTECT MANAGEMENT
SHIMCIVIL ENGINEERING
LAND PLANNING
EN I EERIN
Project Narrative for
Parcel Description:
Current Revision Date:
Pre -Application Meeting Date:
Boyd Tavern Market I SP 2019-
Tax Map 94 Parcel 39
May 20, 2019
April 8, 2019
ACREAGE
EXISTING ZONING
COMP PLAN
DESIGNATION
TMP 94-39
12.49
Primary: RA
Rural Area 4
Secondary: C-1
Additional Zoning Considerations: Entrance Corridor (EC)
Location:
The property fronts on Black Cat Road and is directly adjacent to Interstate 64, just south of exit
129. The immediate vicinity of the property is predominantly low -density residential.
Project Proposal:
Virginia Oil Company Inc., is the owner of tax map parcel 94-39 and is applying for a special use
permit on the commercially zoned portion of the property to allow for a convenience store on
property not served by public water or a central water supply system. The development
proposal includes 12 fuel pumps under a canopy and does not include a separate arrangement
of diesel pumps with a diesel canopy for use by heavy commercial vehicles nor does it include a
carwash.
Tiger Fuel is an established local business in Central Virginia, offering petroleum products, as
well as a variety of market goods and deli options in their stores. Located at 1-64's Exit 129, this
location would serve a considerable amount of pass -by traffic, namely commuters whose
primary route to Charlottesville is Interstate 64 via Exit 129. The development would also serve
nearby residents with market convenience items and may serve as a gathering place for coffee
or a quick bite to eat.
Tiger Fuel has transformed the gas station experience in Central Virginia; their markets offer
healthy, freshly -prepared food options and provide drivers and passengers with food options
and convenience items that are atypical of a traditional convenience store with packaged and
processed products. A Tiger Fuel market at, this location would bring convenience and
automobile service to a portion of the county that is heavily traveled but largely underserved
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with appropriate services for the area. Traditional rural crossroads communities often formed at
the intersection of heavily traveled roadways and offered service businesses that catered to
travelers and nearby residents. Located at the intersection of Black Cat Road and Interstate 64,
this property has the infrastructural improvements of a traditional crossroads community and
has the existing background traffic to support a service business in this area.
Consistency with the Comprehensive Plan:
The property has two zoning designations, a primary Rural Area (RA) zoning and a secondary
Commercial (C-1) zoning. The C-1 zoning on the parcel fronts on Black Cat Road, and at
present, is undeveloped. The convenience store is proposed within the underutilized
commercial portion of the property. Development and use of the property would increase the
utility of this undeveloped commercial property (page 6.11), especially as this development aims
to "provid[e] greater support for existing Rural Area residents rather than encouraging or
supporting new residential developments in the Rural Area" (page 7.32). Additionally, the
property would significantly generate more tax revenue than if the property remained
undeveloped, which would further support services and facilities for existing residents (page
6.13). Located at the crossroads of Interstate 64 and Black Cat Road, a convenience store
could contribute to a crossroads community that provides support services and opportunities to
engage in community life in the Rural Areas. Though the property is not part of the 2004 Survey
of Historic Crossroads Communities, the area embodies the key characteristic in "provid[ing]
basic services for rural residents" (page 7.31). As "community gathering places for residents of
the Rural Area are somewhat limited" (page 7.32), the property could serve as a new
community space for residents to engage in social activity, while grabbing a cup of coffee on the
way to work or picking up a few snacks on the commute home. Surrounding residents and pass -
by commuters could benefit from this proposed use, as the parcel is located within an auto -
dependent community.
Neighborhood Impacts:
Impacts on Public Facilities and Infrastructure:
It is anticipated most of the traffic affiliated with the development will be pass -by trips. The
parcel is located along one of the major commuter routes to Charlottesville for those traveling
west from eastern Albemarle and Fluvanna Counties. Rather than generating new trips, the
proposed development will be capturing existing trips being made; many customers will already
be on the road and will not be generating new trips solely for a visit to the convenience store. A
few nearby residents may generate new trips, traveling out solely to purchase goods from the
store, but these `new' trips will be far fewer than the pass -by trips, therefore the use will be
suitable for existing rural roads and will result in little discernible difference in traffic patterns
(page 7.5).
Impacts on Environmental Features:
The stormwater management plan will comply with all applicable DEQ and Albemarle County
WPO regulations. Per Albemarle County GIS, there are critical slopes on the northern boundary
of the property adjacent to the 1-64 Exit 129 ramp. These slopes appear to be on the portion of
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the property zoned Rural Areas are not slated to be disturbed with the development. Per
Albemarle County GIS, there are also critical slopes along a portion of the eastern edge of the
property adjacent to Black Cat Road. Per the conditionally approved initial site plan, a small
portion of these slopes will be disturbed to allow for the construction of a turn lane to access the
site.
Lighting
All outdoor lighting will comply with Albemarle County regulations. Development on the property
will be subject to ARB review and approval and lighting on the site will be further evaluated
during ARB review.
Schools
There are no residences proposed on the property and therefore as a result of the proposed
development, there will be no additional pupils in Albemarle County Public Schools.
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