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HomeMy WebLinkAboutSP201900013 Narrative 2019-12-301565 Avon Street Extended 77E1-ID Albemarle County, VA PROJECT NARRATIVE Special Use Permit November 18, 2019 Owner: Coyne & Delany Co. d/b/a Delany Products 1565 Avon Street Extended Charlottesville, VA 22902 Applicant: Coyne & Delany Co. d/b/a Delany Products 1565 Avon Street Extended Charlottesville, VA 22902 Engineer/Architect: The Gaines Group Architects 1430 Rolkin Court, Suite 302 Charlottesville, VA 22911 1565 Avon Street Extended Site Vicinity Map 1. Project Proposal A. The Applicant is requesting a Special Use Permit for an auto detailing use at the subject property (Parcel ID: 77E1-11)) located at 1565 Avon Street Extended, consisting of 4.03 acres, currently zoned for Light Industrial (LI), as shown below in Figure 1. The property is currently developed with an existing 1-story, 41,888 sf block building and accompany parking with loading dock in the rear. The Applicant is proposing internal improvements only to an existing 5,000 sf area of the building located on the eastern side of the building. B. H&H Quality Car Care, Inc & Waxmaster Mobile Detailing (H&H) is operating by -right at their current location at 946 Grady Avenue, Suite 24, which is zoned Commercial. In accordance with Zoning Ordinance Section 26.2(a), this usage requires a Special Use Permit to be located on the subject property which is zoned the LI category. C. Zoning Ordinance Section 26.2(a) requires a Special Use Permit for commercial uses in the LI district that are allowed by -right or special use permit in the Commercial (C- 1), Commercial Office (CO) and Highway Commercial HC) districts. - 1 - D. The auto detailing use run by H&H provides detailing services by appointment and also off premises via a mobile service. H&H is a high quality, low volume service business. In addition to providing hand washes, interior and exterior detailing, they also provide the following services: • Compounding out of scratches • Wet sanding out of scratches • Engine cleaning • Oil changes, tire rotation, brakes. • Sanding down head lights/buffing head lights • Spray wax, polish or buff waxing • Cleaning and dressing of rims and tires • Shampooing of seats and floors • Cleaning, shining and conditioning of vinyl and leather E. The hours of operation for the uses will be Monday through Friday from 9AM to 6PM and Saturday from 10AM to 613M. F. The auto detailing uses provide a public need and benefit as well as providing employment within Albemarle County. H&H is well established business of 30 years that is looking to move from the city to the county. H&H was established in 1989. It provides a specialized, high -end service to clients that seeks a boutique auto detailing service. They are not a high volume or high turnover business. Their quality and high level of service would make them an exemplary business for Albemarle County. G. The property currently has screening from Avon Street via a fence. In addition, the H&H operations will be located in the back of the property away from the street. The building as a result provides screen as does a natural grading that drops off from the Avon Street side towards the back of the property. Please see photos taken on 17-Nov-2019 and presented as Figure 2, 3 & 4. Figure 2 — Panoramic View from Avon Street -2- Figure 3— View of Entrance and gradual drop off Figure 4— View from Entrance of Avon Motors 2. Project Consistency with Comprehensive Plan A. The property is in the Southern Neighborhood Master Plan and its Comprehensive Land Use Designation is Industrial (Ind). Please see Figure 4a & 4b below. Wostoiri IL, i.r Figure 4a & 4b — Future Land Use Plan for Avon Street Ext. B. Surrounding Properties 1) Located to the north is a property that is Parcel Level use listed as Storage Warehouse and is designated as Ind use in the Comprehensive Plan. This property has one building on it is used by the company, U-Haul, a truck rental company. The Parcel Level Use is listed as Storage Warehouse. 2) The property directly adjacent on the Charlottesville -side is an undeveloped 2.99 acre lot owned by the city and then the Charlottesville Auto Transit Center (CAT). The CAT property has Parcel Level Use listing of Office Building and both are designated as Ind use in the Comprehensive Plan. 3- 3) On our western side is 10.06 acre parcel called the Avon Street Business Center, Inc. and its' Parcel Level Use is listed as Storage Warehouse and is designated as Ind use in the Comprehensive Plan. This property has numerous commercial operations on its' property. C. The purpose of the Ind land -use designation is to provide employment generating uses with only the lightest impacts in the light industrial category. H&H will employ approximately 5 full-time and 1-2 part time employees. The commercial uses will have no impact on the light industrial category, D. The "secondary uses" as indicated in the Master Plan for the Ind designation includes "larger auto commercial services use". By the development of the property as proposed, nothing will preclude the site from future industrial use. E. The Master Plan encourages commercial uses as a secondary so long as they are compatible with nearby and adjacent uses. At this time, I would note that a similar auto detailing special use permit has been approved at the other end of Avon Street Extended (1895 Avon Street Ext.). F. The proposed commercial use is well suited given the property's location to Mill Creek Residential area. The Master Plan discusses the need for a transition from light industrial district to residential properties on Avon Street and this proposal helps accomplish that goal. G. The acreage size per the Master Plan varies from 5 and 25 acres ideally. This property is 4.03 acres of land and is located with a cluster of Storage Warehouse properties and one Office Building. 147a SITE - EM Figure 1 —Albemarle County GI5 Map (Parcel ID: 077E1-00-00-001D0) -4- 3. Impact on Public Facilities and Infrastructure A. Since the re -development of this property will be 99% internal to the building, no significant impacts to the public facilities and infrastructure are anticipated. B. Water & Sewer -The property is currently served by the public water and sewage systems. Upon discussion with the Albemarle County Sewer Authority (ACSA), no sewer capacity issues are anticipated. C. Stormwater Management— Since the site is already highly impervious and no net increase to the impervious areas is anticipated, there will be no attenuation of runoff required for downstream receiving channels. D. Traffic & Access - No adverse effects are anticipated to the road system or area traffic. The uses generate a relatively low amount of traffic volume and VDOT is not requiring a traffic study. There is an existing right turn lane into the property. Please also see the accompanying letter to this effect from the independent engineer, Timmons Group and their view of the effect on Avon Street traffic flow. E. Fire & Rescue —The site is located approximately 0.9 of a mile from the Monticello Fire & Rescue Station. The existing building and improvements within will be protected by the existing fire hydrant located in the parking area on east side of the site. 4. Impact on Environmental Features A. No significant impacts to the environment are anticipated by this interior renovation. B. The will maintain the existing grading and drainage characteristics of the site. C. There are no known wetlands. S. Additional relevant Zoning Ordinance factors in evaluating a Special Use Permit A. Zoning Ordinance Section 18-26.3 describes additional factors when considering Special Use Permits for general commercial uses as follows: 1) a- The purpose of the industrial district in which the use is proposed. Response: The existing industrial district is characterized by lighter industrial uses and some commercial such as a truck rental, plumbing wholesale and baseball training center. So the proposed use fits in well. -5- 2) b- The proposed use and its proposed size should be consistent with the intent of the applicable industrial district. Response: The use and size of the proposed use are consistent with the adjacent businesses. 3) c- The use proposed should not be located on the lowest floor of any building having direct exterior access to the ground surface in order to allow that the floor be used for industrial purposes. Response: There are no industrial purposes proposed with the application. The proposed use will not preclude the property from being used from its current industrial purposes now or in the future. 4) d- The gross floor area of each establishment should not exceed three thousand feet (3,000) square feet. Response: The auto detailing with office space within the existing structure will occupy roughly 5,000 square feet. 5) e- The aggregate gross floor area of the independent offices or general commercial uses, or both, should not exceed twenty-four thousand (24,000) square feet and should not exceed twenty-five (25%) percent of the gross floor area of the building. Response: The auto detailing with office space within the existing structure will occupy roughly 5,000 square feet, which is 12% of the total structure's gross floor area. 6) f- Whether the structure or structure expansion will be constructed to the standards required for industrial structures, regardless of its intended use. Response: No structural changes or expansions are being proposed. B. Zoning Ordinance Section 33.5(a) describes additional factors the Board shall reasonably consider when acting upon a special use permit application as follows: 1) No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. Response: The proposed will have no detrimental effect on the adjacent lots due to the fact that a) the operation will be 100% internal to the existing structure; b) the hours of operation are well within normal business hours; and c) the type of business presents no unusual or abnormally high levels of noise. i. A 2) Character of district unchanged. The character of the district will be changed by the proposed special use. Response: Since the operation of the business will be internally to the structure, the effect on the character of the district will be unnoticed. In fact, with the U- Haul across the street and Edgecombe's Imported Sales and Service down the street, a high -end detailing business is a natural fit to the area. 3) 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, with the regulations provided in section 5 as applicable, and with the public health, safety and general welfare. Response: The proposed special use is harmonious with the by -right uses in the district and the intent of Chapter 33. 4) Consistency with comprehensive plan. The use will be consistent with the comprehensive plan. Response: Please refer to Section 2 of the Project Narrative for a summary of proposal's consistency with the comprehensive plan. The regulations of Section 5, particularly 5.1.31, will also be adhered to for the automotive detailing use, including a) all parts, materials and equipment shall be stored within an enclosed building, b) no vehicle awaiting detailing shall be located in any portion near Avon Street Extending, making it completely visible from the public street, c) all services shall be performed within the enclosed structure, and d) no building in which services are preformed shall be located closerthan fifty (50) from any residential or agricultural district. -7-