HomeMy WebLinkAboutSP202000006 Presentation Special Use Permit 2020-02-18SCOTT'S IVY EXXON - SPECIAL USE PERMIT
EXISTING AUTO SERVICE & AUTO REPAIR STATION
SPECIAL USE PERMIT (SP 2020-00_)
SAMUEL MILLER DISTRICT
NARRATIVE AND APPLICATION PLAN
Submission Date: FEBRARY 18, 2020
Application Plan I I P a o e
Scott's Ivy Exxon Special Use Permit
TABLE OF CONTENTS
1. Introduction
1.1 Project Narrative
1.2 Consistency with the Comprehensive plan
Figure 1: Current Comprehensive Plan
Figure 2: Current Zoning Map
1.3 Existing Conditions
Figure 3: Overall Context Map
1.4 Development Impact
1.5 Environmental Impacts
Figure 4: Critical Resources Map
2. Design Elements & Factors for the Special Use Permit
2.1 Traffic and Transportation Improvements
2.2 Lighting
2.3 Water Usage
2.4 Sounds & Smell
2.5 Visual Impacts and Building Design
2.6 Landscaping
2.7 Grading
2.8 Stormwater Management
3. Application Plan: Conceptual Layout Plan
1. INTRODUCTION
1.1 Proiect Narrative
The applicant is seeking a special use permit for the proposed renovation and expansion of the Scott's Ivy Exxon
Auto Service & Auto Repair station, located at Ivy Depot in Albemarle County. The current use of the property
is a by -right use under the existing zoning, and is located within the Rural Area. The buildings and service
station, which was constructed sometime between the 1965 and 1977, has been in operation for about 50 years.
The applicant purchased this property and the business, and has been operating the auto service & auto repair
station from this location since 2012.
The existing Scott's Ivy Exxon Auto Service & Auto Repair station has (2) gas pumps and (3) service bays. The
proposed expansion is for an increase in the service bays from the (3) existing bays to (7) bays. No changes or
modifications are proposed to the number of gas pumps for the service station. The proposed increase in service
bays is a modification to the auto repair business to increase the efficiency of the auto repair station and not an
overall increase in the size of the of the auto service station or increase in the number of auto repair mechanics
and technicians. Currently, when a car is serviced at the station, the technician will run a diagnostic on a car to
determine the issues with the car and the cost of the repairs. In many circumstances, determining the issues with
a car requires the technician to take apart certain aspects of the car or car engine. Once the technician figures out
the problems, they will contact the owner to discuss the next steps and how to fix the car. Resolution or
authorization to move forward on the repairs sometimes takes several hours from the owners of the vehicle.
Application Plan
Scott's Ivy Exxon Special Use Permit
Under the current scenario, the technician has put the car back together and move it out of the service bay to
work on another vehicle while they wait for approval or authorization to move forward with the repairs. This
creates a loss in productivity for the auto repair shop. The (4) additional bays will allow the technicians to
perform the diagnostics on a car and then move on to another car in an adjacent service bay while they wait for
approval or authorization to continue with the repairs, without having to stop, put the car back together, and
remove it from its service bay. The increase in efficiency will allow the Ivy Exxon station to provide better
overall service for its customers. Also, it is projected that the increase in efficiency will allow the auto shop to
increase the number of cars that it can work on in a day by approximately 70%. The average number of cars that
the Ivy Exxon services each day is approximately 8 cars, and it is projected that this will increase to about 13
cars a day.
The existing business currently operates with a well & septic system. The current use of the property is a non-
conforming use, because the existing business, which is an auto service station, operates on a well. While
sanitary sewer service is not available within this location of Albemarle County, water service is available.
However, the existing water lines in the area are located on the adjacent property to the north, on the other side
of the railroad tracks. Connecting to the existing waterline would require a substantial cost to bore under the
existing railroad track for a waterline connection. Therefore, the applicant is seeking to continue to operate the
business without a public water connection, which requires a Special Use Permit. Since the owner is making
modifications to the building, they are required to obtain a special use permit to continue to operate on the
existing well, bringing the property into conformance with the Zoning Ordinance.
Scott's Ivy Exxon Auto Service & Auto Repair station provides a much -needed public benefit to the community.
It provides a dependable and trustworthy auto repairs for the Ivy, Crozet, and Charlottesville community. The
service station has been operating and providing auto repairs for almost 50 years and is looking to upgrade the
current facility to continue to meet the public needs and demands in the area.
1.2 Consistency with the Comprehensive Plan
The existing auto service & auto repair station is located within the Rural Area of Albemarle County, as shown
on Figure 1. The existing zoning of the property, shown on Figure 2, is C-1 commercial. The auto service &
auto repair station is an existing by -right use in the C-1 zoning district, and the auto service repair business has
been in operation for approximately 50 years at this location. The existing use is a non -conforming use, because
the automobile service station is not served by public water or an approved central water supply. With the
modifications proposed to the service bays on the building, the applicant is seeking a special use permit in
accordance with the C-1 Zoning ordinance to continue to operate the automobile service station from an existing
well. The applicant is not increasing the number of gas pumps or the automobile service station portion of the
business. The applicant is adding additional auto repair bays to help with the overall efficiency of the auto repair
business on the property. The existing auto service and auto repair station services the existing rural area and
adjacent development neighborhoods in this area.
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TMP06100-00-00-134AO Rezoning
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Zoning Classifications
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4 1 P a g e
1.3 Existing Conditions
The subjection property, as shown in Figure 3 on this page, is located along Route 250 (Ivy Road), just east
of the intersection of Ivy Depot Road and Ivy Road in the western part of Albemarle County. The parcel is
1.613 acres in size and is located adjacent to Little Ivy Creek. The property is bordered to the east by parcel
owned and maintained by the Rivanna Water and Sewer Authority and by an existing residence. Both
properties have an existing access easement through the subject property for a connection to Route 250.
Little Ivy Creek also is adjacent to the property on the east. The site is bounded to the north by the existing
railroad. On the other side of the tracks north of the property is St. Pauls Episcopal Church. The property to
the west of the Ivy Exxon station is an existing commercial business, and the property to the south is an
existing auto service station and convenience store.
There are (2) buildings on the existing property, which were constructed between the mid 1960's and late
1970's. Aerial maps and images show these (2) buildings as existing in 1968 (but not in 1963), and the
Albemarle County records show the front buildings being constructed for a service repair garage in 1977,
but also indicates the improvements as existing before 1977. The front building is currently an auto service
and auto repair station and the building in the rear is an existing residential house.
The topography of the subject property is primarily sloped terrain from the back of the property down to
Route 250 and to Little Ivy Creek. There is approximately 24 feet of elevation change from the back of the
site to Route 250 and Little Ivy Creek. The front half of the property is primarily asphalt and gravel, and is
being utilized for the service station and parking for the auto repair shop. The back half of the site is
partially wooded with trees and vegetation surrounding the existing residential house and providing a
vegetative buffer between the subject property and the railroad.
The current plan for the existing residential house is to renovate the house in the future as a rental property
or residence. The applicant is proposing to renovate and expand the existing auto repair station with this
application, while still operating the existing auto service station (with no expansion to this portion of the
business).
Figure 3: Overall Context Map
ZMA — Application Plan
TMP06100-00-00-134AO Rezoning
51Pa�-,
1.4 Development Impacts
As stated above, this property is located within the Albemarle County Rural area is currently operating from an
existing well and septic system. The existing well and septic are adequate for the existing business and the
proposed service bay expansion will have a minimal effect on the overall water consumption and water usage for
the property. The auto service station portion of the property is not being expanded with the current proposal.
Because the subject property is proposing to maintain the existing well and septic system, there is no impact on
the public utilities with this proposal.
The existing auto service and auto repair station is located within 5 miles of an existing fire department station.
No additional fire/rescue services are needed to this proposal. In addition, the service station is not being
expanded with this proposal.
There are no proposed additional residential units proposed with this application. As a result, there will be no
impacts to the Albemarle County Public Schools with the proposed special use permit application.
The parcel is located along Route 250 (Ivy Road). The proposed application plan shows improvements along the
frontage of the site to maintain traffic flow in and out of the property. See the transportation narrative for
additional information on the proposed traffic improvements for the property.
1.5 Environmental Impacts
Figure 4 illustrates the existing environmental features on the property. There is an existing floodplain on the
property; however, it is currently not mapped in accordance with the existing topography on the property. The
mapping on Figure 4 illustrates the floodplain incorporating about 1/3 of the property, including a portion of the
existing building and service station gas pumps. Using the existing topography of the site from the recent survey
and mapping the FEMA floodplain elevation on the existing topography, the floodplain only overlays a very
small portion of the site. This is illustrated on the existing conditions sheet in this application plan. A letter of
map revision (LOMR) will need to be processed with the site plan for the proposed auto repair station expansion.
This LOMR will allow the building expansion and the existing portion of the property where the cars are
currently parked for auto service work to remain in this location. Without the LOMR, the cars could not be
parked in this area overnight, and the existing building could not be expanded. With the approval of the LOMR,
there will be no improvements proposed with this application plan in the limits of the FEMA floodplain.
There is a small area of critical slopes on the property to the north of the existing residential building. This area
of the property will not be disturbed with the expansion of the auto repair station. There are no proposed impacts
to the critical slopes on the property with this proposal.
Figure 4: Critical Resource Map
Application Plan 6 1 P a g e
Scott's Ivy Exxon Special Use Permit
2. DESIGN ELEMENTS & FACTORS FOR THE SPECIAL USE PERMIT
2.1 Traffic and Transportation Improvements
The property is located along Route 250 (Ivy Road) which is a minor arterial roadway in Albemarle County.
The current AADT volume of traffic on this portion of the roadway is approximately 11000 VPD. The
subject parcel is located along a 2200ft stretch of the roadway where the posted speed limit is 35 mph.
There are no left turn lanes for any of the existing businesses along this portion of Ivy road, mainly due to
the fact that there is an existing 2 lane bridge crossing over Little Ivy Creek and an existing 2 lane railroad
underpass within the 2200 linear feet of roadway. The existing bridge underpass is located approximately
650 feet from the existing bridge, and the intersection for Ivy Depot Road is located between these (2)
restrictions.
The current traffic trips per day with the existing auto service & auto repair station, per the I Od' Editions of
the ITE Trip Generation Manual, is as follows:
Section 944 — Gasoline/Service Station
Daily Trips: 2 existing gas pumps x 172 VPD = 344 VPD
Peak Hour (AM): 10.28 trips/hr x 2 pumps = 20 VPH (10 trips in & 10 trips out)
Peak Hour (PM): 14.03 trips/hr x 2 pumps = 28 VPH (14 trips in & 14 trips out)
The ITE manual lists the total trips per day for an automobile care center (Section 942) is not applicable.
As noted in this application plan, the proposed expansion of the Ivy Exxon auto service and auto repair
station is only for the auto repair portion of the business. The number of gas pumps is not increasing with
this application. The total number of service bays is increasing from 3 bays to 7 service bays. No increase
in the number of mechanics or technicians are proposed with this expansion. The increase of the service
bays is to increase the productivity of the auto repair service station when working on cars. The additional
services bays will allow a service mechanic/technician to work on another car in the adjacent service bay
while authorization to proceed with the repair work is confirmed with the customers on a car in the current
service bay. Currently, the technician has to put the car back together after the diagnostics is complete and
the car moved out of the service bay while they await authorization from the customer to proceed with the
repairs.
The auto repair shop services approximately 8 cars a day. It is estimated that this will increase by 70% with
the additional (4) service bays, increasing the total number of cars serviced from 8 cars to 13 cars, for a total
net increase of 5 cars a day (10 trips/day). Based on the ITE Trip Generation Manual (10`h Edition), the
total trips per day for the auto service & auto repair station is 344 VPD. This is a much higher number than
the actual trips per day that the service station has been averaging over the past 50 years. In addition, there
is an existing auto service and convenience store across the street from this gas station which also services
this area, reducing the total amount of trips per day for the subject property.
The AADT volumes on this portion of the roadway require most of the existing businesses, the intersection
of Ivy Depot Road & Ivy Road, and the intersection of Owensville Road & Ivy Road to warrant a left turn
lane. Due to the existing conditions of this portion of the road, left turn lanes can not be achieved with the
railroad underpass and existing bridge over Little Ivy Creek. In addition, the increase of efficiency of the
repair shop does not substantially increase the traffic to the property where a left turn would be warranted
for the proposed auto repair expansion. With the reduced speed along this portion of the roadway, and the
Application Plan
Scott's Ivy Exxon Special Use Permit
existing traffic patterns of vehicles turning left on Owensville Road and Ivy Depot Lane, gaps are created in
the traffic pattern allowing for the left turn into the subject property.
The application plan is proposing traffic and transportation improvements along the frontage of the property
that will control the vehicles entering and existing the site. Currently, the front of the property allows access
from Route 250 along the entire frontage of the property. The proposed application plan will create a
specific entrance and exit on the property, closing the remaining portions of the property from direct access
to Route 250. This will help control the number of conflict points with vehicles currently entering and
exiting the site. With the proposed frontage improvements, a right turn taper will also be added from the
end of the guardrail at the bridge abutment to the proposed entrance to the property. This taper will allow
the vehicles to reduce speed and make the right turn into the site.
2.2 Lighting
The existing canopy over the (2) gas pumps has (8) LED lights that will remain. In addition, there is an
existing street light along the western property line at Route 250 and an existing street light in the rear of the
property where cars are currently parked for service. Additional lighting may be added to the building
expansion to provide more lighting at the rear of the property for the auto repair station. No additional
lighting is proposed at the front of the site, at the canopy, or along the front of the existing building to
remain. The final site plan will include a lighting plan for any additional lighting at the rear of the property.
2.3 Water Usage
The subject property (Scott's Ivy Exxon) is part of an on -going DEQ investigation (Tier III investigation)
with existing monitoring wells and updated yearly inspections on the water table and quality of water on the
property. The ongoing monitoring and investigation is due to an open review of an existing leaking
underground storage tank on the gas station 100 feet west of the subject property. The monitoring wells
have been checked and verified yearly by DEQ on the subject property and the surrounding properties in
this area. Groundwater testing and monitoring was part of this overall analysis.
The auto repair service bay expansion proposed for the property will have a minimal effect on the current
overall water usage for the business. The auto service station is not increasing in size or the number of gas
pumps, so this will not create an increase of water usage. The total number of employees and technicians is
not proposed to increase, based on the analysis provided in the application. With the servicing of (5)
additional cars a day, this will create a nominal increase in the water usage on the property. Overall, based
on the environmental report and Tier III Water analysis on the property, the current well can accommodate
the existing business and the expansion of the auto repair service station.
2.4 Sounds & Smell
The existing auto service and auto repair station is proposing to function as it currently does and has over
the past 50 years. The service station has become an essential part of the neighborhood, providing a much -
needed service the community. The station is located on a 1.6 acre property that is bounded by other
commercial businesses that are similar in nature, and the service station does not have an adverse effect on
the noise and smells in the area.
7 1 P a g e
2.5 Visual Impacts and Building Design
The existing buildings on the property will be maintained with the proposed auto repair expansion. The
building expansion will be added to the rear of the existing service station building, and will be taller than
the existing building. The specific design of the building addition will go through the Architectural Review
Process.
The existing canopy at the front of the property will remain; however, a small portion of the canopy
overhang will be removed, as it currently extends approximately 6 inches into the VDOT right of way.
2.6 Landscaping
All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning
Ordinance Section 32.7.9. Street trees and landscaping will be provided along Route 250 with the proposed
transportation improvements. Grass planting areas will be created in the location where the existing
pavement is removed within the VDOT right of way to restrict access points into the site. These planting
strips are shown on the application plan. The street trees shall be in accordance with the approved VDOT
street trees as outlined in the VDOT design manual and regulations. Spacing of street trees shall be planted
in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening
requirements. Street trees along the public streets shall be subject to the approval of the Albemarle County
Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board
Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County Code
for landscaping and screening requirements.
Screening will also be part of the final site plan to provide a visual barrier as required the Albemarle County
Ordnance between Route 250 and the auto repair area of the site where cars will be parked for servicing.
2.7 Grading
Grading of the site shall adhere to the existing topography on the property. Some grading will need to be
performed between the existing residential house and the back of the service station to accommodate the
auto repair expansion, site circulation, and repair shop parking area, but the majority of the site will remain
at the current grades and elevation.
2.8 Stormwater Management
All designs and engineering for the expansion of the auto repair service area of the property shall adhere to
the State Stormwater Management regulations and Albemarle County Water Protection Ordinance. The site
will accommodate the stormwater management with a combination of rain gardens, water quality swales,
grass retention areas, nutrient credits, and/or other stormwater management features treat water quality and
ZMA — Application Plan
TMP06100-00-00-134AO Rezoning
water quantity from the runoff from the site before it reaches Little Ivy Creek. The final stormwater
management design will be part of the site plan and water protection ordinance plan for the development.
Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from
reaching Route 250 and Little Ivy Creek during the construction phases. Additional measures may include,
but not be limited to, installation of silt fence with wiring backing, usage of filter socks and floc logs for
protection measures, providing additional wet and dry storage area in basins below the disturbed areas, or
installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil
stabilization applications.
8 1 P a g e
■
GENERAL NOTES: A� r MATCHLINE-WTHISSHEET LEGEND
TAX MAP: 058A2-00-00-02100 GRAPHIC
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42601VYROAD Z r 7 / / PROPOSED BUILDING ENVELOPE
OWNER: SR&DR CHARLOTTESVILLE, VA22903 r / TMP 58A2-21 (PART 1) -S j 15 Pthr / PARKING ENVELOPE AREA W
1031 MILTON DRIVE IN FEE SR & DR, LLC 8 0
( T y - �^ '- / DB 5f38 PC f34 / Q W
KESWICK, VA 22947 1 inch` 40 ft. \ 12 r I AUTO REPAIR PARKING ENVELOPE Z
� ZONED: CJ E ;' s Pagaars� � � _
ENGINEER: COLLINS ENGINEERING, INC. 5
IF 1.587 AC. (� PROPOSED LANDSCAPE AREA i
200 GARRETS STREET, SUITE K / f\ — �/ / Z CHARLPROPOSED ACCESS
(434)293-3719 ILLE, VA / EXISTING RESIDENTIAL
3-3719 '
1- IBUILDINGTO REMAIN / ■.�.�.� PROPOSED SCREENING FENCING W N
CURRENT ZONING: C-1 COMMERICAL, WITH FLOODPLAIN, CRITICAL SLOPES, & TYP 58A2-20 / SEPTIC / LIMITS OF FEMA FLOODPLAIN t
ENTRANCE CORRIDOR OVERLAY DISTRICTS) r N b
PROPOSED SPECIAL USE PERMIT: IN ACCORDANCE WITH SECTION 18-222.2(16), A LE801 G 7 / r j TANK LID dal Z <
DB 3801 PG 750 � x
SPECIAL USE PERMIT IS BEING REQUESTED FOR THE EXISTING - 3
ZONED: C1 i j xaOISL. _;r�
AUTO SERVICE STATION, WHICH IS CURRENTLY J / 57- � "
NON -CONFORMING, TO CONTINUE TO OPERATE WITHOUT A IF IRON PIN FOUND J N
CONNECTION TO PUBLIC WATER. EXISTING ACCESS I , / ` RADISE IS IRON PIN SET
ACREAGE: TOTAL ACREAGE OF PARCEL IS 1.613t ACRES FOR RESIDENTIAL 1 FIFE FINISH FLOOR ELEVATION Q
ALLOWABLE USES: THE ALLOWABLE USES FOR THIS DEVELOPMENT SHALL BE IN UNIT / OVERH DI DRAIN INLET V
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ACCORDANCE WITH SECTION 18-22.2 / N73'50'25'W ! '` j UD UNDERGROUND DRAIN
SETBACKS: 1a•55' - PAPROPOSED SCREENING FP FUEL PUMP
FRONT BUILDING SETBACK: 1 O'MIN.& 30' MAX. SETBACK FROM ROUTE 250 / IF UTO REPAIR = LPT UNDERGROUND FUEL TANK
N22'S0'26`W I FENCING OHE OVERHEAD ELECTRIC
REAR BUILDING SETBACK: 50' SETBACK (ABUTTING ZONED RESIDENTIAL) 16 �' I PROPOSED PARKING
/ GATE NVELOPE UGE UNDERGROUND ELECTRIC 19
SIDE BUILDING SETBACK: NONE TP TELEPHONE PEDESTAL
PARKING SETBACK: 1U PARKING SETBACK FROM ROUTE 250 / UP 10.30ACRES / UP UTILITY POLE
UTILITIES: WELL & SEPTIC
SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PLANNING GROUP IN / TP• MONITORING WELL
518 �h / ME MAILBOX
JANUARY, 2020. TMP 58A2-20A ,� h� / WOVEN 'ORE MW
ACCESS: THE SITE CURRENTLY HAS ACCESS FROM ROUTE 250 TO SERVICE THE / JOSEPH W RICHMOND Jr cS p/ c�0 FENCE GW GUY WIRE
SITE / TRUST h� PROPOSED Ip0 CIS CORRUGATED METAL PIPE
PARKING: / DB 4992 PG 686 / GATE I
PARKING SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 18-4.12 ROPOSED BLDG P - N\ z
OF THE ALBEMARLE COUNTY ZONING ORDINANCE. NVELOPE FOR AUTO�� ' �,'j g O E
r EPAIR EXPANSION { $ m d
STORMWATER MGMT: STORMWATER MANAGEMENT WILL BE ACHIEVED FOR THE SITE EXISTING BUILDING
o LIMI OF FEMA o
IN ACCORDANCE WITH STATE STORMWATER MANAGEMENT FOR AUTO SERVICE & z o ; 5
0.08 ACRES o co f N w
REGULATIONS AND THE ALBEMARLE COUNTY WATER PROTECTION SIGN AUTO REPAIR STATION 1 �� - +• 1D0 FLOODPLAI q ce a
ORDINANCE. WOOD FENCE ma's j WITH LOMR Z
FIRE & RESCUE: THIS PROJECT SHALL CONFORM WITH ALB. COUNTY FIRE & II y
RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO i PARKING AND 1
THE SITE \ CIRCULATION PROPOSED
9:X L ARP' 1-STORY BRICK �i = STORMWATER
LANDSCAPING AND BUFFERS: SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING IVY EXXON 1 ENVELOPE o
AREAS ON THE PROPERTY. ASPHALT #4260 0.35 ACRES : I NAGEMENT FACILITY
BUILDING HEIGHT: BUILDING HEIGHT SHALL BE IN ACCORDANCE WITH SECTION 1&4.20 ENTRANCE N01'47'06"E
OF THE ALBEMARLE COUNTY ZONING ORDINANCE. 20.00' / T11P 58A2-24C
ENTRANCE CORRIDOR NOTES AND REQUIREMENTS: PLANTING -` E " r RIVANNA WATER & SEVER 9�
1. THE PROPOSED LANDSCAPING AREA ON THE APPLICATION PLAN IS PROPOSED TO BEDS �( \ ON 1 i , AUTHORITY g S
COMPENSATE FOR THE NEGATIVE VISUAL IMPACT OF THE PROPOSED USE FROM 1 woT Unun EXISTING ACCESS ZONED: C1
THE ENTRANCE CORRIDOR. \1 U DB 4922ENT PG 50 y UP EASEMENT FOR
2. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR 0/TCH MB ADJACENT PARCELS
SHALL BE ELIMINATED. ' EXISTING 5, ,
3. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARB UNDER A VENDING TO ,. J9
SEPARATE SIGN APPLICATION. CANOPY REMAIN v z W Z
VARIABLE WIDTH a
GAS J / ACCESS EASEMENT Lju Z
o SIGN / �°" / DB 788 PG 641 Ln g
U / �► OB 841 PG 721 z a
DB 907 PG 509 r ? a
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