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Home My WebLink AboutSP201800008 Project Narrative Special Use Permit 2018-05-21 1895 Avon Street Extended TM 90-35A1 Albemarle County, Virginia PROJECT NARRATIVE Special Use Permit May 21, 2018 Charlottesville`C�ty ♦ 1, 'F . 1 9r, �`U n1 ix„n, 1 ... j^ -x,nua rn.c a ,aon<n n:an�s �s�n '� ' i •?r• A 64 MILL ova J CREEK }� joy MONTICELLO HIGH SCHOC), • ti a _, I + SITE r> 1 O tir OTTSVI l l E e Owner: ANG Holdings, LLC 175 South Pantops Drive Charlottesville,VA 22911 Applicant: Albemarle Limousine 175 South Pantops Drive Charlottesville,VA 22911 Engineer: 30 Scale, LLC 871 Justin Drive Palmyra,VA 22963 30 Scale, LLC 1895 Avon Street Extended \ 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 mike@30scale.com I. Project Proposal A. The applicant is requesting two Special Use Permits for a limousine rental use and an auto detailing use at the subject property (TMP 90-35A1) located at 1895 Avon Street Extended, consisting of 1.5 acres, currently zoned Light Industrial (LI)as shown in Figure 1 below. The property is currently developed with an existing 1-story, 1,664-sf block building and associated gravel parking and staging area covering approximately the front 2/3 of the site. So they can consolidate their existing businesses into one location in Albemarle County,the applicant is proposing to construct a 1-story addition of approximately 1,856-sf for a total square footage of 3,520 sf after development. The applicant is not proposing any additional onsite impervious area. ; 1700 1690C1-02-11 "90C 1962 1 1910 a 17059C1-02--13 19644 1955 SITE -01-•9 y 90C1-02---14_ . 1965 1725 1781 ,--' / 19742 1967 F •-42 90C 1-O 1—790C 1..01--5 / 197 --01—`8" `'' 1-01 1790 f0-3 1982 197 ,00' 1786 oQ �, 1984 Facility ID ,rr 101--5 1 992 0332.01 '1-01-41782 t890 1 7 ❑ 1778 %Nil.0p 90 3 3A O 90-3 90.338 1 742' 178 rift ++n4Me I I Figure 1 -Albemarle County GIS Map(90-35A1) B. Albemarle Limousine (AL) and Virginia Auto Detailing(VAD) are operating by-right at their current location at 175 South Pantops Drive,which is zoned Highway Commercial. In accordance with Zoning Ordinance Section 26.2(a), these uses each require a Special Use Permit to be located on the subject property due to the LI zoning 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 by special use permit in the Commercial (C-1), Commercial Office (CO)and Highway Commercial (HC) districts. As discussed at the pre-application meeting Wage S �Q 30 Scale, LLC 1895 Avon Street Extended 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 "4z,� mike@30scaie.com on April 30, 2018, the limousine rental is allowed by right in the HC district under use#25. Motor vehicle sales,service and rental. Also, the auto detailing use would be allowed by right in the HC district under use#2.Automobile, truck repair shops. D. The auto detailing use run by VAD is convenient to AL, and they also provide detailing services by appointment. VAD is a high-quality, low-volume service business and in addition to providing hand washes, interior and exterior detailing, they also offer the following services: • engine cleaning • compounding out scratches • wet sanding out scratch • sanding down head lights/buffing head lights • spray wax, polish or buff wax • cleaning and dressing of rims and tires • shampooing of seats and floor • cleaning, shining, and conditioning of vinyl and leather E. The hours of operation for the uses will be Monday through Saturday from 8AM to 6PM. After- hours dropping off of vehicles may occur from time to time as is customary for a limousine rental company. F. AL will park its fleet consisting of four over-sized motorcoaches and 8-12 additional SUV's, sedans and sprinter vans at the rear of the property screened from view. The Conceptual Plan indicates the parking envelope for the fleet and adequate turning movements for the over-sized vehicles. G. The limousine rental and auto detailing uses provide a public need and benefit. Both uses generate employment within the County. Both uses are well-established businesses in Albemarle County and are currently operating by-right at their current location at 175 South Pantops Drive in the HC zoning district. AL has been in operation since 2008. They offer a premier transportation experience for group events,weddings, tours, and faith-based events to name a few. VAD provides specialized, high-end services to AL and other clients who seek a boutique auto detailing service. They are not a high-volume, high-turnover business, and their quality and thoroughness make them an exemplary business in the County. H. Screening of Automotive Use and Vehicles for Hire: The applicant is proposing the installation of a raised planting box and sliding gate that will serve as screening for the parking of the rental 2 O 30 Scale,LLC 1895 Avon Street Extended 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 mike@30scale.com fleet of vehicles and the auto detailing use and staging of automobiles. Please refer to the Conceptual Plan for a cross-section showing the sight line from Avon Street Extended. Please refer to Photos 1 and 2 below for a rendering of the planting box and gate. MOTORCOACHES AND AUTO PROP.SCREENING DETAILING ARE SCREENED ;FENCE FOR CAR 11110 FROM AVON STREET EXT.VIEW WASH AREA i a_d PROP.BUILDING tt ADDITION x' 0. RAISED PLANTER BOX WITH 'r* Y" SCREENING PLANTINGS SLIDING GATE - Photo 1—Rendering of Planting Box and Gate MOTORCOACHES AND PROP.SCREENING FENCE AUTO DETAILING SCREENED FROM AVON FOR CAR WASH AREA if; STREET EXT.VIEW. _1 PROP. BUILDING] . ,ADDITION RAISED PLANTER BOX WITH ss, SLIDING �� I SCREENING PLANTINGS GATE - AVON STREEET EXTENDED Photo 2—Rendering of Planting Box and Gate Wage �� 30 Scale, LLC 1895 Avon Street Extended \ 871 Justin Drive,Palmyra,VA 22963 Project Narrative � Ph.434.242.2866 z,� mike@30scale.com I. Side Parking Setback: Along the southern property boundary line with the future Spring Hill development,there is a 30' parking setback required per Z.O. 4.20(b). The majority of the setback area is wooded, however there is a portion of the existing entrance and travelway located within the 30' setback. The applicant is proposing no parking or loading within the setback, nor are they proposing any additional clearing and grading. II. Project Consistency with the Comprehensive Pan A. The property is in the southern portion of the Southern and Western Urban Neighborhoods Master Plan and its Comprehensive Land Use Designation is Office/R&D/Flex/Light Industrial (ORDFLI) as shown in Figure 2 below. de %rat:04/11r i ',- 4,e211 I4 o. von St. " f'" ' erd.d 5C0ok illst ►r rrl/t . 'I► 'Z,%, RL 2� 04 �1..+: 4ttiOryis `... - SITE• Spring Hil 116��`!� Villogs 4111111111%11111111P'w /11° /-,,,, Neighborhood Densay 1111 Conanuewty Misted Use Reside hint al Regional Mixed Use Urban Oensiiy Residential al Otcu:'R & D;'Flex/bght Ntii t,l,i.ihuAKI Misted the Industrial Figure 2-Future Land Use Plan for Rte. 20 South and Avon St. Ext. 4I CZ) 30 Scale,LLC 1895 Avon Street Extended 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 mike@30scale.com B. Surrounding Properties 1) Located to the north and east of the property is a large tract of properties that are zoned LI are designated as ORDFLI future land use in the Comprehensive Plan. The property directly to the north is comprised of ten (10) buildings with various uses that are served off Snow Point Lane. The building directly adjacent to the property is B&W Auto Body Shop (see Photo 3 on Page 6), but other businesses on Snow Point Lane include Aqua Clean Pools, Colonial Webb HVAC,Whitley Sheet Metal and Roofing, Home Patient Care and Small Town Towing. There is an eight-foot high board-on-board fence that screens the Snow Point Lane properties from the subject parcel (See Photo 4 on Page 6). 2) The parcel to the east is zoned Light Industrial and denoted as ORDFLI future land use in the Comprehensive Plan. The property is undeveloped and currently wooded. The rear of the subject property will remain undisturbed and heavily wooded,which will obscure the view of this parcel located downhill. 3) The parcel to the south is designated as Community Mixed Use and is zoned Neighborhood Model District. It is currently undeveloped and wooded, but there is an approved ZMA 2013-00017 that was approved on 10-8-14 entitled "Spring Hill Village" for a residential subdivision. The proposed commercial uses on the edge of the light industrial district will serve as a more suitable transition to this residential neighborhood to the south than what potentially could be proposed under the current L1 zoning. The proposed uses will be screened by existing vegetation located on the subject property along the southern property line. Proposed lighting for the subject property are anticipated to be provided only where the proposed parking is located for safety purposes,and well off the southern property line, so no adverse impacts from parking lot lighting are anticipated,even though the site is located uphill from Spring Hill Village. 4) Faith Temple Church is located directly across Avon Street Extended from the site entrance. The Church and adjacent properties on the other side of the street are all designated as Neighborhood Density Development and are either vacant or have single family detached dwellings. C. The purpose of the ORDFLI land-use designation is to provide employment generating uses with only the lightest impacts in the light industrial category. The businesses together will employ approximately 12-16 full-time and 10-16 part time employees. The commercial uses will have no impact in the light industrial category. Their location on the southern edge of the industrial district provides a more suitable transition to the Spring Hill Village residential development located directly adjacent to the south. Wage • �\ 30 Scale,LLC 1895 Avon Street Extended \ 871 Justin Drive,Palmyra,VA 22963 Project Narrative � Ph.434.242.2866 mike@30scale.com D. The "primary uses" indicated in the Master Plan for the ORDFLI designation include office uses. Each of the proposed special uses will have an office component. By development of the property as proposed, nothing would preclude the site from a future industrial use. E. The Master Plan encourages commercial uses as secondary so long as they are compatible with nearby and adjacent uses. The use directly adjacent to the north of the property is an auto body shop (see Photo 3 below),which is an automotive use that is more intensive than the proposed rental and detailing companies. Like the auto body shop,the applicant proposes to screen their fleet of vehicles from public view using landscaping or other screening practices. Also note an 8'-high board-on-board screening fence exists between the property and the businesses on Snow Point Lane (see Photo 4 below). ♦ • Photo 3—View looking north up Snow Point Lane 411141t..,t,. , ;1;"14yr,14.,'.; • 4 I&*ft Photo 4—View of fence looking north from the property Wage 30 Scale,LLC 1895 Avon Street Extended 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 mike@30scale.com F. The proposed commercial uses are well-suited given the property's location directly adjacent to Spring Hill Village, a future residential planned subdivision. The Master Plan discusses the need for a transition from the light industrial district to residential properties on Avon Street Extended and the proposal accomplishes that goal. G. The acreage size per the Master Plan varies between 5 and 25 acres ideally. The property is comprised of 1.5 acres of land, but it is located within a larger cluster of light industrial uses on the east side of Avon Street as can be seen in Figure 2 on Page 4. Ill. Impact on Public Facilities and Infrastructure A. Since the property is a re-development in the Development Area, no significant impacts to public facilities and infrastructure are anticipated. B. Water and Sewer-The property is in the Development Area and is currently served by public water and sewer. Upon discussion with the ACSA, no sewer capacity issues are anticipated. As part of the site plan and building permit process,the applicant will confirm adequate water pressure and flow requirements with the ACSA. C. Stormwater Management-Since the site is already highly impervious and no net increase to the impervious areas are anticipated,there will be no attenuation of runoff required for downstream receiving channels. The applicant will need to offset water quality impacts for redevelopment. This will be achieved by one or more of offsite control, nutrient credit purchase, or onsite methods. This will be addressed as part of the stormwater management permitting process D. Traffic and 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. The site is located on State Route 742 with adequate sight distance. There is an existing right- turn lane into the development. E. Fire and Rescue—The site is located approximately 1.3 miles from the Monticello Fire and Rescue Station. The existing and proposed building addition will be protected by the existing fire hydrant located across from the site entrance. 7 ' Page 30 Scale, LLC 1895 Avon Street Extended °Z:) 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 -4/� mike@30scale.com IV. Impact on Environmental Features A. No significant impacts to environmental features are anticipated with the redevelopment. B. The applicant proposes to maintain the existing grading and drainage characteristics of the site to include only minimal grading as needed to construct the building addition and concrete pad. No significant grading is proposed. C. There are steep slopes located along the perimeter of the property. These slopes are classified as Managed Slopes on the Albemarle County maps as shown in Figure 3 below. The applicant does not intend to disturb the managed slopes. In the event incidental disturbance is considered during the site plan phase or during construction,the applicant and contractor must adhere to the County regulations in Zoning Ordinance Section 30.7 and the requirements of the State Stormwater Permit. / 1 ;'(‘.2.2.":„.) .//{ Ci/ 515* SITE MANAGED ,1/4,44> i. p, SLOPES % 35V 7421 L„ . . 1 , / 4t• Figure 3—Critical Resource Map D. The property is located outside of a Water Protection Stream Buffer and 100-year floodplain. Storm runoff from the site flows towards the southeast towards Cow Branch,which is a stream located approximately 1,000 east of the property across Scottsville Road (Route 20). The closest 8IPage 30 Scale, LLC 1895 Avon Street Extended 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 mike@30scale.com FEMA floodplain is approximately 1 mile downstream to the north. Moore's Creek is located almost 3 miles to the north. E. There are no known wetlands or streams on the property. F. Prior to site work, the applicant will be required to obtain a Land Disturbance Permit from Albemarle County, and a VPDES General Construction Permit from DEQ to ensure compliance with state regulations for Erosion and Sediment Control and Stormwater Management. G. The proposal does not include disturbance of approximately of the rear 1/3 of the property, which is heavily wooded and indicated on the Conceptual Plan. This undisturbed area serves as an approximate 175'-deep buffer covering the entire 115'-width of the property, providing stormwater filtering and preserving wildlife habitat and vegetative buffer area. V. Additional relevant Zoning Ordinance factors in evaluating a Special Use Permit A. Zoning Ordinance Section 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 including a garden shop, pool supply company, auto body shop, home health care, and contractor offices so the proposed uses fit in well with the district. 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 uses 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 floor to 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 for industrial purposes in the future. 9 ! Page 30 Scale, LLC 1895 Avon Street Extended S\O 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 -<;/� mike@30scale.com 4) d- The gross floor area of each establishment should not exceed three thousand(3,000) square feet. RESPONSE:The gross floor area of each establishment will be between 1,500 sf and 1,800 sf. 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 aggregate floor area of the commercial uses will be 3,520 sf,which is the total gross floor area of the building. 6) f- Whether the structure or structure expansion will be constructed to the standards required for industrial structures, regardless of its intended use. RESPONSE:The applicant intends to construct the expansion to the standards required for industrial structures. B. Zoning Ordinance Section 33.8(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 use is less intensive than the uses on the adjacent lots directly to the north. A screening fence exists between these lots. Screening will also be provided to block the view of the proposed uses from Avon Street Extended. The rear 1/3 of the site will be left undisturbed, providing a densely wooded buffer to adjacent lots. There are existing woods along the southern property line that will be undisturbed and will continue to provide screening for the adjacent Spring Hill Village residential subdivision. This buffer may be increased by approximately 10 feet in width near the entrance to the property with the installation of a standard VDOT entrance. 2) Character of district unchanged. The character of the district will not be changed by the proposed special use. 10IPage r �� 30 Scale, LLC 1895 Avon Street Extended \� 871 Justin Drive,Palmyra,VA 22963 Project Narrative Ph.434.242.2866 <V,� mike@30scale.com RESPONSE: Since the proposed use is located directly adjacent to another automotive use and its size is relatively small compared to the overall district,the character of the district will remain unchanged. 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. The requirement of a site plan and stormwater plan will ensure the public health,safety and general welfare. 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 repair shall be located on any portion of the site so as to be visible from any public street or any residential property, and shall be limited to locations designated on the approved site plan, c.)all services shall be performed within an enclosed building,and d.) no buildings in which services are performed shall be located closer than fifty(50)feet from any residential or agricultural district. 4) Consistency with comprehensive plan. The use will be consistent with the comprehensive plan. RESPONSE: Refer to II of this project narrative for consistency with the comprehensive plan. 11