HomeMy WebLinkAboutSP202000006 Review Comments Special Use Permit 2020-04-03COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434)
972-4176
April 3, 2020
Scott Collins
Collins Engineering
200 Garret Street, Suite K
Charlottesville, VA 22902
RE: SP202000006 Scott's Ivy Exxon
Dear Mr. Scott Collins:
Staff has reviewed your initial submittal for a Special Use Permit to expand an existing
auto service station in the Rural Area on State Route 250 (Ivy Road).
We have some questions and comments which we believe should be resolved or
included as conditions of approval before your proposal goes to public hearing. We
would be glad to meet with you to discuss these issues. Our comments are provided
below.
Comments are organized as follows:
1. Major aspects of the Special Use Permit and application that must be addressed
through a resubmittal.
2. How the proposal relates to the Comprehensive Plan, including Rural Area
Chapter.
3. Additional comments from reviewers.
Special Use Permit
1. Additional information is required per 18-4.1(a)(2) to process the request for an
exemption from connecting to public water. Include a detailed cost breakdown
(including comparison with the cost of connecting to public water) for review by
the Planning Director, VDH and ACSA, per the following requirement:
a. 18-4.1(a)(2): When the director of community development, in
consultation with the Albemarle County Service Authority finds that the
cost of connecting the proposed development or lot to the public water
supply and/or the public sewer system, exclusive of connection fees,
exceeds the cost of installing an on -site well and/or an onsite sewage
system.
2. The "Limited Phase II Investigation Report" submitted indicates that "a copy of
this report should be submitted to DEQ." Has this been done? Provide any
correspondence or feedback from DEQ.
3. Provide expected additional water usage estimates, if any, using 12VAC5-590-
690 for reference. Include if any new restrooms are proposed with the building
addition.
4. Provide additional information about the proposed landscaping, which should be
as naturalistic as feasible. Stormwater management facilities should include
plantings and/or screening as well. Provide more information on the proposed
screening for the parking area for the auto service/repair use. See ARB
comments for additional information.
5. Provide more information in the narrative about existing lighting, and what type of
lighting is used at night. Is lighting overnight automatic or motion -censored?
Would there be any new lights on outside of hours of operation?
6. The narrative should be updated to specifically provide justification for the four
"factors to be considered" for Special Use Permits per 18-33.40.
Comprehensive Plan:
Initial comments on how your proposal generally relates to the Comprehensive Plan are
provided as a separate attachment (Attachment 1), also dated April 3, 2020. Comments
on conformity with the Comprehensive Plan are provided to the Planning Commission
and Board of Supervisors as part of the staff report.
Comments on Use
While this parcel is zoned C-1 Commercial, it is also located in the Rural Area. The
Rural Area Chapter of the Comprehensive Plan states that uses allowed in the RA
Zoning District are the uses that are appropriate in the Rural Area. Although the use
applied for with this application is under the C-1 Commercial District, it should also be
consistent with the character and scale called for in the Rural Area, as described in the
Comprehensive Plan. Per the C-1 Zoning District 18-22.2.16(a), automobile service
stations are allowed by SP when not served by public water or an approved central
water supply.
Planning Comments:
The following comments related to planning matters have been provided by Tori
Kanellopoulos:
1. The title of the application can now be revised to "SP202000006", since there is
now a number assigned.
2. The first sheet of the narrative states that there is no size change to this use ("not
an increase in the size of the auto service station"), however the proposal
includes a building addition. Revise to clarify — it appears the reference is to auto
service vs. auto repair, however it is not clear.
3. Include the proposed building height of the addition (in feet) on Sheet 9.
4. Include the square footage of the proposed building addition and the existing
building on Sheet 9 (instead of measuring in acres).
5. Provide additional information on the proposed screening fence, including
proposed materials and height.
6. Include a demolition plan sheet showing any structures or landscaping being
removed (e.g. it appears some of the trees in front of the existing residential
building would be removed).
7. More clearly label the `existing access easement' for the adjacent parcels. The
easement is shown with DB/PG labeled in grey, and then there is a note "existing
access easement for adjacent parcels" pointing to a different area. Additionally,
the dimensions of the easements appear differently on the recorded plat with DB
4922 PG 48 as compared with the application plan.
8. Advisory comment: Note that a Tier 3 or 4 groundwater study and Virginia
Department of Health (VDH) approval are required prior to site plan approval.
9. Advisory comment: Note that a LOMR will be required prior to VSMP or site plan
approval (whichever comes first).
10.Advisory comment: Sidewalks or similar paths may be required during site plan
review per 18-32.7.2.3.
Zoning
The following comments related to zoning matters have been provided by Rebecca
Ragsdale:
Comments below are based on the narrative and application Dlan dated February 18
2020
• The proposed use is service station, which may include motor vehicle serving per
the definition below and only the reference to 18-22.2.2(16)(a) is needed in the legal
ad.
Service station. "Service station" means an establishment where gasoline or diesel fuel is stored, housed and sold for supply to motor
vehicles, and may include accessory motor vehicle servicing within the principal building. The use identified in this chapter as "automobile
service station" is a service station.
The existing non -conforming residence may remain and is subject to Section 6. No
enlargements or extensions to the structure are permitted. Repairs and maintenance
of the structure are permitted.
Application Plan comments and questions:
1. This use is by special use permit regardless of connection to public water. The
note on the application plan regarding the special use permit must be revised to
correctly cite the ordinance.
2. The plan should indicate compliance with Sections 5.1.20 and 5.1.31 is required
and demonstrate compliance on the plan.
3. Confirm location of VDOT ROW.
4. Critical slopes and flood plain must be clearly delineated on the plan. Refer to the
County Engineer's comments regarding the Flood Hazard Overlay District.
5. Add building and parking setback lines to the plan.
6. Are landscape areas within the ROW or on the applicant's property?
7. Indicate proposed use and number of repair bays on plan.
8. Provide details for the proposed gate and screening fence for auto repair parking
envelope.
9. Parking areas must meet the requirements of Section 4.12.15.
10. Update parking note and plan to indicate the number of spaces required and
proposed, not just the general reference to:
Automobile service station and truck repair shop : one space per each
employee plus two spaces per each service stall. In addition, when
accessory activities such as the rental of automobiles, trucks and trailers
of all types exist on the site, there shall be provided suitable area to
accommodate the highest number of rental units expected at any one
time. (Amended 2-5-03)
Engineering
The following comments related to engineering and water resources have been
provided by Frank Pohl:
1. Structures having habitable space cannot be expanded if within the floodplain
[18-30.3.11]. The applicant states a LOMR will be submitted for review and
approval by the County and FEMA [18-30.3.10.A.2]. The LOMR application must
be approved prior to VSMP or site plan approval [18-30.3.10.C.2].
2. Stream buffers shall be established where they do not exist [17-600.A].
Considering existing constraints (easements for access and utilities), the
applicant is providing a "Proposed Landscaping Area" at the entrance and this
should become a condition of approval.
Entrance Corridor/Architectural Review Board
The following comments related to the Entrance Corridor Guidelines have been
provided by Margaret Maliszewski:
1. Provide additional detail on how the fuel pump canopy will be modified. How will
an appropriate appearance be maintained? Will the size reduction necessitate
any changes to the canopy lighting? Note that all Entrance Corridor fuel pump
canopy guidelines apply.
2. For any new fencing to be added, note that chain link cannot be approved for any
fence visible from the street.
3. Provide sufficient planting area for screening of the auto repair parking area as
required under 5.1.31.
4. Indicate generally the type of planting that VDOT will approve in the new
landscaping areas adjacent to Rt. 250.
5. The proposed building addition is at the rear of the existing building, but it will be
visible from the street. Consequently, ARB review and approval will be required.
Fire/Rescue
The following comments related to fire/rescue have been provided by Shawn Maddox:
1. Fire Rescue has no objections.
VDOT
The following comments from VDOT have been provided by Adam Moore:
1. See attached letter dated April 1, 2020.
Building Inspections
The following comments from Inspections have been provided by Michael Dellinger:
1. Add the following note to the general notes page:
a. Buildings or structures built before January 1, 1985 must have an
asbestos survey performed in order to apply for a permit. Asbestos
removal permits are required if positive for such from Albemarle County
and VDOLI. Contact VDOLI for additional requirements and permits for
demolition projects at 540-562-3580 x131.
2. Any renovation or expansion located in the floodplain must comply with the
floodplain ordinance and building code requirements if allowed.
3. All other comments provided during building application process.
ASCA
The following comments from ACSA have been provided by Richard Nelson:
1. See attached letter.
Health Department
The following comments from the Health Department have been provided by Josh
Kirtley:
1. See attached letter dated April 3, 2020.
Transportation Planning
The following comments from Transportation Planning staff have been provided by Dan
Butch:
1. Note, the ADT for US250 on this segment is 13,000 not 11,000 as stated in the
application.
2. The specific exit/entrance will help control conflict points as stated. Please note,
this segment was studied in VDOT'S US250 STARS Corridor Study. Please refer
to their suggestions in the report for proposed curb.
SP Conditions
Staff has not fully drafted conditions to date for this special use permit, due to the
potential changes that need to occur and additional information requested. Once
conditions are drafted, staff will send it out to you.
Summary of potential proposed conditions:
1. Development shall be in general accord with the major elements of the final
application plan and final narrative. Major elements include location of the
building addition, location of the parking areas, and landscaping.
2. The portion of the existing gas canopy within the VDOT right-of-way will be
removed from the right-of-way prior to any site plan approval.
3. Hours of operation. The narrative should propose hours of operation.
4. Conditions on lighting to mitigate impacts. Spillover and foot candles will be
limited. Lighting must be full -cutoff and screened to the extent possible. Provide
more information in the narrative about existing lighting, and what type of lighting
is used at night. Is lighting overnight automatic or motion -censored? Would there
be any new lights on outside of hours of operation?
Action after Receipt of Comments
This application has been tentatively scheduled for Planning Commission public hearing
for June 2, 2020, which is within 90 days after submittal. However, staff recommends
that you resubmit your application, which would require deferral. Staff will work with you
to choose a Planning Commission date for public hearing.
Resubmittal
If you choose to resubmit, please use the attached form. There is no fee for the first
resubmittal. The resubmittal date schedule and other related resources are provided for
your convenience online at
https://www.albemarie.org/department.asp?department=cdd&relpage=15259
Notification and Advertisement Fees
Additional notification fees will not be required unless a deferral takes place and
adjoining owners need to be notified of a new date.
Community Meeting
Prior to requesting a public hearing with the Planning Commission and Board, a
community meeting must be held in accordance with Zoning Ordinance Section 18-
33.37. It is the responsibility of the applicant to contact the lead planner, Planning
Commission member, and County Supervisor to coordinate a date, time, and location
for the meeting. Due to current circumstances surrounding the COVID-19 pandemic, the
County is working to find a suitable means of conducting community meetings during
this time. The lead planner will reach out as information becomes available.
Feel free to contact me if you wish to meet or need additional information. My email
address is vkanellopoulos(a�albemarle.org
Sincerely,
Tori Kanellopoulos
Senior Planner, Community Development
enc: Att. 1: Review Comments on Comprehensive Plan
Att. 2: Resubmittal Schedule
Att. 3: Resubmittal Form
ALBEMARLE COUNTY COMMUNITY DEVELOPMENT — Information from Service Providers
To be filled out by ACSA for ZMA's and SP's
1) Is this site in the jurisdictional area for water and/or sewer? Water
2) What is the distance to the closest water and sewer line, if in the jurisdictional area? The closest
water main is located near the intersection of Neves Lane and Owensville Road.
3) Are there water pressure issues which may affect the proposed use as shown on plan? Water
pressures in the area are higher than 80 psi. A PRV will be required if the pressures are high on this
site.
4) Are there major upgrades needed to the water distribution or sewer collection system of which the
applicant and staff should be aware? The water main along Neves Lane is currently a 4" diameter. If
fire hydrants are required on site, the 4" pipe will need to be upgraded to an adequate size. In order
to get water to the site from Neves Lane, a CSX permit will need to be acquired.
5) Are there other service provision issues such as the need for grinder pumps? N/A
6) Which issues should be resolved at the SP/ZMA stage and which issues can be resolved at the site
plan/plat stage? These can be resolved at the site plan stage.
7) If the project is a large water user, what long term impacts or implications do you forsee?
8) Additional comments? VDH/DEQ will need to review drain field capacity.
COMMONWEALTH of VIRGINIA
In Cooperation with the Thomas Jefferson? Health District ALBEMARLE - CHARLOTTESVILLE
State Department of Health FL LVANNA COUNTY (PALMYRA)
1138 Rose Hill Drive GREENE COUNTY ISTANARDSVILLE)
LOUISA COUNTY(LOUISA)
Phone (434) 972-6219 P. 0- Box 7546 NELSON COUNTY (LOVINGSTON)
Fax (434) 972-4310
Charlottesville, Virginia 22906
April 3, 2020
Tori Kanellopoulos, Planner
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Scott's Ivy Exxon
Site Plan
SP202000006
Ms. Kanellopoulos,
The automotive shop is proposing to expand the number of bays so they can more
efficiently handle their repairs and there is no intent to increase the number of
employees. Even though this may result in some increase in the amount of customers, I
think any increase in daily flow to the existing septic system will be negligible. In my
perspective this does not equate to a "change of use" and therefore I don't believe
assessing the capacity of the existing septic system is warranted.
However, I am unable to locate any records to indicate the locations of septic systems
serving the service station and residence. The locations of all components of the septic
system(s) should be shown on the site plan so it can be determined whether any of the
proposed construction will interfere with it.
If there are any questions or concerns, please give me a call, 434-972-4306.
Sincerely,
Alan Mazurowski
Environmental Health Supervisor
Thomas Jefferson Health District
alan.mazurowskikvdh.vir ig nia.gov
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street (804) 786-2701
Commissioner Richmond, Virginia 23219 Fax: (804) 786-2940
April 01, 2020
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Tori Kanellopoulos
Re: Scott's Ivy Exxon- Special Use
SDP-2020-00006
Review #1
Dear Ms. Kanellopoulos:
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by SR& DR, LLC, and Collins
Engineering, dated February 18, 2020, and offer the following comments.
1. Entrances do not appear to meet access management standards.
2. The existing fuel canopy appears to be encroaching on the right of way.
3. Please note that the final site plan must show conformance with the VDOT Road
Design Manual Appendices B (1) and F, as well as any other applicable standards,
regulations, or other requirements.
If further information is desired, please contact Willis C. Bedsaul at 434-422-9866.
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the VDOT Charlottesville Residency Land Use Section at (434)
422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
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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) 972-4176
April 3, 2020
Scott Collins
Collins Engineering
200 Garret Street, Suite K
Charlottesville, VA 22902
RE: SP202000006 Scott's Ivy Exxon
Review Comments on Consistency with the Comprehensive Plan:
Initial comments on how your proposal generally relates to the Comprehensive Plan are
provided below. Comments on conformity with the Comprehensive Plan are provided to
the Planning Commission and Board of Supervisors as part of the staff report.
Chapter 3: Growth Management:
Objective 1: Continue to consistently use the Growth Management Policy as the basis
on which to guide decisions on land use, capital expenditures, and service provision.
Strategy 1 a: Continue to encourage approval of new development proposals in the
Development Areas as the designated location for new residential, commercial,
industrial, and mixed -use development. Only approve new development proposals in
the Rural Area that are supported by Rural Area goals, objectives, and strategies.
The potential appropriateness of this proposal is largely based on its consistency with
the Rural Area chapter of the Comprehensive Plan. Development in the Rural Areas
should be consistent with the goals, objectives, and strategies called for in the
Comprehensive Plan. Scale is especially important. Specific Rural Area sections are
cited below.
Chapter 5: Historic, Cultural and Scenic Resources:
Objective 8: Maintain the visual integrity of Albemarle's Entrance Corridors:
Strategy 813: Continue to use the Entrance Corridor design guidelines to help maintain
the integrity of Entrance Corridors in Albemarle County.
This site is visible from State Route 250 (Ivy Road), which is an Entrance Corridor.
Therefore, sufficient landscaping screening is needed to mitigate visibility from the
Entrance Corridor. Also see ARB comments.
Objective 11: Protect the dark sky of Albemarle County as one of the many natural,
scenic, scientific, and cultural resources for the benefit of residents, visitors, and the
larger scientific community.
Light pollution and spillover should be mitigated as best as possible, to ensure
continued protection of dark skies and to mitigate potential impacts to adjacent and
nearby properties. All lights should be full -cutoff and there should not be any spillover
across property lines. Lights should be screened by landscaping and even by buildings
where feasible.
Chapter 7: Rural Area:
General Intent of this Chapter: The Rural Area provides places for agriculture,
forestry, protection and preservation of natural resources, and tourism... Agriculture,
forestry and conservation play an important and longstanding role in the environment,
heritage and economy of the County and these are the preferred land uses in the Rural
Area.
The preferred land uses in the Rural Area are agricultural and forestal uses. Additional
uses should be at an appropriate scale and consistent with the goals and objectives in
the Rural Area chapter of the Comprehensive Plan. These additional uses should be
supportive uses and serve nearby residents; they are not intended to be destination
centers. The proposal is for an expansion of an existing use. The scale of the proposal
will be evaluated for consistency with existing appropriate similar developments in the
Rural Area, such as Country Stores.
Objective 5: Recognize and support crossroads communities, which serve as rural -
scale community meeting places and provide opportunities for residents to take part in
community life: A study entitled "Survey of Historic Crossroads Communities,"
completed in 2003, identified seven crossroads areas that have historically provided
services for nearby residents. These crossroads communities are: Advance Mills,
Batesville, Covesville, Free Union, Proffit, Greenwood, and White Hall. Other
crossroads communities may also be appropriate to consider for a future designation.
Strategy 5b: Consider amending the Zoning Ordinance to allow for small-scale,
supportive uses in designated crossroads communities. Examples of such uses are
country stores, offices, day care facilities, doctor/dentist offices, and public institutional
uses, such as post offices.
The proposed use is not located in a crossroads community; however the scale of the
proposal should be consistent with the scale called for in this section of the
Comprehensive Plan and with existing comparable uses and developments in the
County. Supportive uses in the Rural Area are intended to provide services for residents
in the immediate area.
The proposal is for an expansion of an existing use. The narrative indicates a total of
approximately 13 cars would be serviced per day, an increase of 5 from the current total
of 8 cars per day. There is no increase in the number of fuel pumps, and a relatively
minor increase in vehicles per day is expected. There would be a building addition of
approximately 3,500 sq. ft. to allow for an additional four (4) service bays for the auto
repair use.
Objective 6: Provide distinct boundaries between the Rural Area and the Development
Areas: Residents and visitors sense they are in the Rural Area and not the
Development Areas when they are surrounded by a large number of agricultural uses,
forests, and natural resources. Having a clear distinction between the Development
Areas and the Rural Area is important in order to maintain a necessary environment for
agriculture, as well as for tourism.
Strategy 6b: Develop rural design standards to be used in conjunction with site plans in
the Rural Area, especially for parking lots, signage, entrance requirements, and
landscaping.
Development in the Rural Area should be distinct from development in the Development
Areas. Site plan features such as parking lots, signage, entrance requirements and
landscaping should be appropriate for the Rural Area. The scale of this proposal should
be consistent with existing gas stations, auto service stations, and Country Stores in the
Rural Area. See Planning and ARB comments.
2020 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Resubmittal Schedule
Resubmittal Dates (1st,
3rd, and 5th Monday of
the month)
Comments given to the
Applicant
Applicant requests PC
Public Hearing AND
Payment Due for Legal
Ad (no additional
resubmittals)
Planning
Commission Public
Hearing No sooner
than* COB Auditorium
Monday
Wednesday
Friday
Tuesday
Jan 06
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Jan 12 2021
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Jan 12 2021
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Jan 04 2021
Feb 03 2021
Feb 05 2021
Mar 02 2021
Bold italics = submittal/meeting day is different due to a holiday,
Dates with shaded background are not 2020.
2021 dates are tentative.
*Public hearing dates have been set by the Planning Commission; however, if due to unforeseen
circumstances the Planning Commission is unable to meet on this date, your project will be moved to
the closest available agenda date.
FOR OFFICE USE ONLY SP #
Fee Amount $ Date Paid By who? Receipt # Ck# By:
� xf
Resubmittal of information for
Suecial Use Permit.,N�
PROJECT NUMBER THAT HAS BEEN ASSIGNED:
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Owner, Contract Purchaser Date
Print Name Daytime phone number of Signatory
FEES to be paid after application
For original Special Use Permit fee of $1,075
❑
First resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
Free
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$538
For original Special Use Permit fee of $2,000
❑
First resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
Free
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,075
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 11/2/2015 Page 1 of 1