Loading...
HomeMy WebLinkAboutSP202000006 Resubmittal Special Use Permit 2020-04-20COLLINS o FA,\ TO: TORT KANELLOPOULOS 200 GARRETT ST, WITE K CHARLOTTESVILLE VA 22902 434,293.3719 PH 434.293.2813 Fk w .collins-engineeringxarn TRANSMITTAL ❑ MAIL N DELIVERY FROM: SCOTT COLLINS COMPANY: ALB. COUNTY COMM. DEVELOPMENT DATE: 4-20-20 FAR: TOTAL NO. OF PAGES INCLUDING COVER: PHONE NUMBER: SENDER'S PHONE NUMBER: PROJECT/SUBJECT: Scott's Ivy Exxon - SP2020-0006 PLEASE FIND ENCLOSED: NO. COPIES DATE DESCRIPTION 17 Revised Narrative/application plan 1 Utility connection analysis 1 Comment Response Letter NOTES/ COMMENTS: Please let me know if you need anything else or need it digitally. RECEIVED BY: SIGNATURE DATE FOR OFFICE USE ONLY SP # Fee Amount $ Date Paid By who? Rcu iinK Ckli BY: Resubmittal of information for Special Use Permit PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP2020-00006 Owner/Applicant Must Read and Sign i hereby certify that the information provided with this resubmittal is what has been requested from staff �ceztt? Signature of Owner, Contract Purchaser Scott Collins Print Name BE FEES to be 4-18 Date 434-293-3719 Daytime phone number of Signatory after For original Special Use Permit fee of $1,075 IYf7 For original Special Use Permit fee of $2,000 Free County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 9724126 Revised 11 /2/2015 Page I of 1 COLLINS 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902 434293.3719 PH 434.293.2913 FX www.colllns-engineering.com April 18, 2020 Tor! Kanellopoulos Department of Community Development 401 McIntire. Road Charlottesville, VA 22902 RE: Scott's Ivy Exxon (SP2020-00006) Thank you for your comments dated April 3, 2020 the above referenced project. Below are our responses to the comments from the review of the Special Use Permit application. Special Use Permit: 1. Attached is a cost analysis of the connection to the public utilities verses the costs for an onsite well and sewage system. Since the onsite well and sewage system is existing and does not need to be expanded or improved for the proposed improvements on the lot, the cost to connect to the public water system is a huge expense, based on this overall comparison. 2. Yes, the Phase II Investigation Report was prepared in conjunction with the current DEQ investigation an the existing gas station across the street that has closed down. The DEQ contact is Todd Pitsenberger. His contact number is 54D-574-7847. He handles the ongoing DEQ inspections of this property. 3. Section 2.3 of the Application has been updated to include the expected additional water usage for the proposed improvements. With the servicing of approximately 5 additional cars with the proposed improvements, this will increase the daily water usage by approximately 50 gallons. It has also been noted in this section that the existing restrooms within the facility will be renovated with the proposed improvements. 4. Notes have been added to the application plan indicating the type of landscaping proposed within the screening, buffering area. In addition, language has been added to the landscaping section of the application plan. The site plan and ARB review process will finalize the details on the landscaping buffering, screening, and overall landscaping requirements for the site. A note has been added to the application plan and stormwater management section about providing landscape plantings with the facility. S. The lighting narrative has been expanded to discuss the existing light and any proposed lighting on the project. The existing lighting will remain on during the night for the operation of the gas pumps, and the 2 other existing. lights are on existing power poles that remain on. Any proposed lighting, as noted, with be on a timer or motion sensor for cut-off during the night hours. 6. The narrative has been revised to include the four factors to be considered for the Special use permit. Planning Comments: 1. The title on the application has been updated with the Special use permit number. 2. The narrative has been updated to elaborate on the fact that there is no increase the gas service pumps, but the garage service bays are being increased. Also, the application has been updated to specify that this is just an auto service station and not an auto repair shop. Narratives and descriptions have been updated accordingly, as there are different requirements with auto repair shops verses an auto service station. 3. The proposed building height has been added to sheet 9, the application plan. 4. The square footages of the proposed building and existing building has been added to sheet 9. S. The screening fence has been removed from the application at this time. The cars waiting to be serviced look no different than a car parked in a parking lot. The use is not an auto repair shop, so there are no wrecked or damaged cars on the site. It's just an auto service station, with car parking for auto services. In addition, the label on the application plan has been updated to note the parking areas with landscaping within the areas. All this will be finalized with the final site plan and ARB process. If additional screening is required and it's deemed that a screening fence is the only way to satisfy screening requirements by the ARB, then those details will be worked out during the ARB process. At this time, the applicant does not want to Include a screening fence on the application plan, as there may be better ways to satisfy landscaping, screening and buffering on the site. 6. A demolition plan has been added to the application plan, see sheet 10. 7. The existing access easement has been more clearly labeled on the application plan. With modifications to the entrances to the site, this access easement will need to be updated during the site plan process. 8. This comment is acknowledged. The applicant is working on moving forward with this requirement. 9. This comment is acknowledged. The applicant is working on moving forward with this requirement. 10. This comments is acknowledged. Zonine Comments: 1. The note on the application plan has been updated to cite the zoning ordinance for the SP. The use as a service station (if it did connect to public water system) is a by -right use in the C-1 commercial zoning. 2. The application plan has been updated to note these requirements. Section 5.1.20 applies, but not all the requirements of Section 5.1.31 apply, because this is not an auto repair shop (the application has been updated to ensure it references auto service station). The requirements under this section that would applyto the service station have been listed on the application plan. All these are really site plan requirements, and not so much requirements for the special use permit application. The tanks in the ground are existing tanks, so the application plan notes that no new tanks will be located within 100' of the lot line. 3. The location of the existing VDOT ROW has been labeled on the plan. 4. The critical slopes and flood plain limits are shown on sheets 9 and 10 of the application plan. 5. The building and parking setback lines have been added to the plan. 6. There are some landscaping areas located in the right of way. The landscaping areas within the right of way will have street trees, as noted on the application plan. 7. The total number of service bays has been added to the plan. 8. As corrected on the application plan and throughout the application, this is an auto service station and not a repair shop. The screening fence has been removed from the application at this time. The cars waiting to be serviced look no different than a car parked in a parking lot. The use is not an auto repair shop, so there are no wrecked or damaged cars on the site. It's just an auto service station, with car parking for auto services. In addition, the label on the application plan has been updated to note the parking areas with landscaping within the areas. All this will be finalized with the final site plan and ARB process. If additional screening is required and its deemed that a screening fence is the only way to satisfy screening requirements by the ARB, then those details will be worked out during the ARB process. At this time, the applicant does not want to include a screening fence on the application plan, as there may be better ways to satisfy landscaping, screening and buffering on the site. 9. The note indicating that parking areas must meet the requirements of section 4.12.15 has been added to the application plan. 10. As requested, a chart for the minimum parking required has been added to the application plan. The application plan still just shows the parking envelops where the minimum parking will be located. Eneineerina Comments: 1. This comment is acknowledged. The applicant will make a submittal to FEMA for a LOMR on the property. 2. This comment is acknowledged. The applicant Is acceptable with this planting area becoming a condition of approval. Entrance Corridor Review: 1. The fuel canopy will be modified by removing/pulling the canopy back 6". The facia on the canopy will be removed and reinstalled around the canopy after the canopy is trimmed by 6". This modification will not affect the canopy lighting. The modification to the canopy will be part of the ARB review process and final site plan. 2. At this time, the screening fence has been removed from the application. This is a service station and not a repair shop, so the cars waiting to be serviced look no different than a car parked in a parking lot. Since it is not an auto repair shop, there are no wrecked or damaged cars on the site. Its just an auto service station, with car parking for auto services. In addition, the label on the application plan has been updated to note the parking areas with landscaping within the areas. All this will be finalized with the final site plan and ARB process. If additional screening is required and its deemed that a screening fence is the only way to satisfy screening requirements by the ARB, then those details will be worked out during the ARB process. At this time, the applicant does not want to include a screening fence on the application plan, as there may be better ways to satisfy landscaping, screening and buffering on the site. 3. As noted above in comment response #2, this is an auto service station, and the cars do not look any different from a car in a parking lot. There are no wrecked, damaged, or inoperable cars being stored on the property. In addition, there will be landscaping and screening/buffering within the parking envelops. All this will be shown and reflected on the final site for ARB review of the project. 4. A note has been added to the application plan noting that there will be Street Trees within the landscaping area shown on the application plan that is located within the VDOT ROW. 5. This comment is acknowledged and it will be part of the ARB application process. Fire/Rescue: No objections VDOT: 1. It is acknowledged that the proposed entrance/exit design, as discussed at the mandatory pre -application process, will require a VDOT waiver for the separation of the entrance from the exit. This design does close off a considerable amount of the front of the site from Route 250, which is currently accessible. This was a VDOT requirement that has been reflected in the current design. The VDOT waiver, as discussed, will be part of the final site plan process. 2. It is acknowledged that approximately 6" of the canopy extends into the VDOT ROW and the canopy, as part of the final site plan process, will be modified so that it no longer extends into the ROW. 3. This comment is acknowledged. Building Inspections: 1. The building note has been added to the application plan, as requested. 2. This comment is acknowledged. 3. This comment is acknowledged. Health Department: 1. The approximate location of the septic drain field has been shown on the application plan. Transportation Planning: 1. The ADT on US250 has been updated for 13,000 VPD, as noted. 2. This comment is acknowledged. As requested, this will be part of the final site plan. Should you have any questions, please feel free to contact Scott Collins at scottPcollins-engineering tom. Sincerely, � n C` nnnn Scott Collins, PE COLLINS April 18, 2020 Department of Community Development 401 McIntire Road, Room 227 Charlottesville, VA 22902 RE: SP2020-00006 Scott's Ivy Exxon 800 E JEFFERSON CHARLOTTESVILLE VA 22902 434 293 3719 434 293 3719 www.collins-onginearing.com Pursuant to Albemarle County Zoning Ordinance Section 8-4.1(a) (2), below is a detailed cost breakdown and comparison for the cost of connecting the proposed development or lot to a public water supply to the cost of installing an on -site well and/or onsite sewage system. This is a unique situation where the use on the lot already exists, along with the existing onsite well and onsite sewage system. The use on the property is an existing and non -conforming use, and it currently relies on the existing well and septic system on the property, in lieu of public utilities. Public water connection: Public water is available for a connection to the property, however, it requires offsite easements and crossing the CSX Railroad tracks and right of way for a connection to the existing system. Below is a summary of the costs for the water connection to the site: o Waterline lateral installation (approx. 600M = $15,000 o Easement for the waterline lateral = $5,000 o Permitting cost for the Railroad crossing = $10,000 o Shutdown of the railroad for the boring (including Flaggers/inspections) = $25,000 o Boring cost under the railroad = $10,000 o Engineered design plans and easement plats-- $10,000 Total Cost: $75,000 Connection to Onsite Well & Onsite Sewage System: o Well installation cost = $0.00 (well is existing and in service) o Septic Sewage system cost = $0.00 (septic system is existing and in service) Total Cost: $0.00 Based on the above comparison, a connection to the public water facility is a cost that exceeds the costs of an onsite well and sewage system. The onsite system is existing, and will not require any additional modifications for the proposed improvements to the lot. The connection to the public utilities is a costly improvement, especially with the issue of crossing the existing railroad tracks and right of way. This cost analysis should satisfy the requirements from Section 18- 4.1(a)(2) of the Albemarle County Zoning Ordinance. Sincerely, nett -le r-' Ard Scott Collins SCOTT'S IVY EXXON - SPECIAL USE PERMIT EXISTING AUTO SERVICE STATION SPECIAL USE PERMIT (SP 2020-00006) SAMUEL MILLER DISTRICT NARRATIVE AND APPLICATION PLAN Submission Date: FEBRARY 18, 2020 Revision #1: April 20, 2020 Application Plan I Scott's Ivy Exxon Special Use Permit TABLE OF CONTENTS 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 Project Narrative The applicant is seeking a special use permit for the proposed renovation and expansion of the Scott's Ivy Exxon Auto Service 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 station from this location since 2012. The existing Scott's Ivy Exxon Auto Service 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 service business to increase the efficiency of the auto service station, but it will not increase the number of gas pumps or increase the number of auto service 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 proposed services. 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 services 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 service repairs. This creates a loss in productivity for the service station. 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 service 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 station provides a much -needed public benefit to the community. It provides a dependable and trustworthy auto servicing for the Ivy, Crozet, and Charlottesville community. The service station has been operating and providing auto services 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 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 station is an existing by -right use in the C-1 zoning district, and the auto service 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 as part of this modification to the service station. The applicant is adding additional auto service bays to help with the overall efficiency of the auto service business on the property. The existing auto service station meets a need the need for car servicing for the existing rural area and adjacent development neighborhoods in this area. 2 1 P ti c >58A2-15C r" L wJ 772. 58A2-15A 752, 6 58A2-16 773 Q, 58A2-18 ERTY ,�-W 58A2-24C 58A2-24 58A2-12 58A2-14. 58A2-20 ` 58A2-21 a 4301Vy R,C9t ^ --Offlce 2" 4301; 260 58A2-13 58A2-11 -.4297 -. `.'4293 58A2-10 -93 58-93B 58-93C Figure 1: Current Comprehensive Plan 58A2-22 58A2-23 58-93A1 58-93A 261,2 Legend (Note Some hems on map ray not appearin legerdl Parcel Info Parcels Transportation Railroads Camp Plan Land Use Info } Urban Development Area Boundary Comprehensive Plan Areas Crozet Master Plan Land Use ■ Greenspace - Neighborhood Density Residential L Neighborhood Density Residential ■ Urban Density Residential • Mixed -Use ■ Downtown Institutional Light Industrial 7 See Crozet Masterplan Text Pantops Master Plan Centers and Di 0 Urban Center C3 Neighborhood Service Center O Employment District C Recreational District Pantops Master Plan Future Street N Principal Arterial Boulevard Avenue Avenue (Conceptual Alignment) Loral Street - Local Street (Conceptual Alignment) Rural Transition Pantops Master Plan Urban Center Pantops Master Plan Land Use Neighborhood Density Residential ■ Commercial Mixed Use ■ Urban Density Residential ■ Community Mixed Use ® Office 1 R 8 D / Flex / Light Industrial Institutional ■ Public Parks Potential Public Park Parks and Green Systems NEL GI vVeb Geographicc Data w Data Services albemarleorygis `,I're .m (4U) 2a&5832 Application Plan 3 P it _ c Scott's Ivy Exxon Special Use Permit n 773 58A2-18 U 58A2-12 58A2-14 �4272 58A2-20 M 58A2-21 ¢ vO 430IVy P czt 4 301—Office 4282 ' 4 . i 4260 58A2-13 58A2-11 � - 420 4293 58A2-10 0 -v ¢ 58-93B .n ZMA — Application Plan TMP06100-00-00-134AO Rezoning 4250 8A2-24C (SUBJECT PROPERTY 58A2-24 58A2-22 58A2-23 58-93A1 Legend (Note: Some se" on nep ney not appeorin legend) Parcel Info ❑ Parcels Transportation Railroads Zoning Info Zoning Classifications Rural Areas Village Residential R1 Residential H R2 Residential R4 Residential Z RO Residential ■ R10 Residential ■ R15 Residential Planned Unit Development Planned Residential Development IN Neighborhood Model District fib Monticello Historic District C1 Commercial ■ Commercial Office ■ Highway Commercial ■ Planned Development Shopping Ctr. ■ Planned Development Mixed Comm. ■ Downtown Crozet District Light Industry ■ Heavy Industry ■ Planned Development Industrial Par Town of Scottsville 58-93C 58-93A VPN cis -wee Geogra I e oae srgigis2612 eih. Dew or ygis�c(431)296-5832 Figure 2: Current Zoning Map 4I 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 service garage in 1977, but also indicates the improvements as existing before 1977. The front building is currently an auto service 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 gas pumps and parking for the auto service 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 service station with this application, while still operating the existing auto service station (with no expansion to the gas pumps on the property). Figure 3: Overall Context Map ZMA — Application Plan TMP06100-00-00-134AO Rezoning 51 1'�i ii 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. No additional gas pumps are being added to the site with the current proposal for the expansion of the facility. 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 station is located within 5 miles of an existing fire department station. No additional fire/rescue services are needed to 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 service 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 service 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 1' 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 13,000 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 station, per the 1 Ow 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 station is only for the auto service garage 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 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 service 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 services. The auto station 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 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 service station does not substantially increase the traffic to the property where a left turn would be warranted for the proposed auto service expansion. With the reduced speed along this portion of the Application Plan Scott's Ivy Exxon Special Use Permit roadway, and the 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 Liebtine The existing canopy over the (2) gas pumps has (8) LED lights that will remain. There is also 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 service 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. All new lighting shall conform with the Albemarle County ordinance and shall be full -cutoff lighting, screened to the extent possible, and limited to 0.5 footcandles at the property lines. The final site plan will include a lighting plan for any additional lighting at the rear of the property. The existing lighting on the site shall remain on during the evenings for the operation of the gas pumps. Any new lighting proposed with the project will have an overnight automatic cut-off or motion -censored cut-off added to the light to mitigate the impact of the new light fixtures. 2.3 Water Usaae 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 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. Based on the VA code 12VAC5- 590-690, the estimated water usage for a service station is 10 gallons per day per vehicle serviced. With the servicing of (5) additional cars a day, this will create an approximate increase of water usage by 50 gallons per day, which is a nominal increase in the water usage on the property. Renovations to the existing restrooms are proposed with modifications to the building. 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 service station. 71Pa_c 2.4 Sounds & Smell The existing auto service 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. 2.5 Visual Impacts and Building Design The existing buildings on the property will be maintained with the proposed auto service 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 shall 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 and along the frontage of the property to restrict access points into the site. These planting areas are shown on the application plan. The street trees shall be planted in the landscaping areas within the Right of way 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 and interior landscaping will also be part of the final site plan to provide a visual barrier and site landscaping as required the Albemarle County Ordinance along Route 250, within the parking lot areas for the service station, and along the perimeter of the parking areas. Landscaping islands shall be incorporated into the parking lot envelopes as noted on the application plan. 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 building expansion, site circulation, and service station parking area, but the majority of the site will remain at the current grades and elevation. ZMA — Application Plan TMP06100-00-00-134AO Rezoning 2.8 Stormwater Management All designs and engineering for the expansion of the auto service station on 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 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. Landscape plantings will also be incorporated into the stormwater management facility. 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. 2.9 Factors to be considered for the Special Use permit All special use permit requests are to be evaluated for the following four (4) factors when considering the approval of the request. The factors and how this Special use permit complies with them are listed below: 1. No substantial detriment— The proposed Special use permit will not have a substantial detriment to the adjacent properties, as the property's current use is an existing Auto Service station. There is no substantial increase in the use of the property, traffic, noise, or other factors that would affect the adjacent properties in this area. 2. Character of the nearby area is unchanged — The character of the area again will not change, as the current use is already an auto service station. 3. Harmony — the proposed special use permit will bring the existing service station into compliance with current Albemarle County standards. In addition, during the site plan process, the proposed development will be modified to adhere to the requirements Albemarle County zoning ordinances for access to the site, landscaping and screening, Stormwater management, lighting, Architectural review, and other site requirements that were not in affect 50 years ago with the property was first developed. 4. Consistency with Comprehensive Plan — The property is located within the rural area, but is on an existing property that is zoned for commercial uses. The use is an existing use for an auto service station that is being improved. See Section 1.2 for additional information on the consistency of the project with the Comprehensive plan. 81Pa.Lc UtNCKAL NU I M TAX MAP. Dfi8 ONTO-02100 APPLICANT: SCOTTS NY EXXON Am NY ROAD CHARLOTTESVILLE, VA 229M OWNER SR&DR LLC I= MILTON DRIVE KESWKC VA 22947 ENGINEER COLUNS ENGINEERING, INC. 200 GARRETT STREET, SUITE K CHARLOTTESOLLE.VA22fp2 (434)23}3719 CURRENT ZONING: 61 COMMERCIAL, WITH FLOODPLAIN, CRITICAL SLOPES. & ENTRANCE CORRIDOR OVERLAY DISTRICTS) CURRENTIPROPOSED USE: THE CURRENT & PROPOSED USE MAN AUTO SERVICE STATION WITH (3) EXISTING SERVICE BAYS AND (4) PROPOSED SERVICE BAYS. PROPOSED SPECIAL USE PERMIT: IN ACCORDANCE WTIH SECTION 1&22.2.1B(A), A SPECIAL USE PERMIT IS BEING REQUESTED FOR THE AUTO SERVICE STAMP ON THE PROPERTY WHEN NOT SERVED BY PUBLIC WATER OR AN APPROVED CENTRAL WATER SUPPLY. ACREAGE: TOTAL ACREAGE OF PARCEL A 1.613x ACRES ALLOWABLE USES: THE ALLOWABLE USES FOR THIS DEVELOPMENT SHALL BE IN ACCORDANCE WITH SECTION 18-222 SETBACKS: FRONT BUILDING SETBACKIO MINA IT MAX SETBACK FROM ROUTE ISO SIDE & REAR BLDG SETBACK MIN. SO SETBACK(ABUTTTNG ZONED RESIDENTIAL USES) & NO MAXIMUM SETBACK SIDE & REAR BLDG SETBACK (ABUTTING ZONED COMMERCIALANDUSIRIAQ: SEPARATION IN ACCORDANCE WITH CURRENT BUILDING CODE PARKING SETBACK: IT PARKING SETBACK FROM ROUTE 250 UTILITIES: WELL &SEPTIC SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PLANNING GROUP IN JANUARY, 2020. ACCESS: THE SITE CURRENTLY HAS ACCESS FROM ROUTE 250 TO SERVICE THE SITE PARKING: PARKING SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 1".12 OF THE ALBEMARLE COUNTY ZONING ORDINANCE FORAUTOMOBILE SERVICE STATION USE. PARKING SHALL BE LOCATED WITHIN THE PARKING ENVELOPS SHOWN ON THE APPLICATION RAN. STORMWATER MGMT: STORMWATER MANAGEMENT WALL BE ACHIEVED FOR THE SITE IN ACCORDANCE WITH STATE STORMWATER MANAGEMENT REGULATIONS AND THE ALBEMARLE COUNTY WATER PROTECTION ORDINANCE. FIRE & RESCUE: THIS PROJECT SHALL CONFORM WITH AB. COUNTY FIRE & RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO THE SITE. LANDSCAPING AND SUFFERS: SEE APPLICATION PLAN FOR PROPOSED LMIUSCAPING AREAS ON THE PROPERTY. BUILDING HEIGHT: BUILDING HEIGHT SHALL BE IN ACCORDANCE WITH SECTION 18420 OF THE ALBEMARLE COUNTY ZONING ORDINANCE. PROPOSED BUILDING HEIGHT: 24 FEET H- ENTRANCE CORRIDOR NOTES AND REQUIREMENTS: I. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE EUMINATED. 2. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY ARS UNDER A SEPARATE SIGN APPLICATION. NOTES: 1. THE SERVICE STATION SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 10.5.1.20 OF THE ALBEMARLE COUNTY ZONING ORDINANCE. THIS INCLUDES THE SALE OR STORAGE OF THE PETROLEUM PRODUCTS SHALL SATISFY THE REQUIREMENTS ESTABLISHED BY THE FIRE PREVENTION CODE, AND NO NEW STORAGE TANKS OR LOADING FACILITIES SHALL. BE LOCATED CLOSPA THAN 100 FEET FROM ANY LOT LINE. 2. ALL PARTS. MATERIALS AND EQUIPMENT SHALL BE STORED WITHIN AN ENCLOSED BUILDING. S ALL SERVICES SHALL BE PERFORMED WITHIN AN ENCLOSED BUILDING. 4. NO BUILDINGS N MICHSERMCES ARE PERFORMED SHALL BE LOCATED CLOSER THAN COILPA30 WEli KleeB16TQIUNE-SEETHISMEFT1 WELL Hsi / Y 77J 59;i-2f (PART 1) ZMA —Application Plan TMP06100-00-00-134AO Rezoning IN MC 1 Lnvd = 40 fL IMP 5842-20 IF LSN7JC. LLC DB 3801 PC 750 -f ZONED: Cf I NNGS OR STRUCTURES BUILT / JARY L 1985 MUST HAVE AN JRVEYPERFOIMEDINORDERTO PERMIT.ASBESTOSREMOM / 3 PFOUIRED IF PQSfRNE FOR / / 147350'25'W 4 IF 1. ISPACE/EMPUJYEE:,�.�.W, IF MIN. ILO EMPLOYEES =20 SPACES 11 Z 2SPACES/SERVICESTAIL 1&58 7SEMICESTAUSx2SPACES=I4SMa -- - GTALMIN.PANRINGREQUIK0=34SPACES UP fl IMP 5842-2 / JOSITPB I R/CBYOND Jr a / TRUST /btio / DO 4992 PC 689 EXISTING BUILDING -SIGN FFOR^UTOASERVICE &N 1.55 y MB ENTRANCE`\ N0127'01 20, i or� FIE 1-5922-21 (PART 1) / SR & DR, LLC DR 5138 PC l34 $ FORBID: CI � 1.587 AC Q S,R O INY 5f0.58 �7 B O / \ EXISTING (2) PUMPS AND NOTE: THE PARKING AREAS WITHIN "-" - THE PROPOSED PARKING ENVELOPS IF SHALL BE THE REQUIREMENTS OF SECTION 4.12.15 OF THE ZONING ORDINANCE. R UP '[—Me S NOTE: ANY PROPOSED LANDSCAPING IFWITHINTHEVDOTIUGHTOFWAY SHALL BE LIMITED TO STREET TREES. THE TREES SHALL BE MAINTAINED BY THE PROPERTY OWNER. UP I/AITT : 134 OH p\ IOU" `SEPTIC TANK I RESIDENTIAL n[o� � J - / N /^ APPROX. LOCATION\OF IPE FOR AUT EXPANSION o PARK � AND ' CJFROI TION NVELOP WITH i LANDSCAPING to 0.35 ACRES J n ^ _r- ` \ MOM \� T2� IXISfING IpBy�T50 •'J:+;�© \VENDING TO i� . REMAIN ®MIE F � i GAS C} _,el url/ CUR i JG4' NYIIvxk- \ / H: AOIWT61 ,.. E 1146IA'37Jn � h1� / LJ:SikBR O EXISTING BUILDINGS PROPOSED BUILDING ENVELOPE PARKING ENVELOPE AREA ' O AUTO REPAIR PARKING ENVELOPE J/ PROPOSED LANDSCAPE AREA O PROPOSED ACCESS O UMITS OF FEMA FLOOOPUIN I T� EXISTING CRITICAL SLOPES OF YDVEN PARE FENCE Mw IF NON AN FOUND G IRON PIN SET FFE FINISH FLOOR ELEVATION DI DRAIN INLET UD UNDERGROUND BRAN FP FUEL PUMP LPT UNDERGROUND FUEL TANK ONE OVERHEAD ELECTRIC LICE UNDERGROUND ELECTRIC TP TELEPHONE PEDESTAL UP UTILITY POE ID MAILBOX NW MONITORING WELL X GUY WIRE AP CORRUGATED META PIPE IMI OF FEMA DO FLOODPIAI LOMR l ROPOSEDST'ORMWATER a ANAGEMENTFACIUTY WITH LANDSCAPE IANTINGS IMP 5RA2-24C RJYANNA WATER a SEWER AUTBORl7T EXISTING ZONED: Cf 2 I W ulg Z 5 5 Z W tn Z _j J01 0- 9 / ADJACENT PARCE / VARIABLE WIDTH NOTE: EXISTING VARIABLE WIDTH g OC / ACCESS EASEMENT ACCESS EASEMENT TO BE RELOCATED d Z G Z DO 788 PG 841 DB 141 PG III THROUGH THE SIDE LWYI g O g� / DB 907 PG 509 WITH THE FINAL SITE PLAN Z 0E-� / RIP RAP jO [j 1- LAN GAREA OPROPO,7` rGII WITHSTED WIDTS STREET TREES EESAND AN OW. to BUFFER SCREENING, INCLUDING d J AMIXNRE OF DECIDUOUS Za6a a \ `PERMANENT AND EVERGREEN TREES X e% m DRAINAGE 528'4YM'W EASEMENT x�K 1L1 o-Zi V 5= 17 90' D8 4922 PG 43 y Z Bj 0 s5 � W / \ AND EXISTING BRIDGE O / 1 N J i IENIlART I& Z / SCALE F 40' � W1fiTi OF2 911'.I_C 000 CAI ASH X f`yyr, FSRAD'S,V I J WELL AIAT ! CHU2EE-SEETHLS,SHEET F� .f'� LUM IF IRON RN FOUND IS IRON PIN SET FFE FINISH FLOOR ELEVATION O DRAIN INLET UD UNDERGROUND DRAIN FP FUEL PUMP LPT UNDERGROUND FUEL TAN( ONE OVERIEAO ELECTRIC UGE UNDERGROUND ELECTRIC TP 78BMNE PEDESTAL UP UTILITY POLE ME MAILBOX MW MONITORING WELL ON GUY WE CMP CORRUGATED METAL PPE GENERAL NOTES \ SIGN 1. INVERTS FOR PIPES AND STRUCTURES SHOWN HEREON ARE BASED ON FIELD MEASUREMENTS HOWEVER THEY SHOULD 13E VERIFIED PRIOR TO CONSTRUCTION. Z. PPE SIZES MATERIAL TYPE AND INERT ELEVATIONS AS INDICATED ARE BASED UPON OBSERVATIONS MADE ABOVE GROUND. NO MEASUREMENTS HAVE BEEN PERFORMED BY PERSONNEL IN A \ CONFINED SPACE SITUATION 1 EXISTING GROUND SURFACE LOCATION PERFORMED BY CONVENTIONAL INSTRUMENT SURVEY. 4. CONTOURS SHOWN AT 1' INTERVALS S HORIZONTAL (NAD'93) AND VERTICAL (NAVD-80) DATUM ESTABLISHED THROUGH REAL TIME IONEMAIIC (RTX) CPS OBSERVATIONS ON 01/22/2020. DIFFERENTIAL CORRECTIONS WERE DERIVED FROM NATIONAL GEODETIC SURVEY (NOS) CONTINUALLY OPERATING REFERENCE STATION (OWLS). COORDINATE VALUES, IF SHOWN HEREON, ARE BASED ON VIRGINIA STATE GRID, SOUTH ZONE 3. A PORTION OF THIS PROPERTY IS LOCATED IN ZONE Y. A PORTION IS LOCATED N SHADED ZONE 'X', A PORTION IS LOCATED IN SHARD ZONE 'AE', AND A PORTION IS LOCATED IN FLOO)WAY ZONE 'AE" AS SHOWN ON FEYA MAP NO 51003CO265D, EFFECTIVE DATE FEBRUARY 4, 2005. THIS DETERMINATION HAS BEEN MADE BY GRAPHIC METHODS, NO ELEVATION STUDY HAS BEEN PERFORMED AS A POrrnON OF THIS PROJECT. THIS SURVEYOR GOES NOT COMFY TO ACCURACY OF THE F.E.M.A. MAP. 4. PROPERTY UNES SHOWN HEREON ARE TAKEN FROM COURT HOUSE RECORDS, EVIDENCE OF MONIYENTATION AND OCCUPATION FOUND IN THE FIELD. THIS SURVEY DOES NOT CONSTITUTE A BOUNDARY SURVEY AND WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE ALL EASEMENTS MAY NOT BE SHOWN ON THIS SURVEY. 5. THIS SURVEY WAS COMP E7FD UNDER THE DIRECT AND RESPONSIBLE CHARGE OF TIMOTHY R MMIEP LS FROM AN ACTUAL GROUND SURVEY MADE UNDER HIS SUPERVISION. THE IMAGERY AND/OR ORIGINAL DATA WAS OBTAINED ON 01/22/2020, 01/28/2020 AND 0 /202D. THIS PLAT, MAP, OR DIGITAL GEOSPATIAL DATA I DING METADATA MEETS MINIMUM ACCURACY STANDARDS UNLESS OTHERWISE NOTED. ZMA — Application Plan TMP06100-00-00-134A0 Rezoning e 11455502.05 - Ow.509.11 ,. � � JAELL MpT01UN�E--SEE ITRS SHEET � d / EXI SI /g e.3c /� CRITICALSIOPES\` / IF 7 / / REMOI VED�EES TO OE LENITC LLC / 1 1 517 #4272 �TTANKCUO DID 3601 PC 750 / ZONED: C1 / 1 522 / / F2' OVERHANG I N73WWW IF / 0.55' N22sD'zB'w IF f T/EP 58A2-21 (PART 1) kJ / T6 sa' S1s SR 1` DR, LLC (\ I DB 5138 PC 134 I `�PLpIAIN L/ / - - U ZONED: C1 / "`��� 1.587 AC. x y �� x n yam.. TYP 58A2-20A TP 5TB / JOSEPH W RICHMOND Jr TRUST yti / DR 4992 PC 686 ASPHALT \ ENTRANCE ` `�\ PLANTING- \ BEDS WOOD I„�:�,_ I -STORY BRICK IOU EXKON 6'E 00' \_. , >.. 18' CMP INV=510.59 /f L E%I5T1 TO BE In UP �?� � $RS PRAVEME REMOS�E CANOPY k� x g s i m ,s^y� GRAVEL T. \ e \ 1 wm Unurr EASEMENT DB 4922 PG 50 •h® :. 1� ix" -GIN (6XJ L CASSIGN BROAD PAINT (STRIPING) J / UP L' OH UP A'A S bTp TO BE REMOVED /N EXISTING fCRITICALSLOPE.S TYP 58A2-24C R/PANNA WATER G SEWER / AUTHORITY i ZONED: CI i c" WOVEN WIRE FENCE :Il ryZ w w w Z w Z Z —1 J 0� uk z g UP w z NgoG VARIABLE WIDTH Z� J p 0 p ACCESS EASEMENT Q PG PG9 V a / DB$41 V 721. / DB 907 PG 509 DB 907 PG 509 vm) (- dZ< ZdOE RIP RAP p x PERMANENT DRAINAGE w z z i — EASEMENT z CJ w DB 4922 PG 43 p U Y `S28'4Y44'W W Z Vvi 12.98' Q F N E� \ —� FEBRIIARY iM 10atl / —GUARDRALSJ SCALE sRlETzaz /