HomeMy WebLinkAboutSP202000014 Staff Report 2020-11-24COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name:
Staff.
SP20200014: 1680 Seminole Trail Outdoor Sales, Storage
Margaret Maliszewski, Chief of Planning/Resource
and Display
Management
Planning Commission Public Hearing: November 24,
Board of Supervisors Public Hearing: January 6,
2020
2021
Owner: BNE Restaurant Group IV LLC c/o W Craig
Applicant: Sasha Ismail - Charlottesville Albemarle
Worthy
Rental Properties LLC
Acreage: approximately .71 acres
Special Use Permit: Section 30.6.3 - Outdoor storage,
display and/or sales serving or associated with a
permitted use within the Entrance Corridor Overlay
TMP: 06100-00-00-120TO
Existing Zoning and By -right use: HC Highway
Location: 1680 Seminole Trail
Commercial — commercial and service; residential by
special use permit (15 units/acre)
Magisterial District: Rio
Conditions: Yes
School District: Albemarle HS, Burley MS, Agnor-Hurt
Requested # of Dwelling Units: N/A
ES
Proposal: Establish outdoor sales/storage/display of
Comprehensive Plan Designation: Core Area within
vehicles
Rio 29 Small Area Plan - area intended to have a
mixture of uses including residential, commercial, retail,
office, institutional and employment uses. Buildings
with heights of 3-6 stories, built close to the street, with
pedestrian access and relegated parking.
Character of Property: This property contains a Hardee's
Use of Surrounding Properties: A variety of
fast food restaurant building surrounded by paved parking
commercial uses exist in the immediate area, including
and travelways. There is limited landscaping on site.
Merchant's Auto, Enterprise Rent -a -Car, CVS
pharmacy, strip shopping centers, banks and restaurants.
Factors Favorable
Factors Unfavorable
1. The request is consistent with the Comprehensive Plan
1. The proposed use is not consistent with the Rio29
goal of preserving scenic resources, the Neighborhood
Small Area Plan goals for building height, building
Model goal of redevelopment, and Rio29 Small Area
location and relegated parking.
Plan goals related to landscaping.
2. The ARB has reviewed the request and has
recommended no objection, with conditions.
Recommendation: The review of requests for special use permits for outdoor sales/storage/display in Albemarle
County have typically been limited to assessment and mitigation of the visual impacts of the proposed use on the
Entrance Corridors, and the requests have typically been approved with conditions recommended by the ARB. The
location of the current proposal — at the most prominent intersection in the Rio29 Small Area Plan - introduces a new
factor into the consideration of the request. With no previous guidance from the Planning Commission or Board of
Supervisors on how to rank these competing goals, staff recommends that the Planning Commission evaluate the
importance of the Rio29 form and site design standards while reviewing this request for outdoor display in the
Entrance Corridors, noting that the proposal would not advance the County's adopted vision for the redevelopment of
this property.
STAFF PERSON: Margaret Maliszewski
PLANNING COMMISSION: November 24, 2020
BOARD OF SUPERVISORS: January 6, 2021
PETITION:
PROJECT: SP201900014: 1680 Seminole Trail Outdoor Sales, Storage and Display
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL: 06100000120T0
LOCATION: 1680 Seminole Trail
PROPOSAL: Establish outdoor sales/storage/display of vehicles on approximately .71 acres
PETITION: Outdoor storage, display and/or sales serving or associated with a permitted use within the
Entrance Corridor Overlay under Section 30.6.3.a.2.b of zoning ordinance. No dwelling units proposed.
ZONING: HC Highway Commercial — commercial and service; residential by special use permit (15
units/acre); EC Entrance Corridor Overlay District — overlay to protect properties of historic, architectural
or cultural significance from visual impacts of development along routes of tourist access.
AIA Airport Impact Area: Yes
COMPREHENSIVE PLAN: Core Area within Rio 29 Small Area Plan - area intended to have a mixture
of uses including residential, commercial, retail, office, institutional and employment uses. Buildings with
heights of 3-6 stories, built close to the street, with pedestrian access and relegated parking.
CHARACTER OF THE AREA:
The subject property is located at the southwest comer of the intersection of Rt. 29 and Rio Road. (See
Attachment A for a vicinity map.) A variety of commercial uses predominate in the general vicinity.
Among them are some automobile -related uses, including Merchant's Auto to the west and Enterprise
Rent -a -Car to the southwest, as well as 1640 Seminole Trail (two parcels to the south), for which a
Special Use Permit for outdoor sales, storage and display was approved in 2018.Other commercial uses
in the area include a CVS pharmacy, restaurants, banks and strip shopping centers.
PLANNING AND ZONING HISTORY:
A site plan was first approved for this site in 1977. The restaurant building was constructed in 1978, prior
to the establishment of the Entrance Corridors, and a site plan amendment was approved in 1979. The ARB
reviewed signs for the site in 1992 and 1998, reviewed minor modifications to the building and signage in
2004, and reviewed additional signage in 2011. In 2012 the ARB approved a re -roofing for the building.
Two pre -application conferences were held for the current proposal in June 2020. The ARB reviewed the
current proposal on September 8, 2020 and recommended approval with conditions. (See Attachment B for
the ARB action letter.)
DETAILS OF THE APPLICANT'S PROPOSAL:
The applicant proposes to establish outdoor sales/storage/display of vehicles in a total of 34 parking
spaces located along the north, east, and a portion of the south perimeters of the site, and on the west and
south sides of the existing building. (See Attachment C for the applicant's proposed plan.) The proposal
also includes 9 employee/customer spaces on the south side of the site. The refrigeration structure at the
west side of the building and the drive-thru structure at the south side of the building would be removed
to accommodate some of the proposed parking. Dumpsters would be consolidated at the southwest comer
of the site. Planting area would be expanded along the north and east sides of the site and trees and shrubs
would be added. There are currently no trees or shrubs along these frontages. In conjunction with the
expansion of the planting area on the north side, a portion of the retaining wall on Rio Road will be
removed. Trees and shrubs would also be added around the building. The three existing pole lights, which
do not conform to current standards for height and cutoff, would be removed from the site. New pole
lights would be proposed as part of the required site plan amendment and would be reviewed for
consistency with ordinance and guidelines requirements. The nonconforming freestanding sign would
also be removed.
SUMMARY OF THE COMMUNITY MEETING:
A community meeting was held as part of the Places 29 Rio Community Advisory Committee meeting on
August 27, 2020. County staff provided a general overview of the special use permit process and an
update on the status of the ARB and Special Permit reviews. The applicant described the proposal in
detail for the attendees. CAC members asked questions about traffic flow, inter -parcel connections, new
landscaping/density of planting/line of sight, consistency with the Rio29 Small Area Plan, and vehicle
repair uses. (See Attachment D for the CAC minutes.).
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall
reasonably consider the following factors when reviewing and acting upon an application for a special use
permit:
No substantial detriment. Whether the proposed special use will be a substantial detriment to
adiacent parcels.
The subject parcel is already developed. Although the proposal would add 11 parking spaces, paved
area would not increase and some existing structures with negative visual impacts would be removed.
Also, planting area would increase, so the general character of the site would be improved, rather than
be a detriment.
The predominant character of the area is that of a commercial strip. Some automobile -related
businesses are located nearby, including Merchant's Auto to the west and Enterprise Rent -a -Car to the
southwest, as well as 1640 Seminole Trail (two parcels to the south), for which a Special Use Permit
for outdoor sales, storage and display was approved in 2018. A gas station and vehicle repair business
are located on the west side of Rt. 29, a short distance south on the corridor. The Colonial Auto
dealership, with outdoor sales, storage and display, is located on the west side of Rt. 29, a short
distance further north on the corridor. The proposed sales, storage and display parking is compatible
with those sites.
The ARB has reviewed this request and has recommended approval with conditions to limit negative
visual impacts on the Entrance Corridors (ECs). With the ARB's conditions of approval, no substantial
detriment is anticipated.
Character of the nearby area is unchanged. Whether the character of the adjacent parcels and the
nearby area will be changed by the proposed special use.
The intent of the special use permit requirement for outdoor sales, storage and display is to address the
potential impacts of the activity on the ECs. Section 30.6 of the Zoning Ordinance states that the intent
of the EC Overlay District is, in part, to implement the comprehensive plan's goal of preserving the
county's scenic resources because they are essential to the county's character, economic vitality and
quality of life. An objective of this goal is to maintain the visual integrity of the county's roadways
by using design guidelines. The ARB has applied the County's adopted design guidelines for
development within the EC to the review of this request and has recommended approval with
conditions. With those conditions of approval, the existing character and visual integrity of the area
will be maintained.
Harmony. Whether 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,
One of the purposes of this chapter is "to facilitate creating a convenient, attractive and harmonious
community" (Section 1.4.C). The proposed use will achieve this by satisfying the ARB's
recommended conditions of approval, as outlined in an attachment to this report. Although a special
use permit is required for this use on this site due to the location within the EC overlay district, this use
is considered accessory to motor vehicle sales. Motor vehicle sales is one of the commercial uses
permitted by right within the Highway Commercial zoning district. The focus of the review for the
sales/storage/display use is on the impacts to the EC, not on the use itself. Consequently, the proposed
use is expected to be in harmony with the other by -right uses in the district and with the intent of this
chapter.
...with the regulations provided in section 5 as app&cable,
There are no additional regulations in section 5 related to vehicle sales, storage or display.
... and with the public health, safety and general welfare.
The intent of the special use permit requirement for outdoor sales, storage and display is based on the
need to mitigate the potential negative impact of this use on the aesthetics of the ECs. This is directly
related to promoting public welfare and general quality of life. The ARB has reviewed the proposal
and has recommended approval with conditions regarding appropriate lighting, landscaping and
signage. In addition, the way vehicles may be stored and displayed on site is a potential aesthetic issue
and a typical concern for this type of use. Elevating vehicles for display purposes is not considered
appropriate, and parking vehicles in multiple, tightly packed rows is also considered to have a negative
visual impact. Consequently, the ARB has recommended standard conditions of approval to address
these issues. With these conditions, the visual integrity of the corridor will be maintained, thereby
protecting the quality of life. Furthermore, a site plan amendment is required for this proposal. The
review of that amendment will consider compliance with the relevant development review regulations
that are also set forth to protect the public health, safety and general welfare. Therefore, a combination
of proper site design and implementation of the recommended conditions, along with the issuance of a
Certificate of Appropriateness by the ARB, would sufficiently address this objective.
Consistency with the Comprehensive Plan. Whether the proposed special use will be consistent
with the Comprehensive Plan.
Chapter 2 of the Comprehensive Plan (Natural Resources and Cultural Assets) establishes the goals for
preserving the scenic resources that are essential to the County's character, economic vitality and
quality of life. The EC Overlay District is intended to support those goals by maintaining the visual
integrity of the County's roadways. The ARB addresses potential adverse aesthetic impacts in the ECs
by applying the County's Entrance Corridor Design Guidelines during the review of development
proposals. The ARB reviewed the subject request for conformance with those guidelines on September
8, 2020, and voted 5:0 to forward a recommendation of "no objection" with conditions to the Planning
Commission regarding this proposal.
The Comprehensive Plan shows this property as part of the Core Area within the Rio29 Small Area
Plan (SAP). This property is a central corner parcel that is designated as Urban Core and Core within
the place types of the plan. Properties within the Core are intended to have the highest intensity of
development and the tallest buildings which are offset by setbacks. Buildings facing the streets in
Urban Core should have first floor uses that activate the street, such as commercial or retail uses. This
designation is intended to have a mixture of uses including residential, commercial, retail, office,
institutional and employment in buildings with heights of 3-6 stories, built close to the street, with
pedestrian access and relegated parking. The SAP states that off street surface parking is discouraged
in the Urban Core but may be allowed by exception when screened and relegated to the sides and rear
of buildings. The outdoor display of vehicles along Rio Road and Rt. 29 does not support these
primary goals of the SAP.
SUMMARY AND ACTION:
Staff has identified factors which are favorable to the request for outdoor sales/storage/display. Factors
favorable include:
1. The request is consistent with the Comprehensive Plan goal of preserving scenic resources, the
Neighborhood Model goal of redevelopment, and Rio29 Small Area Plan goals related to
landscaping.
2. The ARB has reviewed the request as it relates to entrance corridor requirements and has
recommended the following conditions:
a. Use of this site must be in general accord with the concept plan "Application & Conceptual
Layout Plan by Collins Engineering" last revised 09/21/20, as determined by the Director of
Planning and the Zoning Administrator. To be in general accord with this plan, development
and use of the site shall reflect the general size, arrangement and location of the vehicle
display/storage and landscape areas. Permitted modifications may include those required by
the ARB, those necessary to satisfy the conditions of this special use permit, and additional
landscaping/screening approved by the Site Plan Agent.
b. Vehicles must be displayed or stored only in areas indicated for display or storage on the plan
entitled Application & Conceptual Layout Plan by Collins Engineering" last
revised 09/21/20(the Concept Plan).
c. Vehicles for sales/storage/display must be parked in striped parking spaces.
d. Vehicles must not be elevated anywhere outside of a building on site.
e. Final site plan approval is subject to ARB approval of the landscape plan (submitted with the
site plan). Landscaping shown on the plan may be required to be in excess of the minimum
requirements of the ARB guidelines and/or the Zoning Ordinance to mitigate visual impacts
of the prosed use.
f Final site plan approval is subject to ARB approval of the lighting plan (submitted with the
site plan). Maximum height of new pole lights shall not exceed 20'. Maximum light levels
shall not exceed 30 foot candles in the display lot and 20 foot candles in all other locations.
Nonconforming poles and fixtures shall be removed. All fixtures must have lamps whose
color temperature is between 2000 and 3000 Kelvin.
g. The existing freestanding sign must be removed prior to commencement of the new use. Any
new freestanding sign must meet zoning ordinance and Entrance Corridor requirements.
Staff has identified the following unfavorable factors:
1. The proposed use is not consistent with the Rio29 Small Area Plan goals for building height,
building location and relegated parking.
The review of requests for special use permits for outdoor sales/storage/display in Albemarle County have
typically been limited to assessment and mitigation of the visual impacts of the proposed use on the
Entrance Corridors, and the requests have typically been approved with conditions recommended by the
ARB. The location of the current proposal — at the most prominent intersection in the Rio29 Small Area
Plan - introduces a new factor into the consideration of the request. With no previous guidance from the
Planning Commission or Board of Supervisors on how to rank these competing goals, staff recommends
that the Planning Commission evaluate the importance of the Rio29 form and site design standards while
reviewing this request for outdoor display in the Entrance Corridors, noting that the proposal would not
advance the County's adopted vision for the redevelopment of this property.
PLANNING COMMISSION MOTIONS:
A. Should the Planning Commission choose to recommend approval of this special use permit:
Move to recommend approval of SP20200014: 1680 Seminole Trail Outdoor Sales, Storage and
Display with the conditions stated in the staff report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
Move to recommend denial of SP202000014: 1680 Seminole Trail Outdoor Sales, Storage and
Display. Should a commissioner motion to recommend denial, he or she should state the reasons) for
recommending denial.
ATTACHMENTS:
Attachment A — 1680 Seminole Trail Vicinity Map
Attachment B — 1680 Seminole Trail ARB action letter
Attachment C — 1680 Seminole Trail Applicant's proposed plan
Attachment D — 1680 Seminole Trail CAC minutes
SP-2020-14:
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
Phone (434) 296-5832
September 8, 2020
Scott Collins
Collins Engineering
200 Garrett St, Ste K
Charlottesville, VA 22902
Fax (4341 972-4126
RE: ARB-2020-87: 1680 Seminole Trail Outdoor Sales, Storage and Display (TMP 06100-
00-00-120T0)
Dear Mr. Collins,
The Albemarle County Architectural Review Board, at its meeting on Tuesday, September 8,
2020, completed an advisory review of the above -noted request to establish outdoor sales,
storage and display parking and took the following actions.
Regarding the request for the Special Use Permit: The Board by a vote of 5:0, forwarded the
following recommendation to the Planning Commission:
The ARB expresses no objection to the special use permit/rezoning, subject to the following
conditions:
1. Vehicles must be displayed or stored only in areas indicated for display or
storage on the Concept Plan.
2. Vehicles must be parked in striped parking spaces.
3. Vehicles must not be elevated anywhere outside of a building on site.
4. Final site plan approval is subject to ARB approval of the landscape plan
(submitted with the site plan). Landscaping shown on the plan may be required to
be in excess of the minimum requirements of the ARB guidelines and/or the
Zoning Ordinance to mitigate visual impacts of the prosed use.
5. Final site plan approval is subject to ARB approval of the lighting plan (submitted
with the site plan). Maximum height of new pole lights shall not exceed 20'.
Maximum light levels shall not exceed 30 footcandles in the display lot and 20
footcandles in all other locations. Nonconforming poles and fixtures shall be
removed. All fixtures must have lamps whose color temperature is between 2000
and 3000 Kelvin.
6. Eliminate the existing freestanding sign. If a new freestanding sign is proposed, it
must meet zoning ordinance and Entrance Corridor requirements.
Regarding the Concept Plan: The Board by a vote of 5:0, voted to require the following changes to
the concept plan prior to Planning Commission review. (The ARB did not require that the revised
plan return to the ARB for review.)
1. Coordinate the color used to designate proposed display parking in the legend and the
plan.
2. Revise the existing conditions plan to show both sheds at the southwest corner of the
property.
3. Revise the notes on the plan to indicate that trash receptacles will only be located within
the dumpster enclosure shown at the west corner of the property.
4. Revise the plan to bring the landscaping closer to meeting the guidelines for trees along
the EC street frontages. The addition of a planting island and the shifting of some
proposed trees may facilitate this.
5. Revise the plan to show landscaping in the planting island on the south side of the
building.
Regarding the future site plan amendment submittal: The ARB offered the following comments
on the proposal for the benefit of the applicant's next submittal:
1. Indicate on the plans how the building will be treated to achieve an appropriate
appearance in the areas where building elements are being removed.
2. Indicate if any rooftop equipment can and/or will be removed. Note that if replacement
equipment will be proposed, the new equipment must not be visible from the EC streets
3. Note that a Site Plan Amendment will be needed for this proposal (if the SP is
approved). A complete landscape plan should be provided with the first submittal of that
amendment.
4. Include the standard plant health note on the landscape plan in the first site plan
submittal.
5. Provide more detail on the removal of portions of the retaining wall. Indicate the extent of
retaining wall removal and provide detail about the treatment of the remaining wall.
6. Provide a lighting plan for review. Revise exterior lighting to meet ordinance and
guidelines requirements, including but not limited to:
a. All fixtures must have lamps whose color temperature is between 2000 and 3000
Kelvin.
b. Maximum height of pole lights (including bases and fixtures) must not exceed 20'
in height.
c. Illumination at the ground must not exceed 30 footcandles in the display areas
and 20 footcandles in all other locations.
You may submit your application for preliminary ARB review at your earliest convenience.
Application forms, checklists and schedules are available on-line at www.albemarle.oro in the
Community Development Forms Library under "View". If you have any questions concerning any
of the above, please feel free to contact me.
Sincerely,
Margaret Maliszewski
Chief of Planning/Resource Management
434-296-5832 x3276
mmaliszewski@albemarle.org
cc: BNE Restaurant Group IV LLC, c/o W Craig Worthy, P.O. Box 2629, Addison, TX 75001
Sasha Ismail, Charlottesville Albemarle Rental Properties LLC, 916 Preston Ave., Charlottesville VA 22903
File
1680 SEMINOLE TRAIL AUTO DEALERSHIP -
SPECIAL USE PERMIT
SPECIAL USE PERMIT (SP 2020-00014)
RIO DISTRICT
NARRATIVE AND APPLICATION PLAN
Submission Date: July 31, 2020
Revision #1: September 21, 2020
Application Plan 1 I P a g e
1680 Seminole Trail Auto Dealership Special Use Permit
TABLE OF CONTENTS
1. Introduction
1.1 Project Narrative
1.2 Consistency with the Comprehensive plan
Figure 1: Current Comprehensive Plan
Figure 2: Current Zoning Map
1.3 Existing Conditions
Figure 3: Overall Context Map
1.4 Development Impact
1.5 Environmental Impacts
Figure 4: Critical Resources Map
2. Design Elements & Factors for the Special Use Permit
2.1 Traffic and Transportation Improvements
2.2 Lighting
2.3 Water Usage
2.4 Sounds & Smell
2.5 Visual Impacts and Building Design
2.6 Landscaping
2.7 Grading
2.8 Stormwater Management
3. Application Plan: Conceptual Layout Plan
4. Existing Conditions & Demolition Plan
5. Development X-Sections
INTRODUCTION
1.1 Project Narrative
The applicant is seeking a special use permit in accordance with Section 30.6.3(a)2(b) for display parking within
a Highway Commercial zoning district. The special use permit shall allow for outdoor storage, display and/or
sales of vehicles on the property for the existing HC zoning. The applicant is seeking a special use permit on the
property to relocate his business from the City of Charlottesville to this site. The proposed property is located at
the intersection of Seminole Trail and Rio Road, and is currently an existing fast food restaurant. The
redevelopment of the site would include enhanced landscaping, screening, and buffers that are more consistent
with the comprehensive plan and Rio/29 Small Area Plan. The existing building shall remain with the proposed
development plan and special use permit application, and the building will be used for the auto dealership use.
The applicant is requesting a special use permit for outdoor storage, display and/or sales of vehicles on the
property for the proposed auto dealership within the entrance corridor. The use of the property and existing
Application Plan
1680 Seminole Trail Auto Dealership Special Use Permit
zoning allows for the auto dealership, and the use would be consistent with the other businesses currently in this
area along this portion of the roadway. The proposed landscaping and greenspace buffer as shown on the
application plan will help mitigate the use on the property from the intersection and entrance corridor, and will
also create the needed separation zone between the property and Route 29 and Rio Road. Portions of the
greenspace area may even be used to help enhance the Pedestrian Zone that was developed with the previous
Route 29 and Rio Road improvements.
1.2 Consistency with the Comprehensive Plan
The Places29 Master Plan is a master plan that was approved and adopted by the Albemarle Board of
Supervisors to become a part of the Comprehensive Plan for the Northern portion of the Growth Area of the
County. Within the Places29 Master Plan, guiding principles are given for the development of the properties
within this Northern Growth Area. In addition, a small area plan, Rio29 Small Area Plan, was recently
completed to guide the redevelopment of this central hub location within the Places29 Master Plan. The Rio29
Small area plan emphasizes on (3) vision elements, which are connectivity, character in design, and conservation
of community public spaces and natural resources.
This property is located within the Rio/29 small area plan and has a split comprehensive plan zoning on the
property with Urban Core along Rio Road and the northern portion of the site and Core along the southern
portion of the site. This is the highest intensity of uses within the Rio/29 small area plan. While the proposed
special use permit on the property will use the existing building structure for the auto dealership, the applicant is
proposing improvements to the site that are consistent with the Rio/29 Small Area Plan. The proposed site
improvements include the development of a separation zone to help buffer the Rio Road and Route 29 corridor
with additional greenspace and landscaping. The additional street trees, understory trees, and shrubbery will add
landscaping and greenspace to the existing intersection and help mitigate the use on the property and the existing
building. This is consistent with the creation of the Through Corridor along Route 29 and Rio Road, at this busy
intersection. The greenspace and buffer area can also be used to help increase the Pedestrian Zone along the
frontage of the property.
While the existing building does not currently meet the recommendations on the site from the Rio/29 Small Area
plan, the special use permit is proposing site changes that are consistent with the Rio/29 Small Area Plan. The
site, with the current size of 0.691 acres, needs to be combined with the adjacent properties for a redevelopment
of the existing building structure that is contemplated within the Small Area Plan. The applicant is proposing the
site improvements now, with the intent that the property can be combined with the adjacent properties in the
future for the building redevelopment in this area. The ultimate development of this property, which is just over
1/2 acre) needs to be part of the entire redevelopment of the parcels at this intersection.
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1680 Office / R & D / Flex / Light Industrial
Institutional
61-120W ■ Public Parks
61-12OU i M Potential Public Park
1650 iI 61-123 Parks and Green Systems
61-123A
1646 \ j
255
1638 7
61-120J
61-120D1
1636
1616
188 ft
61-120D
61-120E
C%j P Plan Area
1650
Figure 1: Current Comprehensive Plan
rico t —
Application Plan 3
1680 Seminole Trail Auto Dealership Special Use Permit
103
Application Plan
1680 Seminole Trail Auto Dealership Special Use Permit
FA[7
-122A
f F'JrYt1
Figure 2: Current Zoning Map
Legend
(Note. Some items on map may not appear in legend)
Parcel Info
❑ Parcels
Zoning Info
Zoning Classifications
Rural Areas
Village Residential
R1 Residential
R2 Residential
R4 Residential
R6 Residential
■ R10 Residential
■ R15 Residential
Planned Unit Development
I Planned Residential Development
■ Neighborhood Model District
I Monticello Historic District
CI Commercial
Commercial Office
■ Highway Commercial
■ Planned Development Shopping Ch.
■ Planned Development Mimed Comm.
■ Downtown Crozet District
Light Industry
■ Heavy Industry
■ Planned Development Industrial Par
Town of Scottsville
11
- T
2pnemar. Services,
s
bemanecrgtgla
41Page
1.3 Existing Conditions
The subject property, as shown in Figure 3 on this page, is located at the intersection of Seminole Trail and
Rio Road at the southwest comer of the intersection. Existing road improvements and streetscape
improvements where installed along the road frontage of the property during the expansion of Route 29 and
the installation of the grade separated interchange. The parcel is 0.691 acres in size. The property is
bordered to the east by Route 29, to the north by Rio Road, and to the south and west by (2) existing
Highway commercial businesses.
There is (1) buildings on the existing property, which was constructed in 1978, according to County records.
The existing building is currently a fast food restaurant with a drive -thin window. The applicant is
proposing to remove the drive thin window/canopy and also to remove the refrigeration building on the rear
of the site. The existing building shall remain and will be used for the proposed car dealership business.
The topography of the subject property is primarily flat terrain with a gentle slope from the back of the
property down to Route 29 in the southeast comer. There is approximately 4 feet of elevation change from
the back of the site to Route 29 across the site. The subject project is primarily impervious area with the
building and the asphalt parking lot areas.
The applicant is proposing to use the existing building for the auto dealership, after removing the drive-thru
canopy and small utility/refrigeration building behind the main building. The existing building will be
repaired to match the existing building materials and finishes with the removal of the canopy.
Figure 3: Overall Context Map
Application Plan
1680 Seminole Trail Auto Dealership Special Use Permit
51� -
1.4 Development Impacts
As stated above, this property is located within the Albemarle County Rio/29 development area is currently
operating using County water and sewer. The existing building will remain, along with the existing water meter
and water/sewer connections and infrastructure. Because the subject property is proposing to maintain the
existing utility connections, there is no impact on the public utilities with this proposal.
The existing building is located within 1 miles of an existing fire department station. No additional fire/rescue
services are needed to this proposal.
There are no proposed 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 29 (Seminole Trail) and Rio Road. Improvements along the frontage of the
parcel were installed with the Route 29 expansion and Rio Road Grade separated interchange. Right of way and
easements were taken from the subject property for these improvements. This plan proposes to expand the
buffer improvements along the front of the site for landscaping and greenspace. The proposed application plan
shows landscaping and greenspace improvements along the frontage of the site to help mitigate the use of the site
at the comer.
1.5 Environmental Impacts
Figure 4 illustrates the existing environmental features on the property. There is no existing floodplain on the
property. There are no areas of critical slopes on the property either. The site is completely developed and has
no critical areas on the property or environmental features.
There are no proposed impacts to any environmental features on the property with this proposal.
Figure 4: Critical Resource Map
Application Plan 6 1 P a g e
1680 Seminole Trail Auto Dealership Special Use Permit
2. DESIGN ELEMENTS & FACTORS FOR THE SPECIAL USE PERMIT
2.1 Traffic and Transportation Improvements
The property is located along Route 29 (Seminole Trail) which is a major arterial roadway in Albemarle
County.
The current traffic trips per day with the proposed auto service station, per the 10`' Editions of the ITE Trip
Generation Manual, is as follows:
Daily Trips: 135 Vehicles per day
Peak Hour (AM): 8 VPH (4 trips in & 4 trips out)
Peak Hour (PM): 21 VPH (10 trips in & 11 trips out)
This is a considerable reduction in traffic and trips per day from the existing fast food restaurant with is
projected at 1,415 Vehicles per day. This is a 90% reduction in traffic and trips per day in and out of the
subject property at this busy intersection.
No additional transportation improvements are proposed with the special use permit application.
2.2 Lighting
The (3) existing site light poles on the property do not comply with Albemarle County standards and
requirements for lighting and will be removed from the site with this application plan. New lighting fixtures
shall be installed on the property for the proposed use as an automotive dealership. The new light fixtures
will be part of the site plan amendment for the development of the property, and will be reviewed and
approved by Albemarle County and the Architectural Review Board. All proposed light poles will be a
maximum height of 20'. Illumination at the ground shall comply with Albemarle County standards and
shall not exceed 30 footcandles in the display areas and 20 footcandles in all other locations. All fixtures
shall have lamps with color temperatures between 2000 and 3000 Kelvin.
Currently, there are also street lights along Route 29 that were installed with the Route 29 expansion which
shall remain.
2.3 Water Usage
The subject property currently uses County water and sewer. The existing utility connections shall remain
in place.
2.4 Sounds & Smell
The proposed use of the building is not expected to have an adverse effect on the noise and smells in the
area. The removal of the fast food from the building will reduce smells from the exhaust from the building.
No servicing of the vehicles is proposed on the property, so additional automotive sounds are not expected
with the use of the property for an automotive dealership.
Application Plan
1680 Seminole Trail Auto Dealership Special Use Permit
2.5 Visual Impacts and Building Design
The existing buildings on the property will be maintained with the proposed application. Additional
landscaping will help buffer and mitigate the use of the building along Route 29 and Rio Road with the
expansion of the greenspace area along the front of the site.
The existing canopy for the drive-thru window and the small refrigeration utility building behind the
existing building shall be removed with the proposed development of the site. The existing freestanding
sign, which does not comply with current Albemarle County standards, shall also be removed with this
application. A new sign will be installed, meeting Albemarle County and ARB guidelines.
2.6 Landscaping
A landscaping buffer area and greenspace is proposed with this application along Seminole Trail and Rio
Road. The All landscaping shall conform to the landscaping standards as specified in the Albemarle County
Zoning Ordinance Section 32.7.9. The existing parking spaces along Rio Road and Route 29 shall be
moved inward, creating a greenspace landscaping area for Street trees and landscaping shrubs between the
site and the roadways. Landscaping and planting areas will be created in the location where the existing
pavement is removed along the VDOT right of way frontage. These planting areas are shown on the
application plan. 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 29 and Rio Road, within the parking
lot areas for the auto dealership, and along the perimeter of the parking areas.
2.7 Grading
Grading of the site shall adhere to the existing topography on the property. Minor grading will be
performed along the frontage of the site with the additional greenspace area for the landscaping and buffers.
A portion of the existing retaining wall along Rio Road shall be removed with the installation of the
landscape buffer area.
2.8 Stormwater Management
All designs and engineering for the redevelopment of the property shall adhere to the State Stormwater
Management regulations and Albemarle County Water Protection Ordinance. The site will accommodate
the stormwater management with a reduction of the impervious area on the property. The final stormwater
management design will be part of the site plan and water protection ordinance plan for the development.
Protective measures for erosion and sediment control shall be installed to limit any sediment run-off from
reaching Route 29 and Rio Road 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, or the installation of erosion control matting for all slopes with the use of tackifiers in seeding and
soil stabilization applications.
71Page
GENERAL NOTES:
TAX MAP: 06100-00-00-120M
APPLICANT: CHARLOTTESVILLE ALBEMARLE RENTAL PROPERTIES LLC
916 PRESTON AVENUE
CHARLOTTESVILLE, VA 22W3
OWNER: ONE RESTAURANT GROUP IV LLC do CRAIG WORTHY
PO BOX 2629
ADDITION, TX 75001
ENGINEER: COLLINS ENGINEERING, INC.
200 GARRETT STREET, SUM K
CHARLOTTESVILLE, VA 22M2
(434)29}3719
CURRENT ZONING: HC- HIGHWAY COMMERCIAL ZONING
ACREAGE: TOTAL ACREAGE OF PARCEL IS 0.691t ACRES
PROPOSED USE:
AUTOMOTIVE SALES WITH DISPLAY PARKING (SPECIAL USE PERMIT FOR DISPLAY PARMNG)
SETBACKS:
FRONT BUILDING SETBACK: 10' MIN SETBACK FROM SEMINOLE TRAIL
REAR BUILDING SETBACK: NONE
SIDE BUILDING SETBACK: NONE
PARKING SETBACK: 10 PARKING SETBACK FROM SEMINOLE TRAIL
TMP: 061W0 OLD-oo-2aoNo
OWNER: MERCHANTS
ASSOCIATES LIMITED LIABILI
/ CO. CIO MARVIN F BOER&
/ COMPANY
ACREAGE: o.41AC
ZONING: HW
DBIPG: 20734640
BENCHMARK
N-3917614.40
E-11490168.00
ELEVZFT740
UTILITIES: PUBLIC WATER AND PUBLIC SEWER \ NAIL
SURVEY: SURVEY AND BOUNDARY PROVIDED BY MERIDIAN PLANNING GROUP
ACCESS:
THE SITE CURRENTLY HAS AN EXISTING ACCESS ENTRANCE FROM RIO ROAD & FROM AN ACCESS
EASEMENT THROUGH THE PROPERTY TO THE SOUTHWEST OF THE PARCEL.
PARKING: TMP 61-220W \
PARKING REQUIRED: (3) CUSTOMER PARKING SPACES +(1) HANDICAP SPACE
(3) EMPLOYEE PARKING SPACES N/F WILLAM \
PARKING PROVIDED:(9) CUSTOMERiEMPLOYEE PARKING SPACES(INCLUDNG I HANDICAP EDWARD&
SPACES) AND (34) DISPLAY PARKING SPACES JOHN A F SULLIVAN�
/,1 I
DB 10 PIS / ,
TRAFFIC GENERATION (TRIPS PER DAY): 95 37
EXISTING' RETAIL BUSINESS (PER 1,000 GROSS LEASABLE AREA) ACREAGE: 0.49 AC
ADT: 135 VEHICLES PER DAY ZONING: HW \ SMH;
WEEKDAY (A.M. PEAK HOUR): 8 VEHICLES PER PEAK HOUR (4 ENTER/4 EXIT)
WEEKDAY (P.M. PEAK HOUR): 21 VEHICLES PER PEAK HOUR (10 ENTERM I EXIT)
PROPOSED 10 VEHICLES
SALES (PER 1,000 GROSS LEASABLE AREA) /
WE DAVEHICLESPER DAY \
WEEKDAY(P.M. PEAK HOUR): 6 VEHICLES PER PEAK HOUR At ENTERA EXI T)
WEEKDAY (P.M. PEAK HOUR):BVEHICLES PER PEAK HOUR (3 ENTER5 EXIT)
STORMWATER MGMT: THE SITE SHALL COMPLY WITH WATER QUALITY AND QUANTITY STANDARDS / DUMPSTER
SWIM UNDER THE SWDESIGN CRITERIA FOR LAND DISTURBANCE OVER 10,000 SF. ENCLOSURE /
/ W/ WOOD FENCE
FIRE&RESCUE: THIS PROJECT SHALL CONFORM WITH ALB. COUNTYFIRE& / /TO BE REPAIRED
RESCUE REGULATIONS FOR FIRE PROTECTION AND ACCESS TO THE SITE.
LANDSCAPING AND BUFFERS SEE APPLICATION PLAN FOR PROPOSED LANDSCAPING BUFFERS.
BUILDING HEIGHT MAXIMUM HEIGHT 65 PROVIDED THAT ANY STRUCTURE EXCEEDING 35'IN /
HEIGHT SHALL BE SET BACK FROM ANY STREET RAN IN ADDITION TO THE MINIMUM YARD /
REQUIREMENT A DISTANCE OF 2' FOR EACH IN BUILDING HEIGHT.
ENTRANCE CORRIDOR NOTES AND REQUIREMENTS:
1. VEHICLES SHALL NOT BE ELEVATED ANYWHERE ON SITE,
2. VEHICLES SHALL BE STORED AND DISPLAYED ONLY IN AREAS INDICATED FOR STORAGE OR
DISPLAYSHOWNONTHISAPPUCATIONPLAN. DISPLAYPARKINGSHALLNOTSELOCATEDON /
EXISTING GRASS OR LANDSCAPE AREAS.
3. SALES DISPLAY AND CUSTOMER PARKING SPACES AS SHOWN ON THE APPLICATON PLAN SHALL
BE STRIPEOMIARKED ON SITE.
4. THE PROPOSED LANDSCAPING ON THE APPLICATION PLAN IS SUBJECT TO AM REVIEW AND
APPROVAL, AND LANDSCAPING MAY BE REOUIRED TO BE IN EXCESS OF THE MIN. REQUIREMENTS.
5. ANY ACCESSORY STRUCTURES OR EQUIPMENT MUST BE SCREENED FROM VIEW FROM THE
ENTRANCE CORRIDOR, AND ANY ACCESSORY STRUCTURE OR EQUIPMENT IS SUBJECT TO AM
REVIEW.
TMP: o63oo-00-00-S2000
6. ANY ALTERATIONS TO THE EXISTING BUILDING THAT ARE VISIBLE FROM THE ENTRANCE CORRIDOR
OWNER: SOMMERHOFF, LLC
INCLUDING THE ADDITION OF WALL -MOUNTED LIGHTING, ARE SUBJECT TO AMREVIEW.
ACR BAG E: 0.87 AC
7. SEE APPLICATION PLAN FOR DEMARCATION OF THE REFUSE AREAS, EXISTING AND PROPOSED
MECHANICAL EQUIPMENT, AND OTHER SITE RELATED FEATURES. ALL TRASH RECEPTACLES SHALL
ZONING: HW
BE STORED AND LOCATED WITHIN THE DUMPSTER ENCLOSURE SHOWN AT THE WEST CORNER OF
DBIPG: 4755I2o9
THE PROPERTY.
8. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE
ELIMINATED.
LEGEND
9. THE EXISTING SITE LIGHTING SHALL BE REMOVED WITH THIS APPLICATION. NEWUGHTNGWILLBE
INSTALLED ON THE SITE MEETING ALBEMARLE COUNTY AND AM GUIDELINES. LIGHTING IMLL BE
EXISTING BUILDINGS
SUBJECT TO AM REVIEW AND APPROVAL. THE MAXIMUM HEIGHT OF NEW POLES LIGHTS SHALL
NOT EXCEED 20, AND MAX. LIGHT LEVELS SHALL NOT EXCEED 30 FOOTCANDLES IN THE DISPLAY
PROPOSED DISPLAY PARKING
LOTAND 20 FOOTCANDLES IN ALL OTHER LOCATIONS. FIXTURES SHALL HAVE LAMPS WITH COLOR
TEMPERATURES BETWEEN 2000 AND 2000 KELVIN.
EMPLOYEE/CUSTOMER PARKING
10. ALL SIGNS FOR THE SITE SHALL BE REVIEWED AND APPROVED BY AM UNDERA SEPARATE SIGN
APPLICATION. THE EXISTING FREESTANDING SIGN SHALL BE REMOVED WITH THSAPPUCATION.
TRAVELWAYS
NOTE: THE DEVELOPMENT OF THE SITE FOR THE AUTOMOTIVE SALES SHALL BE IN GENERAL ACCORD TO
77 LANDSCAPING AREAS
THIS APPLICATION PLAN, INCLUDING THE LOCATION OF THE DISPLAY PARKING, CUSTOMER PARKING,
INVENTORY PARKING, AND LANDSCAPING FOR THE SIZE.
- PROPOSED PARCEL BOUNDARY
EQUIPMENT FOR THE BUILDING III
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SHffT1 OF
Places 29-Rio Community Advisory Committee
Minutes August 27, 2020 Meetin
Virtual Meeting held via Zoom according to BbS guidelines
ATTENDEES:
Committee — Todd Cone, Nancy Hunt, Audrey Kocher, Lee Kondor, Brian
MacMillan, Martin Meth, Tom Paoletti, Pete Thompson, Judy Schlussel,
Nicole Scro, Rick Seaman
Board of Supervisors — Ned Gallaway
Planning Commission —
County 'Staff — Rachel Falkenstein, Carolyn Shaffer (meeting facilitator)
CALL to ORDER — Chairperson Marty Meth called meeting to order at 6:02
with a Quorum.
Statement read by Rachel on emergency ordinance authorizing the Virtual
Zoom meeting and named all participants.
Approval of Minutes — Minutes for meetings held on February. 27, June 25
and July 23 approved with several editing corrections on unanimous vote.
Community Meetingg, SP2020-14 1680 Seminole Trail Auto Dealershipp
1. Presentation by County staff members Margaret Mal iszewski,
Khris
Taggert and Scott Collins
2. Covered county procedures for applications requiring AFB approval.
3. First review by AFB scheduled for Sept 8
4. Site review comments due Sept 27
5. Property owner discussed special use request and answered question
from CAC members
Albemarle County Housing Update:
1. Presented by County staff member Stacy Pethia, Principal Planning -
Housing
2. Brief introduction to major components of draft policy to be submitted
to BOS later this year.
3. Various questions from members of CAC.
Watchlist Discussion and Future CAC topics:
1. Brief intro by Marty
2. Rick requested addition of Fashion Square Mall to list even though
not in Places 29-Rio small area
3. Trees/shrubs along E. Rio Rd between Belvedere Boulevard and
Dunlora
4. Update on Form Based Code each meeting
Liaison Updates
Ned Gallaway:
1. Rio Rd corridor study funded by BOS
2. Smart scale — round -about at J W Parkway and Rio Rd submitted
3. Discussion between Ned and Pete on R-cut at Belvedere and Rio
4. Malloy Ford compliance issues
5. Places 29-North needs members
6. Issues along Rio Rd discussed at BOS meeting, weeding and tree
maintenance county wide issue
Rackel Falkenstein:
1. FBC update
a. in drafting phase
b. working with consultant on draft
c. to produce mockup examples of development possibilities
2. Rio Rd corridor study — en aged a consultant, possible scope and
time line ready by next CAmeeting
Next scheduled meeting: September 24, 2020
Adjourned at 7:48