HomeMy WebLinkAboutSP200700023 Review CommentsCOUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP -2007-23 Kia Auto
Staff: Margaret Maliszewski
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
August 14, 2007
September 5, 2007
Owner: Albemarle Hotel LLC
Applicant: Justin Shimp, Dominion
Development Resources
Acreage: 14.413
Special Use Permit: Outdoor sales, storage
and display in the Entrance Corridor (EC)
Overlay District (Section 30.6.3.2 (b) of the
Zoning Ordinance)
TMP: Tax Map 78, Parcel 9
Existing Zoning and By -right use: HC -
Location: Just north of the existing Kia auto
Highway Commercial - commercial and service
dealership at 1390 Richmond Rd (Rt 250 East),
uses and residential uses by Special Use
and south of Olympia Dr (under review)
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.
Magisterial District: Rivanna
Conditions: Yes
Proposal: Expansion of the Kia auto
Requested # of Dwelling Units: NA
dealership, including outdoor display and sale
of automobiles in the Entrance Corridor
Comprehensive Plan Designation: DA
Comprehensive Plan Designation: Regional
(Development Area): Pantops (Neighborhood
Service in Urban Area 3 - regional -scale retail,
3)
wholesale, business and/or employment
centers, and residential (6.01-34 units/acre).
Character of Property: The area consists
Use of Surrounding Properties: The subject
primarily of retail uses, with this immediate
property is surrounded by commercial uses,
stretch of Richmond Road consisting of auto
specifically other car dealerships (Brown
dealerships.
Toyota, Brown Mercedes and Dennis
Enterprises across Route 250 to the south,
Free Bridge Auto and CarMax to the east, and
Battlefield Ford/Jeep to the west).
Factors Favorable:
Factors Unfavorable:
1. Motor vehicle sales use is a by -right
No unfavorable factors have been identified.
use in the Highway Commercial
District.
2. The ARB has no objection to the
proposal, with conditions.
3. There are no anticipated detrimental
impacts to the Entrance Corridor with
conditions s recommended by the ARB.
RECOMMENDATION: Staff recommends approval with conditions.
SP 2007-023 Kia Auto
PC 8/14/07 BOS 9/15/07
SP 2007-023 Kia Auto
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STAFF PERSON:
PLANNING COMMISSION DATE:
BOARD OF SUPERVISORS DATE:
SP -2007-00023: Kia Auto
Margaret Maliszewski
August 14, 2007
September 5, 2007
PETITION:
PROJECT: SP -2007-23, Kia Auto
PROPOSAL: The applicant requests a Special Use Permit (SP) to establish a vehicle sales and display
area as an expansion of the existing Kia Auto dealership. 57 outdoor vehicle display spaces are
proposed on the subject parcel. A new sales building is proposed as a future phase of development.
The existing and proposed Kia sites will function as a single dealership.
ZONING CATEGORY/GENERAL USAGE: HC, Highway Commercial — Motor Vehicle Sales, Service
and Rental; and EC, Entrance Corridor Overlay District — Outdoor Storage, Display and/or Sales.
SECTION: 24.2.1(25) and 30.6.3.2 (b)
COMPREHENSIVE PLAN LAND USE/DENSITY: Regional Service — regional -scale retail, wholesale,
business and/or employment centers, and residential (6.01-34 units/acre) in the Neighborhood 3
(Pantops) Development Area.
ENTRANCE CORRIDOR: Yes
LOCATION: North side of Richmond Road (Route 250 East) just north of the existing Kia auto
dealership.
TAX MAP/PARCEL: TMP 78 Parcel 9
MAGISTERIAL DISTRICT: Rivanna
CHARACTER OF THE AREA
The area consists primarily of retail uses, with this immediate stretch of Route 250 East consisting of
auto dealerships. The subject parcel is located on the north side of Route 250 East, immediately to the
north of the existing Kia auto dealership. The Free Bridge Auto and Car Max auto dealerships are
located to the east. (See Attachment A for a location map.) To the west of the site is the Ford
dealership, and across Route 250 to the south are Dennis Enterprises, Brown Mercedes, and Brown
Toyota. Recently approved to the west of the site and currently under construction is the Guadalajara
restaurant.
SPECIFICS OF THE PROPOSAL
The applicant proposes a total of 57 display spaces together with employee, customer and service
parking in an area north of the existing Kia auto dealership. (See Attachment B for the proposed
Application Plan.) The intent of the special use permit requirement is to review the potential impacts of
the outdoor sales and display activity on the Entrance Corridor. Other activities related to auto sales are
considered by -right uses. The ARB has reviewed this proposal for its impact on the Route 250 East
Entrance Corridor and had no objection to the request for the Special Use Permit, with standard
conditions.
SP 2007-023 Kia Auto
PC 8/14/07 BOS 9/15/07
PLANNING AND ZONING HISTORY
Application #
Description
ARB -2007-54
ARB review of current Special Use Permit proposal on parcel 9. See Attachment C for 7/02/2007 ARB
action.
ZVIO-2007-00101
Display cars parked outside approved display parking areas on parcel 9A. Staff reported violation on
6/08/2007.
SDP -2005-135
Kia Major Site Plan Amendment received 11/28/2005 for parcel 9. Review was suspended because itwas
determined that a Special Use Permit was required.
ARB -2005-172
Preliminary ARB review of Kia site plan, including building addition, new building, and additional auto
display on parcel 9. This submittal was not reviewed because it was determined that a Special Use Permit
was required.
SDP -2002-130
Kia Final Site Development Plan approved 5/2003 for parcel 9A (the existing dealership). Two letters of
revision approved 5/21/2003 and 5/27/2005.
SDP -2002-53
Kia Preliminary Site Development Plan approved for parcel 9A.
SP -2002-27
Kia Special Use Permit for outdoor display of vehicles, approved 8/2002 for parcel 9A.
ARB -2002-27
Kia outdoor vehicle display preliminary and final ARB reviews for parcel 9A; signs for existing building on
ARB -2002-109
parcel 9A approved 5/2005.
ARB -2004-57
SUB -2002-339
Kia Final Plat approved 4/2003. This subdivision created parcel 9A.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Land Use Plan -
The property is located in the Pantops Development Area (Neighborhood 3), and is designated
Regional Service in the current Land Use Plan. The purpose/intent of the Regional Service designation
is to provide locations for highway related uses, comparison shopping and specialized goods and
services. Typical primary uses include regional -scale commercial uses and auto dealerships that
typically include outdoor storage and display of vehicles for sale.
Neighborhood Model -
The ordinance limits the review of this Special Use Permit specifically to the impacts of the sales and
display activities on the Entrance Corridor. Therefore, this request is not reviewed for conformity with the
Neighborhood Model.
STAFF COMMENT
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:
31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the
Board of Supervisors that such use will not be of substantial detriment to adjacent property, and
that the character of the district will not be changed thereby,
The subject parcel is located in the HC zoning district. The dominant character of the segment of the
Entrance Corridor in which the subject parcel resides is that of a dense commercial strip. Many of the
properties in this corridor have already been developed as automobile dealerships with outdoor storage
and display (as described above under "Character of the Area"). The proposed use is compatible with
other existing auto dealers in the immediate vicinity.
SP 2007-023 Kia Auto
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that such use will be in harmony with the purpose and intent of this ordinance,
According to section 30.6 of the Zoning Ordinance, the intent of the EC Overlay District is, in part, to
ensure a quality of development that is compatible with the County's important scenic, architectural and
cultural resources through the architectural control of development. The ARB has applied the County's
adopted guidelines for development within the EC to the review of this request and has recommended
approval with conditions.
with uses permitted by -right in the district,
Although a special use permit is required for the proposed outdoor sales and display area on this site
due to its location within the EC overlay district, the sales and display activity is an accessory use to
motor vehicle sales, which is already allowed by right within the Highway Commercial (HC) zoning
district. Other automobile dealerships exist in the immediate vicinity. Therefore, the sales and display
use is compatible with other permitted and existing uses.
with the additional regulations provided in section 5.0 of this ordinance,
There are no additional regulations provided in section 5.0 of this ordinance related to vehicle storage or
display.
SUMMARY
The intent of the special use permit requirement is based on potential impacts to the Entrance Corridors.
The ARB has reviewed this proposal for its impact on the Route 250 East Entrance Corridor and had no
objection to the request for the Special Use Permit provided the site is developed consistent with the
conditions recommended by the ARB (Attachment C).
Staff has identified the following factors that are favorable to this request:
1. A motor vehicle sales use is a by -right use in the Highway Commercial District and the proposed
use is accessory to that use.
2. The Architectural Review Board has reviewed the request for outdoor storage and display and
had no objection to the proposal, with conditions.
3. There are no anticipated detrimental impacts to the Entrance Corridor, with the conditions
recommended by the ARB.
Staff has identified no factors unfavorable to this application.
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The following factors are relevant to this consideration:
1. There are several automobile dealerships with outdoor sales/display of vehicles in the immediate
vicinity along the Route 250 East Entrance Corridor.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, Staff recommends approval of this special use permit
with the following conditions:
1. Vehicles shall not be elevated anywhere on site.
2. The improvements proposed under SP -2007-23 shall be developed in general accord with the site
plan entitled "Kia Auto Dealership Major Site Plan Amendment" prepared by Dominion Development
Resources, LLC, with revisions dated 6-22-07. Vehicles shall be displayed only in spaces labeled as
"display parking" on this plan.
3. Display parking shall be only in designated striped parking spaces as identified on this plan.
4. Final site plan approval is subject to ARB approval of the landscape plan (which shall be submitted with
the site plan). Landscaping shown on the plan may be required to be in excess of the minimum
requirements of ARB guidelines or the Zoning Ordinance to compensate for the negative visual impact
of the proposed use, particularly regarding perimeter trees at the new display area.
5. Final site plan approval is subject to ARB approval of the lighting plan (which shall be submitted with the
site plan). Maximum light levels on site shall not exceed 30 footcandles.
ATTACHMENTS
A.
B.
C.
SP 2007-023 Kia Auto
Location Map
Kia Auto SP Application Plan (revised June 22, 2007, Sheets C2 and C3)
ARB conditions of approval
PC 8/14/07 BOS 9/15/07