HomeMy WebLinkAboutSP202200013 Narrative 2022-05-16May 16, 2022
100 Riverbend Drive
Special Use Permit for Outdoor Storage and Display
Owner: Parkway Place, LLC
Tax Map Parcel 78-17D1
Current Zoning: C-1 Commercial
Proposed Zoning (per separate ZMA application): HC Highway Commercial
Current Use: Vacant
Historic Use: Branch Bank building, Verizon Wireless Retail Store
Proposed Potential Use: Car Rental Facility (motor vehicle sales, service, and rental)
Comprehensive Plan Designation: Community Mixed Use within the Urban Core
Parcel Size: 0.65 acres
Introduction:
Parkway Place, LLC (the "Applicant") is the owner of County tax map parcel 78-17D1,
containing 0.65 acres, located on the southwest corner of Richmond Road (U.S. Route 250) and
Riverbend Drive (the "Property"). The Property is currently zoned C-1 Commercial ("Cl"), but is
proposed to be rezoned to Highway Commercial ("HC") pursuant to a separate, corresponding
Zoning Map Amendment ("ZMA") application being submitted concurrently with this application.
The Property has historically been used for several banks, and most recently a Verizon wireless
telecommunications retail store. The Property has been vacant for several years. It contains a
single brick building with 16 parking spaces and one ADA accessible space, containing
approximately 2,500 finished square feet, according to the County Assessor's records.
Project Proposal:
The Applicant proposes the rezoning to HC to have a greater variety of uses permitted by right
on the Property and to be consistent with the zoning of adjacent parcels. One use that is
potentially planned for the Property is for a retail car rental office for a national car rental
company as a rental car drop-off and pick-up location (the "Proposed Use"), following inquiry by
a prospective tenant. The Proposed Use is permitted by -right in the HC zoning district.
However, because the potential Proposed Use of a car rental facility is considered "storage of
product for sale or rent," and the Property is located along an Entrance Corridor (Route 250),
the Deputy County Zoning Administrator has determined that a Special Use Permit is required
for "Outdoor Storage and Display and/or Sales serving or associated with a permitted use,"
pursuant to Section 30.6.3.a.2.b of the Zoning Ordinance. That is the purpose of this SUP
application.
The Proposed Use would not require any modifications to the existing building or parking area,
and there is sufficient existing parking on site for the Proposed Use, for the prospective tenant
has advised that it has sufficient parking for both its employees, customers, and rental vehicles.
The prospective tenant has explained to the Applicant that only a small number of customers
come to the business each day, and that in many cases cars are delivered to the local car
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dealerships to provide to service customers to use while their vehicles are being repaired. In
addition, a relatively small number of rental vehicles are stored on site at one time.
The vehicles for rent would not be elevated on platforms, or otherwise advertised for sale like at
some car dealerships. Nor will they be parked in tight rows to "advertise" of otherwise display
them for rent. Rather, they would just be parked in the existing parking spaces like the
employee and customer vehicles. There would be no logos or signs on the rental vehicles that
could create an adverse impact on the Entrance Corridor; they are not visually discernable from
customer or employee vehicles.
The Applicant proposes to add plantings along the Route 250 frontage and along the western
boundary line as shown on a Concept Plan submitted with this application.
Because the proposed vehicles for rent will not be distinguishable from other vehicles on site
(employee and customer vehicles), will not be actually "displayed" for rent in ways that have the
potential to create an impact on the Entrance Corridor, and because the Applicant will add
plantings along the western and northern property boundaries, we contend the Proposed Use
would be consistent with the applicable design guidelines, consistent with the scope of review of
Special Use Permit applications pursuant to Section 30.6.3.2.b.
The Special Use will not be a substantial detriment to adjacent lots
The Proposed Use will not be a detriment to adjacent lots, for it is nearly identical to
other uses permitted by -right in both the existing C-1 zoning and the proposed HC
zoning, and the PDSC zoning that surrounds the Property. The only difference between
the Proposed Use and other by -right uses is that technically it involves the display of
vehicles for sale. But because the vehicles will not actually be "on display' like cars for
sale, there will be no detriment to either the Entrance Corridor or any adjacent lots, and
thus the Proposed Use will maintain the existing character and visual integrity of the
area. There will not be any difference in vehicle trips, noise, smoke, odors, parking
conflicts, or any other elements that would have any detriment on the adjacent lots.
Similarly, the predominant character of the Route 250 corridor in the vicinity of the
Property is that of a commercial and retail uses, and the proposed expansion of storage
of the rental vehicles is compatible with those sites.
The character of the zoning district will not be changed by the proposed special use:
The intent of the special use permit requirement for outdoor sales, storage and display is
to review the potential impacts of the activity on the Entrance Corridor. As noted earlier,
the Proposed Use will maintain the existing character and visual integrity of the area,
and not create any impacts on the Entrance Corridor.
The special use will be in harmony with the purpose and intent of the zoning ordinance:
Section 1.4 of the Zoning Ordinance states that the purpose of the ordinance is to
promote the public health, safety, convenience and welfare, including: "(C) facilitate
creating a convenient, attractive, and harmonious community...(G) encourage economic
development activities that provide desirable employment and enlarge the tax base."
Allowing the redevelopment of the Property parcel to be used for the Proposed Use will
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support the continued use of the Property for the economy, so that it no longer has to sit
vacant due to its inability to accommodate more economically viable uses. The Property
has the potential to contribute more to the tax base without creating any adverse
impacts. The Proposed Use will also further the attractive redevelopment of land along
the Entrance Corridor with the addition of landscaping where none exists now, and
which will screen and soften the appearance of the parked vehicles and the existing
building.
The special use will be in harmony with the uses permitted by right in the zoning district
The Proposed Use is complimentary to, and in harmony with, the other uses permitted by -
right in both the existing C-1 zoning district, and the proposed HC zoning district. Motor
vehicle rentals is permitted by -right in the HC zoning district, and the Proposed Use will
not have any adverse impact on the Entrance Corridor.
The special use will be in harmony with the regulations provided in Section 5 as applicable:
There are no additional regulations in Section 5 of the Zoning Ordinance related to
vehicles sales, storage, or display.
The special use will be in harmony 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 the use on the
aesthetics of the Entrance Corridor and to mitigate the potential for development that is
incompatible with the historic resources of the County. The Proposed Use will not have
any potential negative impact on the EC or the County's historic resources. The
Proposed Use will provide an important service to the public and to the nearby car
dealership businesses that rely on vehicle rentals for their service and repair customers.
No changes are proposed to the Property, and no increase in traffic is anticipated as
compared to other by -right uses such as retail uses. The vehicles will not actually be "on
display" for rental, since they will not be distinguishable from other vehicles on site such
as those of customers or employees, and they will be parked in existing parking spaces.
Consistency with the Comprehensive Plan:
The Pantops Master Plan designates the Property for Community Mixed Use within the Urban
Core. Commercial/retail uses such as the Proposed Use are Primary Uses for the Community
Mixed Use designation. In addition, by reusing an existing developed parcel, the proposal meets
the Neighborhood Model principle of redevelopment and Economic Development Strategy 4c of
the Comprehensive Plan, which encourages exploration of opportunities to redevelop
underutilized commercially zoned properties. For these reasons, the Proposed Use is consistent
with the Comprehensive Plan.
No Impacts on Public Facilities and Public Infrastructure:
The existing office/bank building on the Property is currently served by public water and sewer.
Given the limited size of the Property, and that no changes are proposed to the site to support
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the Proposed Use, the existing service laterals will be adequate for the use. Given that the
Proposed Use will have no different impact than if the Property were used for either office or
retail, there will not be any other impacts on public facilities or infrastructure. A car wash will not
be part of the Proposed Use, for there is an existing commercial car wash directly across
Riverbend Drive from the Property, so no additional water usage. Similarly, there would not be
any material changes to traffic demands given the limited size of the Property, and because the
amount of parking spaces will not change, and because the Proposed Use is so similar to other
uses permitted by -right in both the C-1 and HC zoning districts.
No Impacts on Environmental Features:
There are not any steep slopes on the Property or any other sensitive environmental features.
Because no changes to the Property are proposed, there will be no increase in impervious area,
unless the future interparcel connection were implemented, which would result in a nominal,
immaterial increase that would be outweighed by the benefits of the interparcel connection. To
soften the view of the existing building on the Property, the Applicant proposes to add plantings
to the area along the Route 250 frontage and along the western parcel boundary, each in the
existing planting strips, as space allows.
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