HomeMy WebLinkAboutSP201000011 Staff Report 2010-07-20COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2010 - 00006, Baugh Auto Body;
Staff: Judith Wiegand
SP 2010 -00011 Baugh Rental Car Outdoor
Margaret Maliszewski
Storage
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
July 27, 2010
Not scheduled
Owners: H.M.C. Holdings, LLC
Applicant: Baugh, LLC
Acreage: Approximately 16.8 acres
Special Use Permit (SP 2010 - 00006): to allow
operation of an auto body shop in an industrial
district (Section 27.2.2 (11) of the Zoning
Ordinance)
Special Use Permit (SP 2010 - 00011): Outdoor
storage, display and /or sales in the Entrance
Corridor (EC) Overlay District (Section 30.6.3.2 (b)
of the Zoning Ordinance)
TMP: TM 32, Parcel 5B
Existing Zoning and By -right use: Light Industrial (LI)
Location: 4257 Seminole Trail (US 29), just
- industrial, office, and limited commercial uses (no
north of the North Fork of the Rivanna River
residential use); Entrance Corridor (EC) - overlay to
on the east side of US 29, directly opposite
protect properties of historic, architectural or cultural
the intersection of Camelot Drive and US 29
significance from visual impacts of development along
routes of tourist access
Magisterial District: Rivanna
Conditions: Yes
Proposal: To operate an auto body shop in an
Requested # of Dwelling Units: NA
existing building on the site; to establish outdoor
storage of rental cars in association with the
proposed auto body shop.
Development Area: Community of Piney
Comprehensive Plan Designation: Industrial Service -
Mountain
- warehousing, light industry, heavy industry, research,
office uses, regional scale research, limited production
and marketing activities, supporting commercial, lodging
and conference facilities, and residential (6.01 -34
units /acre) in the Community of Piney Mountain.
Character of Property: The site is developed and
Use of Surrounding Properties: The Camelot
includes a one -story office fronting a larger
residential subdivision is located across US 29 to the
industrial /warehouse building with paving
northwest and the UVA Research Park is across US 29
surrounding the structure. There is a wooded area
to the southwest. Industrially zoned properties including
sloping down to floodplain to the south and east.
the Clayton Homes display lot and the International Auto
The site includes limited landscaping and, as
Sport site are situated immediately to the north. The
viewed from US 29, has an open appearance. The
NGIC /DIA facilities are further to the north. The North
property is being subdivided into two parcels that
Fork of the Rivanna is located to the east and south,
will be owned separately.
with residential uses beyond.
Factors Favorable (SP 2010 - 00006, Auto Body
Factors Unfavorable (SP 2010 - 00006, Auto Body
Shop):
Shop):
1. The auto body shop would preserve the
Staff has identified no unfavorable factors.
industrial character of the area and will enable
reuse of an industrial building.
2. The location will provide convenient service to
businesses and residents of the area.
Factors Favorable (SP 2010 - 00011, Outdoor
Factors Unfavorable (SP 2010 - 00011, Outdoor
Storage):
Storage):
1. The ARB has no objection to the proposed
Staff has identified no unfavorable factors.
use and, with the recommended conditions of
approval, no detrimental impacts to the
Entrance Corridor are anticipated.
RECOMMENDATION: Staff recommends approval of both Special Use Permits with conditions.
STAFF: Judith Wiegand, Margaret
Maliszewski
PLANNING COMMISSION DATE: July 27, 2010
BOARD OF SUPERVISORS DATE: Not scheduled
SP 2010 -00006 Baugh Auto Body
SP 2010 -00011 Baugh Rental Car Outdoor Storage
PETITIONS
PROJECT: SP2010- 00006, Baugh Auto Body
PROPOSED: Special Use Permit to renovate existing building for auto body shop; no
residential units proposed
ZONING CATEGORY /GENERAL USAGE: LI — Light Industrial — industrial, office, and
limited
commercial uses (no residential use)
SECTION: 27.2.2 (11) Body Shops
COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service -- warehousing, light
industry, heavy industry, research, office uses, regional scale research, limited production
and marketing activities, supporting commercial, lodging and conference facilities, and
residential (6.01 -34 units /acre) in the Community of Piney Mountain
ENTRANCE CORRIDOR: Yes
LOCATION: 4257 Seminole Trail (US 29), just north of the North Fork of the Rivanna River
on
the east side of US 29, directly opposite the intersection of Camelot Drive and US 29.
TAX MAP /PARCEL: 32 -513
MAGISTERIAL DISTRICT: Rivanna
PROJECT: SP2010- 00011, Baugh Rental Car Outdoor Storage
PROPOSAL: Special Use Permit for outdoor storage of rental cars in association with a
proposed auto body shop.
ZONING CATEGORY /GENERAL USAGE: Light Industrial (LI) - industrial, office, and limited
commercial uses (no residential use); Entrance Corridor (EC) - overlay to protect properties
of historic, architectural or cultural significance from visual impacts of development along
routes of tourist access
SECTION: 30.6.3.2 (b) which allows for, storage, display and /or sales visible from an EC
street in the EC Entrance Corridor zoning overlay district
COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service -- warehousing, light
industry, heavy industry, research, office uses, regional scale research, limited production
and marketing activities, supporting commercial, lodging and conference facilities, and
residential (6.01 -34 units /acre) in the Community of Piney Mountain.
ENTRANCE CORRIDOR: Yes
LOCATION: 4257 Seminole Trail (US 29), just north of the North Fork of the Rivanna River
on the east side of US 29, directly opposite the intersection of Camelot Drive and US 29.
TAX MAP /PARCEL: 32/513
MAGISTERIAL DISTRICT: Rivanna
CHARACTER OF THE AREA
The subject parcel was developed in 1968 as Electronics Concepts, Inc., and later as the
Badger Powhatan Company. A brick -faced office fronts larger warehouse structures, and
paving extends around all sides of the building. Wooded areas and steep slopes that
descend to the North Fork of the Rivanna River exist on the east and south sides of the
property. The nearly 17 -acre parcel anchors the southern end of a block of industrial land
situated along US 29 opposite Camelot Drive. To the north, a mobile home sales business
and an auto distribution warehouse facility are located on industrial property. Further north,
the NGIC /DIA facility includes large office buildings off of Boulders Road. Residential
developments of varying scale (including the Camelot subdivision on the west side of US 29
and Rivers Edge to the southeast across the North Fork of the Rivanna) are located in the
general area. (See Attachment A, Location Map)
SPECIFICS OF THE PROPOSAL
SP 2010 - 00006, Auto Body Shop use. This proposal is to operate an auto body shop
where vehicles would be restored. There is an existing industrial building on the site that is
being divided into two separate units (condominiums). The auto body shop would be in the
front or western "half" of the building closest to US 29. Repair /restoration would take place
inside the existing industrial building. Rental cars would be available for the convenience of
auto body shop customers. The rental car counter would be inside the office area and no
signs identifying the rental car company would be outside the building. (See Attachment B,
Special Use Permit Plan)
SP 2010 - 00011, Outdoor Storage, Display, and /or Sales in an Entrance Corridor. This
special use permit covers the proposal to park (store) rental cars on the property. A row of
18 rental car parking spaces is proposed along the north side of the parcel in an existing
paved parking area, as shown on the Special Use Permit Plan (Attachment B). The rental
cars are for the use of auto body customers who require a replacement vehicle while their
own vehicle is under repair. The rental cars are considered an accessory use to the
proposed auto body shop use.
PLANNING AND ZONING HISTORY
SDP - 0000119: Electronics Concepts, Inc.: Site plan approved 7/10/1968.
SDP - 000025: Sprinkler Systems Building Addition: Site plan approved 5/10/1973; service
drive approved 5/28/1974.
SDP - 000026: Badger Powhatan Parking Lot: Site plan amendment for additional parking
approved 12/18/1975.
VA- 1977 -066: ATO Properties (Badger Powhatan): Variance for reduction in sign setback
approved 11/10/1977.
SDP - 1992 -82: Badger Powhatan: minor amendment for snack bar building signed
12/6/1992.
SUB - 2010 -13: A 2 -lot subdivision for parcel 5B was approved on 4/2/2010. The action
divides the parcel along a line that runs north /south through the building. The auto body
shop is proposed for the western part of the building and the site.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Land Use Plan-
This property is located in the community of Piney Mountain and is designated Industrial
Service in the current Land Use Plan. The purpose of the Industrial Service designation is to
provide warehousing, light industry, heavy industry, research, office uses, regional scale
research, limited production and marketing activities, supporting commercial, lodging and
conference facilities, and residential (6.01 -34 units /acre) uses. The proposed use as an auto
body shop is industrial in nature and is compatible with the Industrial Service designation.
The rental car parking use is considered an accessory use to the auto body shop and so
does not conflict with this purpose.
Neighborhood Model
SP 2010 - 00006. Staff notes that this proposed use would be located in an existing building
on an already developed site. No major changes are proposed in the building or paved
parking areas, which take up most of the site. Since so few changes are being made to the
site, a full Neighborhood Model analysis is not necessary. This proposed use does advance
the Neighborhood Model principle of Redevelopment; the auto body shop will reuse an
existing industrial building.
STAFF COMMENT
SP 2010 - 00006. Regarding the provisions of Section 31.6.1 of the Zoning Ordinance, staff
notes the following
31.6.1: Special use permits for uses as provided 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, that the character of the district will not be changed
thereby,
Parcel 5B is an approximately 17 -acre piece of land that anchors the southern half of an
industrially zoned area on the east side of US 29, just north of the North Fork of the Rivanna
River (See Attachment A, Location Map). To the north of the subject property, the uses are
also industrial, including a mobile homes sales business and an automobile distribution
facility. The NGIC facility is further north. The proposed auto body shop will restore vehicles,
a use whose characteristics are similar to other by -right industrial uses like fabrication and
assembly of light machinery and machine parts. Furthermore, the traffic and by- products of
this use are subject to the Zoning Ordinance's performance standards and should not
adversely impact adjacent properties. Thus, this use is similar to and compatible with other
industrial uses, it will not be detrimental to adjacent uses and will not change the character
of the district.
The nearest non - industrial districts are residential ones on the opposite (west) side of US 29
and on the other side of the North Fork of the Rivanna (to the south and east). Because US
29 and the North Fork serve as significant buffers between the residential districts and the
proposed auto body shop use, the auto body shop should not have a detrimental impact on
these residential districts.
and that such use will be in harmony with the purpose and intent of this ordinance,
Auto body shops are allowed by special use permit in Light Industrial districts. The special
use permit requirement is to ensure that the use fulfills the purpose and intent of the district.
Light Industrial districts are intended to "permit industries, offices and limited commercial
uses which are compatible with and do not detract from surrounding districts." As noted
above, the auto body shop is similar in character to other industrial facilities and is
compatible with other uses in the district.
The existing building on the site was designed in the 1960s as an industrial facility. When
the previous industrial user left the building, concern was expressed that it might be difficult
to find another industrial user for whom the building would be suitable. At the present time,
the building is vacant and the property has been subdivided into two separate properties.
The auto body shop would reuse the western half of the building —a form of
redevelopment —and preserve the industrial nature of the site and surrounding area.
with the uses permitted by right in the district,
By -right uses in a Light Industrial district include various types of manufacturing, printing,
research and development, assembly and fabrication, engineering, warehousing, and similar
uses. An auto body shop use involves some of the same fabrication, assembly, repair, and
related activities, so it will be compatible with by -right uses in the district.
with additional regulations provided in section 5,
Section 5.1.31 Body Shop lists three regulations that apply to the proposed auto body shop:
a. There shall be no storage of parts, materials, or equipment except within an
enclosed building.
The applicant has indicated that all parts and materials shall be stored within the
building.
b. No vehicle awaiting repair shall be located on any portion of such property so as to
be visible from any public road or any residential property, and shall be limited to
locations designed [designated] on the approved site plan.
The applicant has indicated that vehicles awaiting repair shall be screened and has
stated further that all vehicles awaiting repair shall be kept inside the building,
except for those dropped off during non - business hours.
c. Nothing herein shall be construed to limit the authority of the governing body in the
review of any special use permit, including but not limited to, the regulation of
hours of operation, location of door and /or windows and the like.
The applicant has indicated that the proposed hours of operation will be 6:00 a.m.
Monday through 6:00 p.m. Saturday.
and with the public health, safety and general welfare.
Staff believes that the proposed auto body shop will serve the auto repair needs of
employees of businesses in the area, as well as residents. It is reusing part of a vacant
industrial building and maintaining the industrial character of the area consistent with the
County's Comprehensive Plan.
The Zoning Administrator, the County Engineer, a representative of Fire /Rescue, VDOT
staff, and the Albemarle County Service Authority have reviewed this proposal, have
indicated no objection to the proposed auto body shop use, and have made no
recommendations for additional improvements to address health and safety considerations.
(See Attachments C and D)
SP 2010 - 00011. Regarding the provisions of Section 31.6.1 of the Zoning Ordinance, staff
notes the following:
31.6.1: Special use permits for uses as provided 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, that the character of the district will not be changed
thereby,
The subject parcel is already developed with a building and paved parking areas and
travelways. The rental car parking area is proposed to be located within the existing paved
parking lot. The use of the existing parking area for rental car parking is not expected to be
detrimental to adjacent property, and the character of the Enrance Corridor district will be
maintained, if certain standards are met regarding the method of parking and landscaping.
The ARB has reviewed the proposal and has addressed these issues with conditions of
approval. (See Attachment E)
The rental car use is considered an accessory use to the auto body shop. Consequently, it
is not permissible for signage for the rental car use to be visible from offsite locations.
And that such use will be in harmony with the purpose and intent of this ordinance,
The special use permit requirement for outdoor storage, display and /or sales parking is to
allow for review of the potential impacts of this activity on the Entrance Corridor. As outlined
in 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 had no objection to the request for the Special Use Permit with
conditions related to landscaping and method of parking. (See Attachment E for the ARB's
action.)
with the uses permitted by right in the district,
A row of 18 rental car parking spaces is not expected to adversely affect any permitted by-
right uses in the district.
with additional regulations provided in section 5,
There are no additional regulations for outdoor storage, display and /or sales specific to
parking for rental cars.
and with the public health, safety and general welfare.
The ARB has addressed those aspects relevant to this type of special permit with its
recommended conditions of approval.
SUMMARY
SP 2010 - 00006. Staff has identified the following factors that are favorable to this
application for an auto body shop:
1. The auto body shop would preserve the industrial character of the area and will enable
reuse of an industrial building.
2. The location will provide convenient service to businesses and residents of the area.
Staff has identified no factors that are unfavorable to this request.
SP 2010 - 00011. Staff has identified the following factor that is favorable to this request for
outdoor storage, display, and /or sales:
3. The Architectural Review Board has no objection to the request and, with the
recommended conditions of approval, no detrimental impacts to the Entrance Corridor
are anticipated.
Staff has identified no factors that are unfavorable to this request.
RECOMMENDED ACTION
Staff recommends approval of these two special use permits with the following conditions
applied to both SP 2010 -00006 and SP 2010 - 00011:
Development of the use shall be in general accord with the conceptual plan entitled,
"Baugh Auto Body II, Special Use Permit Plan," prepared by Engineering Design
Associates, and dated May 25, 2010 (hereinafter, the "Special Use Permit Plan "), as
determined by the Director of Planning and the Zoning Administrator. To be in conformity
with the plan, development shall reflect the following major elements within the
development essential to the design of the development:
a. location of parking areas
b. relation of buildings and parking to the street
as shown on the Special Use Permit Plan, except that the landscaping and fencing
location and design may be modified to meet the requirements of the Architectural
Review Board (ARB). Minor modifications to the plan that do not conflict with the
elements above may be made to ensure compliance with the Zoning Ordinance.
2. The rental of passenger vehicles under SP 2010 -00011 is permitted as an accessory
use associated with SP 2010 - 00006, Baugh Auto Body Shop.
3. Rental cars available on the site may only be rented to customers of the auto body shop.
4. The hours of operation for the auto body shop and accessory rental car use shall not
begin before 6:00 a.m. on Monday and shall not end later than 6:00 p.m. on the next
Saturday.
5. The US 29 frontage and the perimeters of parking areas shall be improved with
landscaping to meet the Entrance Corridor guidelines. The landscaping shall be shown
on a plan, to be approved with the site plan amendment. The plan shall include
identification of existing trees and shrubs on the site, although trees and shrubs in the
heavily wooded area on the south side of the parcel need not be individually identified.
6. The design of the screening fence shall be subject to ARB approval. The fence shall be
supplemented with landscaping, which shall be subject to ARB approval. Sufficient area
for planting shall be provided, as determined by the ARB.
7. A planting island shall be added at the west end of the rental car parking row with plants
as determined by the ARB. The island and planting shall be shown on a plan, to be
approved with the site plan amendment.
8. Vehicles shall not be elevated anywhere on the parcel outside of the building.
9. Rental vehicles shall be parked only in the area indicated for rental car parking shown on
the Special Use Permit Plan. Rental car parking shall be only in designated striped
parking spaces, as identified on this plan. No parking shall occur in travelways. No sign
identifying the rental car use shall be visible from offsite locations.
10. No chain link, barbed wire, razor wire, or other similar fencing or attachments other than
that existing on the site on [date of Board of Supervisors approval] shall be installed on
this parcel.
ATTACHMENTS
A. Location Map
B. Special Use Permit Plan, prepared by Engineering Design Associates, and dated May
25, 2010 (Please contact the Community Development Department to view this
attachment)
C. Comment Letter from VDOT, dated April 16, 2010
D. Comment Letter from ACSA, dated April 6, 2010
E. ARB Action letter with recommended conditions of aooroval. dated Mav 24. 2010