HomeMy WebLinkAboutSP201000058 Staff Report Special Use Permit 2011-03-01COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP- 2010 -58:
Staff: Margaret Maliszewski
Charlottesville Power Equipment
Planning Commission Public
Board of Supervisors Public Hearing:
Hearing: March 1, 2011
Not scheduled
Owner: Patricia E. and L.F. Wood, Jr.
Applicant: Kevin Carson
Acreage: 1.08
Special Use Permit: To allow outdoor
storage, display and/or sales in the
Entrance Corridor (EC) Overlay
District (Section 30.6.3.2 (b) of the
Zoning Ordinance)
TMP: Tax Map 61, Parcel 124F
Existing Zoning and By -right
Location: 1510 Putt Putt Place, at the
use:
northwest corner of the intersection of
HC — Highway Commercial:
Rio Road East (Rt. 63 1) with Putt Putt
commercial and service uses; and
Place
residential use by special use permit (15
units /acre) in Urban Area Neighborhood
2; EC - Entrance Corridor: overlay to
protect properties of historic,
architectural or cultural significance
from visual impacts of development
along routes of tourist access
Magisterial District: Rio
Conditions: Yes
DA (Development Area):
Requested # of Dwelling Units: n/a
Neighborhood 2
Proposal: To establish outdoor storage,
Comprehensive Plan Designation:
display and sale of power equipment in
Community Service — community -scale
the Entrance Corridor (EC) Overlay
retail, wholesale, business and medical
District
offices, mixed use core communities
and/or employment services, and
residential (6.01 -34 units /acre) uses.
Character of Property: The
Use of Surrounding Properties: An
development of this site predates the
open field is situated to the west of the
establishment of Rio Road as an
subject parcel. A bank, mini -golf and
Entrance Corridor. Consequently, the
storage units are located to the east
architecture, site layout, and
across Putt Putt Place. The Fashion
landscaping do not meet current
Square Mall and Aldersgate Church are
guidelines. A barn style building with a
located across Rio Road to the south.
rear addition and loading dock stands in
The recently constructed Red Lobster
the southwest corner of the site. Paved
restaurant and Shops at Rio Road stand
parking areas and travelways are
across Rio Road to the southwest. The
located to the east and north of the
Arden Place residential development is
SP- 2010 -58
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building. A paved patio (originally
under construction to the north and the
constructed for outdoor dining) and
Albemarle Square shopping center is
landscape area are located between the
located to the northwest.
building and the Rio Road Entrance
Corridor. A rail fence is located along
Rio Road and Putt Putt Place. Five
trees are present in the planting strip
along Putt Putt Place.
Factors Favorable:
Factors Unfavorable:
1. The ARB had no objection to the
1. Staff has identified no unfavorable
proposed use and with the
factors.
recommended conditions of approval,
no detrimental impacts to the Entrance
Corridor are anticipated.
RECOMMENDATION: Staff recommends approval of the Special Use Permit
with conditions.
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PC March 1, 2011
STAFF PERSON: Margaret Maliszewski
PLANNING COMMISSION: March 1, 2011
BOARD OF SUPERVISORS: Not scheduled
SP- 2010 -58: Charlottesville Power Equipment — Outdoor Sales, Storage,
Display
Petition:
PROPOSAL: To establish outdoor sales, storage and/or display of power equipment
in the Entrance Corridor (EC) Overlay District
ZONING CATEGORY /GENERAL USAGE: Highway Commercial (HC) —
commercial and service uses; and residential use by special use permit (15 units /acre)
in Urban Area Neighborhood 2; 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 outdoor storage, display and/or sales in the
Entrance Corridor (EC) Overlay District by special use permit.
COMPREHENSIVE PLAN LAND USE/DENSITY: Community Service —
community -scale retail, wholesale, business and medical offices, mixed use core
communities and/or employment services, and residential (6.01 -34 units /acre) uses.
ENTRANCE CORRIDOR: Yes
LOCATION: 1515 Putt Putt Place, at the northwest corner of the intersection of Rio
Road East (Rt. 63 1) with Putt Putt Place
TAX MAP /PARCEL: Tax Map 61, Parcel 124F
MAGISTERIAL DISTRICT: Rio
Character of the Area: The subject parcel is located at the corner of East Rio Road
and Putt Putt Place. (See Attachment A for a location map.) The development of this
site, as with most in the immediate area, predates the establishment of Rio Road as an
Entrance Corridor. Consequently, much of the architecture, site layout and
landscaping in this section of the corridor do not meet current guidelines. The area
includes a mix of retail, office, service and residential uses.
Specifics of the Proposal:
Power equipment is proposed to be displayed in five areas on site for a total of 6,591
sf of display area. The majority of the display is proposed along the south side of the
site adjacent to Rio Road and the east side of the site adjacent to Putt Putt Place. A
small display area is proposed adjacent to the rear building addition. The applicant
has identified the types of equipment to be displayed in each area. Details of the
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proposal are outlined in the table below and are illustrated on the plan that is
Attachment B.
Proposed Display Areas
Planning and Zoning History:
ARB- 2010 -132: ARB application for the proposed sales, storage and display use
reviewed by the ARB on February 7, 2011. The ARB recommended no objection to
the Special Use Permit with conditions. (See Attachment C for the ARB action letter.)
SDP - 2010 -92: Site plan amendment for the outdoor sales, storage and display use is
currently under review.
SP- 1998 -45: Boudreau's special use permit request to establish a dance hall (denied
November 11, 1998).
SDP - 1998 -154: Boudreau's minor site plan amendment and waiver for off -site
parking (signed June 17, 1999).
SDP - 1997 -40: Italian Gourmet (Ninfa's Carretino Gourmet) Minor Amendment to
add indoor and outdoor seating (signed April 11, 1997).
SDP - 1996 -59: Italian Gourmet Shop Minor Amendment (signed July 29, 1996).
Conformity with the Comprehensive Plan: The Comprehensive Plan designates the
subject property as Community Service. The purpose of the community service
designation is to provide community -scale retail, wholesale, business and medical
offices, mixed use core communities and/or employment services, and residential
(6.01 -34 units /acre) uses. The proposed use as power equipment sales and display
may be deemed compatible with the community service designation with appropriate
considerations for location, visibility, scale, and screening.
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Area
Items for Display
Location
A
1329 sf
Lawn mowers
On the patio located between the
front of the building and Rio Road.
B
602 sf
Golf carts, large
In the front 3 -space parking row that
mowers
is adjacent to Rio Road,
approximately 5' from the property
line and 12 -15' from the paved road.
C
1268 sf
Golf carts
In the 8 -space parking row that runs
parallel to Putt Putt Place, between
Rio Road and the southern entrance
into the site.
D
3255 sf
Golf carts, truck
In the 180' -long parking row that
trailers, miscellaneous
runs parallel to Putt Putt Place,
power equipment
between the two entrances into the
site.
E
137 sf
Miscellaneous
Along the side of the building
equipment
addition.
Planning and Zoning History:
ARB- 2010 -132: ARB application for the proposed sales, storage and display use
reviewed by the ARB on February 7, 2011. The ARB recommended no objection to
the Special Use Permit with conditions. (See Attachment C for the ARB action letter.)
SDP - 2010 -92: Site plan amendment for the outdoor sales, storage and display use is
currently under review.
SP- 1998 -45: Boudreau's special use permit request to establish a dance hall (denied
November 11, 1998).
SDP - 1998 -154: Boudreau's minor site plan amendment and waiver for off -site
parking (signed June 17, 1999).
SDP - 1997 -40: Italian Gourmet (Ninfa's Carretino Gourmet) Minor Amendment to
add indoor and outdoor seating (signed April 11, 1997).
SDP - 1996 -59: Italian Gourmet Shop Minor Amendment (signed July 29, 1996).
Conformity with the Comprehensive Plan: The Comprehensive Plan designates the
subject property as Community Service. The purpose of the community service
designation is to provide community -scale retail, wholesale, business and medical
offices, mixed use core communities and/or employment services, and residential
(6.01 -34 units /acre) uses. The proposed use as power equipment sales and display
may be deemed compatible with the community service designation with appropriate
considerations for location, visibility, scale, and screening.
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Neighborhood Model
The proposed use advances the Neighborhood Model principle of Redevelopment
because the Charlottesville Power Equipment business will occupy an existing
building.
STAFF COMMENT:
Staff addresses each provision of Section 31.6 of the Zoning Ordinance:
31.6.1 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, that the character of the district will not be changed
thereby and
The subject parcel is already developed with a building and paved parking areas and
travelways. The equipment display areas are proposed to be located within the
existing paved parking lot. The use of the existing parking area for equipment display
is not expected to be detrimental to adjacent property, and the character of the
Entrance Corridor district will be maintained, if certain standards are met regarding
the landscaping and the method of display. The ARB has reviewed the proposal and
has addressed these issues with recommended conditions of approval. (See
Attachment C for the ARB's action.)
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 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 display. (See Attachment C.)
with uses permitted by right in the district,
The proposed display of equipment is not expected to adversely affect any permitted
by -right uses in the district.
with the additional regulations provided in section 5.0 of this ordinance,
There are no additional regulations for outdoor storage, display and/or sales in the
Entrance Corridor.
and with the public health, safety and general welfare.
The ARB has addressed these considerations as they relate to this type of special
permit with recommended conditions of approval.
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SUMMARY:
Staff has identified the following factors favorable to this application:
The ARB had no objection to the proposed use and with the recommended
conditions of approval, no detrimental impacts to the Entrance Corridor are
anticipated.
Staff has identified no factors unfavorable to this application.
RECOMMENDED ACTION:
Staff recommends approval of this special use permit, subject to the following
conditions:
1. Equipment shall be displayed only in Areas A, B, C, D and E shown on sheets 1,
2 and 3 of the plan entitled "Tax Map 61 Parcel 124F Amended Site Plan"
prepared by Roudabush, Gale & Associates, Inc., revised January 18, 2011.
2. The site shall be landscaped as follows:
a. Add one tree in the planting strip between Putt Putt Place and the parking row
labeled "Area C" and one tree in the planting area between the rows labeled
"Area B" and "Area C ". These trees shall be a species whose mature height is
coordinated with the overhead electric lines and shall be planted at a minimum
of 31/2" caliper (if reasonable for the species). Provide the height of the
overhead lines.
b. Add three small trees or large shrubs between the existing trees in the planting
strip along Display Area D.
c. Add shrubs in the planting strips between the parking lot and Putt Putt Place,
including the corner at the intersection with Rio Road. The shrubs shall be a
mix of species and shall include evergreen shrubs, but may also include
deciduous species. The shrubs shall be a minimum of 30" high at planting
and shall be spaced to form a hedge at maturity.
d. Add this note to the plan: All site plantings of trees and shrubs shall be
allowed to reach, and be maintained at, mature height; the topping of trees is
prohibited. Shrubs and trees shall be pruned minimally and only to support
the overall health of the plant.
3. Display items in areas A, B and C shall not be taller than 7', which corresponds to
the bottom of the soffit on the existing building.
4. Display items shall not be elevated anywhere on site.
5. Balloons, banners, signs, and/or other similar items shall not be attached to
equipment on display or installed anywhere within the approved display areas.
6. Items stored in the fenced storage area shall not rise above the height of the fence.
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A. Should a Planning Commissioner choose to recommend approval of this special
use permit:
Move to recommend approval of SP- 2010 -58 subject to the conditions as
recommended by staff.
B. Should a Planning Commissioner choose to recommend denial of this special use
permit:
Move to recommend denial of SP- 2010 -58. Should a commissioner motion to
recommend denial, he or she should state the reason(s) for recommending denial.
ATTACHMENTS
Attachment A — Location Plan
Attachment B — Special Use Permit Plan
Attachment C — ARB Action Letter
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