HomeMy WebLinkAboutSP201100018 Staff Report 2011-11-29COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP201100018 Colonial Nissan-
Staff: Megan Yaniglos, Senior Planner
Parking Deck
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
December 6, 2011
To be determined
Owner: CMA Properties Inc c/o Colonial Auto
Applicant: Pete Borches, Colonial Auto
Center
Acreage: 10.83 acres
Special Use Permit: Request for parking
structure in accordance with Section 24.2.2
(11) of the Zoning Ordinance.
TMP: Tax Map 45 Parcel 94B
Existing Zoning and By -right use: HC Highway
Location: 200 Seminole Trail (Route 29 North)
Commercial — commercial and service;
residential by special use permit (15 units/ acre)
Magisterial District: Rio
Conditions: Yes
DA (Development Area): X
Requested # of Dwelling Units: N/A
RA Rural Area):
Proposal: Special Use Permit to allow construction
Comprehensive Plan Designation:
of a rooftop parking deck on new building.
Office /R &D /Flex /Light Industrial — commercial,
professional office; research and development,
design, testing of prototypes; manufacturing,
assembly, packaging in Neighborhood 1.
Character of Property: Existing car dealership
Use of Surrounding Properties: Commercial,
with display parking.
retail, and mobile home park
Factors Favorable:
Factors Unfavorable:
1. The proposed parking structure
1. None identified.
will support an existing motor
vehicle sales and service use in
the HC zoning district, furthering
the purposes of said district.
2. Adjacent properties will not be
adversely affected by the
development of the proposed
parking structure.
RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.
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STAFF PERSON: Megan Yaniglos, Senior Planner
PLANNING COMMISSION: December 6, 2011
BOARD OF SUPERVISORS: TBD
SP2011 -018 Colonial Auto- Parkinq Deck
Petition:
PROJECT: SP 2011 00018 Colonial Nissan — Parking Deck
PROPOSAL: Special Use Permit to allow construction of a rooftop parking deck on new building.
No dwellings proposed.
ZONING: HC Highway Commercial –commercial and service; residential by special use permit (15
units/ acre)
SECTION: 24.2.2 (11) Stand alone parking and parking structures.
ENTRANCE CORRIDOR: Yes
COMPREHENSIVE PLAN: Office /R &D /Flex /Light Industrial – commercial, professional office;
research and development, design, testing of prototypes; manufacturing, assembly, packaging in
Neighborhood 1.
LOCATION: 200 Seminole Trail
TAX MAP /PARCEL: 04500000009480
MAGISTERIAL DISTRICT: Rio
Character of the Site and Surrounding Area:
The area is highly developed on the Route 29 North corridor. The surrounding parcels are retail,
commercial, and there is a mobile home park that is adjacent to the rear of the property. The
property contains existing auto dealerships and display parking.
Specifics of the Proposal:
The applicant is requesting approval of a stand along parking structure. The parking structure will be
for employee parking and excess car inventory for the dealership, and will be located in the back of
the proposed new building. The new building will also contain an indoor display area and office
space.
Planning and Zoning History:
SDP1999 -049- Approved Major Amendment to the existing site plan to add a building on the
property.
Conformity with the Comprehensive Plan:
The Places 29 Master Plan has designated this property as Office /R &D /Flex /Light Industrial which is
described as commercial, professional offices; research and development, design, testing of prototypes;
manufacturing, assembly, packaging. Auto Commercial Sales and Service is listed in the master plan as
a use permitted in the Master Plan. The parking structure would directly contribute to the uses outlined
in the Places 29 Master Plan by providing on -site, accessible parking as supportive use for an existing
Auto Commercial Sales and Service use.
Principles of the Neighborhood Model – Staff has assessed the proposal for conformity with the
Neighborhood Model:
Pedestrian I Although a sidewalk exists on Route 29 and public transportation is
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Orientation
available along this corridor, it does not provide a convenient or safe path
for pedestrians. The building will be located in the same area as the
existing building which is not near the sidewalk. This principle is not met.
Neighborhood
This property is located on a very urban corridor that contains mainly
Friendly Streets
commercial and retail uses. The existing nature of Route 29 does not
and Paths
provide for friendly streets and paths This principle is not met.
Interconnected
Route 29 provides a number of connections to adjacent neighborhoods,
Streets and
commercial, and retail uses. No new roads are being proposed. This
Transportation
principle is met.
Networks
Parks and
This principle is not applicable- this is infill development on an existing site.
Open Space
Neighborhood
This principle is not applicable- this is infill development on an existing site.
Centers
Buildings and
The proposed parking structure and sales center with office space will be
Spaces of
placed in the same location as the existing building. The location and size
Human Scale
of the building for this use does not meet this principle.
Relegated
The proposed parking structure is located behind the sales center and
Parking
office building and is located in the rear of the lot. This principle is met.
Mixture of Uses
This principle is not met; however, this area of Albemarle County has a
variety of different uses nearby.
Mixture of
This principle is not met since it is an infill development and the existing
Housing Types
dealership will remain. There is a variety of unit types and densities located
and
in the area.
Affordability
Redevelopment
The proposed parking structure and sales center with office space will be
located in the same area as the existing building. This principle is met.
Site Planning
The proposed parking structure and building will be located in the same
that Respects
area as the existing building. Additional grading will be necessary for
Terrain
access to the parking structure. This is an infill development, and any
grading will be done to slopes that have been created with the original
development of the site. This principle is met.
Clear
This principle is not applicable.
Boundaries
with the Rural
Areas
Staff Comment:
Staff will address each provision of Section 31.6.1 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,
The proposed parking structure is to be located well within the existing Colonial Auto Site, in an
area over an existing travelway /parking area. The proposed use will support the existing use on-
site, will not alter the overall site design, or use. Therefore, the proposed parking structure will not
be of substantial detriment to adjacent property.
that the character of the district will not be changed thereby and
Because the parking structure will support the current use on -site, the character of the district will
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not be changed. Also, the Architectural Review Board has reviewed this proposal and provided
comments (Attachment D). The ARB review and approval process will ensure that the character of
the district will not change.
that such use will be in harmony with the purpose and intent of this ordinance,
Staff has reviewed this request as it relates to the "purpose and intent" that is set forth in Section 1.4
and of the Zoning Ordinance. The purpose and intent of Highway Commercial zoning is to permit
development of commercial establishments, other than shopping centers, primarily oriented to highway
locations rather than to central business concentrations. Providing for a parking structure within an
existing auto dealership allows for additional commercial inventory while minimizing actual development
area.
with uses permitted by right in the district,
The proposed parking structure will support the existing motor vehicle sales and service use, a
primary by -right use within the district.
with the additional regulations provided in section 5.0 of this ordinance,
Section 5.1.41 requires a site plan to be submitted and approved for each parking structure. An
amendment to the existing site plan has been submitted. If the special use permit application is
approved, the applicant will revise the amendment for review and County approval.
and with the public health, safety and general welfare.
The public health, safety and general welfare will be protected through the site plan review process.
Summary:
Staff has identified the following factors favorable to this application:
1. The proposed parking structure will support an existing motor vehicle sales and service use
in the HC zoning district, furthering the purposes of said district.
2. Adjacent properties will not be adversely affected by the development of the proposed
parking structure.
Staff has identified no unfavorable factors to this application.
Recommended Action and Conditions:
Based on the findings contained in this staff report, staff recommends approval of SP2011 -18
Colonial Auto — Parking Deck with the conditions listed below.
CONDITIONS:
Development and use shall be in general accord with the conceptual plan titled "Special Use
Permit 2011 -018 Colonial Auto- Parking Deck" prepared by Townes Site Engineering and dated
October 17, 2011 (hereafter "Conceptual Plan "), as determined by the Director of Planning and
the Zoning Administrator. To be in accord with the Conceptual Plan, development and use shall
reflect the following major elements within the development essential to the design of the
development, as shown on the Conceptual Plan:
a. limits of disturbance
b. location of buildings and structures
c. location of parking areas
d. employee parking and inventory storage parking layout
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Minor modifications to the plan which do not conflict with the elements above may be made to
ensure compliance with the Zoning Ordinance.
2. No tree removal, grading, or disturbance shall take place within the driplines of the trees. The
applicant shall have the dripline of the trees surveyed and shall mark the dripline in the field with
temporary fencing. Any grading or disturbance within ten (10) feet of any dripline shall
necessitate submittal of a "Tree Protection Plan" in accord with section 32.7.9.4 of the Zoning
Ordinance. No grading or disturbance within ten (10) feet of any dripline shall be permitted until
a) the survey and fencing have been completed and b) the Planning Director approves a plan
which shows the grading or disturbance and the surveyed dripline of the existing trees.
Recommended Motion:
A. Should a Planning Commissioner choose to recommend approval of this special use
permit:
Move to recommend approval of SP 2011 -18 Colonial Auto- Parking Deck with the
reasons and conditions stated in the staff report.
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP 2011 -18 Colonial Auto- Parking Deck. Should a
commissioner motion to recommend denial, he or she should state the reason(s) for
recommending denial.
Attachments
Attachment A — Location Map
Attachment B — Special Use Permit Application
Attachment C — Concept Plan
Attachment D — Architectural Review Board Conditions of Approval Letter
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