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SP201500032 Staff Report 2016-09-14 (2)
RE-STORE'N STATION —NON WATER ISSUES sept 24, 2016 - Lighting as viewed from neighbors ALL SITE DEVELOPMENT PLANS MUST COMPLY WITH THE ORDINANCE 18.4.17 PROVISIONS. The ordinance requires exterior lighting (over 3,000 lumens) to be full cut off style fixture and light spill over is limited to 1/2 foot candle at the property line. THE EXISTING SITE DEVELOPMENT COMPLIES AND THE SITE AMENDMENT MUST ALSO COMPLY. Possible additional measures to mitigate the perspective from the neighbors: Lighting detail: Currently light poles are 20ft high which allows areas at lower elevation to see beneath. A. Proposed mitigation: Owner agrees to only install 20 ft poles to the area in front of buildings and any new lighting behind the existing and proposed bldgs will be limited to 16ft high poles (height reduction of 20%). Lighting detail: Existing Convenience store operation has a small canopy and 3 existing light poles that are 20 ft high located at the rear of the site. (see area defined on attachment) B. Proposed mitigation to exceed the lighting ordinance requirements: PROVIDED THE SP AMENDMENT IS APPROVED WHICH WILL NOT RESTRICT THE NUMBER OF NUZZLES SO DIESEL CAN BE MADE AVAILABLE UNDER THE LARGE CANOPY — The small canopy lights will be turned off when the store closes. C. Proposed mitigation to exceed the lighting ordinance requirements: PROVIDED THE SP AMENDMENT IS APPROVED WITH THE CONCEPT PLAN - The 1 light pole at the west edge behind the convenience store will be removed and the remaining 2 pole lights in the "rear area" will be turned off when the store closes. Lighting detail: New lighting for the rear of the site be father restricted in the SW corner. D. Proposed mitigation to exceed the lighting ordinance requirements: New light fixtures located behind bldgs either on poles or wall mounted will be limited to 16ft. Security lighting will be provided to the extent possible using wall mounted fixtures. If any pole lights are necessary, the bulb housing or fixture will be shielded on the property line side of the fixture. This is to limit the fixture view from properties located at a lower elevation than the HC site. Screening detail: Existing Fence style is board -on -board (as preferred by ARB): E. Proposed mitigation: Privacy fence in the rear area SW corner of the site will be solid privacy fence which will provide a more effective screen. When viewed at an angle, the neighbors will not be able to see through the fence (as happens now). - Truck noise as heard by neighbors ALL SITE DEVELOPMENT IN AC MUST COMPLY WITH THE ORDINANCE PROVISIONS FOR NOISE LIMITS. Per Ordinance section 18.4.18.4 the maximum sound limit is 60 decibels daytime and 55 nighttime. 4.18.5 exempts motor vehicle sounds. Existing sounds do not exceed the ordinance requirements. Background: During the very early hours of the day when traffic background noise is diminished, trucks traveling along RT 250 and along 1-64 can be heard at this site and neighboring properties. F. To mitigate the sound of individual trucks behind the convenience store: PROVIDED THE SP AMENDMENT IS APPROVED TO ALLOW FUEL SERVICE UNDER THE LARGE CANOPY AS NEEDED WITHOUT THE NOZZLE LIMIT — the small canopy fuel pump dispenser will be turned off when the store closes. Customers purchasing alternative/diesel fuel will circle the large canopy area which will confine the sounds to the area next to the store. This measure mitigates the lighting impacts and noise impacts to neighbors. The only remaining single truck from time to time that may intermittently circle the rear area is the truck delivering fuel to the underground storage tanks on the site. Bill Fritz From: David Stoner <davidastonerl@gmail.com> Sent: Tuesday, June 07,2016 11:14 AM To: Planning Commission - Ce Notification about CCAC, Crozet Community Advisory Council CCAC; Bill Fritz Subject: FIAT, Crozet CAC Comments on Restor-n-Station Phase H Attaachmenta: CCACRestornStationComments.pdf Dear Planning Commission members: In preparation for your deliberations this evening, I wanted to highlight and reiterate the Crozet Community Advisory Council's prior opposition to SP201500032 ReStore N Station (amendment of SP 200900034), The attached resolution was included in the Staff Report that had been distributed to you previously. In summary, this proposed amendment will allow a significant increase in the size and scale of the existing development, which at this location Is not in keeping with the Crozet Master Plan, as further detailed in the attached resolution. Allowing this project to proceed as proposed only serves to frustrate the goals of the Crozet Master Plan, which are to clearly limit development on the 250 West entrance corridor and this fringe area of the Crozet Development Area. And certain amendments such as removing the previous limits on operating hours and prohibition of Overnite parking, result only in expanded congestion of the area and further nuisance factors such as traffic, noise, and light pollution in this Rural Area. As such, the CCAC had previously recommended denial of this requested amendment of SP 20t}900034. Respectfully submitted, Dave I i 10 d 11 ++++.+f+++,+�++++++++++++++++►++t+�++�+ David A. 8sona CIM&I Crozet Community Advisory Council 434-227-2105 dayMasionerl A041wm From: David Stoner <davidastonerl@email.com> Date: Wednesday, March 23, 201610:57 AM To: Ann Mallek <amalleMalbernarke.ora>, Jennie More <'more albemarle.or >, Bill Fritz <BPRITZPalbernarle.ory Cc: Notification about CCAC <CCAC-Notify@aooglggroups.com>, Crozet Community Advisory Council CCAC COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: SP201500032 Restore'n Station SUBJECT/PROPOSAL/REQUEST: Amendment of previous special use permit conditions to allow the construction of additional building space, allow expanded business hours and fuel sales and allow overnight parking. AGENDA DATE: September 14, 2016 STAFF CONTACT(S): Bill Fritz, John Anderson PRESENTER (S): Bill Fritz BACKGROUND: A special use permit was issued to this property to allow water consumption in excess of 400 gallons per acre per day on November 3, 2010. That approval, SP 2009-34, limited water consumption to 1,625 gallons per day, building size and activities on site. The applicant is not proposing to change the amount of water that may be used. The applicant is requesting that the building size be increased and an expansion of the activities that may occur on site. PLANNING COMMISSION ACTION: On June 7, 2016 the Planning Commission recommended denial by a vote of 6:0 (Spain) DISCUSSION: The Planning Commission recommended denial of the changes to the original conditions of SP 2009-34. The Commission stated that the original conditions control the recharge and intensity of the use on the property, and they were tied to the water consumption. The Planning Commission stated concern that expanded uses and increased customer traffic could accelerate water use. The Commission also expressed concern that data from comparable businesses is not available. The Commissioners stated that some increase in building size could be accommodated but not sure how much. There was also concern about the mix of uses making predictions of water use difficult and that the limitation on the hours of operation should remain on the businesses but that hours of operation of the gas pumps could be expanded. RECOMMENDATIONS: The Planning Commission recommends denial of this application for the reasons stated above. Staff recommends approval based on no change in water use, groundwater recharge will remain adequate based on a groundwater study and the application is consistent with the criteria for issuance of a special use permit. ATTACHMENTS: Attachment A — Staff report presented to the Planning Commission on June 7, 2016 Attachment B — Planning Commission Action Letter Attachment C — Planning Commission Minutes Attachment D — Information received after preparation of the staff report for the June 7, 2016 Planning Commission Meeting Bill Fritz From: Musxit@aol.com Sent: Wednesday, August 24, 2016 10:28 AM To: Bill Fritz Subject: Re -Store N Station - SP AMEND TO BOS 9-14-16 Attachments: PC06.07.16Signatures.pdf, Signatures06.30.16.tiff, RS.PC.6.7.16.REVISE.CON D.EXPLANATION.docx.pdf, RS.S P.letter. N ov2010.withC hanger. noted. pdf nim In the initial submission, the existing special use permit letter with conditions was submitted with a request to delete the conditions but if that was not feasible there was suggested changes to the conditions shown on the second page. It seems the PC did not take the additional step that is typically done where the vote for denial is followed by the 'but if' the BOS should consider the application for approval that conditions should be ..... with a discussion of those conditions. I have attached the initial submission (which is in the package) which includes the second page with proposed rewording of the conditions. I have also attached a much improved version of changes to the conditions with an explanation for each included. The attached proposed changes to the conditions is dated 8 - 1 - 2016. The last "proposed" condition to be added is to satisfy the concerns that the water usage will be exceeded with the full development of the site. Although this is impossible due to restricted flow device, this will hopefully provide a measure of assurance for the BOS. If this condition is not met within 6 months after occupancy of the rear bldg, the applicant would need to go back through the process again if any other development were proposed. Lastly, I have also attached additional pages with signatures of support - pages 17 - 22 which were gathered after the PC meeting to add to the previous submittal of pages 1 - 16 (also attached) Please confirm you received the 4 attached pdf files. Your assistance is appreciated. Thanks Jo NO SPECIFIC RECOMMENDATION FROM THE PC WAS MADE TO RECOMMEND CONDITIONS SHOULD THE BOS CONSIDER APPROVAL OF THIS SPECIAL PERMIT AMENDMENT REQUEST. THE FOLLOWING ARE THE EXISTING CONDITIONS REVISED TO BE CONSISTENT WITH THE APPLICATION, PROVIDE CLARITY TO A FEW CONDITIONS, AND ADD SOME RESTRICTIONS THAT ARE REASONABLY RELATED TO WATER USAGE. 8-1-2016 1. NO CHANGE TO CONDITION- REQUIRES THE EXISTING WATER METER TO REMAIN. This condition is to insure that the water usage is measured with a sealed tamper proof meter that is the same model used by Albemarle County Service Authority public system. THIS CONDITION RELA TES DIRECTL Y TO WATER USA GE. 2. NO CHANGE - REQUIRES THE WATER USAGE TO REMAIN LIMITED TO 1,624 GPD BY RIGHT AMOUNT WITH 1 GPD ADDED BY THIS PERMIT FOR TOTAL OF 1,625 GPD. This condition states the limit of water which is only I gallon person (or % gallon per acre per day) more than the amount of water, 9, 624, that can be used "by - right" according to Zoning Ordinance — HC uses. THIS CONDITION RELATES DIRECTLY TO WATER USAGE. 3. NO CHANGE - REQUIRES THE EXISTING FLOW VALVE TO REMAIN. The existing flow valve installed at the well has been calibrated by a Professional Engineer and certified to restrict the flow of water that is withdrawn from the well to 1.9 gallon per minute which guarantees that the allowed water CANNOT be exceed because it is not physically possible to withdraw a greater amount of water. THIS CONDITION RELATES DIRECTLY TO WATER USAGE. 4. THE GROSS FIRST FLOOR BUILDING SQUARE FOOTAGE SHALL NOT EXCEED 13,600 SQUARE FEET AND THE GROSS SECOND FLOOR BUILDING SQUARE FOOTAGE SHALL NOT EXCEED 11,000 SQUARE FEET. THIS DOES NOT INCLUDE PORCH ROOFS. The wording has been changed to be clear that the first & second floor is limited to the square footage as shown on the concept plan. The term footprint" has been deleted because this term is not defined in the zoning ordinance and is misleading because it was not intended that porch roof area at each door be included. Porches roof areas are not included in the building permit as square footage. This wording will correct that issue. THIS CONDITION RELATES INDIRECTLY TO WATER USAGE. 5. THE CONVENIENCE STORE SHALL NOT OPERATE BETWEEN 12:30 AM AND 4:30 AM EXCEPT THE FUEL PUMPS MAY REMAIN OPERATIONAL WITHOUT RESTRICTION. This condition requires that the convenience store not operate 24 hours per day. It is to limit the convenience store hours to be consistent with the wording of the previous condition #8 (below) related to overnight parking. It has wording added to clarify that the pumps may operate after hours because the fuel pump opera_ tion does not relate to water usagey way. THIS CONDITION REASONABLY RELA TES TO WATER USAGE AS REVISED. 6. THERE SHALL BE NO MORE THAN NINE (9) FUEL PUMP STATIONS OF WHiCH SEVEN (7) ARE LIMITED TO SERVE ONLY 2 VEHICLES AT ANY TIME, ONE (1) IS OFF ROAD FUEL THAT SERVES ONLY ONE CUSTOMER AT ANY TIME, AND ONE (1) IS FOR KEROSENE FUEL PUMP THAT SERVES ONLY ONE CUSTOMER AT ANY TIME. This condition has been reworded to simply state that nine fuel pump stations are allowed which is an addition of only two and the wording will now allow pumps that dispense alternative fuel which require separate hose/nozzles for each type to be installed but does not increase the number of vehicles served per fuel pump station. THIS -CONDITION CAN ONLY RELATE TO WATER USAGE IF THE CONVENIENCE STORE IS OPERA TING. THE NUMBER OF FUEL PUMP STA TIONS IMPOSES A LiMIT ON THE NUMBER OF VEHICLES THA T CAN BE SERVED CONCURRENTLY WHICH INDIRECTLY MAY RELA TE TO THE NUMBER OF CONVENIENCE STORE CUSTOMERS. THIS CONDITION ONLY RELATES TO WATER USAGE INDIRECTLY. 7. NO CHANGE -- ALLOWS FOR RAINWATER COLLECTION TO BE RE -USED. This condition is not changed It allows for rainwater to be harvested from the roof areas then stored to use for outside uses only. This is part of the storm water management system for runoff control and water used this way goes directly towards groundwater recharge. THiS CONDITION DOES NOT RELATE TO (WELL) WATER USA GEATALL BUT IT IS TO PROVIDE CLARITY TO ALLOW RAINWATER COLLECTION. 8. EXCEPT VEHICLES OF THE AUTO REPAIR CUSTOMERS, OVERNIGHT CUSTOMER PARKING ON SITE SHALL NOT BE PERMITTED BETWEEN 12:30AM AND 4:30 AM. THE APPLICANT SHALL POST SIGNS INDICATING NO SUCH OVERNIGHT PARKING IN SUCH PLACES DESIGNATED BY THE SITE PLAN AS A CONDITION OF FINAL SITE PLAN APPROVAL, AND This condition has been reworded slightly to allow for auto repair customer vehicles to remain but makes no change to the restriction of ovemight parking generally. THIS CONDITION DOES NOTRELATE TO WATER USAGE SINCE CONDITION NUMBER 5 LIMITS THE STORE OPERATION SO NO WATER IS USED AFTER STORE CLOSURE. 9. THE AUTO REPAIR BUSINESS SHALL NOT OPERATE BETWEEN 10PM AND 4:30AM. This is a new condition to restrict the hours of operation for the auto repair business. THIS CONDITION REASONABLY RELATES TO WATER USAGE. 10. (RENUMBERED TO 10) CHANGE THE DATE TO CONCEPT PLAN LAST REVISED DATE OF This condition has only been revised to substitute the dates of the revised concept plan as necessary. THIS CONDITION 1S A PROCEDURAL REQUIREMENT TO TIE THE SPECIAL USE PERMIT TO THE CONCEPT PLAN. SUGGESTED CONDITION TO ALLOW THE DEVELOPMENT TO BE PHASED AS THE WATER USAGE AFTER THE REAR BLDG HAS BEEN OCCUPIED FOR 6 MONTHS IS PROVEN: ADD CONDITION: NO BUILDING PERMIT FOR THE EXPANSON OF THE EXISTING (FRONT BLDG) SHALL BE ISSUED UNTIL THE WATER USAGE OF LESS THAN 80 % OF 1,625 GPD OR 1300 GPD HAS BEEN CONFIRMED BY SUBMISSION TO THE ZONING ADMINISTRATOR OF METER READING DATA OVER A 6 MONTH PERIOD. THIS CONDITION RELATES TO PROVING THE WATER USAGE 1S WITHIN THE ALLOWED AMOUNT BEFORE THE EXPANSION OF THE FRONT EXISTING BUILDING CAN OCCUR. THIS PREVENTS THE PROPERTY OWNER FROM OBTAINING A BUILDING PERMIT IF THE WATER USAGE IS OVER 80%. ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name- SP201500032 Restore'n Station Staff, William D Fritz, AICP Planning Commission Public Hearing June 7, Board of Supervisors Hearing TBD 2016 Owner(s) Jeffries II, LLC Applicant(s). Jeffries 11, LLC Acreage 4 06 acres By -right use HC, Highway Commercial TMP- Tax Map 055B0O00000100 Special Use Permit for- Uses permitted by Location 6115 Rockfish Gap Turnpike (U S Route right, not served by public water, involving 250) This property is on the south side of Rockfish water consumption exceeding four hundred Gap Turnpike (U S Route 250) approximately 0 75 (400) gallons per site acre per day (18 - mile east of 1-64 and 0 3 miles west of Western 24.2.2(13)) Amendment of SP 2009-34 Albemarle High School Magisterial District: White Hall Proffers/Conditions Yes Requested # of Dwelling Units/Lots Not DA - RA - X applicable Proposal Amendment of previous special use permit conditions to allow the Comp. Plan Designation Rural Area 3 - construction of additional building space, preserve and protect agricultural, forestal, open allow expanded business hours and fuel space, and natural, historic and scenic sales and allow overnight parking resources/density (0 5 unit/acre in development lots) Character of Property, The property is developed Use of Surrounding Properties Single Family with a convenience store/office and has fueling residential to the south Commercial stations development is located to the east and west of the site A convenience store/market is located immediately to the north of the site Other land to the north is either open area, agricultural or residential Factors Favorable: Factors Unfavorable 1 There is no change in water use 1 If the Board of Supervisors disagrees with 2 The groundwater study indicates that adequate the staff interpretation of the meaning and recharge will occur even with the additional intent of the Comprehensive Plan, this impervious area. application may be considered inconsistent 3 The application is consistent with the criteria for with the Comprehensive Plan. the issuance of a special use permit. Recommendation Staff recommends approval with conditions SP201500032 — Restore'n Station Planning Commission Page 1 STAFF CONTACT. William D Fritz, AICP PLANNING COMMISSION. June 7, 2016 BOARD OF SUPERVISORS. TBD PETITION PROJECT SP201500032 Restore'n Station MAGISTERIAL DISTRICT White Hall TAX MAP/PARCEL. 055B0000000100 LOCATION 6115 Rockfish Gap Turnpike (Attachment A) PROPOSAL. Use of more than 400 gallons of groundwater per site -acre per day PETITION Section 24.2.2(13) Uses permitted by right, not served by public water, involving water consumption exceeding four hundred (400) gallons per site acre per day Uses permitted by right, not served by public sewer, involving anticipated discharge of sewage other than domestic wastes (Attachment B) OVERLAY DISTRICT Entrance Corridor (EC), PROFFERS No COMPREHENSIVE PLAN Rural Area in Rural Area 3 CHARACTER OF THE AREA. The property is adjacent to and on the south side of Rockfish Gap Turnpike (U S Route 250) The property is developed with a convenience store/office and has fueling stations The area to the south is zoned RA, Rural Areas and has several single family residences Commercial development is located to the east and west of the site A convenience store/market is located immediately to the north of the site Other land to the north is either open area, agricultural or residential (Attachments C and D) PLANNING AND ZONING HISTORY. This property, and others in the immediate area are within the Rural Area as designated by the Comprehensive Plan However, this property and other nearby properties, were rezoned to HC, Highway Commercial in 1980 as part of the comprehensive rezoning of the County (Attachment C) The County has not initiated a rezoning since 1980 to rezone any properties that are outside of the Development Areas but are zoned with "urban" zoning designations A special use permit was issued by the Board of Supervisors for this property on November 3, 2010 That special use permit, SP 2009-34, authorized the use of 1,625 gallons of water per day which is more than the 400 gallons of water per acre per day use permitted by -right. The by -right permitted water use is 1,624 gallons of water per day The conditions of the special use permit limited water use, building size and other activities on site Following the approval of the special use permit an initial site plan (SDP2008-154) and a final site plan (SDP2011-43) were approved DETAILS OF THE PROPOSAL. Section 18-24 2 2(13) requires uses in the HC Highway Commercial zoning district that are not served by public water to obtain a special use permit if it uses more than 400 gallons of water per site per day This proposal does not propose to increase the amount of water that may be used The proposal does include - An addition to the existing building of 5,572 square feet of first floor retail/food retail (including a drive-through window) and 4,300 square feet of second floor office area - A new building with 5,199 square feet of first floor area devoted to retail (1,599 square feet) and auto repair (3,600 square feet) and 4,875 square feet of second floor office area. Total new SP201500032 — Restore'n Station Planning Commission Page 2 building area is 19,946 square feet. (Attachment E) - Amending the previous conditions to o eliminate restrictions on hours of business activity; o eliminate prohibition on overnight parking, and, o eliminate limitations on fuel dispenser types and numbers. As required by the Ordinance a community meeting was held on January 20, 2016 at the Crozet Community Advisory Committee's regular meeting where the applicant made a presentation for the request. The Committee has provided comments which are included as Attachment F ANALYSIS OF THE SPECIAL USE PERMIT REQUEST The issue of increased water use is not before the Board The decision to authorize the use of up to 1,625 gallons per day has been made If this permit is denied the applicant will still have the right to consume that much water The applicant is not proposing to increase the amount of water that may be used The appropriateness of the HC zoning designation on the property is not under consideration The property was rezoned in 1980 and no action has been taken to amend or modify the zoning of the property The issue before the Board of Supervisors is the amendment of the previously approved conditions that limited activity on this site to ensure that water consumption did not exceed 1,625 gallons per day The review is limited to the impact on water resources of increased building size, increased impervious area, expanded hours of operation and an increase in the types of fueling stations The permit is evaluated under reasonable standards, based on zoning principles which includes the proposals compliance with the Comprehensive Plan Any impacts caused by the proposal may be addressed through conditions and those conditions must be reasonably related to the impacts and be roughly proportional to the impacts. Section 33 8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: No substantial detriment. The proposed special use will not be a substantial detriment to adiacent lots. The applicant has submitted, as a revision to the original Tier III groundwater study, information on the well and groundwater recharge calculations (Attachments G and H) This information was prepared by Michael Craun, Professional Engineer County engineering staff has reviewed the groundwater recharge calculations and found that the processes and conclusions contained in the study are sound and consistent with Professional Engineering standards The study takes into account the recharge rate that will occur given the increased impervious area on site The conclusion of the groundwater recharge calculations is, "It is not anticipated that groundwater withdrawal of this magnitude will impact neighboring wells or general groundwater supplies Furthermore, the proposed groundwater usage does not pose a threat of groundwater contamination under normal circumstances" SP201500032 — Restore'n Station Planning Commission Page 3 Based on the information contained in the groundwater recharge calculations, staff's opinion is that there would be no substantial detriment to adjacent properties Character of district unchanged. The character of the district will not be changed by the proposed special use. This property has been zoned HC, Highway Commercial since 1980 Attachment C shows the zoning of nearby property Attachment D is an aerial view of the immediate area. Property immediately to the north, east and west of this property is developed with commercial activities (Pro Re Nata Brewery is a Farm Brewery operating on land zoned, RA, Rural Areas However, its appearance is of a commercial activity not a traditional agricultural or farm operation ) Other properties along the south side of Rockfish Gap Turnpike are also developed commercially Property immediately to the south is developed with low density residential development on land zoned RA, Rural Areas Other property to the north is undeveloped and is a portion of the Old Trail Golf Course The general district or area has mixed characteristics The proposal results in a single development that is larger than any of the other commercial developments in the immediate area. This is accounted for because the property is larger than any of the other properties zoned HC, Highway Commercial in the immediate area. Obviously, the proposed use is different than the existing low density residential use or open area associated with the golf course In determining if the use changes the character of the district it is important to remember that the proposal before the County is a special use permit for water consumption A commercial development of the property that consumed no water, such as light warehousing, would have allowed the entire property to be developed without a special use permit. The only impact to the district that staff has analyzed is the impact of water consumption The project is authorized to utilize approximately 0 25 gallons/acre more than is permitted by right. There is no request to increase the amount of water consumption authorized with SP 2009-34 The analysis of impact on the change in the character of the district was made during the review and ultimate approval of SP 2009-34 and as no change is proposed in water consumption, the previous determination that this use does not change the character of the district isunchanged Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter, The purpose and intent of the Zoning Ordinance is contained in Section 14 (Attachment 1) The provisions of the ordinance are intended to further the purpose and intent of the ordinance The requirement for a special use permit for water consumption in excess of 400 gallons per site acre per day is an example of how the ordinance addresses the stated purpose 1 4 10 To include reasonable provisions, not inconsistent with the applicable state water quality standards to protect surface water and groundwater defined in section 62 1-44 85(8) of the Code of Virginia, and By granting SP 2009-34 and authorizing the site use 400.25 gallons/acre/day the County has already determined that water use in excess of 400 gallons per site acre per day is appropriate for the site Staff has reviewed information addressing the impacts of additional development on this site (see comments above) Based on an analysis of the information provided, staff opinion is that approval of this request for additional activity on the site does not conflict with the stated purpose of protecting surface and groundwater or the prior approval During the review of this application staff has received comments from the public which may be generalized as a comment that the development is not in harmony with the adjacent residential SP201500032 — Restore'n Station Planning Commission Page 4 community, leads to congestion in the public streets, and encroaches on a historic area. Staff agrees that designating this property for commercial activity is not consistent with the adjacent residential area. The use also increases traffic on Rockfish Gap Turnpike However, this property has been zoned for commercial use The sole issue for this special use permit is water consumption, and the application does not propose to increase the amount of water use above that authorized by SP 2009- 34 This limits the County's review of the site at the development stage of the process to insuring that it meets the minimum design standards contained in the ordinance This includes, but is not limited to, items such as stormwater runoff, lighting, setbacks, screening and access management. The ordinance contains specific requirements and if these requirements are met then the purpose and intent of the ordinance have been met. A review of the site plan will insure that the minimum standards of the ordinance are met. Approval of this special use permit does not relieve the applicant from any requirements of the ordinance The Board of Supervisors would have to approve a special exception to allow any deviations from the minimum requirements. ...with the uses permitted by right in the district The intent of the HC, Highway Commercial zoning district is stated Section 24 1 of the Zoning Ordinance HC districts are hereby created and may hereafter be established by amendment to the zoning map to permit development of commercial establishments, other than shopping centers, primarily oriented to highway locations rather than to central business concentrations It is intended that HC districts be established on major highways within the urban area and communities in the comprehensive plan It is further intended that this district shall be for the purpose of limiting sprawling strip commercial development by providing sites with adequate frontage and depth to permit controlled access to public streets The designation of this property as HC, Highway Commercial is not consistent with the locational intent of the district (established within "the urban area and communities" in the comprehensive plan) However, the decision to zone this property HC, Highway Commercial was made in 1980 and no action has been taken by the County to amend the zoning The proposed use of the property for commercial activity on a major highway is consistent with the intent of the district. Access to the property is limited by previous actions and the access management requirements of VDOT As part of controlling access an easement exists on this property that would allow other property to use the entrance to this site instead of constructing a new entrance on Rockfish Gap Turnpike The zoning designation of this property is not currently under review and should not be a factor in analyzing this special use permit request which is solely to amend the conditions associated with a previous approval for water consumption in excess of the by -right amount. Water consumption in the HC, Highway Commercial district can be very high and the amount of water proposed to be consumed is consistent with what would be expected in the HC, Highway Commercial District. This development proposal, with the condition limiting total water consumption, is consistent with the uses in the HC, Highway Commercial district. ...with the regulations provided in section 5 as applicable Section 5 0 contains no additional regulations regarding water usage While not part of the special use permit review, staff does note that this project envisions a drive-through window which is subject to section 5 1 60 The drive-through window meets the design requirements of section 5 1 60 ... and with the public health, safety and general welfare SP201500032 — Restore'n Station Planning Commission Page 5 The applicant has submitted information from a state certified engineer indicating adequate water supply is available, see above comments and Attachments G and H The project has a condition capping water consumption at a maximum of 1,625 gallons per day and conditions requiring monitoring and the use of a flow restriction device to prevent the daily limit from being exceeded Based on the analysis of the available information and the characteristics of the area, and conditions requiring monitoring and limiting water use, it is staff's opinion that the increase in water consumption is not inconsistent with the public, health, safety and general welfare Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. Staff has compiled some of the most relevant provisions of Comprehensive Plan in Attachment J The zoning of this property HC, Highway Commercial is inconsistent with the Comprehensive Plan land use recommendation which directs development into the development areas However, as has been previously stated the decision to zone this property HC, Highway Commercial has been made and the County has never initiated any action to change the zoning designation The use was analyzed for consistency with the Comprehensive Plan The use, as specified in the Zoning Ordinance is the consumption of more than 400 gallons of water per acre per day The applicant is not proposing any increased water consumption above that permitted by the conditions of SP 2009-34 Based on no new use being proposed the application may be considered to be consistent with the Comprehensive Plan It is important to remember that this application is an amendment to an existing approval If there were no prior approvals on this site this application would clearly be inconsistent with the Comprehensive Plan because the approval of water consumption would be for uses not consistent with the Comprehensive Plan's Rural Area designation of the site However, there is a prior approval and staff's recommendation is that this factor limits the scope of the review Because the changes to the conditions do not alter the level of water use allowed on site staff cannot find that approval of this application would be inconsistent with the Comprehensive Plan SUMMARY. Staff has identified factors which are favorable and unfavorable to this proposal Factors favorable to this request include 1 There is no change in water use 2. The groundwater study indicates that adequate recharge will occur even with the additional impervious area 3 The application is consistent with the criteria for the issuance of a special use permit. Factors unfavorable to this request include 1 If the Board of Supervisors disagrees with the staff interpretation of the meaning and intent of the Comprehensive Plan, this application may be considered inconsistent with the Comprehensive Plan RECOMMENDED ACTION. SP201500032 - Restore'n Station Planning Commission Page 6 Based on the findings contained in this staff report, and with the conditions proposed below staff recommends approval of Special Use Permit SP 2015-32 Restore'n Station (These conditions include the prior conditions of SP 2009-34 with edits to indicate changes ) 1 The applicant shall install and maintain a meter on the well head to monitor water consumption Prior to installation, the model of the meter shall be subject to approval by the Zoning Administrator in conjunction with the County Engineer Results of daily water consumption shall be made available within forty-eight (48) hours of a request from the Zoning Administrator; 2 Water consumption from all wells on site shall not exceed one thousand six hundred twenty -five (1,625) gallons per day in the aggregate, 3 The applicant shall install and maintain a tamper -proof, flow restriction device limiting water flow to not more than one thousand six hundred twenty-five (1,625) gallons per day Prior to installation, the model of the flow restriction device shall be subject to approval by the Zoning Administrator in conjunction with the County Engineer; 4 5. The hOUFS of business operation shall not eXGeed sixteen (16) heuFs peF ; 6. There shall be net meFe thaR seven (7) pump stations and twelve (12) Rezzle di 'th not rAeFe thaR eight (8) nozzles for feuF (4) pump stations for gaseliRe (G . . . . 'uel), with nGt maFe thaR two (2) nozzles for one (1) pump station fbF diesel fuel (eF equivalent fuel), with more than one (1) nozzle feF one (1) purAp statien feF off Fead diesel fuel, and with not Fnere than one (1) nozzle fnr ene (1) pump station feF keMsene fuel 7 If rainwater is collected from roof tops of the pump station canopies or the building, it shall be stored in a lined underground storage tank and utilized for on-site landscaping purposes only; 8 QVeFnight GusterneF parking on site shall not be peFmitted between the hours ef 12.30 a.m. and designated by the Site Plan Agent as a Gandition of final site plaR appFeval, , 9 "Development of the site shall be in general accord with the submitted pFeliFninaFY concept plan dated DeGember 6, 20092/25/2016 Permitted modifications may include those required by the Architectural Review Board, those necessary to satisfy the conditions of this special use permit, and additional landscaping /screening approved by the Site Plan Agent." Motions. Special Use Permit A. Should the Planning Commission choose to recommend approval of this special usepermit: I move to recommend approval of SP2015-32 Restore'n Station with the conditions outlined in the staff report. B Should the the PlanningCommission choose to recommend denial of this special use permit choose to recommend denial of this special use permit: I move to recommend denial of SP2015-32 Restore'n Station. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial SP201500032 - Restore'n Station Planning Commission Page 7 ATTACHMENTS Attachment A- Map Attachment B- Applicant Justification Attachment C- Map showing zoning of surrounding area Attachment D — Aerial view of immediate area Attachment E- Plan submitted as supporting documentation Attachment F- Comments from the CCAC Attachment G — Information on the existing well Attachment H — Groundwater Recharge Calculations Attachment I — Purpose and Intent of the Zoning Ordinance Attachment J — Comprehensive Plan Comments Attachment K — Public Comments SP201500032 — Restore'n Station Planning Commission Page 8 Bill Fritz From: Musxit@aol.com Sem Monday, June 06, 2016 5:59 PM To: Bill Fritz Subject: Support from Traveler on I-64 - lie-Store'N Station & Over 300 Supporters Attachments: PC06.07.16Signatures.pdf, RS.Support.Travelwer1-64.pdf Bill - An article of support froma traveler that visited Albemarle County - Crozet. Please pass on to PC and BOS. I have also attached 16 pages of the petition of support for the expansion. Approx. 20 signatures per page on 15 pages and 11 on the 16th page this equates to approximately over 300 signatures. Of course some have not put their address on the line provided but if Albemarle County resident - that is good but if a non-resident that is also good because it means that people that live elsewhere spend money at an Albemarle County store. ALL customers Matspend money create tax revenue to the County which benefs the citizens ofAlbemarle - if there was more business tax revenue to augment the real estate taxes - it benefits the property owners in Albemarle County. The volume of Crozet residents that shop and spend money in Waynesboro is growing all the time. Since I live in Augusta County, I see people that I recognize (with Crozet stickers) shopping at Walmart & Lowes & Target. Tax dollars are going to the City of Waynesboro. Please confirm you received bath attachments. Thanksl Jo From: Steven Brodie Tucker[maiito:stevenbrodietucker@gmail.com] Sent: Monday, June 06, 20161:08 PM To: msprouse67@gmail.com Subject: Local Albemarle Business Seeks Expansion, Community Support bt ://www. endletog enn.coniAocal-albemarle-business-seeks-ex anion-ggMMum -su alerwn BradW Twofer Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation, sipteture Print Name and Address i� Q -k -,'A N'.' •t � %t �'_�.�.�„_ + ...� it {` ,c CY s ((3 ple I � 1 f rr 1..4 4•� i �:. Le R k �. ... 7 -�• l.r �J� (`� �,,, w ��/a r .� tL f t• 1•+�., ( l �f if w�C I" We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Name and Address 3� ZZ 13 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and . drive-through window. Support our Proposed Expansion By signing below you are indleating that you support our convenience store and would like to see additional services available at this location, We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses, we are also a by -right designation, Signature Print Name and Address IL We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto parts, Auto Repair Shop, Office and a drive-through window. -ti's `t ' y��i �; .. •� �'E.��'4 ��= • ..• %til �l�f i�j. r.�-�� j! fi � �Ilj �jJ:1{ r^� • e ` L 1 1� r• S 4;a ti Y�Lf-A �. r•.� �•! t ►��i<'Y • i� o t iff q4Eia W i •�.i1��•''�i .� t'i r l�l. . �-V-lam+ �/{�. l 1� �'�ri��-moi IL We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto parts, Auto Repair Shop, Office and a drive-through window. Support our proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be aisle to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Name and Address 18 15 21 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window, a..,• sr )VIA 1 a .. !' y 1 rLk[\roti. :� '1-1 444 }tt C. r �k ( A t t 1 A. . l t i y r l TA ILI I r .i ,, We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window, Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses, we are also a by -right designation. Signature Print Name and Address 1 1 1; S •f (� f�S�lr h �-i!a ti- 4• j��e,, lli�.s'��i".. 20 a J�[ y f /r l' 3 �i��9� j�i°!�"•#'klLrr ;Z?3� 'r::r,..: _.. .a ,�.('Y., fj� '� 9f �•.� / A q '. �,•,• ':r.► �i, A,, �• 4' �.. !. T yr till • �. - � ! .• �.� �_�. 'e�Ji'F�fth •�x �- ire:_ � t� ( � �� } i k 1 r . a r t iv.R.ii:.�r qw d �.} Zi �'�.�:.r. ��,d�.�'!'�l•1 4'ji•�'-,!`. �� �S/r YI ip % rr '3 '''ix aa� `I '�/��f �•r'is� �� exit F[�•y ` (j /sl s'� +/ S •f ':+• L., We are working to construct approximately k000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. 20 a J�[ y f /r l' ':+• L., We are working to construct approximately k000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Name and Address 4 V We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions, Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. I Pi. dJ� VA �i_J j 0 M �—M� Aa fit%� �- • 'a' I1r1•W a 7• 9r� ! / i �� r _ _. C -M , l .. . We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions, Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. I Pi. dJ� VA We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions, Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. Support our Proposed Expansion By signing below you are Indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature print Name and Address Support our Proposed Expansion By -signing below you are indicating that you support our convenience More and would like to see additional services available at this location. We believe more services are needed fonthe growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by-rlght designation, Signature print Name and Address We are working to construct approximately,20,00C) square feet of additional commercial space and amend fuel dispensing conditions. proposed uses include Convenience/Retail, Food retail, Retail Auto Farts, Auto Repair Shop, Office and a drive-through window. IV - 3 Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation, Signature Pant Mame and Address 050 MIR NIN 191 JabFA�oIs NR,,,�,; VA zi 20 ter'-} We are wo king to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses Include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. I Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Mame and Address I Z_ 601,0 A2 1111 e p3 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair 5hop, Office and a drive-through window. Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this iocation.''We believe more services are needed far the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Name and Address A 20 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/ Retail, Food retail, Retail Auto Parts, Auto Repair Shap, Office and a drive-through window. lb't� 0 ""LCt Bc kfi--I� VS 0GR '(N Q. (S L G Kr f yk o-6(,{�� ��"�:+�t �pl•`-�"x.i. k ;j,� y .� }�. ��.� Cr,., .1..►... �. ' {� � y/.J�i 1 � r tr„Lf ' i*'t / � lC• i' i� t'..F�4 F{ �i*k-�� � ���Y �� vv ver • �c C �' aw// ag We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/ Retail, Food retail, Retail Auto Parts, Auto Repair Shap, Office and a drive-through window. lb't� 0 ""LCt Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet populatlon and this location Is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway flommercial uses; we are also a by -right designation. S ature Print Name and Address ---- 4 aay J4 VkW 8 V011) 11.Q 9 gP4A7 A-14 K. -2r zo��.,� �{ 12 13 14 1 177 tt It' f kdtg ir/ 1327 d�+ t 1s LC - �Jqtf-NL-* k 19 20 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses, we are also a by -right designation. Signature Print Mmrna �r<a AAA—. We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenlence/Retail, food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. tag -•I/e of0( .Z Support our Proposed Expansion By signing below you are Indicating that you support our convenience store and would like to see additional services available at this location, We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature ' Print Name and Address We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses Include'Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Skop, Office and a drive-through window. T 6nvbVv �� � (Lr .(4611 �-3z -?4?9Cb"e q Support our Proposed Expansion By signing below you are Indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location Is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right des' nation. �f. L Sighature Print Name and Address F 0 9�t AQJ jb4 +� , 3 l s ! L Y 7� r I f '� ' _ f r r �fs ; 3 �: ' i hal � - • .s f ,,..� �..f 4 �,'. �%�..� ' �,� � • �.• !` L i��: • s e � 10 �° .i ti •ti��x ,rt,.r:'.�. .�;. _� � 1. 13 14 i 16 i.� # ti " ..� 17 19 A 10 LV �^'�•S k' i .r �'. ~13� • -' LJ ail jw We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair 5hop, Office and a drive-through w1ndow. Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location Is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a brright designation. Signature Print Mame and Address We are working to construct approximately 20,OOO square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Farts, Auto Repair Shop, Office and a drive-through window, Luce) ANxmarle Swinm Sa*s BgwWm Commwft &WW—PaxAetm Pm June 6, 2o16 i Steven Brodie Tucker C5 Uncategorized P o Driving home from Roanoke yesterday, my family and I stopped for restrooms and refreshments at a BP Station off Exit 107, interstate 64, toward downtown Crozet. This beautiful BP Station had well -supplied and clean restrooms, friendly customer service, and a wide selection of both fresh and dry foods. When I approached the register I saw a petition addressed to the Albemarle County Board of Supervisors, letting them know that local residents supported the expansion of the property to include a possible donut shop, with a drive through, and an auto repair and auto parts store. Now, the western end of Albemarle County is beautiful, as it the drive from Exit 107 into the town of Crozet; however, local residents eating at the station informed me that the folks on the Albemarle County Board of Supervisors don't want to establish any more business outside of Crozet, fearful of drawing business away from the town. As any interstate traveler well knows, folks getting off the interstate won't drive more than a mile away from the exit. Most of the time they are just looking for restrooms, refreshments, and a bite to eat. They aren't looking to drive 3 miles to the nearest town to spend their money at local businesses. Page20F8 Local Albemarle Business Seeks Expansion, Community Support We The People, Not Our Politicians, Are Destroying our Freedoms Sheriff Wade Heats Up in the 4th: By Anita Hile RECENT COMMENTS Dylan Lloyd on I Love Libertarianism, But Won't Vote Libertarian Waverly Woods on Sheriff Wade Heats Up in the [nth: By Anita Hile The Razor >> Blog Archive >> Council Submissions: May 18, 2016 on Jennifer Rubin, Bearing Drift, and the Donald Trump Apocalypse Our Watcher's Council Nominations — Good News In The Bunker Edition I Virginia Right! on Jennifer Rubin, Bearing Drift, and the Donald Trump Apocalypse Watcher's Council Nominations For o5-18-16 I Stately McDaniel Manor on Jennifer Rubin, Bearing Drift, and the Donald Trump Apocalypse mo www4wdlebVermwn4o*-slto,wW6►nlnw,seeks-wwsk i-=muttY-� wV J"IA 2018 Loyal WbwWe Business Serbs Ego Ila% Commun11y—l'endetan Porn As the population grows around the town of Crozet, folks ARCHIVES there understand that they'll need more jobs and more economic opportunity. So why is the Albemarle County Board of Supervisors so opposed to expanding a well run June 2016 business right off of Interstate 64? May 2016 I don't live in Albemarle and it isn't my place to tell local folks how to run their county or their town. That said, if April 2016 you do live in Albemarle County, give the BP Station at 6115 March 2016 Rockfish Gap Turnpike, Crozet Virginia a try. You won't be disappointed. After visiting, if you think this station is the February 2016 sort of establishment you'd like to see expand, take a few seconds to sign their petition. January 2016 If you feel strongly about the need for more business, more December 2015 jobs, and more tax revenue in your area, you can even attend one of your Albemarle County Board of Supervisors November 2015 meetings on the first Wednesday of each month beginning at ipm. Public comments are held at both 1prn and 6pm. September 2015 There are also public comments on the second 'Wednesday of the month at bpm. You can email the Board of Supervisors at bos@albemarle.org or CATEGORIES tmorris2@albemarle.org. The Board of Supervisors is located at 401 McIntire Road 4th Floor, Charlottesville, Virginia 22902. In -Depth if you don't live Albemarle, just remember there is a Local News beautiful BP Station off exit 107 with fresh food and clean restrooms. Local Politics Share this; Media MicroBlog National News & Politics Related Philosophy New Chairman Caroline County Open Letter To and Vice- Schools Petitions Caroline County Silliness Chairman: 2.1 Million Residents Caroline County Dollars in New April 18, 2016 Social Media Page 3 ate hgprlhMw+-W dlel oomAocal-lib movie-basins&-seeks-omWejon-ccmrnLn &Lqx rtr Jura 00, 2D16 local Albemarle Business Seeks FiWwsiaA, canmuxly Support—Penddun Pem Board of Funds from In "Local News" Supervisors Supervisors January 13, 2015 February 17, 2016 In "Local News" In "Local Dews" F1MI.)O&VA 00*010kilo Y'J BOARD OF SUPERVISORS BP STATION CROZET VA About Steven Brodie Tucker > 137 Articles Graduated From Virginia Tech with a Bachelors in Philosophy and a minor in Psychology. Studied Economics and History at George Mason University. Caroline County Resident and Activist. CONTACT: 0 f PREVIOUS ARTICLE RELATED ARTICLES NEXT ARTICLE TEA Party Uncategorized Virginia News & Poliitcs META Register Log in Entries RSS Comments RSS WordPress.org PSW4of8 i41pJNuww.pandetanpennoomAxal-albamarle business seeks^eacpensiar� cammail stlopor4� Jura %2MB From: Bruce Kirtley Imailto:bkirtlev@embargmall.coml Sent: Tuesday, May 31, 2016 3:26 PM To: Bill Fritz <BFRIT79Daibemarle.org> Ce: Ann Maliek<ann.mallekCpgmail.com> Subject: Re: SP 2015-32 Resturen Station M Thanks to what you have been providing me, I understand where you are on staff recoomendations. I do not agree with striking items #f 4,5, 6 and S on page 7. These concessions where made in an effort to secure some sort of compromise between community and applicant. They are related to water use but there also were entrance corridor issues addressed herein as well. Would you be kind enough to note this sentiment in any subsequent reports, etc. Many thanks, Bruce Kirley From: "Bill Fritz" <BFRITZ@albemarle.ora> To: "Stephanie Mallory" <smallory@albemarle.orsl>, "Mark Graham" <m raham albemarle.v > Cc: "Planning Commission" <PlanningCommission(ccD-albemarle.ora>, "Ann Mallek" <amallek(&-albemarle.org>, "Bruce Kirtley" <bkirtlevftembargmail.com>, "David Stoner" <davldastonerl mail.com>, "Erica Haskins" <edcacroz aol.com>, gwbarlow3Cr earthlink.nat, "Jason K. Crutchfield" <crutchfieldik0b-Qmail.com>, "Jeanne" <malltoieanneO-Y@hoo.com>, "Jennifer Lafferty More" <moreandmo emba mail.com>, "Jo Higgins" <musAtaaol.com>, "Jonathan & Stacey Hunt" <ionathanhunt530@gmail.com>, "Russell Lafferty" <rlaffe!I mall.com>, "Marcia Joseph" <marcia.loseoh@gmail.com>, "Marilyn Whiting" <sstAe26280,vahoo.com>, "Mary Rice" <marycdricebooks.com>, "Mike Marshall" <edltortt'i crozetaazette.com>, "Richard Brown" <rbfMgtownO-vahoo.com>, "Sandra Mears" <sandram46O(W-vahoo.com>, 'Tim Tolson" <tJ_ftolson _ „ mail.00m>, 'Thomas Loach° <tloach0#aibemade.org> Sent: Tuesday, May 31, 2016 10:41:58 AM Subject: SP 2015-32 Restoren Station Attached is the staff report fior the June y Planning Commission meeting. I am sending this out separately from the packet that Stephanie will prepare so that everyone could have it as soon as it was completed. This staff report and attachments should be available on the website tomorrow. That site is: bttn: //www. albemarle.ore/agenda.asp?department=Dc&vear=2o 16 If you have any questions please feel free to contact me. William D. Fritz, AICP 434-296-5823 extension 3242 PROJECT DEVELOPMENT LLC 2564 Mt Torrey Rd, Lyndhurst, Va 22952 434 — 326- 0334 musxi$&ol.com May 31, 2016 To: Bill Fritz, AICP, Chief of Spatial Projects, Albemarle County Community Development From: Jo Higgins, Project Development LEC RE: SP 201500032 (amendment of $P 200900034) WATER Mfi[ METER READINC25 ADDED TO PREVIOUS SUBMRTAI. The appiketion to amend the Special Use Permit was submitted in December 2415 and Included the water usage meter readings from September 9, 2014 to Dec 1, 2015 which was a period of 24 moms on 3 sheets. The purpose of providing this additional information is to provide water usage meter readings up to the present time. The total period of water usage meter readings starts September 9, 2014 to May 24, 2016 which Is One (1) year and Nine (9) months. FOUR SHEETS OF METER READINGS ARE ATTACHED. THIS INCLUDES THE PREVIOUS 3 SHEETS AND 1 ADD17IONAL SHEET. THE 0 SHEET METER READINGS HAS BEEN COMPLETED SO IT GOES To MARCH 15, 2016 AND THE 4TM SHEET COVERS PERIOD MARCH 22, 2016 TO MAY 24, 2016. THE AVERAGE GALLONS PER DAY FOR EACH SHEET IS STATED AT THE BOTTOM. SHEET 1 IS 250 GPD, SHEET 2 IS 408 GPD, SHEET 315169 GPD, AND SHEET 4 IS 166 GPD. THE RECENT COMPLETE PAST YEAR OF WATER USAGE (LEAVING OUT THE FIRST MONTHS OF START UP) THE A VERAGE WATER L*AGE FOR PERIOD MAY 19, 2015 TO MAY 24, 2016 IS 52 WEEKS OF METER READINGS AVERAGE WATER USAGE IS 251 GALLONS PER DAY THE 8Y.RIGHT AMOUNT OF WATER FOR THIS SITE IS 1,624 GALLONS PER DAY. 251 GALLONS PER DAY 6 ONLY 16M OF THAT AMOUNT. 1/3 Wafer Meter Log TMa5xf SM NO SMNh Gap Turnpike Craet, VA 22932 DsW Time Water Meter Reading Nem* tSielions! Coe ---------�-T� ��a lam...14,4#4 _ � = L• ' � � ' ° Q � �_.... __._.cr �Qfl 1 t it t r L tr D 0 .100 7 7—E _ = 0" o UIt 100 1 . -0 . = Z, _v_r ! _.v - G It AO • __._ 3 �- U r ��; 3 `i . ��.�+ 01-1 - .x. c� '7 r7 21, it�O- - Water Meter Log TM 166-1 OON Roder Gap lump" Crozet. VA -M32 ter Time It t� ca wil Water Muer Beading Name (gallons) If It W Water Meter Lag xu 56 icy aclil9 Roddiih Gap Twnpke CmmIK VA 22832 Dote u Time Water Motor Reeding Name ! j�eNons3 / kk � Alf ry !'J10 41 N ._.Z1. �..Q d // - ill o to rr l...411 v / Z� 3 '., a it r r 4 0 637 Acw," Ito 3142 z �� �� rte. -1 � rc 6- 2i wow Mftw Log Tm WO.*. Dim #406W RED 7 L ra=. IA Tbm 17 1-10 Z 1 i m peak I 7gr�l PROJECT DEVELOPMENT LLC 2564 Mt Torrey Rd, Lyndhurst, Va 22952 434 — 326- 0334 musxit _,aol.com May 31, 2016 To: Bill Fritz, AICP, Chief of Special Projects, Albemarle County Community Development From: Jo Higgins, Project Development LLC RE: SP 201500032 (amendment of $P 200900034) WATER USAGE METER READINGS ADDED TO PREVIOUS SUBMITTAL The application to amend the Special Use Permit was submitted in December 2015 and included the water usage meter readings from September 9, 2014 to Dec 1, 2015 which was a period of 14 months on 3 sheets. The purpose of providing this additional information is to provide water usage meter readings up to the present time. The total period of water usage meter readings starts September 9, 2014 to May 24, 2016 which is One (1) year and Nine (9) months. FOUR SHEETS OF METER READINGS ARE ATTACHED. THIS INCLUDES THE PREVIOUS 3 SHEETS AND 1 ADDITIONAL SHEET. THE 3RD SHEET METER READINGS HAS BEEN COMPLETED SO IT GOES TO MARCH 15, 2016 AND THE 4T" SHEET COVERS PERIOD MARCH 22, 2016 TO MAY 24, 2016. THE AVERAGE GALLONS PER DAY FOR EACH SHEET IS STATED AT THE BOTTOM. SHEET 1 IS 250 GPD, SHEET 21S 408 GPD, SHEET 31S 169 GPD, AND SHEET 41S 166 GPD. THE RECENT COMPLETE PAST YEAR OF WATER USAGE (LEAVING OUT THE FIRST MONTHS OF START UPJ THE AVERAGE WATER USAGE FOR PERIOD MAY 19, 2015 TO MAY 24, 2016 IS 52 WEEKS OF METER READINGS AVERAGE WATER USAGE IS 251 GALLONS PER DAY THE BY -RIGHT AMOUNT OF WATER FOR THIS SITE IS 1,624 GALLONS PER DAY. 251 GALLONS PER DAY IS ONLY 16% OF THAT AMOUNT. Water Meter Log TM 55 B-1 6099 Rockfish Gap Tumpike Crozet; VA 22932 Date Time Water Meter Reading (gallons) Name F °__ 2, O • p c� 00 3 82 __i, (L �7pAR W�KsNar3 2cw.� Pu�2 Avu�c- = Z�'Tt GQ14 �,O 0 41 Water Meter Log TM 55 &1 6099 Rockfish Gap Turnpike Crozet, VA -22932 Date I Time zl3 Water Meter Reading Name" (gallons) 1-30 to 'Q423 Z(rwu.Fz-�w�ed Aw,t.g- _ 4--go-8�qd! 7A 7 Z) U 1 o o _ c , 2(on 26 1-30 to 'Q423 Z(rwu.Fz-�w�ed Aw,t.g- _ 4--go-8�qd! 7A 7 Z) I %. C IN J. Water Meter Log TM 55 &1 6099 Rockfish Gap Tumpike Crozet, VA 22932 Date Water Meter Reading Time (gallons) Name f: Ov 1q2_ . 101 .3 F. > 5' L 1 is IL Z t ,moi 71� U !. O �Z o? 4'�- r� eqh c �. - - _ -g �� ' a n V11-7 u It 2- c) O • o - �� 3--3, o/Z39 ----fi=r" U73 2-39 (J I 0 2.30 I 1 o /2ZO 4 2V 2.4 $ WG- ��gl ls� 1q2_ > 5' L 1 is IL Z t Water !Neter Lag TM 55 B-1 8099 RO&W Gap TunVft OMM, VA►22932 I Water Meter PAading (gallons) 1114 } 7 • i �l � - -7 c 101-n/ l a r i ! a • 7 T I I r • 9 • i Ref: SP20150032 Re Store N' Station 250 West from 240 West to Yancey Mills Rd. Subj: (1) Highway Safety Concerns (2) Business Use of Highway Right -A -Way Property (3) Need for a clean updated auto maintenance facility As a born & raised "Crozetian" and member of the first CCAC (thanks to David Wyant), I feel compel to address the following: Highway safety of our children, their parents and our educators at our Western Albemarle School District. Use of highway right -away for customer parking. Need for a clean, updated auto shop. For the safety of our current population, expected growth and tourist, I am asking our governing bodies to review the road frontage property lines along 250 East and West in Western Albemarle School District. Not many folks are aware that the highway's right -away follows the power lines parallel on both sides of this stretch of highway— to Brownsville Market's gas tanks on the East 250 side and the Kirtley's gas tanks on the West 250 side. Both businesses use this area for client parking. Other businesses in this area are doing likewise, except the modern, state-of-the-art, Re -Store Station. I suggest we, Albemarle County and the Virginia highway department, find a means of utilizing this public property for the safety of our school children, educators, school personnel, current population, expected growth and tourist. Third, since Crozet is growing in Senior population, a nice clean updated auto maintenance facility would be helpful to them keep our revenue in Albemarle and be curl appeal enhancement compared to what Crozet has now. A facility of this nature placed at Re -Store N' Station, is needed. Finally, please note: Re -Store Station does not use Virginia highway right -away for its clients' parking and it offers the most curve appeal, state of the artfacility, in this section of the highway entrance to Crozet. Let's utilize our tax payers' money for safety and curb appeal, stop wasting time on harassment issues and get on with revenue producing issues to give relief to tax payers. Thank you for taking time to let me voice my concern and a suggestion to aid in your thought process. Beverly Ergenbright, POB 192, Crozet, Va. 22932 434-823-5816 Support our Proposed Expansion By signing below you are indicating that you support our convenience store and woufd ffke to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance, We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercisI sjes we are also a by -right designation. Signature Print Name and Address 114 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Rdpair Shap, Office and a drive-through window. � t� Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print dame and Add,~ess We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses incjude Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair 5hop, Office and a drive-through window. Support our Proposed Expansion jt. ` 11-9((' 1 9 By signing below you are indicating that you support our convenience store and would like to see (C additional services available at this location.We ief€eye±;lre �ef; Crozet papulation and this location is convences are -leaded for the growing lent and with a safe entrance. We pay a significant amount of taxes and should be able to use ouX 4.acrII of land for highway commercial uses; we .are also a by -right designation. 1 / +�• � � � 1 - � L I 7 Signature Print Name and Address i4 t74- 4 CC 13 14 r j 15 i e' i 17 19 We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair 5hop, Office and a drive-through window. 1 �i Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature P' 7 w x 11 �7 CO ` r 141 a-' � V_L'7 r nt Name and Address 6-' 6n IP f1w,-a a �r •� � a.c�Lt"(.F - ies Ej i-.- t f g.—,-- ;t lzi q We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. Support our Proposed Expansion By Signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to use our 4 acres of land for highway commercial uses; we are also a by -right designation. Signature Print Marne and Address LrIVe We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Pants, Auto Repair Shop, Office and a drive-through window. � t6 Support our Proposed Expansion By signing below you are indicating that you support our convenience store and would like to see additional services available at this location. We believe more services are needed for the growing Crozet population and this location is convenient and with a safe entrance. We pay a significant amount of taxes and should be able to Use our 4 acres of land for highway commercial uses; we are also a by -right designation. StenaturP We are working to construct approximately 20,000 square feet of additional commercial space and amend fuel dispensing conditions. Proposed uses include Convenience/Retail, Food retail, Retail Auto Parts, Auto Repair Shop, Office and a drive-through window. lied ATTACHMENT K From: Bruce Kirtley [mailto:bkirtley@embarqmail.com] Sent: Monday, May 23, 2016 4:19 PM To: Bill Fritz <BFRITZ@albemarle.org> Subject: Re: SP 2015-32 Re-Store'n Station Bill: The approved plan per the applicant called for a "little office" upstairs. They subsequently applied for an on premise ABC license. County opposed this but only because applicant at the time was behind in taxes. You figure that one out! I would like something in writing which refers specifically to what they what to do and some notation that they can only do that. Subsequent changes would require another petition to the Planning Commission........ if this is possible. Regardless of protocol, can this be read into the comments at the hearing report please? Many thanks, Bruce Kirtley Code of Albemarle Chapter 18 1.4 PURPOSE AND INTENT ATTACHMENT I This ordinance, insofar as is practicable, is intended to be in accord with and to implement the Comprehensive Plan of Albemarle County adopted pursuant to the provisions of Title 15.2, Chapter 22, Article 3, Code of Virginia, 1950, as amended, and has the purposes and intent set forth in Title 15.2, Chapter 22, Article 7. As set forth in section 15.2-2200 of the Code, this ordinance is intended to improve public health, safety, convenience and welfare of citizens of Albemarle County, Virginia, and to plan for the future development of communities to the end that transportation systems be carefully planned; that new community centers be developed with adequate highway, utility, health, educational and recreational facilities; that the needs of agriculture, industry and business be recognized in future growth; that residential areas be provided with healthy surroundings for family life; that agricultural and forestal land be preserved; and that the growth of the community be consonant with the efficient and economical use of public funds. Therefore be it ordained by the Board of Supervisors of Albemarle County, Virginia, for the purposes of promoting the health, safety, convenience and general welfare of the public and of planning for the future development of the community, that the zoning ordinance of Albemarle County, together with the official zoning map adopted by reference and declared to be a part of this ordinance, is designed: 1.4.1 To provide for adequate light, air, convenience of access and safety from fire, flood and other dangers; 1.4.2 To reduce or prevent congestion in the public streets; 1.4.3 To facilitate the creation of a convenient, attractive and harmonious community; 1.4.4 To facilitate the provision of adequate police and fire protection, disaster evacuation, civil defense, transportation, water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational facilities, airports and other public requirements; 1.4.5 To protect against destruction of or encroachment upon historic areas, 1.4.6 To protect against one or more of the following: overcrowding of land, undue density of population in relation to the community facilities existing or available, obstruction of light and air, danger and congestion in travel and transportation, or loss of life, health, or property from fire, flood, panic or other dangers; 1.4.7 To encourage economic development activities that provide desirable employment and enlarge the tax base; ATTACHMENT I 1.4.8 To provide for the preservation of agricultural and forestal lands and other lands of significance for the protection of the natural environment; 1.4.9 To protect approach slopes and other safety areas of licensed airports, including United States government and military air facilities; 1.4.10 To include reasonable provisions, not inconsistent with the applicable state water quality standards to protect surface water and groundwater defined in section 62.1-44.85(8) of the Code of Virginia; and 1.4.11 To promote affordable housing. ATTACH M ENT J Albemarle County Comprehensive Plan Chapter 3.1— Growth Management Goal: Albemarle County's Development Areas will be attractive, vibrant areas for residents and businesses, supported by services, facilities, and infrastructure. Growth will be directed to the Development Areas and the County's Rural Area with its agricultural, forestal, historic, cultural, scenic, and natural resources will be preserved for future generations. Strategy 1a: Continue to encourage approval of new development proposals in the Development Areas as the designated location for new residential, commercial, industrial, and mixed-use development. Only approve new development proposals in the Rural Area that are supported by Rural Area goals, objectives, and strategies. Chapter 4.1 Natural Resources Goal: Albemarle's ecosystems and natural resources will be thoughtfully protected and managed in both the Rural and Development Areas to safeguard the quality of life of present and future generations. Objective 1: Ensure clean and abundant water resources for public health, business, healthy ecosystems, and personal enjoyment by preventing shortages and contamination. ..."Investment in public utilities in the Development Areas occurs to help prevent sprawl and contamination of groundwater supplies. Retaining groundwater resources is one of the reasons why new residential development in the Rural Area is not encouraged."... Chapter 6.1 Economic Development Goal: Albemarle's economy will be diverse, strong, and sustainable, and retain and benefit County citizens, existing businesses, and new local ventures. Objective 4: Ensure that there is sufficient land to accommodate future business and industrial growth, and plan for infrastructure to serve employment areas where these businesses are located. Strategy 4b: Encourage development of business and industrial uses in the Development Areas on appropriately zoned land and consider proactively rezoning land to allow for light industrial uses that have been identified on master plans. Chapter 7.1 Rural Area ATTACH M ENT J Goal: Albemarle's Rural Area will have thriving farms and forests, traditional crossroads communities, protected scenic areas, historic sites, and preserved natural resources. Relationship to the Vision: The Rural Area provides places for agriculture, forestry, protection and preservation of natural resources, and tourism. These places are home to residents who find a sense of community in the Rural Area's crossroad villages. Retaining the important parts of Albemarle's rural heritage is essential to the County, which relies on its scenic beauty and natural resources to support its quality of life. Features expected in the Rural Area include: 1. A strong agricultural and forestal economy with large unfragmented parcels of land on which owners can produce their goods, have opportunities to gain value from processing their own produce, and have access to local markets; 2. Protected natural resources, which include mountains, hills, and valleys, healthy streams and sustainable supplies of clean groundwater, and diverse, interconnected areas of viable habitat for native wildlife; 3. Protected historic structures, archaeological sites, and other cultural resources; 4. Rural and historic landscapes that enhance the visitor's experience; 5. Crossroads communities that provide support services and opportunities to engage in community life; 6. Distinct boundaries between the Development Areas and buildings and sites that are clearly rural; and 7. Well-informed citizens who understand the cultural, economic, and ecological aspects of the Rural Area. Land Use Plan for the Rural Area ..."Policy and Zoning Ordinance changes are recommended to promote the County's preferred uses for the Rural Area, including supportive uses for agriculture, historic preservation, tourism, crossroads communities, and strengthening land conservation initiatives. The strategies discussed in this Chapter all share the goal of helping to keep the Rural Area rural."... Consideration of New Uses in the Rural Area This Chapter recommends consideration of a few new land uses in the Rural Area, including supportive uses for agriculture, tourism, and crossroads communities. The County recognizes that a delicate balance exists between providing more opportunities for supporting rural uses and allowing so many of them that the Rural Area features are lost. Frequent tour buses along County roads can cause rapid deterioration of narrow gravel roads. Excessive noise can interfere with a horse or cattle operation. It is important that any change take place slowly with enough time to evaluate potential impacts. Analysis of the impacts of the recent Zoning Ordinance changes should be conducted before adopting new zoning regulations. Policies, programs and regulations that address only one aspect of the Rural Area to the 2 ATTACH ME NT J detriment of others should be avoided or, where already in place, revised. Only by prudent and thoughtful decision making will the Rural Area resources be preserved while encouraging uses that benefit the economy. Criteria for Review of New Uses As new uses are proposed in the Rural Area, it is essential that they be able to meet the following standards. New uses should: • relate directly to the Rural Area and need a Rural Area location in order to be successful, (e.g., a farm winery has to be located in the Rural Area and would be unlikely to succeed in the Development Areas); • be compatible with, and have a negligible impact, on natural, cultural, and historic resources; • not conflict with nearby agricultural and forestal uses; • reflect a size and scale that complements the character of the area in which they will be located; • be reversible so that the land can easily return to farming, forestry, conservation, or other preferred rural uses; • be suitable for existing rural roads and result in little discernible difference in traffic patterns; • generate little demand for fire and rescue and police service; • be able to operate without the need for public water and sewer; • be sustainable with available groundwater; and • be consistent with other Rural Area policies. Most importantly, the success of the use should be related to its rural location. For example, a farm winery where most of the grapes are grown onsite is a Rural Area use. A standalone wine store that sells wines from all over the world is a commercial use that belongs in the Development Areas. A department store distribution center located near an interstate interchange should be in the Development Areas, but a storage and distribution facility for locally produced agricultural products could be located in the Rural Area. Performance standards will be needed for any new uses to ensure that the size, scale, and location of the new commercial uses recommended for the Rural Area are appropriate. It is of prime importance that the appearance and function of new uses blend and not detract from the key features of the Rural Area. New uses should not overwhelm an area in terms of their function or visibility. 3 Crozet Master Plan Chapter 4 Future Land Use ATTACH M ENT J Fringe Areas and the Route 250 West Corridor Crozet has notable agricultural history and was once known as the Peach Capital of the state. Today, the Development Area, which includes areas historically farmed, is designated for future growth, but orchards and other agricultural activities continue in the surrounding Rural Area. During the development of this Master Plan update, a review took place of the fringe areas to determine whether any conditions had changed since adoption of the prior Master Plan. Specifically, the eastern quadrant of the 1-64 and Route 250 West interchange was studied to consider whether the boundary of the Crozet Development Area should be expanded to allow for a business and industrial park. After study, as well as input from residents, it was determined that an expansion of the Development Area is not warranted at this time and that all new buildings for office, retail, and industrial uses should be located within the existing Community of Crozet. This Master Plan update recommends that the Rural Areas outside of the Community of Crozet remain rural, including the stretch of Route 250 West between the Development Area boundary and the interstate interchange. The edges of the Crozet Development Area are surrounded with important Rural Area and scenic resources, including Route 250 West a designated Byway, and properties under easement or used for agricultural activities. In keeping with the County's policies to have commercial and industrial development occur only within the designated development areas, additional commercial or industrial development of the fringe areas is not recommended. The fringe areas of Crozet are designated as Rural Areas in the County Land Use Plan and changes to County policy to allow for further commercial and industrial development are not supported by this plan. Commercial and industrial development in these areas are discouraged for several reasons, most importantly water supply watershed protection. Commercial and industrial users can be large water users and potentially impact groundwater supplies. Similarly, they can require larger septic systems, which are not appropriate in the County's Rural Area. Commercial and industrial uses bring traffic to the Route 250 West corridor. In addition, commercial uses draw users away from Downtown and can negatively affect efforts to revitalize Downtown. Additional recommendations for the land use in these areas are found in the Rural Areas Plan. While the policy goals are to protect the Route 250 West corridor and Rural Area from further development, the existing zoning in these areas permits commercial and other uses "by -right." By -right uses do not require approval by the Board of Supervisors. By -right uses are approved administratively by the staff because the zoning ordinance allows them. Special uses, on the other hand, require Board of Supervisors' approval because they represent a potentially more intensive development that can have negative impacts on an area. When requested for approval, the only special uses that should be approved are those that have minimal impacts on the Rural Areas, environmental resources, and transportation systems; improve the form of development in the fringe area; or better achieve the goals of the Comprehensive Plan than uses which are allowed by right. 4 ATTACH M ENT J In addition to transportation and potential environmental impacts, preservation of the rural scenic character of Route 250 West is important to retain its status as a Virginia Byway. Preservation of the rural scenic character of this area is important because it contributes to the quality and physical character of the Crozet community. Byways are also important tourist routes, drawing visitors to destinations and stimulating the local economy. For these reasons, inside the Development Area, most properties along the corridor are shown as Greenspace or with a vegetated buffer. As previously mentioned Route 250 West is an Entrance Corridor. Throughout the County, Entrance Corridor design guidelines are not corridor -specific and more work is needed to develop corridor - specific guidelines. Corridor -specific guidelines will help the County achieve unity and coherence, while recognizing the uniqueness of Crozet. Specific Recommendations for Route 250 West: • Do not approve any rezoning for new development along the Route 250 West Corridor. • Preserve the rural scenic character of Route 250 West. • Develop corridor -specific design guidelines for Route 250 West in and near Crozet. • Where special use permits or waivers to requirements are allowed, only approve uses which have the least impact on the Rural Areas, environmental resources, and transportation systems. 5 Re -store N Station Phase 11 Amendment SP2015 —00032 Existing Well Summary Prepared by Old Dominion Engineering - 2/18/16 Page 1 of 1 The existing well was permitted to IIIB Standards (private individual well) but constructed to IIB Standards (public water supply) to allow for conversion to a public water supply in the future. To convert this well to a public water supply the owner will need to: • Submit an application to the Office of Drinking Water VDH (ODW VDH) in Lexington, VA. • Provide laboratory testing of water quality samples as required by ODW VDH. • Perform a well drawdown test. The installation of the well was supervised and logged by an Old Dominion Engineering (ODE) Geologist and the grouting was inspected by both ODE and The Virginia Department of Health (VDH). The well was drilled to 425' primarily in Granodirite (Blue Ridge Complex). The well had two water bearing zones with blown yields of. • 6 gpm at I00'to 105' • 50+ gpm at 400' to 425' The well is a very strong water producing well for the area and its blown yield exceeds the average yield in similar formations (56+gpm versus 9.6 gpm). The well withdrawal rate was limited by a Dole Control Valve to 1.03 gpm or 1,483 gpd. The Dole Control Valve flow rate was verified and certified by ODE on 8/24/15. The water storage tank fill cycle was set to 8" or 532 gallons. The fill rate at 1.03 gpm is 532 minutes. The capacity percentage of water withdrawn to blown capacity yield is 1.8%. The capacity percentage of allowable water withdrawal per day (1,625 gpd) to blown capacity yield (80,640 gpd) is 2.0%. Since the capacity of the well vastly exceeds the actual (and planned) pumping rate. the static water level in the well (40') is reduced only to a minor extent if any during pumping. Furthermore it is Iiighly unlikely that water withdrawal affects any of the neighboring wells. Old Dominion Engineering • 2036 Forest Drive Waynesboro, VA 22980.540-942-5600 • olddomeng@ntelos.net Crozet Community Advisory Committee ("CCAC") Summary Comments on Proposed Restore -n -Station Phase II Proposal February 17, 2016 The CCAC offers the following comments to the Planning Commission ("PC") and the Board of Supervisors ("BOS") regarding the currently proposed special use permit ("SUP") amendment and new SUP associated with the proposed Restore -n -Station Phase II Proposal in the Crozet Growth Area of western Albemarle County: CCAC Comments: The original approval for the initial Restore -n -Station project was a drawn-out and contentious process and opposed by many in the Crozet community. Conditions in the previous SUP, which the applicant now seeks to amend, were crafted specifically to mitigate the impact of this project. The requested changes, including expansion of the project's size, doing away with operating hour restrictions, and others directly contradict what was previously agreed and implemented by the applicant. As such, the County should reject this proposal, for all of the reasons that the conditions in the original SUP were put in place, and as further elaborated below. 2. Water use considerations and limitations, key to several of the original SUP conditions, should be closely evaluated, and prior limits strictly enforced. We are especially concerned about self -reporting and data collection and have concerns about the water usage calculations made as a result, which require outside verification by a third party. One of the key tenets of the Crozet Master Plan ("CMP") is that further development on the Route 250 West corridor should be limited and discouraged, based on 250's designation as a Virginia Byway and as an entrance corridor to Albemarle County. CMP pg 12: "Rte 250 West functions as a scenic resource and has been designated a Virginia Byway. A Virginia Byway is an existing road with significant aesthetic and cultural values..." pg33 'Fringe Areas and the 250 West Corridor ... in addition to transportation and potential environmental impacts, preservation of the rural scenic character of Route 250 West is important to retain its status as a Virginia Byway. Preservation of the rural scenic character of this area is important because it contributes to the quality and physical character of the Crozet community ... �pecifrc Recommendations for Route 250 We t: - Do not approve any rezoning for new development along the Route 250 West Corridor. Preserve the rural scenic character of Route 250 West" While this is not a rezoning, this SUP amendment and new SUP would allow additional development specifically contrary to the CMP and thus should be rejected. 4. The size and the scale of the proposed development are not in keeping with trying to preserve the Route 250 West corridor. The prior approval and subsequent court decision specifically limited the building size to 3000sf first and 1000sf second story. The proposal to almost quadruple the size of the development by adding an additional 12,OOOsf and expanding the site plan will specifically cause additional congestion, water use, visual impact, noise, and light pollution in this area the CMP is specifically trying to protect. As such, the proposal should be rejected, or at a minimum, significantly more frontal vegetative buffering should be provided along Scenic Route 250 West. Similarly the requested SUP for the drive-thru-window will just add to traffic and congestion in the area, and should be rejected, or at a minimum required to strictly adhere to County guidelines. 5. Operating hours restrictions were specifically included in the original SUP to limit water usage and mitigate impacts, especially on neighboring properties, and should remain. 6. Concerns about light pollution and noise from the existing facility were raised by neighboring residents - the existing rear 20' buffer strip and fence/trees are not sufficient to mitigate current impacts, let alone impacts from the proposed expansion. Applicant should consider higher fencing, wider or more highly vegetated buffers, and lower or directional lighting or lighting farther from perimeter. Additional Public Comments 1. Concerns about light pollution from the existing facility were raised by neighboring residents 2. Concerns were raised about noise from trucks idling at night, in apparent violation of the existing prohibitions on parking between 1230-430 am and/or the 16 hr/day operating limits 3. Concerns about traffic and related safety concerns were voiced, regarding the difficulty of entering and exiting Freetown Road and Whiting Lane 4. Concerns about impact to adjacent springs (less water flow) and pollution (oil sheen) of adjacent springs were raised by nearby residents I, David A. Stoner, do hereby certify that the foregoing was adopted by the Crozet Community Advisory Committee at its regular monthly meeting held February 17, 2016 by a motion made by Phil Best, seconded by Kim Guenther. CCAC members present: David A. Stoner, Acting Chair; Mary Gallo, Acting Vice Chair; George W. Barlow, III, Secretary; Beth Bassett; Leslie Burns; Kim Connolly; Mary Gallo; Kim Guenther; Lisa Marshall; John McKeon; John Sap e; and Brenda Plantz. Signed: �I Dav d A. Stoner, Acting Chair Cro et Community Advisory Committee tCrozetCACOxgQglegrou ps.com>, Emily Kilroy <ekilrovipalbemarle.o re> Subject: Crozet CAC Comments on Restor-n-Station Phase II Bill, Ann, & Jennie: I wanted to pass along the resolution and comments passed by the Crozet Citizens Advisory Committee (CCAQ at our February 2015 CCAC meeting regarding the Restor-n-Station Phase II project and SUP applications. Bill, you may have already seen these in our meeting minutes but I wanted to ensure you had them, especially as you evaluate additional Information that has been submitted earlier this month by the applicant. Jennie, I would ask that you forward these on to the other Planning Commission (PC) members as you see fit. if the CCAC chooses to submit any additional comments based on the additional information submitted by the applicant, or otherwise, I will forward those to you and the PC prior to any PC meeting on the project. Cheers, Dave 434-227-2105 dWdast,onerI(r WaiI&pm Re-Store'N Station — Phase II — PROJECT PROPOSAL: SPECIAL USE PERMIT AMENDMENT REQUEST DATED 1217115: • Project Proposal is to amend the existing special use permit S2009 — 00034. Since the staff comments were given for both the amendment to the existing SP and the new SP requested for drive through service window in the expansion area — the following pertains to both applications. The new SP is contingent on the approval of the amendment of the existing SP. o its public need or benefit; This 4.06 acre is zoned Highway Commercial and provides a service to the residents of Crozet and the surrounding County. The expansion of the commercial uses will generate significant tax revenue that is anticipated in the County budget for services provided to the citizens of the County. o How the special use permit will not be a substantial detriment to adjacent lots; Since this property has been used for commercial purposes since before the ordinance was adopted and is designated as Highway Commercial zoning, its current use is more attractive and environmentally friendly than when the development was not subject to the existing ARB review and SW regulations. The amendment to the SP will allow additional square footage and the SP for a drive through window will provide a modern serve but with the Eft high privacy fence enclosing the developed portion of the site and the undisturbed buffers along the South and West side — there is no detriment to the adjacent lots. The screen provided at the rear eastern edge is to block the view from the residential homes and the trees that were retained along the east side screen this development although the property to the East that is also HC is not subject to the regulations and it has heavy construction vehicles stored on site. The water withdrawal is less than if the site were developed with residential homes and the Tier II groundwater study has been done to confirm the groundwater withdrawal is not detrimental to those on wells. The auto repair use building is over 50ft from the RA parcels that are adjacent and the Eft privacy fence will block the view. All the parking is relegated to the rear for the auto repair and the service bays are more than adequate to house the cars being worked on. To the West is an RA parcel that has been developed to be a brewery with a mobile restaurant with outdoor seating and although this looks like a commercial development, it has not EC plantings or other ARB measures to minimize impact to other adjacent lots. o How the character of the zoning district will not be changed by the proposal special use, and The character of this HC will not be changed as the building setbacks to the EC are much greater than the 30ft minimum requirements. The EC landscaping across the front of the site is much more attractive than any other commercial use (which there are 6 on this side of RT 250 and all within 1000ft of this site). The auto repair is at the rear of the site and will not impact the EC or the adjacent properties. The site is designed so that the drive through window will not be seen from the EC and is consistent with this type of use when the sale of coffee, donuts, and sandwiches are offered. o How the special use will be in harmony with the following; • The purpose and intent of the Zoning Ordinance, The use of commercial zoned property although outside the growth area is still allowed and the intent of the ordinance is to provide measures such as setbacks and other regulations to govern how the development is accomplished. In this case, the auto repair meets the applicable section of the ordinance (see response to Zoning staff comments for details) and all 1 buffers and ARB requirements have been met and will be incorporated into the final Major Site Plan amendment. • The uses permitted by right in the zoning district, The proposed development in 2008 when it was submitted was to be by -right. After a significant amount of data was submitted to prove that the use would not exceed the 400 gallon per acre per day limit, staff still required a special use permit specific for water withdrawal. The conditions of that SP limited the develop and this request to amend those conditions is still in harmony with the by -right uses permitted because we are not asking for more water allowance although there are been several other locations in the recent couple years that have requested and received a significantly greater water allowance to serve sites in the Rural Area. The fact that the site is served by a well rather than public water makes no difference to the harmony with the uses permitted by right in this zoning district. • The regulations provided in Section 5 of the Zoning Ordinance as applicable, and All have been complied with. • The public health, safety and general welfare. The development of this site included significant improvements to the public road RT 250 which provide safety measures that do not exist at the entrances to other commercial properties on this stretch of RT 250. It is the only convenience store of the 3 in proximity that meets the parking requirements on-site rather than allowing vehicles to park in the state right of way and has an entrance that meets VDOT standards. • Impacts on Public Facilities & Public Infrastructure This is Phase II to expand the development. In Phase I, the road improvements were constructed to serve this site. There no impacts to the public facilities for the amendment to the SP conditions and for the drive through window service. Impacts on Environmental Features There are no impacts on environmental features. Please refer to the map provides which shows there are not stream buffers or critical slopes on this property. When the Major Site Plan amendment is submitted, it will address the WPO requirements along with be in compliance with E & S requirements. At this time, the site is stabilized and once the Phase II work is completed the underground storm water detention system must be installed before the parking is paved so the temporary facilities will be converted at the end of this phase. Project proposal details are given below. This also correlates with the requested changes to the existing Special Permit. Attached is the BOS action letter dated November 12, 2010 with the requested changes noted. Highlights of the Concept Plan to amend this SP: Minor addition to existing bldg at the east side of door facing front - add 75 gross sf (5'x 15'). This is to provide a bump out that is similar to the new addition to break up the front wall of the bldg. - Building addition on the west side of the existing bldg is to add 2,647 gross sf to the convenience/retail store by opening up a section of the west wall and provide small tenant space for other uses. The convenience/retail store gross sf will increase from 2,775 to 5,497 sf. (The Preliminary Site plan that went to the Planning Commission Public hearing on June 8, 2010 was for a 5,750ssf convenience store with 1000 sf office above and the Traffic Analysis at that time was done for a 6,000sf convenience store & 14 fueling positions). The tenant space provided will be 2,850sf first floor as one space or split into 2 spaces of approx. 1,400sf each. The second floor of this addition will provide 4300 sf for office rental space. It should be noted that the existing restroom facilities will serve the entire convenience store. At the rear of the new addition to the convenience store —a drive thru service window to provide a coffee, donut, sandwich drive through service. This drive through is 16ft wide to provide a pass by lane (total of 1 8f between the buildings) No change proposed to the existing 1,000 sf of office on the 2nd floor of the existing store. There is a separate building for the Auto retail business and Auto repair shop. The 1,275 gross sf is for the counter sales and reception for the auto repair customers. The main part of this bldg is to provide four (4) vehicle service bays for the auto repair to operate. The bays are deep enough to provide inside parking for 2 vehicles per bay for a total of 8 vehicles. There is also a 324sf one story tire display room at the rear of the shop. The second floor of the auto retail and auto repair is a total of 1,275 + 3600 = 4,875 gross sf which will also be office space for small offices such as insurance agent, stock broker, small business offices. - The existing septic treatment system and well water system was sized and installed to serve both Phase I and Phase II so no change either system. - The stormwater management system was also sized for the ultimate impervious area to include Phase II. The detention is provided under the parking area to the rear of site. See the separate exhibit which shows this. The separate exhibit is also included to show the preliminary grading to demonstrate that the concept plan details can be incorporated into the Major Site Plan amendment that is anticipated after the SP is approved. - SUMMARY - EXISTING - NEW - EXT + NEW CONVENIENCE/RETAIL 2775 SF - 2647 SF - 75 SF - 5,497 SF RETAIL RENTAL UNITS - 0 - 2850 SF - 2,850 SF - AUTO RETAIL - 0 - 1275 SF - 1,275 SF - AUTO SHOP - TIRE ROOM - 0 - 0 - 3600 SF - 324 SF - 3600 SF - 324 SF OFFICE 2"D FLOOR FRT 1000 SF - 4300 SF - 5300 SF OFFICE (2"D FLR) REAR 0 1275 SF 3600 SF 1275 SF 3600 SF TOTALS 3775 SF 19,946 SF 23,721 SF It should be noted that the square footages stated above are gross sf that includes walls. Contribution to job and employment opportunities: There current store already employs a few local people and with the addition of the drive through window service — an additional 2 employees will be needed. The tenant rental spaces will likely employ 2 people for each space — add another 4 employees. The Auto repair will employ 2 for counter sales and 4 mechanics for a total of 6 employees. Overall — this is an increase of 12 jobs in the Crozet area. There is also a demand for small business office space as demonstrated by the office at Clover Lawn and a demand for small tenant spaces as demonstrated by the small stores at Clover Lawn and the Harris Teeter island stores. NARRATIVE/ DISCUSSION OF THE REQUESTED CHANGES TO THE SPECIFIC CONDITIONS: Generally - there should only be 3 conditions imposed with this SP which are conditions 1, 2 and 3. This is to request that conditions 4 — 8 be deleted in their entirety. Since the development has demonstrated that the by -right amount of water has not and will not be exceeded — these limitations are not enabled by the ordinance. The square footage of the buildings and the number of pump stations on this 4.06 acre site should be limited as with any other site by the combination of square footage that can be supported while meeting the parking requirements, circulation requirements and all other details typical to site development. It 3 should be the owners right to develop as long as the water allowed by right is not exceeded and conditions 1 — 3 will mandate this does not happen. CONDITION 1, 2,3 — NO CHANGE REQUESTED DISCUSSION: These conditions insure that the well water withdrawal is limited to the by -right amount with 1 gallon added for a total of 1,625 gpd. There is a flow restriction device and water meter installed that will serve the existing building and any expansion on this site. No change is requested. CONDITION 4 — Request is to delete this condition but If this condition is to remain - Change to the wording is requested along with new square footage. New wording: "The gross first floor building square footage shall not exceed 13, 546sf. The gross second floor building square footage shall not exceed 10,175 sf." DISCUSSION: The SP2009 — 00034 wording "total building footprint square footage" was a problem for several reasons after the SP was approved. It did not mention the second floor and this was later decided in the appeal court to be limited to 1,OOOsf. In addition, the word "footprint" had to be later defined because the ordinance language does not define it. With no other definition, the fire code definition was used which added the porch roofs into the square footage. This resulted in the actual gross square footage of the store building to be decreased to 2,775sf because the porch roof area had to be counted. This is not typical for a buildings on a site plan to be interpreted this way and it is confusing. Therefore, the new wording is requested so the information is specific and clear. The gross square footages are to agree with the concept plan. In the initial Preliminary Site Pan for this site development that went to the Planning Commission public hearing on June 8, 2010, it was for a 5,750 sf, two story commercial building with office above on this 4.06 acre site. (The Traffic Analysis at that time was done for a 6,OOOsf convenience store & 14 fueling positions). It clearly has been proven with actual water meter readings over the past year that the operation of this retail establishment has been at 25% of the by -right amount of well water. This also proves that the data submitted in 2010 was very conservative when projected to be approx.. 600 gpd. A special use permit should not have been required at that time. The downsizing of the store was also unnecessary and the restrictions imposed in the conditions unnecessary. The square footages represented on the concept plan will provide the property owner with the convenience store size that he originally intended to build and other space to support small business that may locate at this site. CONDITION 5 — Delete in its entirety Discussion: It is a well known fact that staying open late at night does not provide much customer activity but this limitation does not allow for competition with other stores and does not allow flexibility seasonally when the days are longer. This is not a water usage issue. With water usage of existing and proposed development well within the water allowance, it should be up to the business owner to decide if operating longer hours is beneficial to the business and to the customers. This business should not have to go through this expensive process again to change the SP when the demand extends into longer hours. This business owner should have the same rights of other store owners in the vicinity which is to set their own hours. Condition 6 -- Request is to delete this condition entirely but if this condition is to remain: Change to: "There shall be no more than nine (9) pump stations of which eight (8) are limited to serving only two (2) vehicles at any time and one (1) kerosene fuel dispenser." Discussion: This is to add two pump stations and make the language simple and timeless. If this is not acceptable — it will require this long condition to be made longer to keep the same style by adding a sentence at the end: 4 " Amendment to SP to allow pump stations as follows: Two (2) additional pump stations for gasoline (or equivalent fuel) with not more than four (4) nozzles which is two (2) nozzles on each side with only one (9) nozzle on each side to operate at any time. " It should be stated that there is no correlation between the number of gas pumping stations and the water use. Modern pumps use credit cards to allow gas sales without the customer even entering the store and therefore they do not use the restrooms. (Big water saving measure!). Limiting the number of gas pumping stations was more about limiting the size of this development as there was public input to prevent this development on RT 250 regardless of the by -right zoning and by -right use. There is no wastewater design guidelines that reference gas pumps but only "service station" and the service stations at the time the guidelines were adopted in 1980 were actually gas stations that typically had a couple service days and auto repairs were available at every gas station. Over the years, this has been completely phased out. There are only a small percentage of gas -service -stations remaining. Having a condition that limits the number of nozzles on each pump station has nothing to do with water usage. This level of detail in the wording has only caused problems for the owner who is limited and cannot install the latest advanced model pumps offering a wider assortment of fuel products because of this wording. We don't even know if the future pump design will be compatible with the more complicated language — what if nozzles become out dated?. ALL pump station models can only serve 1 vehicle on each side for a total of 2 vehicles. Some models have 3 nozzles & hoses on each side to pump from different product tanks but only a single nozzle can flow at any time. For alternative fuels, two nozzles on each side are required. Again, nozzles or fuel types have nothing to do with water consumption. To dispense alternative fuel such as bio -diesel - the two (2) pump stations must be allowed to have four (4) nozzles each. This is for two (2) nozzles on each side but only one (1) will operate at any time. The industry design is for separate nozzles for each type alternative fuel (such as biodiesel) because the rubber hose types are restricted to specific types of fuel. It is a safety standard that only 1 nozzle can operate on each side of the pump at any time. It is also a safety standard to designate the alternative fuel with a GREEN button and separate nozzle style to prevent the public from inadvertently putting alternative fuel into a gas tank or vice versa. In the Crozet area, there are many passenger cars with diesel/bio-diesel engines. There are currently 7 Audi models, 8 Mercedes, 8 VW, 5 BMW, and very common to have Dodge, Chevrolet, and Ford pick up trucks that use alternative (diesel) fuel. At the time the two pump stations were taken away, it was understood that after the water usage was proven these may be restored. Anyway, the request is to delete this condition if this is not possible then reword to be more simple if that is not possible then reword to increase the pump station by 2 for a total of 9. The canopy was built with the locations provided so there is no change to the existing canopy or fuel islands. Condition 8. This is to request that this condition be removed in its entirety but if it must remain — this is to request that the words be inserted at the beginning of the sentence "Except auto repair vehicles, overnight ... " Discussion: This is to make sure that vehicles inside the fenced area behind the auto repair shop are excluded from the overnight parking restriction. There is no correlation between water usage and overnight parking at this site. The SP should only have conditions that pertain to mitigating the impact of the use allowed under the SP per the ordinance. Condition 9. Change the reference to "the submitted Concept Plan dated XXX, 2095." Discussion: This is just to update the condition to reference the current Concept Plan when the amendment is approved. COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 229024595 Phone (434) 296-5832 _ Fax L434)972-4126 November 12, 2010 NP Engineering 1850 Browns Gap Turnpike Charlottesville VA 22901 RE: SP200900034 RE-STORE'N STATION PHASE 11 Tax Map 55B Parcel 1 Dear NP Engineering: OrOr, '�'c ""°"""" � 2010, the Albemarle County 8oara of Supervisors took action on SP #200800056 to , ,raivc,i,v�.. .., .- allow use of more than 400 gallons of groundwater per site -acre per day for convenience store on Tax Map 55B, Parcel 1 in the White Hall District. This special use permit was approved based on the following conditions: 1. The applicant shall install and maintain a meter on the well head to monitor water consumption. Prior to installation, the model of the meter shall be subject to approval by the Zoning Administrator in conjunction with the County Engineer. Results of daily water consumption shall be made available within forty-eight (48) hours of a request from the zoning Administrator; 2. Water consumption from all wells on site shall not exceed one thousand six hundred twenty-five (1,625) gallons per day in the aggregate; 3. The applicant shall install and maintain a tamper -proof, flow restriction device limiting water flow to not more than one thousand six hundred twenty-five (1,625) gallons per day. Prior to installation, the model of the flow restriction device shall be subject to approval by the zoning 4. Administrator in conjunction with the County Engineer, Th �4 r.vf�ka!! ra+-nw r� ^ Squffe feet; The hetirs ef bUs11000 71h1 IV♦ VAV- n—.,par- day: r,6 Tkieshall be not more than seven (7) pump stations and twelve (12) nozzle dispensers, with nat LLJJ more thanes ozzles for four (4) pump stations for gasoline (or equivalent fuel), with not more than two (2) nozz 1) �fbr tation for diesel fuel (or equivalent fuel), with not more than one (1) nozzle for one (1) on for off-road diesel fuel, and with not more than one (1) nozzle for one (1) pump statioerosen 7. If rainwater is collected from roof tops of the pump station canopies or the building, it shall be stored in a lined underground storage tank and utilized for on-site landscaping purposes only; Cver ' er arking on shall not be permitted between the hours of 12:30 a.m. and 4:30 a.m. The appllcant s a o venni ht parking in such places designated by the Site Plan Agent as a condition of final site plan approval; 'and, 9. Development of the site shall be in general accord with the submitted praG,�,irprr c ;,lar; dM#ed December 6, 2009. Permitted modifications may include those required by the Architectural Review Board, those necessary to satisfy the conditions of this special use permit, and additional landscapinglscreening approved by the Site Plan Agent. Please be advised that although the Albemarle County Board of Supervisors took action on the project noted above, no uses on the property as approved above may lawfully begin until all applicable approvals have been received and conditions have been met. This includes: y compliance with conditions of the SPECIAL USE PERMIT; SEE WORDING • approval of and compliance with a SITE PLAN amendment; and SECOND PAGE BELOW approval of a ZONING COMPLIANCE CLEARANCE. In the event that the use, structure or activity for which this special use permit is issued is not commenced within twenty-four (24) months from the date of Board approval, it shall be deemed abandoned and the permit terminated. The term "commenced" means "construction of any structure necessary to the use of the permit." If you have questions or comments regarding the above -noted action, please do not hesitate to contact Ron Higgins at 296-5832. Sincerely, 46 Summer Frederick Senior Planner Current Development Division cc: Jeffries II LLC PO BOX 910 Crozet VA 22932 Email CC: Elise Hackett, GDS Johnathan Newberry, Zoning REQUESTED AMENDMENT TO SP2009 - 00034 CONDITIONS: Condition 1, 2, and 3 - no change CONDITIONS 4, 5, 6, 8 - DELETE IN THEIR ENTIRETY OR THE FOLLOWING: Condition 4 - The gross first floor building square footage shall not exceed 13,546 square feet and the gross second floor building square footage shall not exceed 10,175 square feet. Condition 5 - Delete in its entirety Condition 6 -Change to: "There shall be no more than nine (9) pump stations of which eight (8) are limited to serving only two (2) vehicles at any time and one (1) kerosene fuel dispenser." Or Add a sentence at the end: "AMENDMENT to increase the allowed pump station as follows: Two (2) additional pump stations for gasoline (or equivalent fuel) with not more than tour (4) nozzles which is two(2) nozzles on each side with only one(1) nozzle on each side to operate at any time. Condition 7 -no change Condition 8 - Delete in its entirety OR insert at the beginning of the sentence:"Except auto repair vehicles, overnight ..." Condition 9 - substitute in place of "preliminary site plan dated December 6, 2010" the reference to "Concept Plan dated December 7, 2015" INV--- ----- W TER -------6tr7 =----- J� M TER \-------- ni 08.10 --- ---- - / BLUE > ------------ 698.10 ,------------- / PAINT _------ _ __---- -- -- __--- / PROJECT 723-G PANS PROVIDED BY V.D.O.T. ------ - PRO - - - - - - - - - - - - - ------- TE 250 (110' R/W) a U.S. ROU z � n �J _ANCE 5_00' SIGHT DI 1 - - I _ _ _ _ _ 610' SIGHT_DISTAN_ _ _ _ _ t I I - - ---------------- _ _ _ _ BENCHMARK: I ofTE EPHONE POLLEE - - - - - - - - - - , / /- - - - �----�706�--- _----_ - ELEV=766.9L- POLE LE - / --.- \ ..��4� N86°48'34"E 389.23ft -706- /� IFQND ' +Se back I LLLL-- 10' P r Ing II + + # # IRON III # \\ II- II + FOUND - - -t- OQ# + 3 ' Buildin Setb k + f II I- I EA - - _704- I I I I E �? A rod rt e t I I� 2 A ce inl o th sP el s sh b co + "ARE,I I I I Access esrri L1 II I ' I I i LIGHT + .34 II i i II I (tpL � I / 1 II \ OII 1 I IIII/1.9 w � � �(3)UG Fuel I =oN clm IST. PARKING SPACETanks a)7 EX(,D' x 34')/ � + \ DO > N 702.59 NEW ADDITION )5'x15') (75 SF II�II a m I CN I � I 1 702.67 EXIST. PARKING SPACES c/ 7 L ' LJ__I N o f I x I 702.99 7 2.99 "---- I 0 1 702.5 i E) :4? ;:: - - to- C 0 O I I I 36 o .3 rn o / I z 0 I I I I / I I � I I I � 20 I I - a 1 cn ST IFL OR 1 1ST FLOOR 1 t11 o , III ' R \ RETAIL I RETAIL ExistingTwo ". M 1 ' (g,8 0 ISF) I I I (2,647 SF) I Bldg ------ ,. s y 1 /d / \ ^ TMP: 055BO-00-00-01500 / I 1 N �? I IIII I I III III]jI I I I f o(Y \ \ 703.70' 8' GRASS MiEDI N FFE :-X -9- I II // I1 I / / II \II II I 'IyIIII I � OWNER: R A YAN CY LUMBER C ORP ____---o 7ot.2 1st FI.=2,775 sf ACREAGE. 2 AC rn 701.32 ZONING: HIGHWAY COMMERCIALTMP: 055BO-00-00-109BO 2nd F1.=1,000 sf� IOWNER: 6135 ROCKFISH GAP, LLC DB PG: 363/088 I+C 0 JOHN SCHOEB 9 +703.3 m ------DACREAGE: 318 AC /I MIN\5' G�ASS` 702.99 n\.BZONING: RURAL m _51 5DB PG: 4567/007 N� FLO I I 7 2 \OF QE I I \ (4,30 S' _---702- 1 \ BO N o1 I 11 700 \1 I I SERVICE I I I 1WINDOW p'I 121'1 ��- // 6 DRI THRU' I DRIVE � I I/ / ✓ � � 1 1 1 1 _ / / I/ / I /7o <: 1I51 I .�)UIviPSTER'�� I I I 1 T FLObR IREMAIL I ON / ' / / 251 (1 1751 SF I) + /F UND I / I / / ?f- IAD FLO?R OFFIICE -��- / /(1 75 S --_ Ld L0 'IST LO\OR\AUTO I�EP�IR\ 700- a 0,60 �F) \ // / // / / I i/ I // -• 60' ?Nb\ ( 60�jl \E \\ /+ ; \ Q \ I Y / / 0r) I I \ I / /�,/I 1►v ►I I vv / 1ST STORY R TSAIL F) SPACE ,1 I III I 6 98.40 PROPOSED RETAININGg WALL (10' MAX. HEIGHT) _ssg_2418' --DIESEL \ \ (2) )TLIG ueI1L--- / I / I I / / / I I 1 (10' x 34') - - OFF-ROAD DIESEL - 1 697.12+ / ,6 /// j I / I 195_98 -- ---696- / I I I �--692- LLJ / � I> i I J686 NEW FENCE SECTION w I/ ADDED (PHASE II) / jq 50' / x 5�/ y / I / / ^ \ \ 50' Building Setback i ' / I - _ _ _ Well Area / ; / \ 15 (PermA 101-08-04,97) / , I 6' WOODEN / ,dB Wel I - - - PRIVACY FENCE_�TYP.'' Locat/on / (Prinn ary) I / 20' Undis r1>ed� \ IRON i / / / � ' ' \ But FOUND � _ /T,- I S87°48 25 E 11X4.92ft -- \ \ V TMP: 05560-00-00-0 15A0IRON IRON67FOUND OWNER: BROWN, RICHARDSE� 20' Drgrnage Esnn't 87°4825'W 330.10ft ACREAGE: 3 AC / / / / _ - - - - _ _ \ I I �J I I ZONING: RURAL I / W' /TtyrP: // 0550=00-00-03000 ` - - 1 l I I I I DB/PG: 369/052 / QWNEIR: SPOUSE, JEFF�E�F - - - _TM_P: 055B0-00-00-02000 Tr I / O/R MICHELLE / ! \ OWNER' -CHH_ LEND TRUST U/A; \ I I TMP: \ 055BO-00-00-01400 T IACREAGE: X1.02 AC / \ ` ANTHONY J SANTORO TRUSTEE ) I I OWNER BROWN, RICHARD d iZONING: /RURAL / ACREAGE: 0.42 AC 7 I I ACREAGt: 1 AC Z DB/PG: 4000/185 ZONING: RURAL ZONING: RURAL CD DB/PG: 3281/519 DB/PG: 1137/014 COLLINS ENGINEERING 200 GARRETT STREET, SUITE K, CHARLOTTESVILLE, VA 22902 12.7.15Z_ RF-qTORFIN STATION - PHASE II - CONCEPT PLAN , -,V Al RFMARI F rnl INTY_ \/TRC;TNTA SHEET 1 OF 1 qcn- Tq\/TI I F nTgTRTC'T - --------Y MAP = 1000' Way EEI Yancey Mills zso Btan�h Slabto`�n 0 4 0 - f�tnP�ke Rockfish t;aP ?Crozet Market BP Western Albemarle High School GENERAL NOTES: OWNER: JEFFRIES II LLC PROJECT MANAGER: PROJECT DEVELOPMENT LLC (JO HIGGINS) 02/25/16 PO BOX 910 2564 MT TORREY ROAD 09/26/16 CROZET, VA 22932 LYNDURST, VA 22952 ENGINEER: COLLINS ENGINEERING 200 GARRETT STREET, SUITE K CHARLOTTESVILLE, VA 22902 CONTACT: MR. SCOTT COLLINS 434.293.3719 TAX PARCEL #: TMP 055BO-00-00-00100 (D.B. 3189 PG. 097) PROPERTY ACREAGE: TOTAL 4.06± ACRES ZONING: PROPERTY IS CURRENTLY ZONED HIGHWAY COMMERCIAL EXISTING USE: CONVENIENCE STORE/RETAIL AND OFFICE USE EXISTING SPECIAL USE PERMIT PROPOSED USE: CONVENIENCE STORE RETAIL OFFICE AND AUTO REPAIR BLDG. BUILDING AREA: EXISTING BUILDING=3,775 sf PROPOSED BUILDINGS = 19,946 SF PARKING REQUIRED: Elementary S1 RETAIL USE: CONVENIENCE /RETAIL EXPANSION OF EXIST. STORE: 2,647 SF + 75 SF = 2,722 SF (THIS IS PORTION OF NEW BUILDING & 5'x15' ADDITION) RETAIL/TENANT SPACE (FRONT BUILDING) = 2,850 SF RETAIL - AUTO REPAIR COUNTER & TIRES (REAR BLDG) = 1,275 SF RETAIL - AUTO REPAIR SHOP/TIRE ROOM = 324 SF TOTAL NEW RETAIL AREA = 7,171 SF RETAIL PARKING REQUIRED: 7,171 SF x 0.80 = 5,736 SF NET ULTIMATE USABLE FLOOR AREA TOTAL SPACES REQUIRED: 5,736SF x 1 SPACE/100 SF NET AREA = 58 SPACES TOTAL OFFICE USE: OFFICE- 2ND FLOOR OF FRONT BUILDING (PARTIAL SECOND FLOOR) = 4,300 SF (THE FRONT 18 FT x 66 FT IS ONE STORY) OFFICE - 2ND FLOOR OVER AUTO RETAIL = 1,275 SF OFFICE -2ND FLOOR OVER AUTO REPAIR SHOP = 3,600 SF TOTAL NEW OFFICE AREA = 9,175 SF OFFICE PARKING REQUIRED: 9,175 SF x 0.80 = 7,340 SF NET (ULTIMATE USABLE FLOOR AREA) TOTAL SPACES REQUIRED: 7,340 SF x 1 SPACE/200 SF NET AREA = 37 SPACES TOTAL AUTO REPAIR SHOP: (4) VEHICLE BAYS x 2 SPACES/BAY = 8 SPACES (1) SPACE/ EMPLOYEE x (4) EMPLOYEES = 4 SPACES TOTAL SPACES REQUIRED: 12 SPACES TOTAL TOTAL NEW PARKING SPACES REQUIRED: 106 SPACES PARKING PROVIDED: TOTAL 106 SPACES TOPOGRAPHY/SURVEY: BOUNDARY & TOPOGRAPHY SURVEY DATA PREPARED BY ROGER RAY & ASSOCIATES, INC SURVEYORS AND WAS FIELD VERIFIED BY COLLINS ENGINEERING IN 2015. DATUM: ELEVATIONS BASED ON NAD 83 DATUM. FLOODPLAIN INFORMATION: THIS PROPERTY IS LOCATED OUTSIDE OF THE FLOODPLAIN LIMITS, ZONE 'X', PER FEMA MAP NUMBER 51003C, PANEL 0269D. STREAM BUFFERS: THERE ARE NO STREAM BUFFERS LOCATED ON THIS PROPERTY. WATERSHED: THIS SITE IS LOCATED WITHIN THE LICKINGHOLE CREEK DRAINAGE BASIN. ACCESS: THE SITE WILL BE ACCESSED VIA AN EXISTING INGRESS/EGRESS LOCATED OFF OF ROCKFISH GAP TURNPIKE. OPEN SPACE: NONE IS REQUIRED OR PROVIDED WITH THIS PLAN. LIGHTING PLAN: PROPOSED BUILDING AND PARKING LOT LIGHTING WILL BE PROVIDED WITH THE FINAL SITE PLAN REVIEW AND WILL ADHERE TO THE REQUIREMENTS OF ALBEMARLE COUNTY. SETBACK & BUILDING HEIGHT RESTRICTIONS: HIGHWAY COMMERCIAL - MINIMUM FRONTAGE REQUIRED ON A PUBLIC STREET FOR THE ESTABLISHMENT OF AN HC DISTRICT SHALL BE 150' WITH A MAXIMUM BUILDING HEIGHT OF 65' MINIMUM YARD SETBACKS (HIGHWAY COMMERCIAL PROPERTY): ADJACENT TO PUBLIC STREETS: NO PORTION OF ANY STRUCTURE SHALL BE ERECTED CLOSER THAN 30' TO ANY PUBLIC STREET RIGHT-OF-WAY. NO OFF-STREET PARKING OR LOADING SPACE SHALL BE LOCATED CLOSER THAN 10' TO ANY PUBLIC STREET RIGHT-OF-WAY. ADJACENT TO RESIDENTIAL OR RURAL AREA DISTRICTS: NO PORTION OF ANY STRUCTURE SHALL BE LOCATED CLOSER THAN 50' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICT. NO OFF-STREET PARKING OR LOADING SPACE SHALL BE LOCATED CLOSER THAN 20' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICT. BUFFER ZONE ADJACENT TO RESIDENTIAL OR RURAL AREAS DISTRICTS: NO CONSTRUCTION ACTIVITY INCLUDING GRADING OR CLEARING OF VEGETATION SHALL OCCUR CLOSER THAN 20' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICTS. MINIMUM SETBACK: ANY STRUCTURE EXCEEDING WIN HEIGHT SHALL BE SET BACK FROM ANY STREET RIGHT-OF-WAY OR RESIDENTIAL OR AGRICULTURAL DISTRICT A DISTANCE OF NOT LESS THAN TWO FEET FOR EACH ONE FOOT OF HEIGHT IN EXCESS OF 35' PLUS THE APPLICABLE MINIMUM YARD SITE IMPERVIOUS AREAS: BUILDINGS - 0.31 ac. (13,546 sf)- 5.8%± OF PROJECT LIMITS SIDEWALKS - 0.07 ac. (3,130 sf)- 2.3%± OF PROJECT LIMITS PAVEMENT - 2.17 ac. (94,445 so- 16.0%± OF PROJECT LIMITS GREEN SPACE - 1.51 ac. - 37%± OF PROJECT LIMITS TOTAL PROPOSED IMPERVIOUS AREAS = 2.55 ac. (111,080 sf) STEEP SLOPES: NO PRESERVED OR MANAGED SLOPES ARE PRESENT ON THE PROPERTY SIGNAGE: THERE SHALL BE A SIGN MONUMENT UNDER SEPARATE REVIEW. NOTE: ALTHOUGH THE SITE PLAN IS BY -RIGHT, THE FOLLOWING ITEMS WILL BE INCORPORATED TO EXCEED THE APPLICABLE STANDARDS TO MITIGATE NEIGHBOR CONCERNS THAT PERTAIN TO LIGHTING & NOISE (DATED 9/26/16) 1. PHASE 2 - POLE LIGHT FIXTURES AT REAR OF SITE AND WALL MOUNTED FIXTURES ON REAR OF BUILDING SHALL BE LIMITED TO 16 FT. 2. PHASE 2 - POLE LIGHT FIXTURES AT REAR OF SITE SHALL HAVE A SIDE SHIELD TOWARDS THE PROPERTY LINE. 3. AFTER FUEL PUMP STATIONS THAT PROVIDE ALTERNATIVE FUEL ARE INSTALLED UNDER THE LARGE CANOPY, THE SMALL CANOPY LIGHTS ALONG WITH THE 2 LIGHT POLES AT THE REAR PERIMTER WILL BE TURNED OFF WHEN THE STORE CLOSES. 4. PHASE 2 - THE PRIVACY FENCE AT THE SW CORNER SHALL BE A SOLID BOARD STYLE (EXISTING BOARD -ON -BOARD STYLE TO REMAIN). crAI P DATE REVISION DESCRIPTION 12/4/15 INITIAL SP APPLICATION SUBMISSION 02/25/16 REVISED SP APPLICATION SUBMISSION 09/26/16 REVISED SP CONCEPT PLAN ----------- INV ,��-------'��-----�- -�� 'W TER --------=�T -_---- i ,.- M TER ---- ��g - - ni IT- __-- - U 8.10 BLUE > ---------- 698.10_ ,-------_----- / PAINT ----------Li ----------- � 250 110' �R/W) a U.S. ROUTE C z I PROJECT 723-G (PLANS PROVIDED BY V.D.O.T. M _5_00' SIGHT DI I _ 610' SIGHT_DISTANCIF__ _ _ _ _ _ _ -- T- 7_7 t I I ----------------- - - - - - _ _ _ _ BENCHMARK: I t - T - - - - - - - - - V EPHONE POLLEE - - - - - - - - - /- - - - ��----�70��--- _----_ - E�EV=7W9L- POLE LE - / /I --.- \ - - .. ��4� N 86°48' 34" E 389.23ft -706- / I FQ I ND ' I LLUU + Se back 1 10' P r ing + + U IRON III U FOUND + - - -t- OQU + 3 ' Build' Setb k + f IIU I- - - _704- I I I I d rt e t I I� 2 Ace inl o th sP gel sh b I _ + "ARE,I I I I Access cern L1 II I ' I I I � I LIGHT # 34 II i i II I POLE II \ OI II 1 I i it iI it 1.9 W> (3)UG Fuel Tanks 7 EXIST. PARKING SPACE(,D' x 34') �D + 0O N 702.59 NEW ADDITION5'x15') (75 SF) / a ' m I CN I � I 1 1 \+ 7 EXIST. PARKING SPACES 702.67 I \ +� � I C/ \ _ I \ I I LIJ - LJ__I N '_ i i x IU + 702.99 7 2.99 I 0 1 702.5 I f 1 I O II 36 tj m 3b'' 0 I z I -I 1 I / II � II � I I 20' I Ii a Cl) I U ST IFL OR 1 1ST FLOOR cn oI 1 <., ;:: r. I I I R 1 RETAIL I I I RETAIL ExistingTwo ". I i (g,8 0 §F)) I o (2,647 SF) I Story Bldg ------ ,. s y 1 /d / \ ^ TMP: 055BO-00-00-01500 In FFE = 703.70' 8' GRASS MiEDIgN I I o I I o1 � I ----- ;:' I I/ I� 1 OWNER: R A YANCY LUMBER CORP I I _ ;N. 701.2 I I� ACREAGE. 2 AC I I I rn I I 1st FI. -2,775 sf v #'` 7101.32 /� TMP: 055BO-00-00-109BO I I �° 1 I 2nd FI.=1,000 sf `;': ZONING: HIGHWAY COMMERCIAL - \V OWNER: 6135 ROCKFISH GAP, LLC DB PG: 363/088 C/O JOHN SCHOEB I I I I w 19 1 I 11 `+703.3 '; I 1+ /✓m' I'I / / ACREAGE: 3.18 AC I ;I I / m MSN. \5' c1Ass` - ------ I II \ M IA 1 702.99 D/ 1 I o \ �D _ ZONING: RURAL _ < I I ...; ---- - m / I I I \ : r f >- cc \ U) I 1 5 / 5 ;b - I I I 1 I - I DB PG: 4567 007 NC� FLO I I / / I I I , I � 7 2 \OF QE I I (4,3.Q0 ' ----702- 1 \ oSERVICE B8 1 I 11 700 /� I I 1 1 WINDOW p'I 12 __ ' I DRIVE THRU /� 116 DRI 18 I I / / ✓ / � 70 I I 1I51 I UVPSTE5' I I 1 T FLObR IREMAIL /I ON 251 (1 1751 SFI) /F UND/ / / / .if= I AD F LOp R OFFIICE I/ II(1�75'SFy --_ I I ICO/ II'I I 'IST \ I_O\OR \AUTO\I�EP�IR\ 700_ a - / / // / I//I r I II I I I 0,60 �F)\ // / // / / I i// I // -• 60 ?Nb \ ( 60� SF�I \E \\ /+ / / I ; \ Q \ I Y o-) I I \ jj 1ST STORY RETAIL SPACE (324 SF) PROPOSED RETAINING/ / // / / / / / I I I 16 I I 1 I--- _ - - - _ 698.40+ 11 \ WALL (10' MAX. HEIGHT) / / / / 24, // I U 698- 11 8' ----------- - --------, DIESEL UG I / / // U II I I I 110 (2)Ta ksuelIL_=--------- (10' x 34') / I I 1- D -IDIESEL - ---697-.12i,-- I -+ +9_598 � / -696 \ 00 I / -692-LLJ - / CO \ - I \ - J � I � J686 � NEW FENCE SECTION w ' / / \ \ \ \ - - _ ADDED (PHASE II) -C.D_ - --- L� _ I / y / I / / ^ \ \ 50' Building Setback i 50' x 5� / I - _ _ _ Well Area (PermA 101 X08-0497) 6' WOODEN / 13B Wel I - - - PRIVACY FENCUT_C2.'r Location / (Prin (ary)/ I I / / __/20* \ � Undis d rbe IRON But r FOUND S87°48 25 E 114.9 ft , TMP: 05580-00-00-015A0 / / I IRON / X670 IRON - - \OWNER: BROWN, RICHARD sE� / / 20' �gfnage Esm't auND X187*48'25�"W 330.1 Oft \ 1 \I ACREAGE: 3 AC LLJI >' / / / / / 0 - - - - - - - _ \ I 1 I ZONING: RURAL ' /TVP: / 055 .0=00-00-03000 \, - - 1 l l DB/PG: 369/052 Ln / QWNEIR: SPOUSE, JEFF�E�F - - - _TM P: 055BO-00-00-02000 \ Tr O/R MICHELLE / !� OWNER' -Ckl� LEND TRUST U/A; \ TMP: \ 055BO-00-00-01400 T IACREAGE: X1.02 AC / U \ ` ANTHONY J SyaNTORO TRUSTEE ) I I OWNER BROWN, RICHARD d iZONING: /RURAL / 0 ACREAGE: 0.42 AC 7 I I ACREAGt: 1 AC Z DB/PG: 4000/185 ZONING: RURAL ZONING: RURAL CD DB/PG: 3281/519 DB/PG: 1137/014 COLLINS ENGINEERING 200 GARRETT STREET, SUITE K, CHARLOTTESVILLE, VA 22902 12.7.15Z_ RF-qTORF'N STATION - PHASE II - CONCEPT PLAN , -,V Al RFMARI F rnl INTY_ \/TRC;TNTA SHEET 1 OF 1 qcn- Tq\/TI I F nTgTRTC'T VICINITY MAP SCALE: 1" = 1000' Slabto`"tr`gtanch Elementary S1 0 4 0 �tnP`ke ® RockE%Sh G3P zso ?Crozet Market BP Way EEI Yancey M I I I S Western Albemarle High School zso 825 FOREST GLEN 824 ®a GENERAL NOTES: OWNER: JEFFRIES II LLC 02/25/16 PO BOX 910 CROZET, VA 22932 PROJECT MANAGER: PROJECT DEVELOPMENT LLC 2564 MT TORREY ROAD LYNDURST, VA 22952 CONTACT: JO HIGGINS ENGINEER: COLLINS ENGINEERING 200 GARRETT STREET, SUITE K CHARLOTTESVILLE, VA 22902 CONTACT: MR. SCOTT COLLINS 434.293.3719 TAX PARCEL #: TMP 055BO-00-00-00100 (D.B. 3189 PG. 097) PROPERTY ACREAGE: TOTAL 4.06± ACRES ZONING: PROPERTY IS CURRENTLY ZONED HIGHWAY COMMERCIAL EXISTING USE: CONVENIENCE STORE/RETAIL AND OFFICE USE EXISTING SPECIAL USE PERMIT PROPOSED USE: CONVENIENCE STORE, RETAIL, OFFICE AND AUTO REPAIR BLDG. BUILDING AREA: EXISTING BUILDING=3,775 sf PROPOSED BUILDINGS = 19,946 SF PARKING REQUIRED: RETAIL USE: CONVENIENCE /RETAIL EXPANSION OF EXIST. STORE: 2,647 SF + 75 SF = 2,722 SF THIS IS PORTION OF NEW BUILDING & 5x15 ADDITION RETAIL/TENANT SPACE (FRONT BUILDING) = 2,850 SF RETAIL - AUTO REPAIR COUNTER & TIRES (REAR BLDG) = 1,275 SF RETAIL - AUTO REPAIR SHOP/TIRE ROOM = 324 SF TOTAL NEW RETAIL AREA = 7,171 SF RETAIL PARKING REQUIRED: 7,171 SF x 0.80 = 5,736 SF NET (ULTIMATE USABLE FLOOR AREA) TOTAL SPACES REQUIRED: 5,736SF x 1 SPACE/100 SF NET AREA = 58 SPACES TOTAL OFFICE USE: OFFICE- 2ND FLOOR OF FRONT BUILDING (PARTIAL SECOND FLOOR) = 4,300 SF (THE FRONT 18 FT x 66 FT IS ONE STORY) OFFICE - 2ND FLOOR OVER AUTO RETAIL = 1,275 SF OFFICE -2ND FLOOR OVER AUTO REPAIR SHOP = 3,600 SF TOTAL NEW OFFICE AREA = 9,175 SF OFFICE PARKING REQUIRED: 9,175 SF x 0.80 = 7,340 SF NET (ULTIMATE USABLE FLOOR AREA) TOTAL SPACES REQUIRED: 7,340 SF x 1 SPACE/200 SF NET AREA = 37 SPACES TOTAL AUTO REPAIR SHOP: (4) VEHICLE BAYS x 2 SPACES/BAY = 8 SPACES (1) SPACE/ EMPLOYEE x (4) EMPLOYEES = 4 SPACES TOTAL SPACES REQUIRED: 12 SPACES TOTAL TOTAL NEW PARKING SPACES REQUIRED: 106 SPACES PARKING PROVIDED: TOTAL 106 SPACES TOPOGRAPHY/SURVEY: BOUNDARY & TOPOGRAPHY SURVEY DATA PREPARED BY ROGER RAY & ASSOCIATES, INC SURVEYORS AND WAS FIELD VERIFIED BY COLLINS ENGINEERING IN 2015. DATUM: ELEVATIONS BASED ON NAD 83 DATUM. FLOODPLAIN INFORMATION: THIS PROPERTY IS LOCATED OUTSIDE OF THE FLOODPLAIN LIMITS, ZONE 'X', PER FEMA MAP NUMBER 51003C, PANEL 0269D. STREAM BUFFERS: THERE ARE NO STREAM BUFFERS LOCATED ON THIS PROPERTY. WATERSHED: THIS SITE IS LOCATED WITHIN THE LICKINGHOLE CREEK DRAINAGE BASIN. ACCESS: THE SITE WILL BE ACCESSED VIA AN EXISTING INGRESS/EGRESS LOCATED OFF OF ROCKFISH GAP TURNPIKE. OPEN SPACE: NONE IS REQUIRED OR PROVIDED WITH THIS PLAN. LIGHTING PLAN: PROPOSED BUILDING AND PARKING LOT LIGHTING WILL BE PROVIDED WITH THE FINAL SITE PLAN REVIEW AND WILL ADHERE TO THE REQUIREMENTS OF ALBEMARLE COUNTY. SETBACK & BUILDING HEIGHT RESTRICTIONS: HIGHWAY COMMERCIAL - MINIMUM FRONTAGE REQUIRED ON A PUBLIC STREET FOR THE ESTABLISHMENT OF AN HC DISTRICT SHALL BE 150' WITH A MAXIMUM BUILDING HEIGHT OF 65' MINIMUM YARD SETBACKS (HIGHWAY COMMERCIAL PROPERTY): ADJACENT TO PUBLIC STREETS: NO PORTION OF ANY STRUCTURE SHALL BE ERECTED CLOSER THAN 30' TO ANY PUBLIC STREET RIGHT-OF-WAY. NO OFF-STREET PARKING OR LOADING SPACE SHALL BE LOCATED CLOSER THAN 10' TO ANY PUBLIC STREET RIGHT-OF-WAY. ADJACENT TO RESIDENTIAL OR RURAL AREA DISTRICTS: NO PORTION OF ANY STRUCTURE SHALL BE LOCATED CLOSER THAN 50' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICT. NO OFF-STREET PARKING OR LOADING SPACE SHALL BE LOCATED CLOSER THAN 20' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICT. BUFFER ZONE ADJACENT TO RESIDENTIAL OR RURAL AREAS DISTRICTS: NO CONSTRUCTION ACTIVITY INCLUDING GRADING OR CLEARING OF VEGETATION SHALL OCCUR CLOSER THAN 20' TO ANY RESIDENTIAL OR RURAL AREAS DISTRICTS. MINIMUM SETBACK: ANY STRUCTURE EXCEEDING 35' IN HEIGHT SHALL BE SET BACK FROM ANY STREET RIGHT-OF-WAY OR RESIDENTIAL OR AGRICULTURAL DISTRICT A DISTANCE OF NOT LESS THAN TWO FEET FOR EACH ONE FOOT OF HEIGHT IN EXCESS OF 35' PLUS THE APPLICABLE MINIMUM YARD SITE IMPERVIOUS AREAS: BUILDINGS - 0.31 ac. (13,546 sf)- 5.8%± OF PROJECT LIMITS SIDEWALKS - 0.07 ac. (3,130 sf)- 2.3%± OF PROJECT LIMITS PAVEMENT - 2.17 ac. (94,445 sf)- 16.0%± OF PROJECT LIMITS GREEN SPACE - 1.51 ac. - 37%± OF PROJECT LIMITS TOTAL PROPOSED IMPERVIOUS AREAS = 2.55 ac. (111,080 sf) STEEP SLOPES: NO PRESERVED OR MANAGED SLOPES ARE PRESENT ON THE PROPERTY SIGNAGE: THERE SHALL BE A SIGN MONUMENT UNDER SEPARATE REVIEW. crAI P DATE REVISION DESCRIPTION 12/4/15 INITIAL SP APPLICATION SUBMISSION 02/25/16 REVISED SP APPLICATION SUBMISSION Las Cabanas AKA . ~ 0&W Market Rock{isr a All Engines Possible . ONj. r R P Re Hata ` 1 ■ r r Farm Brewery • Crozet Ma eet BP ■ arren James Auto ` Froehling & Robertson© dy & Towng f } y �r 4 X4 in � � `. •' v.. V, ..�•' � r,��� ,'ice, } ' kF �y ` ■ is C ] � � `R _ 1 Attachment A Yaps br nMpv� Ra�a�eaotiy • iWl�l FuBey 1mm tir oumvr.�uu� m\vpYY ane [tlw eeuro�c ssE-o1-AS end 55E -01-A3 oLe=g- 55-1103F 13 TOWN �RM1�55EA1-A1 y "go 55-iO4A1 w ib o GOS2 55-193 p 55-104A YP_Kir M P fi064�55}y44GA 6096__ - OG Bfl13 5995 r "' 55-1030 r --- - 55B-19 56-105 55.7030 +" 6037 6254 5 665955B•16 w - ,'rj, ¢G2 �` ,� 556-17 s •�4 55-115GHLLLSB OR -L6161 135 6 5 m m 55�6-1««5 5322 5 5163 556.1 "' 6A7e7 V 5A•3'IR 6259 �. X174.� x SSB-i5A 55-109 �' 55P-2 ,}$g o 55.111A Z 556.3 430 'n n lit 5136.1.35 42iS5B•12 55$-13 kf? 317 r 55-107A ;77 556-4 415 o� r 556-10 1 415 55-10fiA s V 550.5 55-772 i 5r11dB 55-107 556.11 , 374 w P; �5Q3 556.8 594 55-1116A4 55-106Ai 41011 55-106A 3 `^ 55-112A 55-14313A2 Yaps br nMpv� Ra�a�eaotiy • iWl�l FuBey 1mm tir oumvr.�uu� m\vpYY ane [tlw eeuro�c ATTACHMENT C Symbology for the Zoning Classifications Rural Areas Village Residential RI Residential - R2 Residential R4 Residential R6 Residential - R10 Residential - R15 Residential Planned Unit Development - Planned Residential Development - Neighborhood Madel District - Monticello Historic District - C1 Commercial - Commercial Office - Highway Commercial - Planned Development Shopping Center - Planned Development Mixed Commercial - Downtown Crozet District Light Industry - Heavy Industry - Planned Development Industrial Park - Town of Scottsville ATTACHMENT C 1 Y Y i 55-103F t}•60%8 55-103 5 i Z'JIA'�14998*0' 5� 6098 r k� , 60i'3 ''S5 146 h 5 6055E-16 _ I 55B -i7 6 55-10.� � -= ry.q�y„KILLSBi}F��{]�"16181 '135 6115 rn m 61 3 k 55 I 6077 38� ��� TIL+ } 114 n II 5,A�=33A} ' y `V A flA 6259 55B-151 Ix + 55-111,4 55-109 9 g..�450 � ,¢53 �..� i 558.,3 4-34 W3 13161"33 '9 " 55B-l3-- `�ri 55-107A 55B 41.17 ',Yi}est6in,AlbPhaFl a HS 416�4ii _ of 55-107 if 558 �} 415 55-106A 5 1 55-112 5-11iB 3746 55B=1.1 ..� 55B-8 55-146A'1 5943 55-106A4 1. The applicant shall install and maintain a meter on the well head to monitor water consumption. Prior to installation, the model of the meter shall be subject to approval by the Zoning Administrator in conjunction with the County Engineer. Results of daily water consumption shall be made available within forty -eight (48) hours of a request from the Zoning Administrator; 2. Water consumption from all wells on site shall not exceed one thousand six hundred twenty-five (1,625) gallons per day in the aggregate; 3. The applicant shall install and maintain a tamper -proof, flow restriction device limiting water flow to not more than one thousand six hundred twenty-five (1,625) gallons per day. Prior to installation, the model of the flow restriction device shall be subject to approval by the Zoning Administrator in conjunction with the County Engineer; 4. , 000) square feel The gross first floor building square footage shall not exceed 13,600 square feet and the gross second floor building square footage shall not exceed 11,000 square feet. This does not include porch roofs: 5 The hours of b iciness opera+inn shall not exneed sixteen (16) hours per da The , convenience store shall not operate between 12:30 AM and 4:30 AM except the fuel pumps may remain operational without restriction; station for kerosene fuel, There shall be no more than nine (9) fuel pump stations of which seven (7) are limited to serve only two (2) vehicles at any time, one (1) pump station is for off- road fuel that serves only one customer at any time, and one (1) pump station is for kerosene that serves only one customer at any time. 7. If rainwater is collected from roof tops of the pump station canopies or the building, it shall be stored in a lined underground storage tank and utilized for on -site landscaping purposes only; 8. Except vehicles of the auto repair customers, Overnight customer parking on -site shall not be permitted between the hours of 12:30 a.m. and 4:30 a.m. The applicant shall post signs indicating no such overnight parking in such places designated by the Site Plan Agent as a condition of final site plan approval; and; 9. Development of the site shall be in general accord with the submitted preliminary si+e concept plan dated Deoemher a 2009 2/25/2016. Permitted modifications may include those required by the Architectural Review Board, those necessary to satisfy the conditions of this special use permit, and additional landscaping /screening approved by the Site Plan Agent; 10. The auto repair business shall not operate between 10 PM and 4:30 AM; and, 11. No building permit for the expansion of the existing (front building) shall be issued until the water usage for the existing building and the new rear building has been confirmed to be less than 80% of 1,625 gallons per day (1,300 gallons per day). Confirmation will be made by submission to the Zoning Administrator of meter reading data for a minimum of 6 consecutive months after a certificate of occupancy has been issued by the building code official for the new rear buildina.