COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: SP 2010-00006, Baugh Auto Body; SP 2010-00011 Baugh Rental Car Outdoor Storage Planning Commission Public Hearing: July 27, 2010 Owners: H.M.C. Holdings, LLC Acreage: Approximately 16.8 acres TMP: TM 32, Parcel 5B Location: 4257 Seminole Trail (US 29), just north of the North Fork of the Rivanna River on the east side of US 29, directly opposite the intersection of Camelot Drive and US 29 Magisterial District: Rivanna Proposal: To operate an auto body shop in an existing building on the site; to establish outdoor storage of rental cars in association with the proposed auto body shop. Development Area: Community of Piney Mountain Character of Property: The site is developed and includes a one-story office fronting a larger industrial/warehouse building with paving surrounding the structure. There is a wooded area sloping down to floodplain to the south and east. The site includes limited landscaping and, as viewed from US 29, has an open appearance. The property is being subdivided into two parcels that will be owned separately. Factors Favorable (SP 2010-00006, Auto Body Shop): 1. The auto body shop would preserve the industrial character of the area and will enable reuse of an industrial building. 2. The location will provide convenient service to businesses and residents of the area. Factors Favorable (SP 2010-00011, Outdoor Storage): 1. The ARB has no objection to the proposed Staff: Judith Wiegand Margaret Maliszewski Board of Supervisors Public Hearing: Not scheduled Applicant: Baugh, LLC Special Use Permit (SP 2010-00006): to allow operation of an auto body shop in an industrial district (Section 27.2.2 (11) of the Zoning Ordinance) Special Use Permit (SP 2010-00011): Outdoor storage, display and/or sales in the Entrance Corridor (EC) Overlay District (Section 30.6.3.2 (b) of the Zoning Ordinance) Existing Zoning and By-right use: Light Industrial (LI) - industrial, office, and limited commercial uses (no residential use); Entrance Corridor (EC) - overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access Conditions: Yes Requested # of Dwelling Units: NA Comprehensive Plan Designation: Industrial Service - - warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01-34 units/acre) in the Community of Piney Mountain. Use of Surrounding Properties: The Camelot residential subdivision is located across US 29 to the northwest and the UVA Research Park is across US 29 to the southwest. Industrially zoned properties including the Clayton Homes display lot and the International Auto Sport site are situated immediately to the north. The NGIC/DIA facilities are further to the north. The North Fork of the Rivanna is located to the east and south, with residential uses beyond. Factors Unfavorable (SP 2010-00006, Auto Body Shop): Staff has identified no unfavorable factors. Factors Unfavorable (SP 2010-00011, Outdoor Storage): Staff has identified no unfavorable factors.
use and, with the recommended conditions of approval, no detrimental impacts to the Entrance Corridor are anticipated. RECOMMENDATION: Staff recommends approval of both Special Use Permits with conditions.
STAFF: Judith Wiegand, Margaret Maliszewski PLANNING COMMISSION DATE: July 27, 2010 BOARD OF SUPERVISORS DATE: Not scheduled SP 2010-00006 Baugh Auto Body SP 2010-00011 Baugh Rental Car Outdoor Storage PETITIONS PROJECT: SP2010-00006, Baugh Auto Body PROPOSED: Special Use Permit to renovate existing building for auto body shop; no residential units proposed ZONING CATEGORY/GENERAL USAGE: LI Light Industrial industrial, office, and limited commercial uses (no residential use) SECTION: 27.2.2 (11) Body Shops COMPREHENSIVE PLAN LAND USE/DENSITY: Industrial Service -- warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01-34 units/acre) in the Community of Piney Mountain ENTRANCE CORRIDOR: Yes LOCATION: 4257 Seminole Trail (US 29), just north of the North Fork of the Rivanna River on the east side of US 29, directly opposite the intersection of Camelot Drive and US 29. TAX MAP/PARCEL: 32-5B MAGISTERIAL DISTRICT: Rivanna PROJECT: SP2010-00011, Baugh Rental Car Outdoor Storage PROPOSAL: Special Use Permit for outdoor storage of rental cars in association with a proposed auto body shop. ZONING CATEGORY/GENERAL USAGE: Light Industrial (LI) - industrial, office, and limited commercial uses (no residential use); Entrance Corridor (EC) - overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access SECTION: 30.6.3.2 (b) which allows for, storage, display and/or sales visible from an EC street in the EC Entrance Corridor zoning overlay district COMPREHENSIVE PLAN LAND USE/DENSITY: Industrial Service -- warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01-34 units/acre) in the Community of Piney Mountain. ENTRANCE CORRIDOR: Yes LOCATION: 4257 Seminole Trail (US 29), just north of the North Fork of the Rivanna River on the east side of US 29, directly opposite the intersection of Camelot Drive and US 29. TAX MAP/PARCEL: 32/5B MAGISTERIAL DISTRICT: Rivanna CHARACTER OF THE AREA The subject parcel was developed in 1968 as Electronics Concepts, Inc., and later as the Badger Powhatan Company. A brick-faced office fronts larger warehouse structures, and paving extends around all sides of the building. Wooded areas and steep slopes that descend to the North Fork of the Rivanna River exist on the east and south sides of the
property. The nearly 17-acre parcel anchors the southern end of a block of industrial land situated along US 29 opposite Camelot Drive. To the north, a mobile home sales business and an auto distribution warehouse facility are located on industrial property. Further north, the NGIC/DIA facility includes large office buildings off of Boulders Road. Residential developments of varying scale (including the Camelot subdivision on the west side of US 29 and Rivers Edge to the southeast across the North Fork of the Rivanna) are located in the general area. (See Attachment A, Location Map) SPECIFICS OF THE PROPOSAL SP 2010-00006, Auto Body Shop use. This proposal is to operate an auto body shop where vehicles would be restored. There is an existing industrial building on the site that is being divided into two separate units (condominiums). The auto body shop would be in the front or western half of the building closest to US 29. Repair/restoration would take place inside the existing industrial building. Rental cars would be available for the convenience of auto body shop customers. The rental car counter would be inside the office area and no signs identifying the rental car company would be outside the building. (See Attachment B, Special Use Permit Plan) SP 2010-00011, Outdoor Storage, Display, and/or Sales in an Entrance Corridor. This special use permit covers the proposal to park (store) rental cars on the property. A row of 18 rental car parking spaces is proposed along the north side of the parcel in an existing paved parking area, as shown on the Special Use Permit Plan (Attachment B). The rental cars are for the use of auto body customers who require a replacement vehicle while their own vehicle is under repair. The rental cars are considered an accessory use to the proposed auto body shop use. PLANNING AND ZONING HISTORY SDP-0000119: Electronics Concepts, Inc.: Site plan approved 7/10/1968. SDP-000025: Sprinkler Systems Building Addition: Site plan approved 5/10/1973; service drive approved 5/28/1974. SDP-000026: Badger Powhatan Parking Lot: Site plan amendment for additional parking approved 12/18/1975. VA-1977-066: ATO Properties (Badger Powhatan): Variance for reduction in sign setback approved 11/10/1977. SDP-1992-82: Badger Powhatan: minor amendment for snack bar building signed 12/6/1992. SUB-2010-13: A 2-lot subdivision for parcel 5B was approved on 4/2/2010. The action divides the parcel along a line that runs north/south through the building. The auto body shop is proposed for the western part of the building and the site. CONFORMITY WITH THE COMPREHENSIVE PLAN Land Use Plan- This property is located in the community of Piney Mountain and is designated Industrial Service in the current Land Use Plan. The purpose of the Industrial Service designation is to provide warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01-34 units/acre) uses. The proposed use as an auto body shop is industrial in nature and is compatible with the Industrial Service designation. The rental car parking use is considered an accessory use to the auto body shop and so does not conflict with this purpose.
Neighborhood Model SP 2010-00006. Staff notes that this proposed use would be located in an existing building on an already developed site. No major changes are proposed in the building or paved parking areas, which take up most of the site. Since so few changes are being made to the site, a full Neighborhood Model analysis is not necessary. This proposed use does advance the Neighborhood Model principle of Redevelopment; the auto body shop will reuse an existing industrial building. STAFF COMMENT SP 2010-00006. Regarding the provisions of Section 31.6.1 of the Zoning Ordinance, staff notes the following 31.6.1: Special use permits for uses as provided in this ordinance may be issued upon a finding by the board of supervisors that such use will not be of substantial detriment to adjacent property, that the character of the district will not be changed thereby, Parcel 5B is an approximately 17-acre piece of land that anchors the southern half of an industrially zoned area on the east side of US 29, just north of the North Fork of the Rivanna River (See Attachment A, Location Map). To the north of the subject property, the uses are also industrial, including a mobile homes sales business and an automobile distribution facility. The NGIC facility is further north. The proposed auto body shop will restore vehicles, a use whose characteristics are similar to other by-right industrial uses like fabrication and assembly of light machinery and machine parts. Furthermore, the traffic and by-products of this use are subject to the Zoning Ordinance s performance standards and should not adversely impact adjacent properties. Thus, this use is similar to and compatible with other industrial uses, it will not be detrimental to adjacent uses and will not change the character of the district. The nearest non-industrial districts are residential ones on the opposite (west) side of US 29 and on the other side of the North Fork of the Rivanna (to the south and east). Because US 29 and the North Fork serve as significant buffers between the residential districts and the proposed auto body shop use, the auto body shop should not have a detrimental impact on these residential districts. and that such use will be in harmony with the purpose and intent of this ordinance, Auto body shops are allowed by special use permit in Light Industrial districts. The special use permit requirement is to ensure that the use fulfills the purpose and intent of the district. Light Industrial districts are intended to permit industries, offices and limited commercial uses which are compatible with and do not detract from surrounding districts. As noted above, the auto body shop is similar in character to other industrial facilities and is compatible with other uses in the district. The existing building on the site was designed in the 1960s as an industrial facility. When the previous industrial user left the building, concern was expressed that it might be difficult to find another industrial user for whom the building would be suitable. At the present time, the building is vacant and the property has been subdivided into two separate properties. The auto body shop would reuse the western half of the building a form of redevelopment and preserve the industrial nature of the site and surrounding area. with the uses permitted by right in the district,
By-right uses in a Light Industrial district include various types of manufacturing, printing, research and development, assembly and fabrication, engineering, warehousing, and similar uses. An auto body shop use involves some of the same fabrication, assembly, repair, and related activities, so it will be compatible with by-right uses in the district. with additional regulations provided in section 5, Section 5.1.31 Body Shop lists three regulations that apply to the proposed auto body shop: a. There shall be no storage of parts, materials, or equipment except within an enclosed building. The applicant has indicated that all parts and materials shall be stored within the building. b. No vehicle awaiting repair shall be located on any portion of such property so as to be visible from any public road or any residential property, and shall be limited to locations designed [designated] on the approved site plan. The applicant has indicated that vehicles awaiting repair shall be screened and has stated further that all vehicles awaiting repair shall be kept inside the building, except for those dropped off during non-business hours. c. Nothing herein shall be construed to limit the authority of the governing body in the review of any special use permit, including but not limited to, the regulation of hours of operation, location of door and/or windows and the like. The applicant has indicated that the proposed hours of operation will be 6:00 a.m. Monday through 6:00 p.m. Saturday. and with the public health, safety and general welfare. Staff believes that the proposed auto body shop will serve the auto repair needs of employees of businesses in the area, as well as residents. It is reusing part of a vacant industrial building and maintaining the industrial character of the area consistent with the County s Comprehensive Plan. The Zoning Administrator, the County Engineer, a representative of Fire/Rescue, VDOT staff, and the Albemarle County Service Authority have reviewed this proposal, have indicated no objection to the proposed auto body shop use, and have made no recommendations for additional improvements to address health and safety considerations. (See Attachments C and D) SP 2010-00011. Regarding the provisions of Section 31.6.1 of the Zoning Ordinance, staff notes the following: 31.6.1: Special use permits for uses as provided in this ordinance may be issued upon a finding by the board of supervisors that such use will not be of substantial detriment to adjacent property, that the character of the district will not be changed thereby, The subject parcel is already developed with a building and paved parking areas and travelways. The rental car parking area is proposed to be located within the existing paved parking lot. The use of the existing parking area for rental car parking is not expected to be
detrimental to adjacent property, and the character of the Enrance Corridor district will be maintained, if certain standards are met regarding the method of parking and landscaping. The ARB has reviewed the proposal and has addressed these issues with conditions of approval. (See Attachment E) The rental car use is considered an accessory use to the auto body shop. Consequently, it is not permissible for signage for the rental car use to be visible from offsite locations. And that such use will be in harmony with the purpose and intent of this ordinance, The special use permit requirement for outdoor storage, display and/or sales parking is to allow for review of the potential impacts of this activity on the Entrance Corridor. As outlined in section 30.6 of the Zoning Ordinance, the intent of the EC Overlay District is, in part, to ensure a quality of development that is compatible with the County s important scenic, architectural and cultural resources through the architectural control of development. The ARB has applied the County s adopted guidelines for development within the EC to the review of this request and had no objection to the request for the Special Use Permit with conditions related to landscaping and method of parking. (See Attachment E for the ARB s action.) with the uses permitted by right in the district, A row of 18 rental car parking spaces is not expected to adversely affect any permitted byright uses in the district. with additional regulations provided in section 5, There are no additional regulations for outdoor storage, display and/or sales specific to parking for rental cars. and with the public health, safety and general welfare. The ARB has addressed those aspects relevant to this type of special permit with its recommended conditions of approval. SUMMARY SP 2010-00006. Staff has identified the following factors that are favorable to this application for an auto body shop: 1. The auto body shop would preserve the industrial character of the area and will enable reuse of an industrial building. 2. The location will provide convenient service to businesses and residents of the area. Staff has identified no factors that are unfavorable to this request. SP 2010-00011. Staff has identified the following factor that is favorable to this request for outdoor storage, display, and/or sales: 3. The Architectural Review Board has no objection to the request and, with the
recommended conditions of approval, no detrimental impacts to the Entrance Corridor are anticipated. Staff has identified no factors that are unfavorable to this request. RECOMMENDED ACTION Staff recommends approval of these two special use permits with the following conditions applied to both SP 2010-00006 and SP 2010-00011: 1. Development of the use shall be in general accord with the conceptual plan entitled, Baugh Auto Body II, Special Use Permit Plan, prepared by Engineering Design Associates, and dated May 25, 2010 (hereinafter, the Special Use Permit Plan ), as determined by the Director of Planning and the Zoning Administrator. To be in conformity with the plan, development shall reflect the following major elements within the development essential to the design of the development: a. location of parking areas b. relation of buildings and parking to the street as shown on the Special Use Permit Plan, except that the landscaping and fencing location and design may be modified to meet the requirements of the Architectural Review Board (ARB). Minor modifications to the plan that do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. The rental of passenger vehicles under SP 2010-00011 is permitted as an accessory use associated with SP 2010-00006, Baugh Auto Body Shop. 3. Rental cars available on the site may only be rented to customers of the auto body shop. 4. The hours of operation for the auto body shop and accessory rental car use shall not begin before 6:00 a.m. on Monday and shall not end later than 6:00 p.m. on the next Saturday. 5. The US 29 frontage and the perimeters of parking areas shall be improved with landscaping to meet the Entrance Corridor guidelines. The landscaping shall be shown on a plan, to be approved with the site plan amendment. The plan shall include identification of existing trees and shrubs on the site, although trees and shrubs in the heavily wooded area on the south side of the parcel need not be individually identified. 6. The design of the screening fence shall be subject to ARB approval. The fence shall be supplemented with landscaping, which shall be subject to ARB approval. Sufficient area for planting shall be provided, as determined by the ARB. 7. A planting island shall be added at the west end of the rental car parking row with plants as determined by the ARB. The island and planting shall be shown on a plan, to be approved with the site plan amendment. 8. Vehicles shall not be elevated anywhere on the parcel outside of the building. 9. Rental vehicles shall be parked only in the area indicated for rental car parking shown on
the Special Use Permit Plan. Rental car parking shall be only in designated striped parking spaces, as identified on this plan. No parking shall occur in travelways. No sign identifying the rental car use shall be visible from offsite locations. 10. No chain link, barbed wire, razor wire, or other similar fencing or attachments other than that existing on the site on [date of Board of Supervisors approval] shall be installed on this parcel. ATTACHMENTS A. Location Map B. Special Use Permit Plan, prepared by Engineering Design Associates, and dated May 25, 2010 (Please contact the Community Development Department to view this attachment) C. Comment Letter from VDOT, dated April 16, 2010 D. Comment Letter from ACSA, dated April 6, 2010 E. ARB Action letter with recommended conditions of approval, dated May 24, 2010