STAFF PERSON: Margaret Maliszewski
PLANNING COMMISSION: December 13, 2005
BOARD OF SUPERVISORS: January 11, 2006
JARMANíS SPORTSCYCLES OUTDOOR STORAGE AND DISPLAY
SP-2005-25: Special Use Permit for outdoor storage and display of vehicles
The applicant proposes to construct a two-story 130í x 76í building to house Jarmanís Sportscycles in the Route 250 East Entrance Corridor. The design includes 12í-deep porches on the north and west sides of the building for the outdoor display of motorcycles. The building design is intended to complement the character of the Seminole Produce building on the adjacent property to the west. (A preliminary site plan is included as Attachment A. The applicantís illustration of the existing and proposed buildings as viewed from the EC is included as Attachment B.)
Request for special use permit to allow outdoor display of vehicles in accordance with Section 220.127.116.11(b) of the Zoning Ordinance which allows for outdoor sales, storage and/or display in the EC Entrance Corridor Overlay Zoning District. The property contains approximately 2.219 acres zoned EC Entrance Corridor and HC Highway Commercial. It is described as Tax Map 78, Parcel 33B and is located in the Scottsville Magisterial District on the south side of Richmond Road (US 250 East) approximately .14 miles west of its intersection with Sleepy Hollow Lane (a private right-of-way). The Comprehensive Plan Land Use/Density for this property is designated as Rural Areas Ė preserve and protect agricultural, forestall, open space, and natural, historic and scenic resources/density (.5 unit/acre).
Character of the Area:
The site of the proposed development is located on the south side of Route 250 East, approximately 800í east of the intersection of Route 250 East and South Lego Farm Road and approximately 700í west of Sleepy Holly Lane. The site is the former location of the Habitat Services Garden Center. The garden center has closed for business, but remnants of the development remain, including several large trees along the Route 250 frontage. The eastern and southern portions of the subject parcel are currently wooded. A portion of this area contains slopes of 25% or greater. The Culpeper Branch of the Rivanna River is located to the south of the property.
A contemporary style hotel (Comfort Inn) with a parking lot along the EC is located across Route 250 to the north and west. Between the hotel and this site, also on the north side of Route 250, are residential properties. Further east on the north side of the road is a small business establishment (pumps and well drilling) set close to the road. A commercial site, commonly referred to as the Seminole Produce or Farmers Market building, is adjacent to the subject parcel to the west. This existing building is similar in material, scale, form, and detailing to the proposed Jarmanís building. A large partly open, partly wooded parcel owned by the Thomas Jefferson Memorial Foundation is located immediately adjacent to the subject parcel to the east. The parcel maintains a strong rural character for the part of the corridor just east of the site, but the mix of residential and commercial properties in the immediate vicinity of the subject parcel characterize the area as transitional. Further west on Route 250, beyond the I-64 interchange, the large Peter Jefferson Place and Westminster Canterbury developments transition into the commercial shopping district of Pantops, a significant portion of which is devoted to automobile dealerships with outdoor sales, storage and display lots.
By-right use of the Property:
Although a special use permit is required for the proposed areas of outdoor storage and display on this site due to its location within the EC overlay district, this use is considered accessory to motor vehicle sales. Motor vehicle sales is one of the high intensity commercial uses permitted by right within the Highway Commercial (HC) zoning district. The focus of the Special Permit review is on the impacts to the Entrance Corridor, not on the use itself.
Staff has reviewed this proposal for conformity with the Comprehensive Plan and compliance with Section 18.104.22.168 (b) of the Zoning Ordinance and recommends approval of the special use permit with conditions.
Planning and Zoning History:
ARB-2005-154: Jarmanís Sportscycles Final ARB Review: under review.
SDP-2005-89: Jarmanís Sportscycles Preliminary Site Plan: under review.
ARB-2005-109: Jarmanís Sportscycles Preliminary ARB Review: ARB comments provided 10/3/05.
ARB-2005-67: Jarmanís Sportscycles Conceptual ARB Review: ARB comments provided 6/20/05.
SDP-2002-127: Habitat Services Garden Center Site Plan Waiver: Garden center site plan waiver approved 3/25/03. (Related ARB applications: ARB-2002-33, -100, and -129.)
SDP-2002-42: Stevens Family Wayside Stand: Wayside stand approved with conditions 4/9/02.
SDP-1990-71: Exxon (I-64/250) Preliminary Site Plan: Gas station/convenience store approved with conditions October 9, 1990.
SDP-1990-51: Exxon (I-64/250) Preliminary Site Plan: Gas station/convenience store proposal denied 7/24/90 due to safety, traffic and buffer concerns.
SUB-1989-203: Route 250/64 Land Trust Administrative Plat: Subdivision establishing current boundaries of parcel 33B approved 1/24/90.
Chapter 2 of the Comprehensive Plan, entitled Natural Resources and Cultural Assets, establishes the goals for preserving scenic resources that are recognized as being essential to the Countyís character, economic vitality and quality of life. The Entrance Corridor Overlay District is intended to further the Countyís efforts toward attaining the Comprehensive Plan objective for maintaining the visual integrity of all roadways. The Architectural Review Board addresses potential adverse aesthetic impacts by applying the Countyís Entrance Corridor Design Guidelines on their review of development proposals. The Architectural Review Board has reviewed the subject request and the proposed site plan and building design for conformance with the Design Guidelines. (See Attachment D for the ARBís full action on the proposal.) At its meeting on October 3, 2005, the ARB voted 4:0 to forward the following recommendation to the Planning Commission:
The ARB has no objection to the request for the Special Use Permit for the outdoor display of vehicles based on drawings submitted August 22, 2005, with the following conditions:
1. The outdoor display of vehicles shall be limited to the covered porches of the building only. Vehicles shall not be displayed elsewhere on the site, or between the northern parcel boundary and the EC. Vehicles shall not be elevated anywhere on site.
2. The existing woodland on site shall be retained in its entirety.
3. The existing four Sycamore (or London Plane) trees (Platanus x acerifolia or Platanus occidentalis) shall be preserved.
4. Site and building lighting shall be limited to the satisfaction of the ARB as illustrated in an ARB approved lighting plan.
5. Site and building signage shall be limited to the satisfaction of the ARB as illustrated in an ARB approved drawing.
6. The existing and proposed three board fencing shall align with one another and be painted the same color.
Zoning Ordinance Review
Following is an analysis of how the request for outdoor sales and display complies with the requirements of Section 22.214.171.124 of the Zoning Ordinance:
The board of supervisors herby reserves unto itself the right to issue all special use permits permitted hereunder. 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
Three primary features of the proposed development have relevance to the character of the district: 1) the building design, 2) the treatment of the vehicle display, and 3) the wooded area on site.
Building Design: The subject parcel is located in the HC zoning district. The character of the segment of the Entrance Corridor in which the subject parcel resides is transitional. The building proposed to house the Jarmanís business has been designed to complement the existing adjacent building to the west. That design uses building forms and materials that draw on local architectural traditions (vernacular barn or shed architecture) and results in a successful transitional building. The use of this complementary design for the Jarmanís building, and the coordination of fencing and landscaping between the sites, positively supports the character of the district.
Treatment of Vehicle Display: All of the existing vehicle display on the Route 250 East EC is currently concentrated in an area situated further west on the corridor in the more heavily developed commercial area of Pantops. Although the introduction of vehicle display on the subject parcel expands that use to a new area of the corridor, the proposal is expected to sufficiently reduce the impacts of that display on the EC. By physically limiting the display to the porches of the building, the display will be more closely associated with the building itself rather than the overall site. Also, the display will be of a smaller scale than the automobile display established further west on the corridor and is expected, therefore, to have less impact.
The applicant proposes to illuminate the porch display areas and the level of illumination could change the level of impact of the display on the EC. Excessively bright illumination in the porch area could attract additional attention to the building, could make it much more visible from a distance at night on the EC, and would be out of character with the immediate vicinity. The ARB has recommended a condition related to lighting to ensure that proposed lighting levels will maintain compatibility with the district.
Wooded Area: The eastern and southern portions of the subject parcel are currently wooded, and the existing woodland extends beyond the immediate confines of the parcel. The woodland is of high quality and it contributes substantially to the overall character of this portion of the Route 250 East EC, easing the transition from commercial to rural area. The retention of the woodland on this site is important to providing visual continuity throughout the area and maintaining a sense of the existing character of the corridor. Retention of the on-site woodland is a recommended condition of the ARB. Staff has recommended an amendment to that condition to facilitate the retention of the woodland.
and that such use will be in harmony with the purpose and intent of this ordinance,
Staff has reviewed this proposal for compliance with the purpose and intent as set forth in Section 1.4 of the Zoning Ordinance and finds no conflict that would arise from the approval of the special use permit. According to 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 countyís important scenic, architectural and cultural resources through the architectural control of development. The ARB has applied the Countyís adopted guidelines for development within the EC to the review of this request and had no objection, and has recommended conditions for approval.
with the uses permitted by right in the district,
Although a special use permit is required for the proposed areas of outdoor storage and display on this site, this request is for an accessory use to motor vehicle sales, which is already allowed by right within the Highway Commercial (HC) zoning district. The sales and display use, as accommodated on the porches in the proposed Jarmanís building design, is compatible with other existing uses in the district.
with additional regulations provided in Section 5.0 of this ordinance,
There are no additional regulations provided in section 5.0 of this ordinance related to vehicle storage or display.
and with public health, safety and general welfare.
The intent of the special use permit requirement for outdoor storage and display is based on the need to mitigate the potential negative impact of this use on the aesthetics of the Entrance Corridors and to mitigate the potential for development that is incompatible with the historic resources of the County. This intent is directly related to the promotion of public health, safety and welfare. The ARB has reviewed the proposal with this intent in mind. The ARB had no objection to the proposed use and has recommended conditions of approval.
The proposed plan is under review by the Site Review Committee. That review addresses compliance with the relevant development review regulations that are also set forth to protect the public health, safety and general welfare. Therefore, a combination of proper site design and implementation of the recommended conditions, along with the issuance of a Certificate of Appropriateness by the ARB, would sufficiently address this objective.
The intent of the special use permit requirement is based on potential impacts of the use on the Entrance Corridors. The ARB has reviewed this proposal for its impact on the Route 250 East Entrance Corridor. The ARB had no objection to the request for the Special Use Permit and has recommended conditions of approval related to location of display, retention of the existing woodland and Sycamore trees along the EC frontage, limitations to building lighting and signs, and location of fencing. Staff has additional concerns regarding the retention of the existing woodland and frontage trees and has recommended amendments to the ARBís conditions of approval to address these issues.
Staff has identified the following factors that are favorable to this request:
1. Motor vehicle sales is a by-right use in the Highway Commercial District and the proposed use is accessory to that use;
2. The Architectural Review Board has reviewed the request for outdoor storage and display. The ARB had no objection to the proposed use and has recommended conditions of approval.
Staff recommends approval of this special use permit, subject to the following conditions that reference the ďJarmanís Sportscycles Preliminary Site Development PlanĒ with revision date of 10/21/05 (two sheets) prepared by B. Aubrey Huffman and Associates, LLC.
1. The outdoor display of vehicles shall be limited to the covered porches of the building only. Vehicles shall not be displayed elsewhere on the site, or between the northern parcel boundary and the EC.
2. Vehicles shall not be elevated anywhere on site.
3. The existing woodland on site, as indicated by the ďexisting tree line,Ē shall be retained in its entirety.
4. The existing four Sycamore (or London Plane) trees (Platanus x acerifolia or Platanus occidentalis) located along the Route 250 East side of the property shall be preserved.
5. Tree preservation measures shall be included on the E&S plan and the grading plan (submitted with the final site plan) to provide for conditions #3 and #4, above. The E&S plan and grading plan shall include notes and details consistent with chapter 3.38 ďTree Preservation and ProtectionĒ of the Virginia Erosion and Sediment Control Handbook (current edition). Tree preservation measures shall be coordinated throughout the site plan set and E&S drawings. In the event that any site plan or E&S drawings show inconsistent information regarding tree protection, the drawing(s) showing the greatest tree protection shall prevail.
6. Site and building lighting shall be limited to the satisfaction of the ARB as illustrated in an ARB approved lighting plan submitted with the final site plan.
7. Site and building signage shall be limited to the satisfaction of the ARB as illustrated in an ARB approved drawing included with the applicantís final submittal for a Certificate of Appropriateness.
8. The three board fence proposed along the Route 250 East side of the property shall align with the fence on the adjacent property to the west. The color of the proposed three board fence shall match the color of the fence on the adjacent property to the west.