Planning Commission recommends approval of special permit for outdoor storage at 400 Ryo Road West

The Albemarle County Planning Commission on April 8, 2025 voted to recommend approval of a special use permit (SP) for outdoor storage, display and sales at 400 Ryo Road West, an existing light‑industrial site along an entrance corridor.

Senior planner Chris Taggart presented staffs review and said the property is zoned Light Industrial and lies within the entrance corridor overlay. The proposal would permit outdoor storage and display of plumbing materials and waterworks equipment associated with a wholesale distributor. Staff and the Architectural Review Board (ARB) focused review on screening measures required by the entrance corridor guidelines. The ARB reviewed a revised plan and unanimously recommended approval with conditions.

The applicants representative, attorney Valerie Long, told the commission the property had historically been used for outdoor equipment storage when it was owned by the telephone company; the current proposal would replace existing chain‑link fencing with an aluminum picket fence, add a landscaped berm and supplemental plantings along the frontage, screen mechanical equipment and extend new plantings to reduce visibility from Ryo Road. The application includes the existing rear storage area (previously determined to be legal nonconforming) so that the entire site would be brought into conformance under the special permit.

Staff reported a required community meeting was held on February 10 and that attendees had questions about site development but did not offer comments opposing the special permit. Commissioners asked operational and site questions: Commissioner Murray asked about potential on‑site stormwater and permeable surface improvements; the applicant said a site plan amendment will follow and that stormwater/site requirements will be addressed during that process. Taggart noted eligible county incentives exist for impervious surface removal and that any new site lighting must meet the entrance corridor and site‑plan standards.

After discussion, a commissioner moved to recommend approval of the special permit "for outdoor storage, display and sales" with the conditions recommended in the staff report; the roll call recorded aye votes from Commissioners Moore, Claiborne, Carrizzana, Bivens and Murray and no nays. The motion passed and the staff/ARB conditions will be applied during site plan review.

Staff and the applicant noted the next step is a site plan amendment that would show final grading, stormwater controls and any pavement changes.