Planning commission recommends denial of Flow dealerships’ steep-slopes rezoning in Pantops

The Albemarle County Planning Commission voted Feb. 25 to recommend denial of a zoning map amendment that would have reclassified preserved steep slopes as “managed” on three properties housing Flow Automotive Group dealerships in the Pantops area.

What the applicant sought: FLOW 1381 Richmond LLC and FLOW 1357 Richmond LLC asked to rezone areas of the steep-slopes overlay from preserved to managed to allow expansion of service/parking for the Flow Toyota and Flow Mercedes dealerships. The parcels back onto an intermittent stream and a constructed stormwater outfall.

Staff analysis and recommendation: Planning staff recommended denial. Planning Manager Rebecca Ragsdale told the commission staff found the preserved slopes met the criteria for preservation in the county ordinance and noted a prior 2016 rezoning and proffer had explicitly preserved those slopes. Staff said a narrow tradeoff limited to slopes directly tied to an existing stormwater facility might be supportable, but the applicant’s full request to reclassify the entire preserved area did not meet the preserved-slopes standard.

Applicant presentation and revised exhibit: The applicant’s team presented photos and geolocated field observations showing prior disturbance in portions of the preserve — including culvert outfalls, fill material and an eroded gully behind the Toyota lot — and said they would be willing to leave as preserved the corridor within 100 feet of the intermittent stream while requesting redesignation of about 15,700 square feet of man-made slopes elsewhere for managed use. The applicant said modern stormwater treatment and on-site measures could be incorporated if the commission wanted to consider a narrowed change.

Commission concerns: Commissioners raised multiple concerns. Several asked whether the applicant had provided a detailed revised concept that showed how reclassification would be used — staff said that the current application before the commission was the full, existing request and that the commission’s formal recommendation must be on that submission. Commissioners also pressed on stormwater impacts to the Rivanna River, the source of an intermittent stream on the parcels, and said on-site treatment measures should be required if any redesignation were considered. Commissioner Murray and others highlighted the need to address the eroded channel and sediment conveyance currently visible on the site.

Vote and outcome: The commission voted to recommend denial of the zoning map amendment. Roll call votes recorded at the meeting were: Peter Missal — aye; Cristian Carrizano — aye; Miss Firehawk — aye; Christian Murray — aye; David Bivens — aye; Mark Moore — aye. The commission’s recommendation will go to the Board of Supervisors for final action.

Nut graf: The commission concluded the map amendment as submitted did not meet the county’s preserved-steep-slopes criteria and recommended denial. Staff and the applicant both indicated parts of the site may be appropriate for a narrower, better-documented change tied to existing stormwater facilities, but the commission required any such change to be submitted as a formal revised plan.

Ending: The applicant may revise and resubmit a narrower proposal, or file a new application that quantifies the exact area to be reclassified, shows proposed impervious-area increases and details stormwater treatment. Meanwhile, staff advised the commission that the preserved designations were integral to the 2016 rezoning proffers and the site’s role in the county’s greenway and stream-protection planning.

Quotes

"We would be open to providing on-site treatment instead of purchasing credits...and understanding the sensitivity of the site and its proximity to the river," applicant planner Kelsey Schlein.

"The proposal before the commission tonight is the one that was submitted to staff that staff has analyzed," Rebecca Ragsdale, planning manager, on the requirement that the commission act on the submitted application.

Actions

Motion: "Recommend denial of ZMA 2024-4 for the reason stated in the staff report." (Applicant: FLOW 1381 / 1357 Richmond LLC — request to reclassify preserved steep slopes to managed.)

Vote record: Peter Missal — yes; Cristian Carrizano — yes; Miss Firehawk — yes; Christian Murray — yes; David Bivens — yes; Mark Moore — yes.

Outcome: recommended denial; record forwarded to the Board of Supervisors.