Planning commission recommends approval for Flow dealerships— outdoor display expansion on Route 29

The Albemarle County Planning Commission on Oct. 28 recommended approval of a special-use permit to expand outdoor vehicle display and sales for Flow Automotive at 960 Hilton Heights Road, the site of Flow Subaru, Flow Honda and the Chrysler Dodge Jeep Ram showroom.

Senior planner Chris Taggart told the commission the request would convert a portion of existing landscape along the frontage into paved display parking and triple-stacked vehicle storage. "Motor vehicle sales is a by-right use in the zoning district, but the outdoor display is a special use," Taggart said, adding that the Architectural Review Board reviewed the proposal and recommended no objection to the special permit if the ARB—s standard conditions are included. Taggart said the applicant acquired a little over a third of an acre of former VDOT right-of-way to accommodate the expansion.

Why it matters: The property sits in the Entrance Corridor/Overlay area, where outdoor display is subject to the county—s entrance corridor design guidance and ARB review. The commission—s recommendation now moves the permit forward to the Board of Supervisors for final action; a site plan review will follow if the special permit is granted.

The applicant—s presentation said the dealerships have persistent on-site parking shortages driven in part by manufacturer display requirements. Engineer Justin Schimp of Schimp Engineering said the team identified a narrow strip of former VDOT right-of-way that is flat and buildable and was therefore purchased. Schimp said the proposal will remove about 12 existing larger trees and plant 22 new trees; canopy-equivalency calculations, he added, will be completed at site-plan stage and reviewed by the ARB.

Commissioners pressed staff and the applicant about several implementation details. Commissioner Firehawk asked how long it will take to recoup canopy after the proposed removals; Taggart and the applicant said canopy calculations will be part of the subsequent site-plan submittal and ARB review. Commissioners also asked whether utilities in the right-of-way would preclude planting; the applicant said the proposed new plantings are outside the easement areas. The commission asked about a striped crosswalk connecting the shared path to the entrance; the applicant said whether VDOT paints a crosswalk depends on VDOT approvals and scope of right-of-way work.

The ARB—s conditions include language limiting display vehicles to paved parking areas. When asked whether display cars would be allowed on sidewalk bump-outs or landscaped areas, the applicant confirmed the ARB condition would prohibit vehicles parked on sidewalks or planted areas; vehicles must be in the paved areas shown on the concept plan.

On stormwater treatment, the applicant told commissioners the team expects to rely on on-site underground stormwater chambers with sediment-capture filters as the most cost-effective treatment, though pervious pavement or pervious pavers are possible and would be considered at the site-plan stage.

The commission moved to recommend approval of SP2025-0003 with the staff-recommended conditions and recorded a roll-call vote in favor. The recommendation forwards the special permit and ARB conditions to the Board of Supervisors; final engineering, landscaping, stormwater and striping plans will be determined at site-plan review and ARB review.

"My name is Chris Taggart. I'm the senior planner with the planning division," Taggart said during the staff presentation. Applicant engineer Justin Schimp added: "We have no space, and that's more or less why we're here," describing the dealerships' operational need for more display and storage space.

Votes and next steps: The commission voted to recommend approval; the item will be scheduled for Board of Supervisors consideration. Site-plan review will follow and must address canopy calculations, stormwater compliance, and any VDOT-mandated roadway or crosswalk improvements.