HomeMy WebLinkAboutSP201800022 Ownership Documents 2018-12-18ACTION IN WRITING IN LIEU OF
THE ORGANIZATIONAL MEETING
OF THE BOARD OF DIRECTORS
OF RIVANNA MANAGER, INC.
The undersigned, being the sole director of Rivanna Manager, Inc. (the "Corporation"),
hereby act in writing in lieu of a meeting pursuant to Sections 13.1-623 and 13.1-685 of the Code
of Virginia (1950), as amended, for the purpose of organizing the Corporation and adopting the
following resolutions effective as of the 2"d day of April, 2014.
BE IT HEREBY RESOLVED, THAT
1. The Articles of Incorporation of the Corporation as filed with and approved by the
State Corporation Commission be placed in the minute book, together with the State Corporation
Commission's notice of its issuance and admission to record of the Certificate of Incorporation.
2. The Bylaws, that are attached hereto as Exhibit A, are hereby approved and
accepted as the Bylaws of the Corporation, and the Secretary of the Corporation is hereby
directed to identify, by certification and signature, the original of the Bylaws so adopted and to
record the same in the minute book of the Corporation.
3. The following person is elected as the officer of the Corporation to serve until the
first regular annual meeting of the Board of Directors or until his successor is elected and
qualified:
Name
Mark W. Green
Kurt Wassenaar
Office
President/Secretary
Vice President
4. The form of stock certificate attached hereto as Exhibit B is hereby approved and
adopted for the common stock of the Corporation, and the Secretary is directed to order the
necessary certificates in the form so adopted for the use of the Corporation, and the said
certificates shall bear the following restrictive legend on each certificate issued by the
Corporation:
The shares of stock represented by this certificate have not been
registered under the Securities Act of 1933 (the "Act"), and no
transfer, sale, assignment, pledge, hypothecation or other
disposition of the shares represented by this certificate may be
made except (A) pursuant to an effective registration statement
under the Act and any applicable state securities laws or (B)
pursuant to an exemption from the provisions of Section 5 of the
Act, and the rules and regulations in effect thereunder, and state
securities laws.
5. The stock certificates, in the form hereinabove approved, shall be executed and
delivered in accordance with the Bylaws of the Corporation.
6. The President is hereby authorized and empowered in the name and on behalf of
the Corporation to borrow from time to time such sums of money as he may deem advisable for
the proper conduct of the Corporation's business and to execute and deliver notes of the
Corporation for any sums so borrowed.
7. The President of the Corporation is hereby authorized and empowered in the name
and on behalf of the Corporation to enter into, make, execute, and acknowledge agreements in
the ordinary course of business, without further specific Board approval.
8. The Board of Directors finds it to be in the best interest of the Corporation to open
and maintain a corporate banking account and any corporate resolution required is hereby
approved and adopted. The officers of the Corporation are authorized to open said account and
any other bank checking and depository accounts as they should deem reasonable for the conduct
of business of the Corporation.
9. The Corporation intends to elect to be treated as an "S" Corporation" pursuant to
Section 1362 of the Internal Revenue Code, and the proper officers of the Corporation are
authorized and directed to execute and file any and all documents and to take any and all other
actions which they deem necessary or reasonable to effect this election.
25155067.2.doc
ACTION IN WRITING IN LIEU OF
THE ORGANIZATIONAL MEETING
OF THE BOARD OF DIRECTORS
OF RIVANNA MANAGER, INC.
There being no further action to be taken at this time, witness the following signatures:
A-
/Ai�ril
Mark W. Green Date
[Signature Page to Action in Writing in Lieu of Organization Meeting of Rivanna Manager, Inc.]
Landowner's Tax Certification
December 11, 2018
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902-4596
RE: LANDOWNER'S TAX CERTIFICATION
Rivanna Plaza SPE, LLC, a Virginia limited liability company ("Landowner"), is the owner of
Albemarle County tax map parcel number 04500-00-00-10900 with a primary property address of 325
Rivanna Plaza Drive, Charlottesville, Virginia. Pursuant to the Articles of Organization and the
Landowner's Amended and Restated Operating Agreement, Rivanna Manager Inc., a Virginia
Corporation, was elected as the Landowner's Manager ("Manager"). Pursuant to the Manager's
By -Laws and Action in Writing in Lieu of Organizational Meeting of the Board of Directors,
Mark Green, was appointed as Sole Director and President ("President"). The undersigned duly
authorized President, as of the date provided above, certifies that any delinquent real estate taxes,
nuisance charges, stormwater management utility fees, and any other charges that constitute a lien
on the subject property, owed to the County of Albemarle and properly assessed against the
subject property, have been paid. This Certification is executed in connection with the submission
of a Special Use Permit for an indoor kennel. The proposed site address is 315 Rivanna Plaza
Drive, Suite 120, Charlottesville, Virginia.
Rivanna Plaza SPE, LLC
a Virginia limited liability company
Landowner
By: Rivanna Manager Inc.
a Virginia corporation
Manager
By:
Name: Mark Green
Title: President
37786873_1
One (1) copy of the most recent recorded Deed and
Plat
WILLIAMS MULLEN
MEMORANDUM
TO: Albemarle County Community Development Staff
FROM: Valerie Long, Williams Mullen
Anne Yost, Williams Mullen
DATE: December 17, 2018
RE: Dogtopia Special Use Permit Application Narrative
PROJECT DETAILS:
Applicant: Nikki's Furry Friends, LLC
Attorney: Valerie Long, Williams Mullen
Name of Project: Dogtopia
Short Description: SUP for Indoor Kennel
Proposed Site: 315 Rivanna Plaza Drive, Suite 120, Charlottesville, VA 22901
PROPERTY DETAILS:
Parcel ID Number: 04500-00-00-10900
Total Acres: 3.32
Owner: RIVANNA PLAZA SPE LLC do Mark Green
Property Addresses: 325, 315, 305 Rivanna Plaza Dr Charlottesville, VA 22901
Current Tenant: Mattress Firm (325 —Soon to vacate space)
Magisterial District: RIO
Zoning: Highway Commercial
Proffered: YES
ZMAs Related to Proffers: ZMA-1995-00007
Entrance Corridor: Yes
Comprehensive Plan Area: Neighborhood 1- Places 29
Comprehensive Plan Use: Commercial Mixed use
Land Use: Commercial
Surrounding uses: Kegler's Bowling Alley to the West
Lowes Home Improvement Center to the South
Schewels Furniture Company to the North
Northtown Center is located across Rt. 29
Other tenants of Owner: Dunkin Donuts, Lee's Nails, Anytime Fitness, Mariner Financial,
Market Street Wineshop, and Hurley's Tavern.
SITE PICTURES:
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Location of Entrance Parking location
A. PROPOSAL:
The applicant has rights to a Dogtopia franchise in Albemarle County and proposes a SUP for
an indoor kennel. The site is located within the Rivanna Plaza Shopping Center, zoned
Highway Commercial ("HC") and is located in a heavily developed area of the County. The
County Zoning Ordinance allows for Indoor Kennels with approval of a SUP in the HC district.
The applicant proposes to locate a commercial kennel with daycare, grooming and boarding in
the existing Mattress Firm building, with a small, fenced outdoor play area. Dogtopia is a
combined dog daycare, grooming, and boarding service business. Kennel (Commercial) is
defined as "a place designed or prepared to house, board, breed, handle or otherwise keep or
care for dogs and/or cats for sale or in return for compensation except as an accessory to a
single-family dwelling."
Dogtopia will utilize state-of-the-art equipment, facilities and programs to reduce odors and
noise levels, and it will employ healthy practices to decrease injury and illnesses. For a more
detailed description of what Dogtopia facilities will typically include, like soundproofed
playrooms, visit https://www.dogtopia.com/. The proposed hours of operations are: Monday
through Friday 6:30 a.m. — 7:30 p.m., Saturday and Sunday 10:00 a.m.- 5:00 p.m.
Commercial kennels are subject to supplementary regulations. Albemarle County Code Section
5.1.11 provides the following supplemental regulations for commercial kennels. Dogtopia will
address these by:
a. Except where animals are confined in soundproofed, air-conditioned buildings, no
structure or area occupied by animals shall be closer than five hundred (500) feet to any
agricultural or residential lot line.
This provision is not applicable to this application, for the property is not located
within 500 feet of any agricultural or residential lot line.
b. For soundproofed confinements, no such structure shall be located closer than two
hundred (200) feet to any agricultural or residential lot line. For soundproofed and non-
3
37768261_4
soundproofed confinements, sound measured at the nearest agricultural or residential
property line shall not exceed fifty-five (55) decibels;
The proposed site will not be located near or within 200 feet of an Agricultural or
Residential lot line
c. In all cases, animals shall be confined in an enclosed building from 10:00 p.m. to 6:00
a.m.
Dogs will be in the enclosed building from 10:00 p.m. to 6:00 a.m. Weather
permitting, typical outside playtime would be between 10:00 a.m. — 11:30 am and
3:00 p.m. —4:00 p.m.
d. In areas where such uses may be in proximity to other uses involving intensive activity
such as shopping centers or other urban density locations, special attention is required
to protect the public health and welfare.
To these ends the commission and board may require among other things: -Separate
building entrance and exit to avoid animal conflicts;
Pet owners will drop off and pickup through the main entrance. Access to the
outside area will only be available internally through one of the playrooms located
on the side of the building.
Area for outside exercise to be exclusive from access by the public by fencing or other
means.
The area for outside exercise will not be accessible to the public and will be
surrounded by a tall fence, as shown on the enclosed plans.
B. CONSISTENCY WITH THE COMPREHENSIVE PLAN
The Property is designated for Commercial Mixed Use on the Places 29 Master Plan, which
recommends retail and general commercial service uses on the property. Dogtopia is a
commercial service facility and the proposed site is located in an existing fully-developed retail
shopping center and will be located within an existing building.
The addition of this commercial service will support the goal of a more mixed-use type of
development in the Places 29 corridor and further support other nearby mixed-use centers.
Dogtopia will provide a needed service in the area for the convenience of nearby residents, who
currently drive across town to the City of Charlottesville for such services.
C. IMPACTS ON PUBLIC SAFETY, PUBLIC FACILITIES, PUBLIC INFRASTRUCTURE &
ENVIRONMENTAL FEATURES
The proposed project will not have any negative impacts on public safety, public facilities, public
infrastructure or environmental features. The shopping center is already fully developed and
Dogtopia would move into an existing tenant space in the center.
4
37768261_4
D. ARB APPLICATION FOR CONCEPTUAL REVIEW
An Architectural Review Board ("ARB") application for conceptual review will be submitted.
Dogtopia will comply with the requirements of the ARB. AS. discussed, Dogtopia will move into
an existing brick building (former Mattress Firm site) withn the Rivanna Plaza Shopping that
was previously approved by the ARB at the time of construction.
View of the Proposed Site from the Entrance Corridor (from 29 Southbound):
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1. Outdoor Play Area
A small outdoor play area enclosed by a decorative rectangular shaped fence or wall will be
added directly adjacent to the side of the existing building, as shown in the exhibits below. The
only entrance would be through an internal playroom. There would be no outside access to the
play area.
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Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
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View of the Outdoor Play Area from the Entrance
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View of the Outdoor Play Area from the parking lot
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View of the Outdoor Play Area from the side of View of the Outdoor Play Area from the side of the
the building building with a sketch of the fence
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Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
7
37768261_4
Fence Design
Short Description: Privacy fencing — CertainTeed "Simtek" fence product Ashland
Series
Height: 8 feet
Dimensions: 16 feet x 72 feet
Color: Earth tones; Nantucket gray
Distance of the fence from Approximately 90 feet
the Entrance Corridor: The distance of the fence from the Right of Way is 69 feet. The
distance of the fence from the curb in the street is 90 feet.
Proposed Grading:
To create a small pad area for the outdoor play area, the Conceptual/Sketch Plan shows a small
area of grading around the fenced outdoor play area. The proposed contour lines from the
approved site plan have been blended with the existing contour lines to show new grading lines.
The approximate amount of earth-disturbing activity will be 4,000 square feet. Please refer to
the enclosed Conceptual/Sketch Plan for a more detailed rendering.
Sample fence design Proposed Grading
Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
Lighting
Outdoor lighting for the dog play area is proposed and shall comply with Section 4.17. Lighting
will be limited in quantity and intensity; will be no greater than 20 foot-candles at the ground;
and all fixtures will be full cut-off as shown on the plans. Dogtopia outdoor lighting will merely
illuminate the enclosed play area and will not spillover onto adjacent properties.
Location of lights in relation to the building Sample Exterior Lighting
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EXTERIOR LIGHT FORURE
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Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
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37768261_4
Landscaping
Location of building from the entrance Location of building from the entrance
corridor corridor
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(current view from the Entrance Corridor) (proposed view)
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The distance of the fence from the Entrance Corridor is approximately 90 feet. Hence, the
outdoor area fence will not be overly visible from the Entrance Corridor. The landscaping plan
will integrate the fence and the building with the existing area and soften the view of the fence
from the Entrance Corridor.
Current landscaping includes several bushes in the area near the parking lot and the side of the
building, as shown in the exhibit above. The existing storm sewer pipe is near the proposed
fence; thus, we are limited in the variety of species and size of plantings that are appropriate to
plant in that location. Dogtopia will closely comply with the ARB landscape guidelines given that
limitation. We have selected plant species consistent with other species on site and the
landscape plan includes a mixture of bushes and ornamental trees to reflect our objective of
softening the view of the fence from the entrance corridor and complying with ARB
requirements.
2. Window
Interior shades, curtains or blinds will be used for all the windows.
3. Parking
As provided in Section 4.12.6, commercial kennels are allowed one (1) space per four hundred
(400) square feet of gross floor area including runs, plus one (1) space per employee. The
existing shopping center has sufficient parking to meet this requirement.
9
37768261 4
Dogtopia foresees, based on observation from their other locations in Virginia, that they will
require approximately five (5) parking spaces for their employees and approximately seven (7)
spaces for customers at one time.
10
37768261_4
Maps & Photos
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November 26, 2018
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902-4596
RE: AUTHORIZATION TO SUBMIT LAND USE APPLICATIONS
Rivanna Plaza SPE, LLC, a Virginia limited liability company ("Landowner"), is the owner of Albemarle
County tax map parcel number 04500-00-00-10900 with a primary property address of 325 Rivanna
Plaza Drive, Charlottesville, Virginia. Pursuant to the Landowner's Articles of Organization and the
Amended and Restated Operating Agreement, Rivanna Manager Inc., a Virginia Corporation, was elected
as the Landowner's Manager ("Manager"). The Landowner's Articles of Organization is attached as
Exhibit "A". Pursuant to the Manager's By -Laws and Action in Writing in Lieu of Organizational Meeting of
the Board of Directors, Mark Green, was appointed as Sole Director and President ("President"). The
Action in Writing is attached as Exhibit "B". The undersigned duly authorized President, as of the date
provided above, hereby authorizes Valerie W. Long, the law firm of Williams Mullen, and its members and
employees thereof, to submit land use applications on the Landowner's behalf in connection with a
Special Use Permit for an indoor kennel. The proposed site address is 315 Rivanna Plaza Drive, Suite
120, Charlottesville, Virginia. This authorization includes the authority to take any other steps and submit
any other documentation to Albemarle County necessary to effectuate the Land Use Applications on
behalf of the Landowner.
Rivanna Plaza SPE, LLC
a Virginia limited liability company
Landowner
By: Rivanna Manager Inc.
a Virginia corporation
Manager
By:
Name: Mark Green
Title: President
List of Exhibits:
Exhibit A: Rivanna Plaza SPE, LLC - Articles of Organization
Exhibit B: Rivanna Manager Inc. - Action in Writing in Lieu of Organizational Meeting of the Board of Directors
37443578_1
Exhibit "A"
Rivanna Plaza SPE, LLC
Articles of Organization
(Attached)
374435781
ARTICLES OF ORGANIZATION
OF
RIVANNA PLAZA SPE, LLC
The undersigned, desiring to form a limited liability company under the provisions of
Chapter 12 of Title 13.1 of the Code of Virginia of 1950, as amended, hereby sets forth the
following:
Article I. Name. The name of the limited liability company is Rivanna Plaza SPE,
LLC (the "Company").
Article II. R istered Office and Agent, The initial registered office of the Company
shall be located in the City of Charlottesville, Virginia and the post office address of the initial
registered office shall be 109 Robinson Woods, Charlottesville, Virginia 22903. The initial
registered agent of the Company shall be Mark W. Green, who is a resident of Virginia and a
member and manager of a limited liability company that is a member or manager of the
Company.
Article III. Principal Office. The principal office of the Company is located at 109
Robinson Woods, Charlottesville, Virginia 22903.
Article IV, Written Operating Agreement. Any operating agreement entered into by
the member of the Company, and any amendments or restatements thereof, shall be in writing.
No oral agreement among any of the members or managers of the Company shall be deemed or
construed to constitute any portion of, or otherwise affect the interpretation of, any written
operating agreement of the Company, as amended and in existence from time to time.
In Witness Whereof, the undersigned organizer has set forth his signature this 31st day of
March, 2014,
Richard D, Pa mieri, Organizer
15057027_1
COMMONWEALTH OF VIRGINIA
STATE CORPORATION COMMISSION
AT RICHMOND, APRIL 2, 2014
The State Corporation Commission has found the accompanying articles submitted on behalf of
Rivanna Plaza SPE, LLC
to comply with the requirements of law, and confirms payment of all required fees. Therefore, it
is ORDERED that this
CERTIFICATE OF ORGANIZATION
be issued and admitted to record with the articles of organization in the Office of the Clerk of the
Commission, effective April 2, 2014,
STATE CORPORATION COMMISSION
Judith Williams Jagdmann
Commissioner
DLLCACPT
CISJMA
14-04-01-1204
tSfafr Cory-orafian COMMissivu
I Certify the Following from the 1§cords of the Commission;
The foregoing is a true copy of all business entity documents on file in the Clerk's Office of the
Commission relating to Rivanna Plaza SPE, LLC,
Nothing more is hereby certified.
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4. 1903
CIS0502
Signed and Sealed at Richmond on this Date:
AprillO, 2014
_
tooCk Peck C(erkof the Commission
Exhibit `B"
Rivanna Manager Inc.
Action in Writing in Lieu of Organizational Meeting of the Board of Directors
(Attached)
3744357811