HomeMy WebLinkAboutSP201800022 Staff Report 2019-02-25ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Proposal: SP201800022 Dogtopia
Staff: Mariah Gleason, Planner
Planning Commission Public Hearing:
Board of Supervisors Hearing:
March 5, 2019
TBD
Owner: Mark Green (Rivanna Plaza SPE LLC)
Applicant: Valerie Long and Anne Yost (Williams
Mullen); John Houston IV (Nikki's Furry Friends,
LLC
Acreage: 3.32 acres
Special Use Permit for:
Request to use an existing, commercial building as
an indoor kennel as permitted in Section 24.2.2(10),
in accordance with supplemental regulations
outlined in Section 5.1.11 of the Zoning Ordinance.
TMP: 04500000010900
By -right use: HC Highway Commercial —
Location: 315 Rivanna Plaza Dr, Ste 120
commercial and service; residential by special use
Charlottesville, VA 22901
permit 15 units/ acre
Magisterial District: Rio
Conditions: Yes EC: Yes
Proposal: To use a portion of an existing strip
Requested # of Dwelling Units: 0
commercial building as an indoor kennel, which will
offer daycare, grooming, and boarding services.
Dogtopia is also proposing to build an outdoor play
space in an existing lawn area directly beside the
tenant space they will occupy.
DA: X RA:
Comp. Plan Designation:
Commercial Mixed Use which allows commercial,
retail, employment uses, with supporting residential
(no maximum density), office, or institutional uses in
Neighborhood 1 of the Places29 Development Area.
Character of Property: The shopping center
Use of Surrounding Properties: The property is
Dogtopia will reside within is already fully
surrounded by other commercially -zoned properties.
developed. Other tenants of the shopping center
Businesses on these properties include Kegler's
include Anytime Fitness, Dunkin' Donuts, Lee's
Bowling Alley, Lowes Home Improvement, and
Nails, Mariner Financial, and Pho 3 Pho. The
Schewels Furniture Company. There are no
business will occupy —6.5K sf of the total 32K sf
residential areas adjacent to this property. The
development on the property.
nearest residential area is located across Route 29
and almost a fourth of a mile away.
Factors Favorable:
Factors Unfavorable:
1. This business will expand and diversify the
1. None identified
portfolio of commercial services offered in
this Highway Commercial area.
2. No detrimental impacts to adjoining
properties are anticipated.
RECOMMENDATION:
Special Use Permit: Staff recommends approval of SP201800022, Dogtopia, with conditions.
STAFF PERSON: Mariah Gleason, Planner
PLANNING COMMISSION: March 5, 2019
BOARD OF SUPERVISORS: TBD
SP201800022: Dogtopia
PETITION:
PROJECT: SP201800022 Dogtopia
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL(S): 04500000010900
LOCATION: 315 Rivanna Plaza Dr, Ste 120, Charlottesville, VA 22901
PROPOSAL: Use an existing, commercial building space as an indoor kennel.
PETITION: Indoor commercial kennels are permitted by special use permit in the Highway Commercial
(HC) zone under Section 24.2.2(10) of the zoning ordinance. This development would be located in a
portion of an existing strip commercial building on 3.32 acres of land. No dwelling units proposed.
ZONING: HC Highway Commercial — commercial and service; residential by special use permit (15
units/ acre)
OVERLAY DISTRICTS: EC Entrance Corridor — Overlay to protect properties of historic, architectural
or cultural significance from visual impacts of development along routes of tourist access; AIA Airport
Impact Area — Overlay to minimize adverse impacts to both the airport and the surrounding land;
Managed Steep Slopes
COMPREHENSIVE PLAN: Commercial Mixed Use which allows commercial, retail, employment uses;
with supporting residential (no maximum density), office, or institutional uses in Neighborhood 1 of the
Places29 Development Area.
CHARACTER OF SURROUNDING AREA:
The property Dogtopia proposes to reside within is a fully -developed inward -facing shopping center
accessed from Seminole Trail/Route 29 southbound (Attachment A). Functioning as a commercial
center for over a decade, the strip commercial buildings in the shopping center are currently tenanted
by a mix of commercial and service -oriented businesses including Anytime Fitness, Dunkin' Donuts,
Lee's Nails, Mariner Financial, and Pho 3 Pho. Parcels surrounding the property are also zoned for
commercial uses. Surrounding businesses include Kegler's Bowling Alley to the west, Lowes Home
Improvement Center to the south, and Schewels Furniture Company to the north. There are no
residential areas adjacent to this property. The nearest residential property is separated from the
subject property by Route 29 and another highway commercial development.
PLANNING AND ZONING HISTORY:
A series of rezonings, due to changing property configurations, led to the current zoning of the property
as Highway Commercial.
• ZMA1985-017
• ZMA1988-006
• ZMA1995-007
SDP2008-090 Rivanna Plaza — Final site plan
LOR #1 (2013) — Approved the substitution of a fence for a safety railing element depicted on the final
site plan
DETAILS OF THE PROPOSAL:
Dogtopia is seeking approval for a special use permit to expand the commercial uses on this parcel to
include a commercial kennel (Attachments B and C).
The proposed kennel will occupy a portion of an existing building within a fully -developed, strip -
commercial shopping center. Like Dogtopia's existing establishments in Richmond, this facility will offer
daycare, grooming, and boarding services and be built in such a way that limits noise concerns.
Dogtopia also proposes to build a small outdoor play space in an existing lawn area located adjacent to
their building space.
COMMUNITY MEETING
The applicants conducted the required community meeting with the Places29-Rio Community Advisory
Committee meeting on January 24, 2019. The following questions and concerns were raised by
Committee members and members of the community:
Signage and Lighting — Several attendees mentioned existing issues related to the signage and
lighting of AMF Kegler's Lanes and hoped that Dogtopia would not have similar issues.
o The applicant assured attendees that the signage and lighting of the new business
would comply with existing County ordinances and the recommendations of the
Architectural Review Board. Also, the signage will adhere to the signage package
guidelines of the shopping center it will reside within.
Noise — Concern for noise created by potential alarms and barking was also noted.
o The applicant stated they would be using a silent alarm for the facility's security.
o The applicant assured attendees that, based on their experience with existing
businesses in Richmond, the dogs do not typically make a lot of noise when playing
outside. They have not received noise complaints at their other locations, which are
located in more urban settings and near major roadways.
o Per their business model, a majority of play takes place inside.
o In addition, Dogtopia plans to heavily insulate the interior building space to dampen
potential noise.
Drainage — When addressing concerns over grading and drainage, it was noted that a grading
plan will be part of the LOR to ensure compliance with regulations.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.39(B) states that the Commission, in making its recommendation, shall consider the
same factors found in Section 33.40 (B):
1. No substantial detriment. Whether the proposed special use will be a substantial detriment
to adjacent parcels.
In evaluating whether the proposed special use would be a detriment to adjacent properties, the
type and intensity of new use were considered, as well as comments and concerns of neighboring
properties.
The special use proposed does not change the primary use of this shopping center as a
commercial service area. However, the nature of the animal -related services does present some
unique factors. Dogtopia proposes to use state-of-the-art equipment, facilities, and programs to
reduce odors and noise levels, and employ health practices to decrease injury and illness. The
building space Dogtopia hopes to occupy is also located at the end of one of the strip -commercial
buildings, having its own, dedicated entrance and parking available directly in front of the building
space. It is expected that this configuration will expedite drop off and pick up activities and have
very little impact on nearby businesses or patrons of those businesses.
Staff internally acknowledge issues regarding the amount of parking that may be needed to support
the proposed use. In the approved 2008 site plan for the Rivanna Plaza Shopping Center, the
space Dogtopia hopes to occupy was allocated seven (7) parking space (as calculated from a ratio
of 5.5 spaces / 1000 gross square feet of retail area). However, in the submittal materials, Dogtopia
anticipates up to twelve (12) parking spaces will be needed. While this is a larger demand than
anticipated, it is acknowledged that this shopping center may be underparked and patrons of
Dogtopia would likely only be using additional, available parking spaces during peak drop off / pick
up hours. Therefore, Staff offers the following condition to ensure no substantial detriment is
created by parking issues:
• A parking study shall be provided by the applicant, subject to approval by the Zoning
Administrator, to confirm that there are a sufficient number of spaces on site and to ensure
there are no parking conflicts with other shopping center tenants when more than the seven
allotted parking spaces are needed, prior to the approval of the site plan amendment.
This property is visible from Seminole Trail/Route 29 entrance corridor (north- and southbound
directions). Thus, the new outdoor play space and impacts to the existing building exterior were
considered by the Architectural Review Board during their meetings on January 7, 2019 and
February 16, 2019. As a result of those meetings, the ARB recommended the following conditions
be attached to the approval of the special use permit:
• The fence shall not conceal any part of the triple window on the southeast corner of the
building or either of the 2 easterly brick piers.
• The fence material and detailing are subject to ARB review. An 8-foot-tall fence shall have
only bottom and top rails (no intermediate rails). The fence color shall be coordinated with
the existing building colors and is subject to ARB approval.
• Landscaping shall be provided on the east and south sides of the fence to the satisfaction of
the ARB.
• No tinted or reflective films or similar materials shall be applied to windows visible from the
Entrance Corridor. Window glass visible from the Entrance Corridor shall remain
transparent.
Assuming adherence to these recommended conditions, Staff finds no substantial detriment to the
adjacent property or other tenants of the development.
2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels
and the nearby area will be changed by the proposed special use.
Dogtopia's proposed location is in an existing development that has been used as commercial
space since it's development. All of the parcels surrounding this property are also zoned for
commercial uses, thus no change to the existing character of the adjacent parcels or nearby area is
expected.
3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent
of this chapter,
The proposed special use is in harmony with the purpose and intent of this district to offer a range
of commercial services and uses.
with the uses permitted by right in the district,
The property and adjacent parcels are currently zoned for commercial uses. Expanding the uses
allowed on this property to include a commercial kennel (with conditions) will not impact the ability
of this district to continue to function as a commercial area.
with the regulations provided in Section 5 as applicable,
The special use proposal satisfies the supplementary regulations set forth in Section 5.1.11 of the
Albemarle County Code, wherein:
a. Except where animals are confined in soundproofed, air-conditioned buildings, no structure
or area occupied by animals shall be closer than 500 feet to any agricultural or residential
lot line. For non -soundproofed animal confinements, an external solid fence not less than 6
feet in height shall be located within 50 feet of the animal confinement and shall be
composed of concrete block, brick, or other material approved by the zoning administrator.
• This provision is not applicable, as the property is not located within 500 feet of any
agricultural or residential lot line.
b. For soundproofing confinements, no such structure shall be located closer than 200 feet to
any agricultural or residential lot line. For soundproofed and non -soundproofed
confinements, sound measured at the nearest agricultural or residential property line shall
not exceed 55-decibels.
• This provision is not applicable, as the property is not located within 200 feet of any
agricultural or residential lot line.
c. In all cases, animals shall be confined in an enclosed building from 10:OOpm to 6:OOam.
• Animals will be in the enclosed building from 10:OOpm to 6:OOam. Weather
permitting, typical outside playtime would be between 10:00am — 11:30am and
3:OOpm — 4:OOpm.
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: (1) Separate building entrance and exit to avoid animal conflicts, and (2) Area
for outside exercise to be exclusive from access by the public by fencing or other means.
• Pet owners will drop off and pick up 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.
• The area for outside exercise will not be accessible to the public and will be
surrounded by a tall fence and vegetated screening (as conditioned by the ARB).
and with the public health, safety, and general welfare.
Staff offer the following conditions to ensure the proposed use will not have any detrimental
impact to public health, safety, or general welfare:
• Outdoor play hours shall be restricted to no earlier than 8am and no later than 7pm.
• The proposed landscaping within the stormwater drainage easement will be limited to
shrubs and small trees (as listed in the County approved plant list). No medium or large
tree(s) shall be planted within the easement.
• The applicant shall receive County Engineer approval for a report subject to Section
4.14.5, to confirm that the proposed use will stay below a 60-decibel maximum,
prior to approval of the site plan amendment.
Note: Traffic and parking related impacts were previously discussed under factor 1 above.
4. Consistency with the Comprehensive Plan. Whether the proposed special use will be
consistent with the Comprehensive Plan.
The Comprehensive Plan designates this property as "Commercial Mixed Use" which allows
commercial, retail, employment uses, with supporting residential (no maximum density), office, or
institutional uses. Allowing this special use aligns with the community's vision and serves to expand
and diversify the portfolio of commercial services offered in this area.
SUMMARY:
Staff finds the following factors favorable to this request:
1. Dogtopia will expand and diversify the portfolio of commercial services offered in this Highway
Commercial area.
2. No detrimental impacts to adjoining properties are anticipated.
Staff finds the following factor(s) unfavorable to this request: None identified
RECOMMENDED ACTION:
Based on the findings described in this report and factors identified as favorable, staff recommends
approval of special use permit application SP201800022 with the following conditions (below).
1. Development of the use shall be in general accord with the conceptual plan titled "Dogtopia"
prepared by RJA Architect and Roudabush, Gale & Associates, with the latest revision date of
2/4/2019, as determined by the Director of Planning and the Zoning Administrator. To be in
general accord with the Conceptual Plan, development shall reflect the following major elements
within the development essential to the design of the development:
• Location of outdoor play area and fence
as shown on the plan.
Minor modifications to the plan which do not conflict with the elements above may be made to
ensure compliance with the Zoning Ordinance.
2. Outdoor play hours shall be restricted to no earlier than Sam and no later than 7pm.
3. The proposed landscaping within the stormwater drainage easement will be limited to shrubs
and small trees (as listed in the County approved plant list). No medium or large tree(s) shall be
planted within the easement.
4. The applicant shall receive County Engineer approval for a report subject to Section 4.14.5, to
confirm that the proposed use will stay below a 60-decibel maximum, prior to approval of the
site plan amendment.
5. A parking study shall be provided by the applicant, subject to approval by the Zoning
Administrator, to confirm that there are a sufficient number of spaces on site and to ensure there
are no parking conflicts with other shopping center tenants when more than the seven allotted
parking spaces are needed, prior to the approval of the site plan amendment.
6. The fence shall not conceal any part of the triple window on the southeast corner of the building
or either of the 2 easterly brick piers.
7. The fence material and detailing are subject to ARB review. An 8-foot-tall fence shall have only
bottom and top rails (no intermediate rails). The fence color shall be coordinated with the
existing building colors and is subject to ARB approval.
8. Landscaping shall be provided on the east and south sides of the fence to the satisfaction of the
ARB.
9. No tinted or reflective films or similar materials shall be applied to windows visible from the
Entrance Corridor. Window glass visible from the Entrance Corridor shall remain transparent.
POSSIBLE PLANNING COMMISSION MOTION- SP201800004:
A. Should the Planning Commission choose to recommend approval of this special use permit:
Move to recommend approval of SP201800022, Dogtopia, with conditions as stated in the staff
report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
Move to recommend denial of SP201800022, Dogtopia. Should a commissioner motion to
recommend denial, he or she should state the reason(s) for recommending denial.
ATTACHMENTS
Attachment A —Vicinity Map
Attachment B — Conceptual Plan, dated February 4, 2019
Attachment C — Applicant Justification for Special Use Permit
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SCALE 1/8" = 1'-0° SUP CONCEPT
PLAN
DATE 02/04/19
,JOB NO. 18392
SHEET NO. 1 Of 2
NOTES:
SIZE, SPECIES, AND QUANTITY OF LANDSCAPING /
SHALL BE SUBJECT TO THE COUNTY ENGINEER AND ARB I
APPROVAL
IF THE FENCE ENCLOSING THE PLAY AREA EXCEEDS 6FT IN
HEIGHT, THE FENCE SHALL INCORPORATE A 2FT-TALL
BASE THAT RELATES TO THE BUILDING ARCHITECTURE, OR '
SHALL PROVIDE A 2FT-TALL DECORATIVE ELEMENT
ALONG THE TOP
NO TINTED OR REFLECTIVE FILMS OR SIMILAR MATERIALS
SHALL BE APPLIED WINDOWS VISIBLE FROM THE
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REVISIONS
SUP CONCEPT
PLAN
DATE:
02-04-2019
SCALE:
1 " = 10'
JOB:
1839245
JOC:
SHEET: 2 OF 2
WILLIAMS M U LLEN
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:
Total Acres:
Owner:
Property Addresses:
Current Tenant:
Magisterial District:
Zoning:
Proffered:
ZMAs Related to Proffers:
Entrance Corridor:
Comprehensive Plan Area
Comprehensive Plan Use:
Land Use:
Surrounding uses:
Other tenants of Owner:
04500-00-00-10900
3.32
RIVANNA PLAZA SPE LLC c/o Mark Green
325, 315, 305 Rivanna Plaza Dr Charlottesville, VA 22901
Mattress Firm (325 — Soon to vacate space)
RIO
Highway Commercial
YES
ZMA-1995-00007
Yes
Neighborhood 1- Places 29
Commercial Mixed use
Commercial
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
Dunkin Donuts, Lee's Nails, Anytime Fitness, Mariner Financial,
Market Street Wineshop, and Hurley's Tavern.
gorw
,7 3051RivannaPlaza'Drive.0•
Anytime Fil I • * \
325 manna Pla"a Ddve u, A 1 1 .rya -•^•' i'
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AfATTRE$S PAN
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Location of Entrance
A. PROPOSAL:
Parking location
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-
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) within 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):
View of the Proposed Site from the Entrance Corridor (from 29 Northbound):
37768261 4
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.
EX[ERIOR MAY AREAsloeK
NEW FENCING - 'SDffEK FENCE MDUCT,—
AMAND SERIES 8' HIGH PRIVACY PEECDICY,�
COLOR: 'FANTDCIZ GRAY - FAUX II= I I I
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Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
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37768261 4
View of the Outdoor Play Area from the Entrance
Corridor
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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
Height:
Dimensions:
Color:
Distance of the fence from
the Entrance Corridor:
Privacy fencing — CertainTeed "Simtek" fence product Ashland
Series
8 feet
16 feet x 72 feet
Earth tones; Nantucket gray
Approximately 90 feet
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
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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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%a• SAMPLE EXTERIOR LIGHT FIXTURE
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Please refer to the enclosed Conceptual/Sketch Plan for a more detailed rendering.
37768261 4
Landscaping
Location of building from the entrance
Location of building from the entrance
corridor
corridor
Bushes and Plants beside the building
Bushes and Plants beside the building
(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.
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
Map is for D:spLay Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources December 17. 2018
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