HomeMy WebLinkAboutSP201800015 Staff Report 2018-12-04'5
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Proposal: SP201800015 Albemarle Montessori
Staff: Tori Kanellopoulos, Planner
chooi
Pianning Commission Public Hearing:
Board of Supervisors Hearing:
December 4, 2018
TBD
Owner: Hollymead Professional Center LLC
Applicant: Fred Catlin
Acreage: 0.94 acres Special Use Permit for:
Request to establish a private school in an existing
building in accordance with Sections 20.4.2 and
23.2.2 6 of the Zoning ordinance.
TMP: 046B20100002F0
Location: 1562 Insurance Lane, Charlottesville VA
22911
By -right use: PUD- Planned Unit Development —
residential (3 — 34 units per acre), mixed with
commercial, service and industrial uses. By special
use permit, this facility may have ur) to 36 students.
+ Magisterial District: Rivanna j Conditions: Yes EC: Yes I
Proposal: Special use permit to allow private Requested # of Dwelling Units: 0
school use for up to 36 students. The proposed
school would be in an existing building, and only
interior renovations would be needed.
DA: X RA:
Character of Property: The existing building is
currently not in use. 1,970 sq. ft. of the interior will
be renovated for the proposed Montessori School.
The other section of the building had an office
tenant that moved to a different location and will
likely hold another office tenant in the future. The
parcel also consists of parking and a shared
playground area with the existing daycare.
Factors Favorable:
1. The proposal provides additional
educational opportunities for children in
the community.
2. No detrimental impacts to adjoining
properties are anticipated.
Comp, Plan Designation:
Commercial Mixed Use — commercial, retail,
employment uses, with supporting residential (no
maximum density), office, or institutional uses in the
Hollymead area of the Places29 Master Plan.
Use of Surrounding Properties: Office uses,
including offices for insurance, medical, and
engineering establishments. There is an existing
Montessori daycare that will share the playground
area with the proposed Montessori School. There
are nearby single and multi -family residential uses
Factors Unfavorable:
1. None identified
1 RECOMMENDATION:
Special Use Permit: Staff recommends approval of SP201800015, Montessori School with conditions. it
STAFF PERSON: Tori Kanellopoulos, Planner
PLANNING COMMISSION: December 4, 2018
BOARD OF SUPERVISORS: TBD
SP201800015: Albemarle Montessori School
PETITION:
PROJECT: SP201800015 Albemarle Montessorl School
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL(S): 046B20100002F0
LOCATION: 1562 Insurance Lane, Charlottesville VA 22911
PROPOSAL: New Special Use Permit to establish a 1,970 sq. ft. Montessori School in an existing
building for grades 1-6, with a maximum enrollment of 36 students. The building would include one
classroom and four office/storage areas. No residential units are proposed.
PETITION: Sections 20.4.2 and 23.2.2(6) School of Special Instruction
ZONING: PUD- Planned Unit Development — residential (3 — 34 units per acre), mixed with commercial,
service and industrial uses.
OVERLAY DISTRICT(S): Entrance Corridor, Airport Impact Area, Steep Slopes- Managed
COMPREHENSIVE PLAN: Commercial Mixed Use — commercial, retail, employment uses, with
supporting residential (no maximum density), office, or institutional uses in the Hollymead area of the
Places29 Master Plan.
CHARACTER OF SURROUNDING AREA:
The subject property is located 275' from the comer of S Hollymead Drive and Insurance Lane
[Attachment A]. There are six buildings within the Hollymead office complex area adjacent to Insurance
Lane, which are mainly used as office spaces, including for engineering, medical, and insurance
businesses. The property is between the two entrances to the Hollymead PUD Neighborhood, which
are N Hollymead Drive and S Hollymead Drive. The Hollymead PUD also consists of single-family and
multi -family homes, a clubhouse, and the Hollymead Elementary School.
PLANNING AND ZONING HISTORY:
SP197200156 — Hollymead Planned Community —Approved special use permit for PUD Planned Unit
Development.
SDP199200035 — State Farm Service Center Final —Approved final site plan for the commercial/office
area of the Hollymead PUD.
DETAILS OF THE PROPOSAL:
The applicant has requested a special use permit to establish a Montessori School for up to 36
students for grades 1-6 [Attachment B]. The school would require interior renovations only to the
existing building at 1562 Insurance Lane for a total area of 1,970 sq. ft. The area between the daycare
and school is a fenced -in playground for the daycare, which would be the primary playground for school
children. The school operating hours would be the same as the daycare: 7:15 AM — 5:45 PM M-F.
Parents would drop off students between 7:15 and 9 AM and pick up between 3:15 PM and 5:45 PM.
The school anticipates that many of the Montessori School students will be siblings of existing daycare
attendees at the adjacent Montessori Daycare.
COMMUNITY MEETING
The applicant conducted the required community meeting with the Places29 North Community Advisory
Committee on Thursday, September 200, 2018. The concerns raised were mainly regarding safety of
the students and potential noise impacts to surrounding uses. The applicant responded that the
playground area is fenced, including a 6' fence behind the former adjacent office use, which addresses
both safety and noise concerns. The applicant also noted that the Fire Marshall and Health Department
will conduct yearly inspections. While enhanced connectivity with the surrounding neighborhood and
landscaping were discussed as ideal improvements, they are not requirements, as no site plan is
needed for this application. In addition, questions regarding Montessori School education were
discussed.
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):
9. No substantial detriment. Whether the proposed special use will be a substantial detriment
to adjacent parcels.
The adjacent parcels within the office complex area are all designated Commercial Mixed Use in
the Places29 Master Plan and are all within the same PUD Zoning District. The intensity and scale
of the use is consistent with surrounding uses, which include offices and a daycare. The only
changes to the property are occurring within the existing building.
The applicant is proposing staggered recreation times for daycare attendees and school students to
mitigate potential noise impacts. Therefore, not all children would be. outdoors at the same time.
There is an existing 6' fence behind the adjacent section of the building that formerly held an office
tenant, until the tenant moved to a new location. The section of the building is currently vacant,
however the 6' fence would mitigate noise for any future tenants.
There is no significant anticipated increase in traffic. The applicant has stated that many of the
Montessori students would be siblings of current daycare attendees, and therefore would not be
creating new trips. The proposal is for up to 36 students and 3 staff members. The staff members
would be staggered in their arrival and departure times, and the number of students at the school
would be increased gradually over several years. The applicant has provided a circulation plan for
drop off and pickup, including staggered arrival and departure times. There are two entrances to
access the area from Route 29 at N Hollymead Drive and S Hollymead Drive, as well as two
entrances from Insurance Lane. Given that the proposed school is near the entrance to the
Hollymead PUD, the only anticipated traffic traveling through the Hollymead PUD to access the
School is from residents of that neighborhood. VDOT did not have any concerns about the
proposal.
Zoning has determined that there is sufficient parking for this proposed use based on the concept
plan and parking study submitted by the applicant. The applicant has provided a parking study
[Attachment B] showing designated parking spaces for parents to use for drop off and pick up of
students. The applicant's narrative anticipates two or three parent education meetings per year,
which would occur at 5 PM. Other events include parent workdays on a Saturday or an admissions
open house on a Saturday. The applicant proposes that there will not be school events on the same
day as daycare events. Given the parking spaces at both the school and the daycare, Staff
anticipates there would be adequate parking for any school events the applicant has proposed.
Staff finds that the Use will not be a detriment to adjacent property
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.
The existing Montessori Daycare has been operating in the building across from the proposed
Montessori School since 2014. Uses in other buildings within the office complex area include
engineering, medical, and insurance offices. There are no proposed changes to the exterior of the
building. The existing playground area would function as a shared area for the school and daycare.
The proposed school will not change the character of the adjacent parcels or nearby area.
3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent
of this chapter,
The purpose and intent of the PUD is to provide for a mixture of uses and housing types. The
proposed school is consistent with the intended scale of non-residential uses in the PUD. The
proposed school may serve residents within and outside of the Hollymead PUD, which is also
consistent with the intent of this district.
with the uses permitted by right in the district,
The proposed school would not affect or restrict the current uses or other by -right uses available at
this property or adjacent properties.
with the regulations provided in Section 5 as applicable,
No supplementary regulations apply for this use.
and with the public health, safety, and general welfare.
The proposed school will provide families with an additional education option with the
Montessori designation. This can be seen as promoting the public health safety and
general welfare of the community. The proposal states that the school would meet state
and local codes and regulations, including for Fire/Rescue, Thomas Jefferson District
Health Department, Virginia Department of Education, and County Superintendent of Public
Schools.
4. Consistency with the Comprehensive Plan. Whether the proposed special use will be
consistent with the Comprehensive Plan.
The Places29 Master Plan, within the Comprehensive Plan, designates this property as
Commercial Mixed Use. Properties with this designation may include institutional uses, office uses,
and multifamily uses. Both institutional and office uses are listed as secondary uses under this
designation. Given that the adjacent parcels are already used as office spaces, an institutional use
would be consistent with the existing character of the area and of the Comprehensive Plan
designation. The proposed use is consistent with the Master Plan designated nearby uses of
Neighborhood Density Residential and Urban Density Residential. Both list institutional uses as
secondary uses. Since the proposed use does not involve any physical improvements to the site, a
full Neighborhood Model Analysis is not provided.
SUMMARY:
Staff finds the following factors favorable to this request:
1. The proposal provides more educational opportunities for children in the community
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 SP201800015 with the following conditions (below).
1. Development of the use shall be in general accord with the Conceptual Plan titled "Albemarle
Montessori: Special Use Permit SP2o18-00015 Conceptual Site Plan and Parking Study,"
prepared by 30 Scale, LLC, with the latest revision date of October 24, 2018, as determined by
the Director of Planning and the Zoning Administrator [Attachment C]. 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 parking areas
Locations of drop off and pickup parking spaces
• General location of shared playground area with the adjacent Montessori Daycare
Minor modifications to the plan which do not conflict with the above elements may be made to
ensure compliance with the Zoning Ordinance.
2. The maximum enrollment shall not exceed thirty-six (36) students.
3. Normal hours of operation for the school shall be from 7:15 am to 5:45 pm provided that
occasional school -related events may occur after 5:45 pm.
POSSIBLE PLANNING COMMISSION MOTION- SP201800016:
A. Should the Planning Commission choose to recommend approval of this special use permit:
Move to recommend approval of SP201800015, Albemarle Montessori School, 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 SP201800015, Albemarle Montessori School. 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 — Project Narrative
Attachment C — Concept Plan
Albemarle Monteasori School Narrative of Project Proposal
Albemarle Montessori School (AMS) seeks to use the space at 1562 Insurance Lane as an elementary school using
the Montessori method of education. The space would contain one classroom, two bathrooms, and four
office/storage areas. The classroom would hold up to 36 students and three staff eventually, but in the 2018-19
academic peat, we anticipate 5-6 students and one teacher. The classroom would eventually hold children is grades
one through six, in this cut=t year, it would hold first and second graders. There would be one part time staff
mecaber using one of the office spaces. In other words, the character of the zoning district would not be changed
by the proposed special use.
AMS is adjacent to 1550-1554 Insurance Lane, which currently holds Albemarle Montessori Children's Community
(AMCC), a state -licensed daycare facility, which is a by -right Use according to the County's Zoning Ordinance. The
space between the two buildings serves as the fenced -in playground for AMCC. We would propose that this same
playground serve as the primary playground for the elementary children at AMS. The Association Montessori
Inw.roationale currently aectedits AMCC at its primary level; we would seek to extend that accreditation to the
eleanentary program. There is currently a tenant in 1560 insurance Lace (representing the rest of the building that
would house AMS), but that tenant is terminating its lease on August 31, 2018.
The school will be open for the same hours of operation as the current: adjacent daycare center, 7:15 am to 5:45
pia, Monday through Friday. Parents drop off students between, 7:45 and 9 am, and they pick up their children
between 3:15 pm and 5:45 pm. 60% of the school's students in its first year ate siblings of students currently
attending the adjacent daycare facility.
The benefit of this school to Albemarle County is severalfold: By matriculating students who otherwise would go
prittcasily to County schools, AMS is relieving the burden on County school classroom and bus over -capacity.
Second, there is no other AMI-accredited school in Central Virginia. By allowing AMS to operate, there would be
another high -quality educational option for families on the north side of the County, thereby enhicing the rkbness
of educational oppattunities for County c uvens. Finally, as the County seeks to enhance the amenities for the
County citizens in the northern part of the County (exanTle: the recent County exploration of a tiaturul area along
the Rivatnaa River along Rio Mills Road), the establishment of an elementaiT Montessori school in the area
enhances the cultinal identity of the northern Albemarle community.
While there is no reference in Section S of the Zoning Ordinance to private schools, AMS would adhere to the
same level of standards from state and local regulatory agencies as the .AMCC daycare facility does. AMS would
conduct fire evacuation dds and annual fire i'.nEspection as prescribed by the County Fire karshall, an iatnual
inspection by the Thomas Jefferson District Health Department, and all requiremestts of the Virginia Department
of £,duration and the County Superintendent of Public Schools.
Allbeffmrle Montessori School Narrative on Consistency with County Comprehensive Plan
The County's 2012 Comprehensive Plan speaks to the importance of carefal use of land in the County. AMS is
located in the .places 29 Development Area.
Is the ComprebmAw Plan, tbejO71goad in the Swannery is ,that 'E)WwlopmentA"as rulla be aurae din, vibrant arear j$r m dexts and
badm res, serpported by sem ees, fagrtex, ad iOwftTt "AnthwSa d w the Sri speaks to `Akeno*'s eat mmy will be
dwm, stmag and mAwwble, awd wow and benefet Conroy ems... "
AMS provides a clean business that provides a service to residents primarily in the same development area, thereby
enhancing the quality of life in those neighborhoods. Currently in the adjacent AMCC preschool, roughly two-thirds
of our f mmlies either live or work in the Places 29 Development Area. Iles represents forty families currently.
In the Gaxpnhn=vPkw section ex Dm pxmtAnw, tbeguol.rtates tba 'lfdbe axle a Devil e�rtAreas will be eib, pdaras
sid aarmim mighlmrbood, high-4ara&y, ,sd-we ows...ad ssppv?*d by .nevi, ifrasft ... , eta Strategy 2e pmwoks
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Morwaar, "a ceesewmkya be a mb000l orpork... "
AMS will not make any changes to the exterior of the building; thus maintaining the profile of the current
surroundings. AMS is providing an important service to the County by matriculating students who otherwise would
ATTACHMENT B
go p n3wfly to County schools, thus, ANLS is relieving the burden on Cotmty school classroom and bus over
capacity By ailowmg AMS to operate, there would be another high -quality, audited education option for
families on the north side of the County, thereby enhanaimg the richness of educational opportunities for County
citizens. Finally, as the County seelrs to enhance the amenities for the County c mom is the northern part of the
County, -the establishment of an elementary Montessori school in the area enhances the cultural identity and
ichness of the Plame 29 Development Area.
AlImmade Montesson School Narrative on Ptv wes Impact on Public Fac iffia s and tnfim tructure
Albemarle Montessori School will have very little impact on the community. 19se school will consist of one
classroom that will use a current building without any exterior modification of the physical space or architectural
style.
The school will be open for the same hours of operation as the current; Adjacent_ daycare center, 7:15 amto 5.45
pun, Monday through Fnday Parents would drop off students between 7.45 and 9 am, and pick up their chikdten
between 3:15 pni and 5:45 pan. Many of the students at AM would be part of car trips currently counted for the
AMCC daycare center. In other words, 609/o of the school's students in its first year ate siblings of students currently
attending the adjacent daycare Cality. The amount of cart trips per day ate substantially less than other by right uses
for this property.
The school will explore coordinating with the daycare center to establish a traffic pattem that sUows circulation
around the buHng in the morning instead of parking. Staff would open each fatniiy's car door at a deserted
curbside, and the child would walk into the building to class. This arrangement has not been used to crate out of
respect of the tenant in the adjacent office space, but that tenant is ending its lease on August 31.
There are ben panting spa= adjacent to the school and access to additional; nearby spaces. The access to Insurance
Lane is from North Hollpmead Drive, which accesses Route 29 by a beffic light, and South Hold Drive,
which only has right -turn access to/from Route 29 North.
AM would Use the current playground. To mitigate noise, the daycare center and the school would limit
playground access at any, given time to only a portion of the total student population. AMCC also erected it six -foot -
high wall to block sound to the office building that is adjacent to the playground.
ATTACHMENT B
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ALB�MART E MONTESSORi SCHOOL PAR13NG CONSIDERATIONS FOR
AFTERSCHOOL OR SPECIAL EVENTS ACTIVITIES:
The events for Albemarle Montessoti School ate for the elementuy population only and would
consist of parent education axetings {-3 times annually at 5 prta), parent workday on a Saturday, of
an adncissions open house on a Saturday. The school's events, because of the age of the students
and the different nature of elementary Montessori education from preschool Montessori education,
would be at different times than any events of the adjacent Montessori preschool.
Ad marle Montessori School would use the parking spaces designated for the school as well as the
preschool (a total of 43 spaces).
In Montessori elenwntaty educatima, it is a critical component of our educational model that we do
not hold events during the day that would distract a child from his important work in the classroom.
ATTACHMENT B
ALBEMARLE MONTESSORI SCHOOL RESPONSE TO PLAYGRo ND
RECOMMENDATION
I'hc playground is designed to be big enough for the one elementary class because Montessori
should not have a typical elementryy playground with large equipment such as abides and swings
(which only have a one-dimensional use). Insfm4 there we natural matenals in the playground that
are designed to encourage creativity and the development of imagination: boards and tires for
balance and coordination, foam blocks for construction projects, and a climbing apparatus for gross
motor skill development; In addition, there are bails and other sports materials to develop athletic
skills and teamwork.
We encourage the use of the outside space for exploration of nature and the local environment. As
Richard Louv's landmark book (last Child in the moods) states, there is a critical need for ch0dren
to became immersed in the natural world — one that does not include just sterile playground
equipment. The school will have field trips to natural areas as part of the children's physical and
social (and environmental} intel igence.
The nearby Peace Lutheran Church has given permission to use their playground occasionally, and
all of the parents of students is Aibertzatle Montessori School have signed the appropriate church-
-requested waiver, If there is an occasional need for the children to play in a typical elementary
playground, that location would be considered.
ATTACHMENT B
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