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HomeMy WebLinkAboutSP201700022 Staff Report 2018-04-24 COUNTY OF ALBEMARLE STAFF REPORT SUMMARY Project Name: SP201700022 Charlottesville- Staff: J.T. Newberry, Elaine Echols Albemarle SPCA Planning Commission Public Hearing: April 24, Board of Supervisors Public Hearing: TBD 2018 Owner: Albemarle Society for the Prevention of Applicant: Ellie Ray, Milestone Partners Cruelty to Animals, Inc. Acreage: 8.9 acres Special use permit for animal shelter under Section 22.2.2(13)of the zoning ordinance TMPs: By-right use: 04500-00-00-08600, 04500-00-00-08800 TMP 45-86—all C1 commercial uses TMP 45-88—residential uses at 6 du/acre or 9 du/acre with density bonuses Schools: Agnor Hurt Elementary School Magisterial District: Scottsville Burley Middle School Albemarle High School Proposal: Request to expand the existing SPCA Requested#of Dwelling Units: None on the existing and adjacent parcel. DA(Development Area): Neighborhood 1, Comp. Plan Designation: Places29 Master Plan, Rio CAC area TMP 04500-00-00-08800: Urban Density Residential TMP 04500-00-00-08600: Office R&D Flex Light Industrial Character of Property: Use of Surrounding Properties: Child care center, TMP 04500-00-00-08800—vacant,wooded (soon to be)former VDOT equipment storage, vacant land, offices, and other businesses. Factors Favorable: Factors Unfavorable: 1. The enlarged facility will help the CASPCA There are no unfavorable factors. contribute to provide a valuable function to the community. 2. The CASPCA has operated successfully at its current location for over 15 years with no complaints. 3. Most activities of the use occur inside enclosed buildings. 3. A 30-foot vegetated buffer zone is provided between the use and the residential district adjoining to the south and west of the parcel. RECOMMENDATION: Staff recommends approval with conditions. SP 2017-00022,CASPCA Planning Commission April 24, 2018 Page 1 STAFF PERSON: J.T. Newberry, Elaine Echols PLANNING COMMISSION: April 24, 2018 BOARD OF SUPERVISORS TBD SP201700022: Charlottesville-Albemarle SPCA(CASPCA) Renovation and Expansion PETITION PROJECT: SP201700022 Charlottesville-Albemarle SPCA Renovation and Expansion MAGISTERIAL DISTRICT: Rio TAX MAP/PARCEL(S): 04500-00-00-08600, 04500-00-00-08800 LOCATION: 3355 Berkmar Drive, approximately 500 feet northwest of the intersection of Berkmar Drive and Woodbrook Drive PROPOSAL: Construct several additions to the existing CASPCA facility totaling approximately 12,500 square feet, expand and relocate outdoor area for exercise, and provide additional parking and a stormwater facility. Request includes the ability to expand the use and additional structures including a training facility without a limit on square footage on TMP 04500-00-00- 08800. PETITION: Expand existing animal shelter permitted under Section 22.2.2.13 of the zoning ordinance on a total of 8.9 acres. No dwelling units proposed. OVERLAY DISTRICT(S): AIRPORT IMPACT AREA, STEEP SLOPES —MANAGED ZONING: C-1 Commercial — retail sales and service; residential by special use permit(15 units/ acre) and R-6 Residential - 6 units/acre. COMPREHENSIVE PLAN: Office R&D Flex Light Industrial and Urban Density Residential in Neighborhood 1, Places29 Master Plan, Rio CAC area. CHARACTER OF THE AREA The SPCA facility is surrounded by various commercial and office uses, along with a few residential and vacant properties. The SPCA has been in operation for 15 years in its current facility. Several properties adjacent to the SPCA were purchased by the State for the Western Bypass. The State is in the process of selling those properties. Attachment 1 shows the location of the properties. SPECIFICS OF THE PROPOSAL Concurrent with this request, the applicant has asked for rezoning of the 2.53 acre parcel southwest of the existing CASPCA facility from R6 Residential to C1 Commercial (ZMA20170008). If the property is rezoned, the applicant wishes to expand the SPCA operation onto the 2.53 acre parcel. The proposed expansion includes several additions, including a room for cats, a new parking area, larger areas for walking trails and fenced areas for off-leash activities. Specific requests include: Phase 1 —Dog Kennel and Outdoor Atrium Renovation Phase 2—Cat Facility-Veterinary Clinic Addition, Sitework, Parking, Salliport/ Intake and Kennel Additions Phase 3— Main Building Interior. Renovation Phase 4—Entry and New Canopy Façade Addition Phase 5—Training Center/support building, outside fenced exercise areas and trails Attachment 2 contains the proposed development plan. An area is shown on the plan that would allow for the use to expand and additional structures and potentially parking to be provided without a limit on square footage on TMP 04500-00-00-08800. SP 2017-00022, CASPCA Planning Commission April 24, 2018 Page 2 I APPLICANT'S JUSTIFICATION FOR THE REQUEST Attachment 3 provides the applicant's narrative regarding the request. A growing Albemarle and Charlottesville population increases the demands for animal shelter services. The CASCPA provides animal shelter services for the community and needs larger facilities to better serve the community's needs for unwanted animals. PLANNING AND ZONING HISTORY ZMA200000005 and SP200000022 Albemarle SPCA(New Shelter) These applications rezoned 5.88 acres from R-6 to C-1 and permitted a new animal shelter, veterinary hospital, and associated offices. At the time, VDOT was acquiring right-of-way for the proposed Western Bypass through the previously owned SPCA property. SDP200000060 and SDP200100100 Albemarle SPCA(New Shelter) The preliminary and final site plans for the construction of a new SPCA site adjacent to the SPCA facility that pre-dated the 1980 Zoning Ordinance. SP200700044 Charlottesville-Albemarle SPCA Amendment to the existing special use permit to allow outside fenced areas for dogs with specific hours of operation. This approval also included waivers from supplemental regulations for Animal Shelters and Veterinary Hospitals in Section 5.1.11(a), as well as the 20-foot buffer requirement between residential and commercial zoning districts. Attachment 3 contains the existing special use permit conditions. CCP201700002 Charlottesville-Albemarle SPCA On September 5, 2017, the Planning Commission held a pre-application work session to determine whether an expansion request on property shown for residential use required a Comprehensive Plan amendment (CPA). The Commission said that a CPA was not necessary because • The use reflected characteristics of other uses allowed by special use permit in residential districts • The amount of intrusion into the R6 parcel was minimal • Restrictions on the use could be proffered such that the parcel did not become commercial The Commission also agreed that • A new parking area could be placed between the existing parking area closest to the building and Berkmar Dr., rather than relegate that parking area, because screening could be provided. • An expansion could be supported provided that protection of the adjacent residential area is maintained. The staff report and Planning Commission minutes for this meeting are provided in the ZMA201700008 Staff Report. COMMUNITY MEETING The applicants met the community meeting requirement by presenting at the Places29-Rio CAC meeting on October 26, 2017. No members of the public attended the meeting to inquire about this request. No additional concerns were identified at the meeting. SP 2017-00022, CASPCA Planning Commission April 24, 2018 Page 3 ANALYSIS OF SP REQUEST All special use permit requests are analyzed in accordance with Section 31.2.4.1 of the Zoning Ordinance and may be issued upon a finding by the Board of Supervisors that: 1. No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. The SPCA facility has been in operation at this location for the past 15 years and has not proven detrimental to adjacent lots. However, vacant residentially zoned properties previously held by the state may be developed in the future and these properties must be protected from any negative impacts associated with the animal shelter activities. Along the northern side of the parcel, a 20' buffer zone has been provided for screening. Along the southern and western parts of the parcel included for expansion, a 30' buffer zone is provided. A note on the plan states, "At the perimeter of the site, existing vegetation is intended to remain and satisfy buffer requirements. If needed, supplemental landscaping will be provided. Supplemental landscaping will include evergreen trees, such as Eastern red cedar and American holly." A fence will be provided within the buffer so that dogs running in the southwest part of the parcel remain on the SPCA property. Due to the fact that almost all activities are conducted within an enclosed building, no substantial detriment is anticipated. 2. Character of district unchanged. The character of the district will not be changed by the proposed special use. During its history at this location, the animal shelter has operated without changing the character of the area or the zoning district. Sufficient space is available on the parcel for the parking and building 'expansions. With most of the activities indoors, no change to the characteristic of the C1 district is expected. 3. Harmony. The proposed special use will be in harmony ...with the purpose and intent of this chapter, Chapter 18 of the County Code sets forth the reasons for zoning, provides the zoning regulations, and provides processes for change. The proposed use appears to be consistent with the purpose and intent of Chapter 18. ...with the uses permitted by right in the district, Uses permitted by right in a Commercial district include retail sales and service uses. As a result of the size of the property, vegetation on the property, location of the use near the edge of the Development Area, and the mostly indoor nature of the shelter, the use is viewed to be in harmony with the other by-right uses in the district ...with the regulations provided in section 5 as applicable, Section 5.1.11 Commercial Kennel, Veterinary Service, Office or Hospital, Animal Hospital, Animal Shelter lists several regulations some of which apply to the SPCA facility. The applicant has requested waivers to these sections which are analyzed later in the report. SP 2017-00022,CASPCA Planning Commission April 24, 2018 Page 4 ...and with the public health, safety and general welfare. Staff believes that the current facility fulfills a community need by providing a home and adoption services for dogs, cats, and other animals. The current proposal for an expanded facility including moving fenced outside exercise areas will only improve the service provided by the SPCA by contributing to improved health and well-being of the animals and providing an opportunity for potential adopters to interact with dogs before adoption takes place. 4. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The Comprehensive Plan has two different land use designations for this property. The existing facility is on property designated as Office/R&D/Flex/LI. The area for expansion to the southwest includes land designated for Urban Density Residential use. Primary uses in this designation are residential only(multifamily and single-family) and the Places29 Master Plan recommends gross density of 6.01-34 units/acre. Nevertheless, uses like the SPCA, which blend elements of institutional, service, and public use categories, may be considered as a secondary use in this designation, particularly when proposed at an appropriate scale. This request has also been evaluated for conformity with the Neighborhood Model which is provided below: Pedestrian Orientation A sidewalk that is adjacent to Berkmar Drive extends through and past this parcel. Although the Places29 Master Plan calls for landscaping strips between the sidewalk and Berkmar Drive with bike lanes on both sides of the road, no changes to Berkmar are anticipated with the expansion of the SPCA use. Future road widening projects may be able to include an improved pedestrian arrangement. This principle is met. Mixture of Uses The existing SPCA will help create a mixed use area when the surrounding residentially zoned property is developed. This principle is met. Neighborhood Centers The closest neighborhood center is the Rio Hills Shopping Center located within 'A mile, diagonally across Berkmar Drive from the parcel under review for rezoning. This principle is met. Mixture of Housing Types No residential use is proposed. This principle is not and Affordability applicable. Interconnected Streets and No interconnections to adjoining properties are proposed. Transportation Networks The applicant has offered right-of way for future dedication along the Berkmar Drive frontage as shown on the concept plan. Staff has determined that no interconnections are warranted at this time. This principle is not applicable. Multi-modal Transportation The Places 29 Master Plan and other referenced planning Opportunities , documents recommend transit stops which include shelters, benches, and stop information. The existing stop located on Berkmar along the site frontage likely doesn't warrant a shelter but a bench and concrete pad could increase the attractiveness of transit service that would serve the SPCA facility. The applicant has indicated a willingness to provide amenities for a transit stop but does not wish to proffer them. SP 2017-00022, CASPCA Planning Commission April 24,2018 Page 5 This principle could be met with a commitment by the applicant to provide a shelter or bench at the transit stop. However, the applicant does not wish to be tied to such a commitment as it would prefer to use as much of its funds to provide the animal shelter service to the community. Staff does not believe the provision of a shelter or bench is essential to this application. Parks, Recreational Portions of the property are intended to remain wooded and Amenities, and Open Space a 30' buffer zone is shown on the plan. A fence is proposed around the exterior of the parcel and it will include the 30' buffer zone. Dog walking trails will be provided in this area This principle is met. Buildings and Space of Due to the distance of additions to the facility from Berkmar Human Scale Drive, this principle is not applicable. Relegated Parking This principle is not met; however, the Planning Commission previously indicated that meeting the principle was not essential due to the expected preservation or provision of screening adjacent to Berkmar Drive. Redevelopment This principle is not applicable. Respecting Terrain and A 44-foot grade change exists from the highest part of the Careful Grading and Re- property to the lowest part of the property which creates grading of Terrain challenges for building additions and parking areas. Managed slopes are designated in several places on the site. The applicant has shown expected grading on submitted plans. Most areas to be regraded are shown at 3:1 slopes which is preferable to 2:1 slopes. Due to the location of an r' intermittent stream and a proposed parking lot and a new driveway near the existing stormwater facility, the applicant has been unable to create 3:1 slopes everywhere on the site. Retaining walls are shown at a maximum of 6' in height. This principle is not met; however, topographic challenges of the site make it difficult to provide for parking and building areas without small areas of 2:1 slope. Clear Boundaries with the This principle is not applicable. Rural Area Special Exception Requests The Board of Supervisors may grant special exceptions to certain parts of the Zoning regulations as provided under Section 33.9. The applicant has submitted two special exception requests and Attachment 5 includes the applicant's request and justification: 1. Special exception from Section 21.7, which prohibits disturbance of a 20-foot area between commercial and residential districts, and Section 4.20, which requires a 50-foot minimum side and rear setback for structures. 2. Special exception from both subsections (a) and (b) of Section 5.1.11 of the Zoning Ordinance, which state: 5.1.11 COMMERCIAL KERNEL,VETERINARY SERVICE,OFFICE OR HOSPITAL,ANIMAL HOSPITAL,ANIMAL SHELTER Each commercial kennel, veterinary service, office or hospital,animal hospital and animal shelter shall be subject to the following: SP 2017-00022,CASPCA Planning Commission April 24, 2018 Page 6 U. 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: For non-saiindproefed animal confinements, an e.:ternal;:solid t`eencc net less than six(6) feet in height shalt be located within filly(5g) feet of the animal'confinement and shall'be coiiiposed of concrte'block, brick; or tither material approved by the zoning. administrator; 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=siiunclproofcd confinements, sound measured•at the nearest agricultural or residential property line shall not exceed fitly-five(55)decibels; Waiver/Special Exception Request History During the review of the last special use permit amendment(SP200700044), staff recommended approval of two similar waiver requests (which are now called "special exception" requests). These waivers granted relief from Section 5.1.11(a), as well as a 20-foot setback requirement between commercial and residential uses. Relief from Section 5.1.11(a) permitted fencing that was not solid, and relief from the 20-setback requirement permitted the installation of fencing and landscaping closer to a neighboring property line. Staff found several reasons to support both waivers; primarily, they related to the safety of the animals and visitors to the CASPCA facility, but they also included factors such as the cost to comply and the unique characteristics of the property. Current Special Exception Requests The first request seeks to again be excepted from the requirement to maintain a 20-foot buffer zone, as well as an exception from the requirement that any structure to be located at least 50 feet away from a side or rear property line that abuts a residential district. The applicant notes in their justification that this exception is needed not only for the proposed additions at the side and rear of the existing facility, but also for a small portion of the existing CASPCA facility itself. Staff also acknowledges that the outdoor exercise areas along the side of the existing facility technically meet the definition of a "structure" and should be considered as part of this request. The second request seeks to be excepted from all of the requirements contained within Section 5.1.11(a) and (b). To comply with these supplementary regulations, the applicant would otherwise need to provide fencing on the site that was concrete block or brick, provide a sound study from the nearest residential property line, and make significant reductions to the existing facility to comply with the 200 foot separation requirement. Analysis of the Special Exception Requests Staff believes the most significant potential impacts resulting from these exception requests relate to sight and sound. On the existing CASPCA site (Parcel 86), the encroachment of the proposed additions and associated improvements brings development of a commercially-zoned site and its associated noise closer to a residential district. On Parcel 88, the specific form of development is undetermined, but the applicant has committed to an enlarged buffer zone that will not contain any structures. As mentioned earlier, the CASPCA has responsibly operated at this site over a long period of time. In fact, the Zoning Division has not received any complaints regarding the CASPCA in the past 15 years. Additionally, the architect has provided specific information about the SP 2017-00022, CASPCA Planning Commission April 24, 2018 Page 7 construction standards for the proposed additions and their expected sound attenuation. The proposed building materials have successfully addressed noise in other similar applications. Staff believes adhering to the proposed construction standards and materials, along with the commitment to maintain a 20-foot vegetated buffer zone (on Parcel 86) or 30-foot vegetated buffer zone (on Parcel 88)will appropriately address the expected impacts to adjoining property. To be clear, staff believes it is appropriate to install perimeter fencing and landscaping within these buffer zones as necessary to enhance existing screening and meet the requirements of Section 32.7.9. • Section 33.9 does not require the Board of Supervisors to consider any specific set of criteria when considering these requests, but does allow conditions to address any possible impacts of a special exception. As a result, staff recommends approval of both special exception requests, subject to the following conditions: 1. The installation of perimeter fencing and landscaping to enhance screening shall be the only disturbance permitted within the buffer zones. 2. On Parcel 86, no proposed building addition or new structure shall encroach closer than 40 feet to a side or rear property line, except that any fenced outdoor exercise area shall be at least 20 feet from any residential lot line. 3. On Parcel 88, no proposed structures shall encroach closer than 50 feet to a side or rear property line, except that any fenced outdoor exercise area shall be at least 30 feet from any residential lot line. 4. Prior to the issuance of a building permit,the applicant shall submit information to the satisfaction of the County Engineer and the Zoning Administrator(or their designees)that demonstrate the sound attenuation qualities of the construction materials used in the renovation of the clinic can reasonably meet the fifty-five(55)decibel sound limit in Section 5.1.11(b). SUMMARY: Staff has identified the following factors favorable to this application: 1. The enlarged facility will help the CASPCA contribute to provide a valuable function to the community. 2. The CASPCA has operated successfully at its current location for over 15 years with no complaints. 3. Most activities of the use occur inside enclosed buildings. 3. A 30-foot vegetated buffer zone is provided between the use and the residential district adjoining to the south and west of the parcel. Staff has identified no factors unfavorable to this application. RECOMMENDED ACTION: Staff recommends approval of SP201700022 with the following conditions: 1. Development and use shall be in general accord with the conceptual plan titled "Charlottesville Albemarle SPCA Rezoning/Special Use Permit Application" prepared by Timmons Groups and dated December 18, 2017, last updated April 5, 2018, (hereafter "Conceptual Plan"), as determined by the Director of Planning and the Zoning Administrator. To be in accord with the Conceptual Plan, the proposed development and use shall reflect the following major elements essential to the design of the site: • location of buildings and structures (not including fenced outdoor exercise areas) • location of parking areas SP 2017-00022,CASPCA Planning Commission April 24, 2018 Page 8 • no parking lots, driveways, or permanent structures within 30 feet of the property lines adjoining parcels zoned residentially • dedication of right-of-way along Berkmar Drive • landscaping and screening at the perimeter of the site as noted on the plan • a 30' buffer zone on TMP 04500000008800 Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Additional buildings, structures, fencing, and parking may occur in the area shown for SPCA expansion in accordance with the Conceptual Plan. 3. Fundraising activities and other special events shall not occur unless a zoning clearance has been issued by the Department of Community Development; 4. Animals may be walked and/or exercised outside only between the hours of 8:00 a.m. and 7:00 p.m. While animals are outside, they must be supervised and be either on a leash if outside the fenced area or contained within a fenced area if not on a leash; 5. Support facilities located on TMP 45-88 must be shown on an approved site plan and fenced to the satisfaction of the Zoning Administrator; 6. Fencing, other than for outdoor exercise areas, shall be of the same or a similar material identified on the plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA-2000-005, SP-2000- 022, revised November 6, 2007." Final wording of the proposed conditions may change after review by the County Attorney. Staff recommends approval of special exceptions to the requirements of Section 21.7, Section 4.20, and Section 5.1.11(a) and (b), subject to conditions. Because staff is recommending approval of these special exceptions and approval is granted by the Board of Supervisors, the Commission need not take any action on them. However, if the Commission wishes to comment on the special exceptions, those comments will be provided to the Board of Supervisors. ACTIONS BY THE PLANNING COMMISSION ON THE SP PLANNING COMMISSION MOTION —SP201700022 CASPCA A. Should a Planning Commissioner choose to recommend approval of this special use permit: Move to recommend approval of SP201700022 CASPCA with conditions identified in the staff report., B. Should a Planning Commissioner choose to recommend denial of this special use permit: Move to recommend denial of SP201700022 CASPCA with reasons for denial. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment 1: Location Map Attachment 2: CASPCA Proposed Development Plan dated April 5, 2018 Attachment 3: CASPCA Narrative Attachment 4: SP200700044 Special Use Permit Conditions Attachment 5: Request for Special Exceptions SP 2017-00022, CASPCA Planning Commission April 24, 2018 Page 9 Attachment 1 Location of CASPCA Property Under Review for Special Use Permit .f.> n�e`> �C -5,�=°r1f�,8'6awo6 "',692 `: ,t�5'-76a-2tib% -{::t • :;.is=as.l l,'.r i:. { ri.',:^',••r'-� /� e:aasb.' Jo_`, - f^.�'.`."'4` %`e::- ;�,�c ,,.p0� ;^.e�;{S�Q,F B&72J.�`^ • w /rr ,. ;'1 i 1,-...,,,,,',1.4 %/'f.--�4n:-,'r=" +ate s4,; !' SOUTH FORK FNAfi1dA.. 'g. �,"}oA4,;-'<%.s.;,. `�''/f' /. ,q�, a51 i-te.. 7.� ✓ --- t ..t..r i" :;.�.�f=;:tiF>l y \. sr, :.-:1-0' �rvE4 es xvorr, h :J•f s. //",r O.,1oo -"'' . ' ','.1 r I. 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'' ' -_ �� �-,. -_- %:!`-�'%ram j'/"j% ,f:', -c-' - '�,:= 'r ;/%'F;'' r ` - CHARLOTTESVILLE-ALBEMARLE SPCA ZMA & SP NARRATIVE Project Proposal: Background Information: The Charlottesville-Albemarle SPCA(CASPCA), founded in 1914,is a nonprofit,open admission animal shelter whose purpose is finding permanent adoptive homes for animals. In addition to functioning as a nonprofit organization, the CASPCA performs an important community function by providing pound services to the City of Charlottesville and Albemarle County for seized, stray, homeless, abandoned, or unwanted animals.The organization also serves this community by offering lost&found services, low- cost spay-neuter, vaccinations,and microchipping, as well as educational opportunities,youth camps, pet therapy and dog obedience.The CASPCA provides employment for an average of 60 people, and serves over 2,700 shelter animals a year. More than 4,500 spay/neuter surgeries were performed in 2016,2,900 of which were for owned pets within our community.CASPCA continues to serve at the forefront of No Kill communities in this country, helping thousands of animals each year receive the care they need to find homes or remain with their families. The CASPCA has completed a multi-year Master Planning process and is now ready to move forward with implementing the Master Plan. The Charlottesville-Albemarle SPCA's entire current facility is located on TMP 45-86, but it purchased an adjacent parcel,TMP 45-88, in late 2013 in anticipation of future expansion needs.TMP 45-86 is zoned C-1 and has Special Use Permits in place for an animal shelter, veterinary hospital, and outside fenced dog exercise areas.TMP 45-88, however, is zoned R-6,which does not permit these uses.The CASPCA is submitting this rezoning application to request a change from R-6 to C-1 for TMP 45-88.They are also submitting a special use permit application to amend and expand their current special use permits for an Animal Shelter, Veterinary Hospital and outside fenced dog exercise areas (reference SP200000022&SP200700044)for both parcels. Need for Improvements: CASPCA's current facility was designed and built over a decade ago for a population who was either adopted quickly or euthanized. The organization realized a No Kill vision in 2006 and committed to saving all healthy and treatable animals brought to the shelter. With this policy shift, however,the length of stay and number of animals with serious health and behavioral problems has increased,and the facility is consistently strained to meet the needs of the animals and the community. Additionally, veterinary services have substantially expanded to address the comprehensive health care of shelter animals,yet function from a space originally designed for limited, short-term care, Despite dramatically increased needs and demands,there is little that can be done with the existing shelter design to accommodate these changes. The proposed building expansion and renovation will address several immediate needs: Improved housing for dogs and cats:As services have expanded, the CASPCA has been able to save more lives of those animals requiring extensive medical and behavioral rehabilitation. Subsequently, these animals have a longer length of stay in the shelter.The proposed building expansion and renovation will allow for enhanced housing options for the animals, providing stimulation, increased social interaction, and promoting expression of natural behaviors. Updated,expanded veterinary facility:The CASPCA clinic provides care for all animals residing in the shelter,the 100+animals in foster homes throughout the community,feral and free roaming community cats, and pets from underserved areas within our community. In addition, spay/neuter services are available to all members of the public.All of this work is currently accomplished in a small, outdated clinic that shares a lobby with the rest of the shelter.The proposed building expansion and renovation includes an updated veterinary facility with a separate entrance. This clinic will support our work to prevent disease transmission and outbreak both in the shelter and in the community, and save more lives of injured and diseased animals in need. Refined capacity to address behavioral concerns: Leading shelters across the country are able to save more sick and injured animals;therefore, addressing behavioral health of sheltered animals is becoming Increasingly necessary. As one of the leading shelters in the country,this trend holds true at the CASPCA. We have found that unwanted behavior is one of the main reasons for animal relinquishment. The proposed building expansion and renovation will provide appropriate space to address these concerns,allow for stress reduction via enhanced housing, and offer the ideal space to hold obedience classes for members of the public. Enhanced ability to function as a community resource center: In addition to sheltering homeless animals, the CASPCA promotes animal welfare through educational opportunities for the community,such as youth camps, birthday parties, pet therapy, and obedience classes.The proposed building expansion and renovation will increase our ability to provide these important services within the community through meeting spaces,a resource center,and allowing adequate parking. Saving more lives through collaboration with other organizations:The proposed building expansion and renovation will strengthen our established relationship with the City of Charlottesville and Albemarle County Animal Control. New space will be designated as intake and isolation for animals brought in by Animal Control, as well as a private office for Animal Control Officers. In addition,the expansion and renovation will give us the ability to widen our area of support for shelters in neighboring and outlying communities,providing aid for animals residing in kill facilities. Project information: The project is a multi-phased renovation and expansion of the CASPCA facility. The expansion consists of the construction of an approximately 9,200 SF cat facility and veterinary clinic, and other existing shelter additions such as a salliport, intake addition and new entrance totaling+/-3,225 SF. The design also includes a new entrance canopy.The renovation includes extensive renovation of the existing facility (dog kennels, vet clinic, reception and front desk area, etc.).The project will also include construction of additional parking and a stormwater facility. The phases are planned to be executed in a linear manner. A more long-term phase is the addition of an animal training center. Phase 1 —Dog Kennel and Outdoor Atrium Renovation Phase 2—Cat FacilityNeterinary Clinic Addition, Sitework, Parking, Salliport/Intake and Kennel Additions Phase 3—Main Building Interior Renovation Phase 4—Entry and New Canopy Facade Addition Phase 5—Training Center/support building,outside fenced exercise areas and trails Special Use Permit Information: A special use permit on TMP 45-86 was approved in 2000 for an animal shelter and veterinary clinic. In 2007 a special use permit was also approved for outside fenced dog exercise areas. These uses have not resulted in substantial detriment to adjacent lots. Given the history of the current facility,the scope of the proposed renovation and expansion,the services provided to the community, and the limited size of TMP 45-88, amending and expanding the special use permit should not result in any substantial detriment to the adjacent parcels. The parcels are either currently undeveloped or have existing commercial or industrial uses.The conceptual layout provides additional screening area where possible, and keeps the uses as condensed as topography, logistical requirements, and other site constraints allow.CASPCA has existed in this same area for decades and hasn't had issues with their neighbors. This proposal will not change the character of the zoning district. The Zoning Ordinance allows for all of these uses by special use permit in the C-1 district;therefore,the intent of the ordinance would appear to be to allow these uses where appropriate. As noted, all of these uses are already permitted on TMP 45-86 and expanding the special use permit to TMP 45-88 allows for necessary enhancement and expansion of CASPCA services. The C-1 zoning district allows for a variety of uses;the proposed/existing special permit uses are in keeping with the uses permitted by right. It is imperative that the CASPCA maintain a location that is convenient for County and City animal control employees, as well as citizens of the community.This location is,however, limited in size which makes it difficult to provide the separation requirements listed in section 5.1.11. While this proposal includes applications for special exceptions from the separation requirements,as were approved for the current facility,the CASPCA intends to continue to be a good neighbor with a concept that,while it cannot provide a 200'or 500'separation,will maintain as much wooded area as possible between CASPCA uses and neighboring parcels. The planning commission was generally supportive of the necessary special exceptions during the CCP review;the associated applications have been Included as part of this submittal package. The public health, safety and welfare is very closely tied to the mission of,and services provided by,the CASPCA. As mentioned throughout this narrative,they provide several important community services that benefit the health, safety and welfare of citizens. In addition to providing high quality pound services for Albemarle County and the City of Charlottesville, they also serve the public at large through their various services. The goal of this proposal is to enhance their facility to provide even better-quality services to the community. Consistency with Comprehensive Plan: The subject properties have two different Comprehensive Plan designations; Parcel 86 (existing SPCA facility) is shown as Office/R&D/Flex/Light Industrial and Parcel 88 is shown as primarily Urban Density Residential with a small portion as Office/R&D/Flex/Light Industrial.These properties lie within the Berkmar Drive corridor.This particular section of the corridor is increasingly exhibiting a more commercial character. Most of the parcels along Berkmar are zoned either C-1 or HC. TMP 45-88 was sold to the CASPCA by the current owner of TMP 45-90 to the south.The CASPCA has been in this location, either in the previous or current building, since 1955;as it grows to offer improved and additional services it is essential that it has room to adequately address the needs of the animals in its care, and the community at large. This proposal was reviewed through a CCP application for conformity with the comprehensive plan. Both staff and the planning commission felt that the proposal was in conformity and did not necessitate a comprehensive plan amendment. As was included In the Staff Report, uses like the SPCA,which blend elements of institutional, service, and public use categories, may be considered as a secondary use in the Urban Density Designation, particularly when proposed at an appropriate scale. The Comprehensive Plan speaks to the importance of compatibility with surrounding neighborhoods and uses when introducing infill and redevelopment. Specific language that is most relevant to this proposal is found under"Objective 6: Promote infill and redevelopment that is compatible with surrounding neighborhoods and uses."This proposal to rezone TMP 45-88 seeks to match the existing zoning of the adjacent current CASPCA parcel and will provide screening in the required 50'building setback along the adjacent residentially zoned parcels. Given the dense, urban designations provided in the comprehensive plan, a 50'wooded screening area should provide for adequate compatibility with the neighboring parcels. As mentioned above, it is Imperative that the CASPCA maintain a location that is convenient for the community but this convenient location means there is limited land available. Since Phase 5,the training and support facilities,is a future phase of the project,the exact location and size of this building is yet to be determined. The concept plan shows the 50'screening area along the adjacent property lines, but allows for flexibility for the future locations of the building, parking,fenced exercise areas,walking trails and other associated elements. The entire area outside of the 50' pF A C.i `�I'�alf wifraf. t=440; COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road,Room 227 Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4012 January 28, 2008 i Susan Kogut, Executive Director Albemarle Society For The Prevention Of Cruelty To Animals Inc 3355 Berkmar Drive Charlottesville, VA 22901 RE: SP2007-00044 Charlottesville-Albemarle SPCA (Sign#74) Tax Map 45, Parcel 86 Dear Ms. Kogut: On January 9, 2008, the Albemarle County Board of Supervisors took action on SP2007-00044 to allow a special use permit for outside fenced dog exercise areas. No residential units are proposed on Tax Map 45, Parcel 86 in the Rio District. This special use permit was approved based on the following conditions: 1. A Tree Conservation Plan shall be submitted for those areas shown as Tree Conservation Areas on the attached plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA-2000-005, SP-2000-022, revised November 6, 2007;" 2. At least one (1) row of screening evergreens trees shall be planted fifteen (15)feet on center along the north side of the property as shown on the attached plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA-2000-005, SP-2000-022, revised November 6, 2007;" 3. Fundraising activities and other special events shall not occur unless a zoning clearance has been issued by the Department of Community Development; 4. The site shall be developed in accord with the attached site plan entitled "Charlottesville/ Albemarle S.P.C.A. ZMA-2000-005, SP-2000-022, revised November 6, 2007;" 5. Animals may be walked and/or exercised outside only between the hours of 8:00 a.m. and 7:00 p.m. While animals are outside, they must be supervised and be either on a leash if outside the fenced area or contained within a fenced area if not on a leash; and 6. Fencing shall be of the material identified and installed in the locations shown on the plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA-2000-005, SP-2000-022, revised November 6, 2007." Please be advised that although the Albemarle County Board of Supervisors took action on the project noted above, no uses on the property as approved above may lawfully begin until all applicable approvals have been received and conditions have been met. This includes: • compliance with conditions of the SPECIAL USE PERMIT; • approval of and compliance with a SITE PLAN AMENDMENT; and • approval of a ZONING COMPLIANCE CLEARANCE. "•• In the event that the use, structure or activity for which this special use permit is issued is not commenced within twenty-four (24) months from the date of Board approval, it shall be deemed abandoned and the permit terminated. The term "commenced" means "construction of any structure necessary to the use of the permit." If you have questions or comments regarding the above-noted action, please do not hesitate to contact Sherri Proctor at 296-5832. Sincerely, • I V. Wayne ilimberg Director of Planning n 41111 Cc: Susan Schlenger Landscape IIesign 611 N. Boston Road Troy, VA 22974 Tex Weaver • Chuck Proctor Sherri Proctor File ., . 1,tit,...,..,4, arroactittior s ,,,i, _ .,,,usitryir OF. r..1 Bmitut : H y . , tYi .. -.. ••- APPLICATION N FOR A SPECIAL EXCEPTION , • 4,1 11 [iRequest for a waiver,modification,variation ElVariation to a l,. 1�eviousl y approved planned ; 1.!.. or substitution permitted by Chapter 18 =$457 Development rezoning application plan or P. f OR Code of Development=$457 ;I iIt 0 Relief from a condition of approval=$457 Provide tie foownng ;41 0 3 copies of the existingd plan # Provide the following ave illustrating the area wheid the change is ...., tii t 23 copies of a written request specifying the requested or the applicable secti `'{ section or sections being requested to be the Code of Development.Provide a or waived,modified,varied or substituted, and graphic representation of the requested any other exhibit documents stating the change. reasons for the request and addressing the } applicable findings of the section authorized 1 c°py of a written request specifying the la s to be waiv provision of the plan,code or standard for 't ed,modified, varied or substituted, which the variation is sought, and state the reason for the requested variation. t. . Project IVa a and Assigned Application Number(SDP,SP or 2M.4 : f S( 'A e NeN-,fir T'tC,u 4 teu- t-ESI®t-4 SP 201q Tax map and parcel(s): '1-4'j� Lis`8 Le 1 ' Con�. ct Person Z,,I,,,I, y `` // �sre) l' ,p e, -;"j if .if Address t.1® 1 OG a HE City t..ti V 11 LE rj State 1�,$ Zip ?�qp Z � f h Daytime Phone (L1 ) Fax,� 2 l ax# Email 0.4iiG t-ti t i Owner of Record 0.44,42.Lerrt Vt?t I` At ibeV-IAe/m. St ' `,, I►`la.. Address py City -)/I L.t. State )64 Zip Daytime Phone#( ) Pax#( ) Email ' Applicant(Who is the Contact Person representing?) `!3-IE CaW g•, *' t1.1 County of Albemarle Department or Community Development 401 McIntire Road Charlottesville,VA 22902 voice:(434)296-S832 Fax:(434)972-4126 4 T,,,a ,` ,'. . it , } • . �i. 1a� � 3 JV ' ,.• 4 x,s • r44— .'4+,, � Fitt`?.. e , t• nt 'N O a; "�eta �, q t '.. � r v � . yy g �. Fti ;t0f�`., 4t,„"' ....:.o ..:.„:1.1.„`,.,.,t,. ;. , i.,�t+ . 'i ' +...0,„ w.rKZ,'u+^3 �i'. apg z o r r•1'i;_• Sri ,tom ,.. ...._ i eff1'° PJQCA`11©ik9 FOR P &MCI • CEl iO?7 .. :. Ili 113, . Owner/Applicant Must Read and Sign 3 rir b. ii The foregoing information is complete and correct to the best of my knowledge. ::; i By signing this application I am consenting to written comments, letters and or notifications ! regarding this application being provided to me or my designated contact via fax and or email. This consent does not preclude such written communication from also being sent via first class mail. y At EA-6-a' o_.. e , Signature of Owner, ContractPurchaser,Agent Date ._ c 4. (2 . e �./ L..p3L4 •• *tab ' 3"352. '. , Print Name Daytime phone number of Signatory , ***If multiple property owners are required to sign the application per Section 33.2 b (1b) { then make copies of this page and provide a copy to each owner to sign. Then submit each original signed page for the Special Exception Application. '_ , +Y• 3 K Tax Map& Parcel Number : Owner Name of above Parcel: w x , i r ti or FOR OFFICE USE ONLY SDP,SP or ZMA# Fee Amount$ Date Paid 724, By who? Receipt# Ck# By _ r :r r)tt Cruz -e. r I 6 September 18,2017 stone County of Albemarle Community Development 401 McIntire Road , Charlottesville,VA 22902 RE:CASPCA Renovation&Expansion—21.7 Exception request Dear J.T. Newberry: I am writing to request an exception from section 21.7,and by extension,4.20. Section 4.20(a)lists a 50' building setback on conventional commercially zoned districts from any residentially zoned district. TMP 45-86 is zoned C-1 and the parcel to the NW,TMP 45-86A, Is zoned R-6. As you can see on the concept plan provided with the Special Use Permit application,the existing CASPCA facility violates this requirement'in one small.area. The proposed additions also extend into that 50'setback in two areas. One is for a small"quiet dog"addition and one is for the Animal Control Officer salliport addition. Both of these additions need to be in the locations shown,as their relation to existing internal and external layout is imperative. The VDOT land acquisition resulted in an oddly shaped parcel with boundary lines that create awkward setback scenarios. The Planning Commission action letter for SP200700044,dated December 21,2007,includes approval of a waiver from the"20'residential setback". I don't know if requirements have changed between then and now,or what in particular that waiver was in reference to,but it seems this request is in keeping with the previous approval. The required 20' parking setback and buffer area will be maintained as shown. I could not find any particular findings that this request needs to address,as the only findings listed in section 21.7 are for exception from the buffer requirement;if I have overlooked something, please let me know. Thank you in advance for your consideration of this application. Very truly yours,gieu: 6. eat \ , Ellie C. Ray, PIA i3 r j.‘ ,o 4 I 300 2nd Street NE,Charlottesville VA 22902 4446- ` r 434.245.5805 I F 866.948.7684 September 18,2017 County of Albemarle Community Development 401 McIntire Road Charlottesville,VA 22902 RE: CASPCA Renovation&Expansion—5.1.11 Exception request Dear J.T. Newberry: I am writing to request an exception from section 5.1.11(a)and 5,1.11(b)for both TMP 45-88 and 45-86. These sections read as follows: 5.1.11 COMMERCIAL KENNEL,VETERINARY SERVICE,OFFICE OR HOSPITAL,ANIMAL HOSPITAL,ANIMAL SHELTER Each commercial kennel,veterinary service,office or hospital,animal hospital and animal shelter shall be subject to the following. 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 lint. Far non-soundproofed animal confinements, an external solid fence not less than six(6)feet in height shall be located within fifty(50)feet of the animal confinement and shall be composed of concrete bloc], brick, or other material approved by the zoning administrator, 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 nonsmmdproofed confinements,noise measured at the nearest agricultural or residential property line shall not exceed fifty-five(55)decibels; As you can see on the concept plan provided with the Special Use Permit application,TMP 45-88 is less than 200'in width, so conforming to these regulations would render this parcel useless for most SPCA purposes. Phase 5,a future phase of the CASPCA expansion plan, has not yet been planned in detail. Accordingly,the concept plan allows for flexibility on this parcel while maintaining a 50'wooded area along all boundary lines with adjacent residentially zoned parcels. The plan for this parcel Is construction of training center/support building(s), and associated outside fenced exercise areas and walking trails for training and exercising animals. Some of the previously approved outside fenced exercise areas and walking trails on TMP 45-86 will need to be relocated to TMP 45-88 due to the building and parking additions proposed on that parcel. While the exact layout is yet to be determined, buildings and fenced areas will be located outside of the 50'wooded area,but walking trails might be located through the woods as they currently are on TMP 45-86. TMP 45-86 appears to already have an exception from these sections. The Planning Commission action letter for SP200700044, dated December 21,2007, includes approval of a waiver from the"500-foot setback and solid fencing regulations",but we could not find documentation of a waiver from 5.1.11(b) even though there is no 200'separation provided. I don't know if it's necessary to now request this waiver,but it seems prudent to get It officially documented for posterity. This request is for an exception from both sections (a)and (b)including the solid fencing regulations for TMP 45-88,and for exception from section(b)for TMP 45-86. This request is in keeping with the previous approval and allows for consistency over the entire site. It is imperative that the CASPCA �r 300 2nd Street rle,Charlottesville VA 22902 i 434.245.5805 I F 866.948,7684 maintain a location that is convenient for County and City animal control employees, as well as citizens of the community.This location is, however, limited in size which makes it difficult to provide the separation requirements listed in section 5.1.11. The CASPCA intends to continue to be a good neighbor with a concept that, while it cannot provide a 200'or 500'separation,will maintain as much wooded area as possible between CASPCA uses and neighboring parcels.The planning commission was generally supportive of the necessary special exceptions during the CCP review. Section 5.1 states," Unless a waiver or modification is expressly prohibited,any requirement of section 5 may be modified or waived in an individual case, as provided herein; a. The commission may modify or waive any such requirement upon a finding that such requirement would not forward the purposes of this chapter or otherwise serve the public health, safety,or welfare or that a modified regulation would satisfy the purposes of this chapter to at least an equivalent degree as the specified requirement;and upon making any finding expressly required for the modification or waiver of a specific requirement;except that, In no case,shall such action constitute a modification or waiver of any applicable general regulation set forth in section 4 or any district regulation. In granting a modification or waiver,the commission may impose conditions as it deems necessary to protect the public health, safety,or welfare. t could not find any particular findings that this request needs to address;if I have overlooked something, please let me know. Thank you in advance for your consideration of this application. Very truly yours, gua: /07 C• Zet Ellie C.Ray, PLA yry { l 4y I,. 4. Page2 of 2. shalterplanners.comi% December 12, 2017 Ms. Ellie Ray Milestone Partners 300 2"d Street, NE Charlottesville, VA 22902 Re: 1708—Charlottesville-Albemarle SPCA(CASPCA); Renovations&Additions Construction to minimize Sound Transmission - Dear Ms. Ray: You have requested I provide information regarding the quality of construction anticipated in the three small additions of new kennels for CASPCA. Plans for the expansion of the SPCA include two"Quiet Kennel"spaces of 450 square feet each and 4 kennels each. These will be located on either side of the existing Mechanical space at the center,and behind the existing,western bank of kennels with their outdoor kennels facing into the building's courtyard. There is also planned two"Isolation Kennel'spaces of 425 square feet each and 3 kennels each. None of these kennels include any outdoor kennels;all are contained within new walls and roof. Construction of the new kennels will consist of 8"single wythe Chilli's(concrete masonry units)with 1.5"thick metal furring and expanded polystyrene insulation on the exterior with%"plywood and"Nardi-plank"cement board siding. The ceiling will include ribbed, perforated acoustic metal panels with 6 mil., black Polyethylene plastic sheeting on top of which will rest 9"—R30 glass fiber insulation. The insulation fills the space between roof trusses. Atop the trusses will be 5/8"exterior grade plywood, 30 lb. roofing felt and 40 year composite shingles. Per building code requirements the roofs soffits will necessarily be vented. The CMU walls will provide.a Sound Transmission Coefficient(STC) rating of 55 due to its mass and the addition of exterior finish applied. The metal ceiling panels are designed in conjunction with the polyethylene and insulation to trap sound waves and diminish their transmission to adjacent spaces within the building. We have successfully used this described system in numerous animal shelter s to contain the barking of dogs to their housing spaces when adjacent to administrative and public spaces in the building. STC ratings are applied within buildings to provide designers with a quantifiable means of establishing norms of air borne noise transfer from one space to another. While this is not normally applied to space outside of the building the STC rating will provide the expected level of noise containment on the same basis as between spaces within the building. Far greater a consideration would be the level of noise contributed to the exterior environment fibril the existing, outdoor kennels in the building's courtyard. These are both roofed and turned towards one another in an effort to subdue the effects of dogs barking beyond the SPCA's property. We are not adding any outdoor kennels to the SPCA. The noise transmission from the new additions as described in this letter should not add to the current level of noise generated by the outdoor kennels. Best regards, William B. Daggett,J ., AIA, NCARB dwg architects—dba/shelterpianners.com 2345 Earlysville Road I' Earlysville, VA 22936 Phone:434-242-5811