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HomeMy WebLinkAboutSP201800021 Application 2019-05-15Charlottesville Waldorf School Application for Special Use Permit Submitted on March 5, 2019 '- � --1 r,ttPsville WALDORF SCHOOL Table of Contents [3] Application for Special Use (3) Project Proposal, Public Need and Benefit (4) Affect on Adjacent Lots (5) Upholding Character of Zoning District (5) Purpose and Intent of Zoning District (5) Uses Permitted by Right (5) Regulations per Section 5 of Zoning Ordinance (5) Public Health Safety and General Welfare (6) Consistency With Comprehensive Plan (6) Impacts on Public Facilities and Infrastructure (7) Impacts on Environmental Features (7) Information Regarding Parking (7) Information Regarding Outdoor Activities (7) Information Regarding Emergency Access [8] Existing Conditions (9) Existing Conditions Plan [10] Concept Plans (11) Concept Plan (12) Building and Grounds Diagram (13) Access and Circulation Diagram Application for Special Use Permit Submitted on March 5, 2019 Charlottesville Waldorf School Application for Special Use Permit Page 2 Vicinity (City) Context Charlottesville Waldorf School 120 Waldorf School Road, Charlottesville, VA 22901 Application for Special Use Permit Special Use Request The Charlottesville Waldorf School would like to extend their existing Special Use Permit to include the two adjacent parcels directly to the north of the school campus; Tax Map #'s 61-172 and 61-172A. The school will utilize the existing residential buildings and convert them into additional classrooms and programmed spaces supporting the school's operation. The Charlottesville Waldorf School (CWS) is located on TMP 61-170 and 61-174 on the west side of Rio Road (Route 631). It is located across the street from Pen Park, and the Charlottesville Catholic School, and directly north of the Village Square Neighborhood. The western boundary is created by the Meadow Creek basin and to the north of the property resides three residential properties. The two parcels directly north of the campus (61-172 and 61-172A) are owned by the school (Ownership: CWF Property, LLC). The purpose of this SUP request is to extend the current SUP onto these school owned properties. While the site occupies frontage on Rio Road the presence of the school campus is nondescript as the school has utilized these original residential properties to house their Early Childhood (EC) program. The requested extension of the current SUP will allow the school to provide additional early childhood program space within these residential properties fronting on Rio Road. PROJECT PROPOSAL Per Section 33.40 Public Need or Benefit: Charlottesville Waldorf School has created a campus that provides a unique independent school curriculum which holds environmental awareness and stewardship in high regard. The Charlottesville Waldorf School has met and will continue to meet the educational needs of many families in Albemarle County and the surrounding communities who wish to give their children a Waldorf Education. In addition, due to the nature and design of Waldorf Schools, the campus provides the County with a beautiful green and open space in the midst of one of its development zones. Additionally, CWS has dedicated a portion of the property to the County Greenway trail network and continues to support the natural ecology within this area. Site Charlottesville Waldorf School Application for Special Use Permit Page How the Special Use will not be a Substantial detriment to Adjacent Lots Given the nature of the existing school campus, and this planned expansion, only one (1) adjacent property (TMP 61-171+) can be considered a new adjacency. The school continues to be a good neighbor to all existing adjacent lots on the East and South Boundaries and has honored the original SUP request to locate parking away from residential properties and has kept site -lighting to a minimum. Regarding the single property affected by this planned expansion: the school intends to uphold the good -neighbor reputation and will start by proposing to extend their existing 8'-tall opaque fence along the remainder of the property boundary. Photo 1 and Photo 2, at right, shows the existing fence which the school proposes to extend along the boundary, subject to coordination with the residential land owner. Furthermore the school will provide additional landscaping to create a vegetated buffer adjacent to the new fence. The school intends to locate all outdoor activity spaces (Play Grounds, Tot Lots, etc.) toward the center of campus and not directly adjacent to this residential property. Refer to the Concept Plans herein for further information regarding the outdoor activity spaces. The school is not proposing additional parking facilities on these adjacent lots with the current SUP concept plans. The goal is simply to occupy the two (2) existing structures and allow these additional spaces to supplement their educational program. Given this low -impact approach to utilizing these properties and the school's willingness to honor the neighbor with extending the fence and providing additional landscaping the applicant suggests that this SUP will not have a negative affect on the adjacent property. Hours of Operation: The school currently operates between the hours of 8:00 a.m. and 5:00 p.m. with limited weekend and/or evening activities for the school community. The expanded campus will operate consistent with the existing campus schedule. Photo 11 Existing 8' Opaque Fence. School Proposes to Extend this Fence In -Kind Along Boundary Photo 21 Existing 8' Opaque Fence. School Proposes to Extend this Fence In -Kind Along Boundary Charlottesville Waldorf School Application for Special Use Permit Page 4 How the Character of the Zoning District will not be changed by the Proposed Special Use The presence of the Waldorf school Campus within this R4 Residential Zoning District has enhanced the district by providing a beautiful campus, designed in harmony with the natural surroundings and has done so in a much less intensive way than would have otherwise been developed by a by -right development. This trend will continue by permitting the school to extend the Current SUP onto these adjacent properties. It is noteworthy to express that because the school intends to use the existing residential properties as the new program space - the character of the zoning district will continue to be harmonious and well integrated with the surrounding R4 zoned parcels. How the Special Use will be in Harmony with the Following: The Purpose and Intent of the Zoning Ordinance Chapter 18, Zoning Section 15, Part 15,1 The CWS Campus is in harmony with the Zoning Ordinance as it provides a valuable educational resource in an area which exhibits continued growth, it continues to honor the land the campus occupies by using the land in a much less intensive way than would otherwise be permitted by -right and the nature of the school curriculum honors the natural landscape and teaches stewardship through environmental awareness and responsibility. The uses permitted by right in the Zoning District The use of `Private School' is not permitted by right within the R4 Zoning District. However: the R4 Zoning District permits Private Schools by Special Use Permit per 15.2.2 Part 5. However, the County has already seen the value of the campus being present at this location by granting the original SUP. The regulations provided in Section 5 of the Zoning Ordinance as applicable Based on a review of Section 5 - Supplementary Regulations, there does not appear to be any applicable supplementary ordinances for the use of Private School. The Public Health, Safety and General Welfare The proposal to extend the existing SUP onto these adjacent parcels does not pose an adverse affect on Public Health, Safety and General Welfare. Zoning Map. Campus and SUP Extension Parcels Fall with R4 Zoning Classification Comprehensive Plan Land Use Density 0 15. a Y Y Steep Slopes Map Charlottesville Waldorf School Application for Special Use Permit Page 5 Consistency with Comprehensive Plan The campus is located in the Places 29-Rio (Neighborhood 2) Development Area and is designated Urban Density in the Future Land Use Plan. Previous reviews of special use requests for this parcel have found that the school is consistent with the residential use designation as it is supportive of nearby residential uses and serves as a connection within an extensive trail network along the Meadow Creek. The Places 29 Master Plan is also supportive of this use at this location as it supports infill development and re -development; this project represents more the latter (Development Guiding Principal No 5). Furthermore the campus is well integrated within the adjacent neighbors and contributes to a diverse and vibrant community, reflecting a varied land use in the area. Impacts on Public Facilities and Public Infrastructure The current SUP permits a maximum enrollment of up 350 students and 40 staff. The extension of this SUP is not intended to increase these limits. As such, we do not anticipate any negative impacts on Public Facilities or Public Infrastructure that has not already been accounted for. The applicant acknowledges the intended slight increase of enrolled students by virtue of this additional program space; the applicant also acknowledges that the original enrollment numbers are not requested to increase. Moreover, the peak hour traffic associated with school drop off and pick-up is off -set from the traditional peak hour traffic. As such, a negative impact on the transportation network is not anticipated. City of Charlottesville Gn Q TRANSPORTATION STUDY Legend -Airpo„Diabid -Office/R&D/ Flax I Light lnduatnal FUTURE LAND USE Thomas Jefferson Planning Distnd Commission Virginia Department d ThnspO„atian roposed PRoadway N—*(1) ® UNan Mixed Use lin Centers) - Light Industrial _ c°"cw'wra reams ��Posslble Additions W Roadway Network(beyond 2025) •••Potential Connections lPetlestrian, Bicycle, or VeM1iculeN UNan Mixed Uae (ln areas around Centers)- Heavy lndusl„al Crea[ing antl Connecting SOUTH .Mm ii,oeegn�nrcxnxrure Inc Un.. Ad— e OM Neighborh,,d Service Center M CommunityCenter _Commemlal Mixed use -Instautlonal Communities MASTER PLAN D Destination Center Np uptown uman Denairy -Public Open Space in N-th— Albemarle Albemarle County munno Oparcels V2008 NeigM1borhood Density -Privately Owned Open Space; Environmental FeaWrea Date: 6/16/2015 Nn.Arcnldmn, Inc. Auawle¢Irc, XOTE Vora Mrhe Pxcea9 Furure lane Ilse Mep nwat exo consult me vlecesze veduncreen syamms xepto see nedalaanei O DevebpmentArea Boundary ®UDA Bountlaryl See page O u uan m. 5 ab, en (1) FOR BREAKDOWN OFF PROePOSED ROADS NTO DiFFERBNT CATEGORIES SEE TRANSRORWIIONNETW011 DIAGRAM o p.r2s s.zs oars s.s o.szs p.es Land Use Map (Source: County of Albemarle) Charlottesville Waldorf School Application for Special Use Permit Page 6 Impacts of Environmental Features No negative impacts on environmental features are proposed in association with this SUP extension request. It is noteworthy to express that one of the hallmarks of Waldorf education is time spent in nature and in natural surroundings. The current campus design has avoided unnecessary development, created beautiful green and open spaceswithin the heartof campus. No negative impacts on environmental features are proposed with this SUP Extension. Additional Information Narrative of the Proffers Proposed to Address Impacts No Proffers are proposed in association with this SUP extension request. One or More Maps Showing the Proposed Project's regional context and existing natural and man-made physical conditions Please refer to the Vicinity Map, Context Map and Site Map on Page 3. Parking and staffing Current staffing (all staff including after -care) currently measures 32.3 Full Time Equivalents (FTEs). The additional classroom space will be served by the existing parking areas on the existing campus as indicated in the conceptual plans. As previously indicated: the current SUP permits a maximum enrollment of 350 students and 40 staff. The current site plan provides 47 parking spaces which is sufficient for the day-to-day operations of the school and to provide parking spaces for the 32-34 Full -Time Equivalent staff. Outdoor Play Areas The new outdoor play spaces will be located logically given campus programming. In addition, an existing play ground directly adjacent to the Residential Property will be moved toward the center of campus, away from the adjacent residential property. The proposed fence enclosing the play areas will not permit student access behind the building adjacent to TMP 61- 171+. Restricted and Emergency Access The existing residential entrance for the two (2) properties associated with this SUP extension will remain open to Emergency Vehicle access and very limited access by the school. Critical Resource Map (Source: County GIS) Charlottesville Waldorf School Application for Special Use Permit age 7 Existing Conditions Plan Charlottesville Waldorf School Application for Special Use Permit Page 8 //1v I I I vVA\ I � ll �� �� TMP 61 167A A \ V A V A TMP 61-167C/ / / / / A / �� �ii RIO COMMONS, LLC A WETSEL / / I I / / / ��% R4 ZONING R4 ZONING -/zl/l/ ///� T/////�// / //// / // // TMP61-171+ j// /i i / //i / // / l STEVEN & SONIA FOX i R4 ZONING I \ l \ l l \ v I 1 � EXISTING CONDITIONS PLAN 1" = 60' 60 120 - STEEP SLOPES I / (PRESERVED) I I \ \ \ \ \ \ STORMWATER \ BMP \ UTDOOR STEEP SLOPES (MANAGED) ..� VILLAGE SQUARE �` NEIGHBORHOOD R4 ZONING I IVI I' 101-1 ( LH CWF PROPERTY LLC R4 ZONING TM P 61-174 CHARLOTTESVILLE WALDORF SCHOOL, INC R4 ZONING —"— r--mive R4 ZONING TMP 61-180A THOMAS & RITA HASSAL I / R4 ZONING W Z J PROGRESS PRINT MARCH 5, 2019 NOT FOR CONSTRUCTION APPROVED SUBMITTAL NO. 0 PROJECT 1810100 T H E W 0 R K O F L I N E + G R A D E C1.0 Charlottesville Waldorf School Application for Special Use Permit