HomeMy WebLinkAboutSP202000015 Narrative 2020-07-28Animal Wellness Center
Special Use Permit Amendment Application
SP 2020-
to amend SP 2008-00009
Project Proposal
Animal Wellness Center, Inc. ("AWC" or the "Applicant') is a veterinary clinic located in
Downtown Crozet, operating at 1100 Crozet Avenue, on Tax Map Parcel 056A2-01-00-00700
(the "Property"). The Property is further described by the figure and table below.
Animal Wellness Center— 1100 Crozet Avenue
Tax Map Parcel
Acreage
Existing Use
Zoning
Comprehensive
Plan
056A2-01-00-
3.40
Animal Wellness
Downtown Crozet
Downtown
00700
Center
The Property is zoned Downtown Crozet District, which provides for a "variety of development
for retail, service, and civic uses with light industrial and residential uses as secondary uses."
County Code § 18-2013.1. Nearby parcels fronting Crozet Avenue contain a mix of commercial,
residential, and public uses, including the Crozet Library, Arbor Life Professional Tree Care,
University Tire & Auto Center, Crozet United Methodist Church, Tabor Presbyterian Church, and
private residences. The parcel to the south of the Property is owned by the County and contains
the stormwater management facility for Downtown Crozet.
Background
AWC has operated a veterinary clinic on the Property continuously for more than 10 years,
without complaints or issues from neighbors, pursuant to Special Use Permit SP 2008-00009
(the "2008 SUP"), which was approved by the Board of Supervisors on October 14, 2009. Since
that time, the veterinary practice has grown and serves an increasing number of patients in
Crozet, other areas of Albemarle County, the City of Charlottesville, and surrounding areas.
In response to the needs of the community AWC would like to expand its operations on the
Property. To permit this needed expansion, AWC requests an amendment to the 2008 SUP
that would allow (1) more parking spaces adjacent to the existing parking envelope; (2)
overnight boarding services, and (3) a new building fronting Crozet Avenue to be used for
expanded veterinary clinic operations and overnight boarding services. AWC may also decide to
eventually use the existing building for boarding services. Because this determination has not
been made, AWC would like the ability to operate the proposed overnight boarding services in
either the existing or proposed building. Each element of the proposed expansion is described
in greater detail below.
Parking Expansion
Parking has been a challenge at the Property as AWC's practice has grown. The Property is
presently limited to twelve (12) parking spaces used by both clients and staff. This amount of
parking no longer accommodates the number of client visits per day, not to mention the
increasing number of employees at the business.
At any given time during regular business hours, AWC has nearly as many employees working
as available parking places. To address this challenge in the short term, AWC will be pursuing a
minor site plan amendment to add a small number of spaces along the southern property
boundary closest to the building. Community Development Department staff have confirmed
that such an expansion would be consistent with the 2008 SUP provided that no spaces are any
closer to Crozet Avenue than the existing parking lot.
In addition, AWC would like to expand the existing parking lot as part of this SUP Amendment,
as shown on the enclosed plans prepared by Shimp Engineering, to further meet the demand of
its increased number of patients.
If approved, the requested SUP Amendment would also permit a new building along Crozet
Avenue, which would allow the proposed parking envelopes to be relegated. With the
requested new building, the visual impact of the proposed parking from Crozet Avenue is
expected to be minimal. The proposed new building would likewise shield the existing parking
spaces that are presently visible from Crozet Avenue. Screening the existing parking from view
will further the goals of the Downtown Crozet District.
Overnight Boarding
As the business has grown, AWC has found there is a need in the Crozet community for
overnight animal boarding services. AWC would like to meet the need for this service in Crozet,
but the 2008 SUP provides that "[n]o overnight boarding use, other than for those animals under
medical care share take place at the veterinary hospital." To serve this need, AWC requests that
the 2008 SUP be amended to allow overnight boarding on the Property.
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The proposed overnight boarding use is an accessory use to "[v]eterinary offices and animal
hospitals," which are permitted by special use permit in the Downtown Crozet District, and are
governed by the supplemental regulations at Section 5-1.11 of the Zoning Ordinance. The
overnight boarding activities would comply with the supplemental regulations, as discussed in
greater detail below.
New Structure
AWC proposes a new structure fronting Crozet Avenue, which would contain the boarding
operations as well as expanded veterinary clinic operations. As the 2008 SUP provides that
"any new buildings for the veterinary use will require a new special use permit," AWC requests
that this provision be amended to allow for the proposed new building on the Property.
It is important to build a new structure rather than only expand the existing structure because a
new structure would allow AWC to grow without disrupting the existing veterinary clinic
operations. The proposed building, like the existing building, would comply with the
supplemental regulations on sound -proofing in Section 18-5.1.11 of the Zoning Ordinance.
With regard to placement of the proposed structure on the Property, AWC requests a
modification of the 200-foot minimum setback from residential lot lines found in Section 5.1.11.b
of the supplemental regulations. The 2008 SUP was approved with a similar modification for the
existing building on the Property. While the proposed building would be closer to neighboring
residential lot lines than the existing building, the proposed building would be well over 200 feet
from the nearest residential dwellings, as shown in the figures below. Moreover, modification of
the 200-foot setback is appropriate given that the Downtown Crozet District permits a maximum
setback of 20 feet from public roads or right-of-way. As the nearest residential lot line is across
Crozet Avenue from the Property, it would be impossible to construct a new building that is both
no more than 20 feet from the right of way and 200 feet from this residential lot line.
Nearest Residential Dwellings are Beyond the 200-Foot Lot Line Setback
The red circles show the nearest residential dwellings to the proposed structure.
The red line measures 200 feet from the Property's boundary line.
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The parcel immediately to the south of the Property (Parcel 56-11) is County property that
contains the stormwater management facility for Downtown Crozet. Although this parcel is
zoned residential, the land is not used for residential purposes nor is it likely to be developed for
residential uses. The public use of Parcel 56-11 provides a buffer for the proposed building,
and further justifies the requested modification of the 200-foot setback.
Separately, AWC requests a modification of the front setback requirement for new structures in
the Downtown Crozet District. Section 20B.3.A of the Zoning Ordinance provides that "primary
structures" in the Downtown Crozet District must satisfy a maximum front set back 10 feet,
except up to 20 feet with administrative modification." The Property is encumbered by a
drainage easement that runs along Crozet Avenue for the benefit of the County stormwater
management facility on Parcel 56-11. This easement is approximately 20 feet wide and runs
the length of the side of the parcel fronting Crozet Avenue. Section 20B.3.G of the Zoning
Ordinance provides that "[n]o structures shall be established within easements located within
setbacks." This provision would require any new building on the Property to be located beyond
the drainage easement. However, given that the width of the easement is almost the same at
the maximum allowable setback, it is impossible to comply with both Section 20B.3.G and the
20 foot setback requirement for primary buildings in Section 20B.3.A.
According to the definitions in Section 3 of the Zoning Ordinance, a setback is "the distance by
which any building or structure is separated from any street, road access easement, or lot line."
The Property is not encumbered by a road access easement, and the lot line runs down the
middle of Crozet Avenue. If the proposed building had a 20-foot setback from the edge of
Crozet Avenue, construction in the drainage easement area would be unavoidable. Because
these features are unique to the Property, AWC requests that the 20-foot maximum setback be
modified to allow the construction of new building more than 20 feet back from the edge of
Crozet Avenue to keep clear of the drainage easement area.
Finally, AWC requests a modification of the side setback requirement. Section 20B.3.H
provides that the maximum side setback requirement of 20 feet may be waived administratively
when "unusual physical conditions make compliance with the requirement impracticable." The
driveway to the existing parking lot on the Property is located more than 20 feet back from the
Property's southern boundary line with Parcel 56-11. Moving the driveway entrance would not
further the purposes of the Downtown Crozet District. In addition, the driveway could not be
located much closer to the boundary line with Parcel 56-11 because a sewer easement runs
along this boundary line. Paving over this area should be avoided. Finally, Parcel 56-11, which
contains the County stormwater management facility, is likely to remain open space in the area
adjacent to the Property. Enforcing strict side setbacks along this boundary line would not
further the goals of the Downtown Crozet District, because the side setbacks are meant to
encourage a streetscape of densely constructed facades. When a building does not exist on
the adjacent parcel, however, the side setback requirement does not serve its purpose. Indeed,
the Property is the last parcel in the Downtown Crozet District when heading south on Crozet
Avenue. Waiving the maximum side setback for the Property's south side will help create a
transition to the adjacent parcels in the R-2 Residential district.
Consistency with the Comprehensive Plan
The Crozet Master Plan designates the Property for Downtown uses. The Master Plan
describes Downtown as the "most intensely developed area in Crozet" and as "a mixed use
area, which promotes commercial, employment, and office uses." AWC is a thriving, local
service business that contributes to the economic and community fabric of Downtown Crozet in
a manner envisioned by the Comprehensive Plan. As one Planning Commissioner noted after
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the 2008 SUP was unanimously recommended for approval, the use of the Property as a
veterinary clinic "is another success story of the Crozet Master Plan."
Impacts on Public Facilities & Public Infrastructure
The Project has no negative impact on public facilities and public infrastructure. The proposed
expansion of the parking areas would improve traffic congestion on Crozet Avenue by
accommodating the existing and future customers, and avoiding any associated backups at the
driveway to the Property. The number of projected trips associated with the Project could increase
over present conditions as the business expands, but the effect of the increase will be lessened
by the proposed new parking areas. Also, vehicle trips are minimal during peak hours, and
dispersed throughout the day.
Impacts on Environmental Features
The proposed Project has no negative impacts on environmental features. The rear portion of the
Property contains protected stream buffers adjacent to Powells Creek and floodplain, and the
Project has been carefully designed to avoid encroachment or other impacts to these areas. The
property also contains drainage easements for the benefit of the Downtown Crozet stormwater
management facility located to the south on Parcel 56-11. No construction or disturbance is
proposed in the easement areas.
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