HomeMy WebLinkAboutSP201800021 Staff Report 2019-03-19ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Proposal: SP201800021 Waldorf School
Staff: Ton Kanellopoulos, Planner
Planning Commission Public Hearing:
Board of Supervisors Hearing:
March 19, 2019
TBD
Owner: Waldorf School
Applicant: Waldorf School, represented by
Line+Grade
Acreage: 15.13 total acres
Special Use Permit for: Request to expand an
existing private school in accordance with Section
15.2.2 5 of the Zoning ordinance.
TMP: 06100000017000; 061000000172A0;
By -right use: R-4 Residential (4 units/acre) which
06100000017200; 06100000017400
allows residential uses; private schools by special
Location: 120 Waldorf School Road,
use permit. By special use permit, this facility may
Charlottesville, VA 22901
have up to 350 students.
Magisterial District Rio
Conditions: Yes EC: No
Proposal: Amend Special Use Permit
Requested # of Dwelling Units: 0
SP200600010 to include Tax Map/Parcels
061000000172AO and 06100000017200 to provide
additional education programming space for the
Waldorf School. The school plans to use the
existing residential buildings and convert them into
additional classrooms and programming spaces.
Any increase in students and will remain within the
SP limits of 350 students.
DA: X RA:
Comp. Plan Designation: Urban Density
Residential — residential (6.01 — 34 units/ acre);
supporting uses such as religious institutions,
schools, commercial, office and service uses in
Neighborhood 2 of the Development Area of the
Places29 Master Plan.
Character of Property: The Waldorf School
Use of Surrounding Properties: The Waldorf
currently consists of a grade school, an early
School is adjacent to existing residential
childhood school, pavilion, sports court,
developments, including Village Square to the south
library/admin space, outdoor play areas, and two
and Dunlora and Riverrun to the east. To the west
parking lots with 47 total spaces. Waldorf School
are the John Warner Parkway and Rivanna Trail.
Road off of Rio Road is the only vehicular access.
The parcels to the north of the school have the
There are existing pedestrian paths connecting the
potential to develop in the future. Charlottesville
different areas of the school.
Catholic School is located across Rio Road E.
CATEC is approximately one mile to the north.
Factors Favorable:
Factors Unfavorable:
1. The proposal provides additional
1. None identified.
educational opportunities for children in
the community.
RECOMMENDATION:
Special Use Permit: Staff recommends approval of SP201800021. Waldorf School with conditions.
STAFF PERSON: Tori Kanellopoulos, Planner
PLANNING COMMISSION: March 19, 2019
BOARD OF SUPERVISORS: TBD
SP201800021: Waldorf School
PETITION:
PROJECT: SP201800021 Waldorf School SP Extension
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCELS: 06100000017000; 061000000172A0; 06100000017200;
06100000017400
LOCATION: The existing Waldorf School (TMP 61-170 and TMP 61-174) is located at 120
Waldorf School Road, Charlottesville, VA 22901. The two parcels proposed for school
programming expansion are located at 738 Rio Road E, Charlottesville, VA 22901 (TMP 61-
172A) and 746 Rio Road E, Charlottesville, VA 22901 (TMP 61-172).
PROPOSAL: Amend Special Use Permit SP200600010 to include Tax Map/Parcels
061000000172AO and 06100000017200 to provide additional education programming space for
the Waldorf School. The school plans to use the existing residential buildings and convert them
into additional classrooms and programming spaces. Any increase in students will remain within
the SP limits of 350 students. No residential units are proposed.
PETITION: Section 15.2.2(5) Private Schools
ZONING: R-4 Residential (4 units/acre) which allows residential uses; private schools by special
use permit.
OVERLAY DISTRICTS: Airport Impact Area; Steep Slopes- Managed; Steep Slopes -
Preserved.
COMPREHENSIVE PLAN: Urban Density Residential — residential (6.01 — 34 units/ acre);
supporting uses such as religious institutions, schools, commercial, office and service uses in
Neighborhood 2 of the Development Area of the Places29 Master Plan.
CHARACTER OF SURROUNDING AREA:
The subject properties are located along Rio Road E, approximately 300 feet from the
intersection of Waldorf School Road and Pen Park Road (Attachment A). The Village Square
residential neighborhood and several single-family homes are adjacent to Waldorf School to the
south. The residential neighborhoods of Dunlora and Riverrun are across Rio Road E to the
east of Waldorf School. To the west of the property are the John Warner Parkway and the
Rivanna Trail. The adjacent northern properties have the potential to develop in the future.
Charlottesville Catholic School is located diagonally southeast of Waldorf School across Rio
Road E. CATEC is located approximately one mile to the north.
PLANNING AND ZONING HISTORY:
SP200100040 — Charlottesville Waldorf School: Special Use Permit to establish the Waldorf
School in R-4 Residential zoning district.
SP200600010 — Charlottesville Waldorf School: Most recent special use permit amendment for
the Waldorf School. Provided an updated concept plan. Included TMP's 61-170 and 61-174.
SDP200500071 — Waldorf School Final: Approved final site plan to establish the Waldorf
School. There are several minor amendments, major amendments, and letters of revision
associated with this final site plan.
SDP200900081 — Waldorf School Minor Amendment: Approved minor site plan amendment for
the Waldorf School. This is the most recent site plan application for the school.
DETAILS OF THE PROPOSAL
The applicant has requested a special use permit to expand an existing private school onto two
adjacent parcels (TMP's 61-172 and 172A) (Attachment B). The proposed uses on TMP 61-
172A include a tot lot and converting an existing residential unit into administrative, storage or
classroom space. The proposed uses on TMP 61-172 include converting an existing storage
shed into a workshop or additional storage space and converting an existing residential unit into
administrative, storage or classroom space. There are proposed accessible routes to provide
pedestrian connectivity through the site.
The school's operating hours would remain the same: 8:00 AM — 6:00 PM M-F with occasional
weekend events. The maximum number of students would remain the same at 350 students.
There are no proposed changes to the existing structures at the school at this time.
The applicant intends to use the existing buildings on TMP's 61-172 and 61-172A for uses
related to the school. However, if the buildings are not structurally viable to meet building code
for these uses, Staff acknowledges the applicant may need to demolish some or all of these
buildings and build new structures instead. These structures must be located within the Building
Envelope shown on the Concept Plan (Attachment D) (Condition 1(e)), thus allowing for a
similar building footprint area with the same uses.
COMMUNITY MEETING:
The applicant conducted the required community meeting with the Places29 Rio Community
Advisory Committee on Thursday, January 241h, 2019. The concerns raised were mainly
regarding safety of the students and potential increases in traffic in the area. The applicant
responded that the school will provide fencing along the two parcels included with the
amendment of this special use permit (TMP's 61-172 and 172A), to keep children safe from Rio
Road. There is already existing fencing along TMP 61-174, where an early childhood classroom
is located. The applicant also noted that the school would consider moving drop off and pick up
to the rear of the main property (TMP 61-170) to prevent queueing on Rio Road, should traffic
significantly worsen in the area over time. Questions regarding hours and general structure of
the school were also 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):
1. No substantial detriment. Whether the proposed special use will be a substantial
detriment to adjacent parcels.
In evaluating whether a use will be a detriment to adjacent properties, the intensity of the use
and other impacts are evaluated. One measure of intensity of the use in relation to nearby and
adjoining properties is the traffic impacts of the proposal. Another measure is the potential
impact of the use on adjacent properties.
VDOT did not have any comments with this application and did not have concerns about traffic
with this proposal. The school's enrollment is still significantly lower than its maximum of 350
students. Traffic in the Rio Road corridor was a concern for residents at the Rio CAC community
meeting. The applicant responded that if future traffic requires changes at the school, the school
will consider moving drop off and pick up to the rear of the main property (TMP 61-170) to
prevent queueing on Rio Road. Both VDOT and Fire/Rescue found a knox box at the entrance
to TMP's 61-172 and 61-172A to be acceptable. This will be a Fire/Rescue and ADA-accessible
entrance only. No additional parking is needed with this request.
The intent of both the applicant (Waldorf School) and the conditions proposed in this Staff
Report are to mitigate potential impacts on adjacent properties. With the expansion of the
school onto TMP's 61-172 and 61-172A, there are no new adjacent properties, although the
remainder of already partially -adjacent TMP 61-171+ is now fully adjacent to the school. TMP
61-171+ is a 1.90-acre lot with a single-family residence. Prior to any use of Building A (shown
on Attachment D), the building on TMP 61-172 that is closest to the property line, the school will
be required to install landscaping and continue the 8-foot screening fence between the two
properties (Condition 1(b)). The school also shows all tot lots on the concept plan located away
from the property line, to mitigate potential noise impacts.
Building A is not currently meeting the 20-foot setback requirement for all of the school's
structures, parking and loading areas, which is also a condition of this SP (Condition 7). The
building may remain as a nonconforming structure, as the school evaluates the site and decides
how it wants to develop the structure. The Concept Plan (Attachment D) labels Building A as
future administrative, storage or classroom space. Given that the school does not have a
definitive plan for the structure, a special exception is not requested at this time. In the future, if
the use of Building A changes to anything other than incidental storage, a special exception for
setbacks will be required. The school may also decide to demolish the structure and rebuild a
new structure that meets setbacks, depending on the quality of the structure once it is further
evaluated.
The school will also be required to maintain the existing undisturbed landscape buffer adjacent
to the Village Square development (Condition 4). The buffers, landscaping, and screening
fences shown on the concept plan and provided in the SP conditions are designed to mitigate
impacts from this proposal.
Staff finds that, with the proposed conditions, the use will not be a detriment to adjacent
properties.
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 school has been operating in this location for more than 10 years, with the first new building
on the site completed in 2007. Two additional buildings were opened in 2010. The school
expanded onto TMP 61-174 in 2013. The additional classroom and administrative spaces,
storage spaces, and tot lots 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 R-4 residential district is to provide for compact and medium
density single-family development, permit a variety of housing types, and provide incentives for
clustering of development and provision of locational, environmental, and development
amenities. Other institutional uses are also allowed by special use permit. The school has
continued to preserve open space and natural areas on its property, incorporate nature into its
educational programming, and dedicated area for a greenway trail to the County. A special use
permit to establish the school was approved in 2002, and there have been three additional SP
applications since then (excluding this application) to expand the school. Nearby CATEC and
the Charlottesville Catholic School are also both zoned R-4 residential.
The additional classroom and administrative spaces, storages spaces, and tot lots being
requested with this application do not change the use and are in harmony with the purpose and
intent of the district. The proposal will not significantly change the impact of the use (with the
recommended conditions) or its consistency with the purpose and intent of the ordinance.
a. with the uses permitted by right in the district,
The proposed expansion will not restrict the current uses or other by -right uses
available at this property or adjacent properties.
b. with the regulations provided in Section 5 as applicable,
No supplementary regulations apply for this use.
c. and with the public health, safety, and general welfare.
The proposed expansion will provide an opportunity for additional families in the
community to access a private school education with an added emphasis on
nature. This can be seen as promoting the public health safety and general
welfare of the community. Future traffic management, noise mitigation and
safety -related impacts were previously discussed under factor 1 above.
4. Consistency with the Comprehensive Plan. Whether the proposed special use will
be consistent with the Comprehensive Plan.
The Comprehensive Plan designates this property as Urban Density Residential, which allows
residential uses as primary uses, and institutional, office, commercial and retail uses as
secondary uses. The proposal is near a Neighborhood Service Center on TMP 61-167.
Institutional uses are intended to be located in or near centers, to provide an accessible option
for the community. The Charlottesville Catholic School is also designated Urban Density
Residential. This proposal is consistent with the comprehensive plan designation and is a
previously approved use.
NEIGHBORHOOD MODEL ANALYSIS
Staff has reviewed the proposal against the Neighborhood Model Principles and found that, with
the proposed conditions for this application, it is consistent with all the applicable principles. A
detailed analysis can be found in Attachment E.
SUMMARY
Staff finds the following factors favorable to this request:
1. The proposal provides additional educational opportunities for children in the community.
Staff finds the following factor(s) unfavorable to this request:
1. 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 SP201800021 with the following
conditions (below).
Development of the use shall be in general accord with the Conceptual Plan titled
"Conceptual Plans: Charlottesville Waldorf School, Application for Special Use Permit,"
prepared by Line+Grade, with the latest revision date of March 5, 2019, and narrative
title "Charlottesville Waldorf School: Application for Special Use Permit' (hereafter
"Narrative'), dated March 5, 2019, as determined by the Director of Planning and the
Zoning Administrator. To be in general accord with the Conceptual Plan, development
shall reflect the following major elements as shown on the plan and described in the
Narrative:
a. General location of tot lots.
b. Landscaping and fence between Tax Map 61 Parcel 171+ and Tax Map 61
Parcel 172.
c. The early child perimeter fence along the front of Tax Map 61 Parcels 172A and
172.
d. General locations of the buildings and parking within the existing boundaries of
TMP 61-170 and TMP 61-174.
e. Any new structures, parking and tot lots not shown on this concept plan and
within the existing boundaries of TMP's 61-172 and 172A must be located within
the building envelope ("Building Envelope (Future)") as shown on the concept
plan.
Minor modifications to the plan which do not conflict with the above elements
may be made to ensure compliance with the Zoning Ordinance.
2. Normal hours of operation for the school shall be from 8:00 am to 6:00 pm weekdays,
with occasional uses in the evenings and weekend.
3. Maximum enrollment of the Charlottesville Waldorf School shall be three hundred fifty
(350) students.
4. The existing landscape buffer adjacent to the Village Square residential development
shall be undisturbed.
5. A sidewalk or equivalent pathway built to County or VDOT specifications, as determined
by the director of Community Development, shall be constructed along Rio Road within
one year of the completion of sidewalk(s) on adjacent parcel(s).
6. No structure, parking or loading area used for the school shall be located closer than 20
feet to any adjacent residential district, with the exception of the existing structure
labeled "Building A: Residential Property Converted to Classroom, Admin or Storage
Space" on the Conceptual Plan.
7. A special exception for setbacks will be required if the use of Building A changes from
single family residential to any use other than incidental storage.
POSSIBLE PLANNING COMMISSION MOTION- SP201800021:
A. Should the Planning Commission choose to recommend approval of this special use
permit:
Move to recommend approval of SP201800021, Waldorf 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 SP201800021, Waldorf School. Should a
commissioner motion to recommend denial, he or she should state the reason(s) for
recommending denial.
Attachment A — Vicinity Maps
Attachment B — Overview of TMP's 61-172 and 61-172A
Attachment C — Project Narrative — dated March 5, 2019
Attachment D — Concept Plans — dated March 5, 2019
Attachment E — Neighborhood Model Analysis