HomeMy WebLinkAboutCCP202100001 Staff Report 2021-06-15ALBEMARLE COUNTY
STAFF REPORT
Project Name: CCP202100001 ACSA
Staff: Tori Kanellopoulos, Senior Planner
Avon Street Facility
Planning Commission Work Session:
Board of Supervisors Public Hearing: n/a — PC
June 15, 2021
finding forwarded for information only
Owner: Albemarle County Service Authority
Applicant: Albemarle County Service Authority
(ASCA), represented by Alexander Morrison
Acreage: 9.54 acres (TMP 91-1)
Comprehensive Plan Consistency for: Proposal
by ACSA to establish a training and maintenance
facility at the Avon Street Extended site.
Tax Map Parcel 09100-00-00-00100
Location: 1737 Avon Street Extended,
Charlottesville VA 22902. TM 91-1 fronts on Avon
Street Extended (SR 742) and Founders Place.
School Districts: Mountain View E.S.,
By -right use: Property is zoned R-1 Residential.
Walton M.S., Monticello H.S.
Use is considered a 'public use and building' per
section 18-13.2.1(9) of the Zoning Ordinance.
Magisterial District: Scottsville
Proffers: None
Proposal: Proposal by ACSA to establish a
Requested # of Dwelling Units: None
training and maintenance facility at the Avon
Street Extended site, including an approx.
15,600 sq. ft. maintenance building, 7,500
sq. ft. training area, associated parking, a
fuel station, and a vehicle rinse area.
DA (Development Area): Southern and
Comp. Plan Designation: Institutional — schools,
Western Master Plan; Neighborhood 4
libraries, utilities, hospitals, universities, colleges,
and other developed and undeveloped publicly
owned property.
Character of Property: This parcel has an
Use of Surrounding Properties: Mountain View
existing water tank and cell tower. It is
Elementary School is located approx. 350 feet to
mostly wooded and undeveloped. There is a
the south. Monticello Fire Rescue Station is
gravel access road from Avon Street
located to the east across Founders Place. The
Extended to the water tank and cell tower.
Mill Creek shopping center is located to the north.
Directly across Avon Street Extended are the Mill
Creek neighborhoods.
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
Factors Favorable:
Factors Unfavorable:
1. The proposed public facility is
1. None identified.
consistent with the applicable
Neighborhood Model principles for
public facilities, as described in the
Comprehensive Plan.
2. The proposed use is consistent with
the Growth Management policy in the
Comprehensive Plan.
3. The proposed use is consistent with
the future land use designation of
Institutional as described in the
Southern and Western
Neighborhoods Master Plan.
RECOMMENDATION:
Consistency with the Comprehensive Plan: Staff recommends that the Commission find the
location, character, and extent of the "ACSA Avon Street Facility" public facility and public use
thereof, as proposed, to be in substantial accord with the Comprehensive Plan, for the reasons
identified as favorable factors in this staff report.
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
STAFF PERSON: Tori Kanellopoulos
PLANNING COMMISSION: June 15, 2021
BOARD OF SUPERVISORS: N/A
BACKGROUND
The Albemarle County Service Authority (ACSA) is proposing to construct a maintenance
and training facility at 1737 Avon Street Extended (the 'Avon Street site'). The purpose of
the facility is to "provide a training area and a minor repair facility for ACSA vehicles, as well
as redundancy for critical infrastructure that is currently housed at the Spotnap Road
headquarters". The applicant notes that the Avon Street site location is centralized within
ACSA's jurisdictional area and provides quick access to major routes. The site layout and
location would also provide an opportunity for joint training with Albemarle County
Fire/Rescue.
Additional information can be found in the applicant's narrative and concept plan
(Attachment 2).
PURPOSE OF THE REVIEW
A Compliance with the Comprehensive Plan Review ("CCP Review" or "2232 Review", in
reference to the Code of Virginia statute which necessitates this type of local review
process), considers whether the general location, character, and extent of a proposed public
facility are in substantial accord with the adopted Comprehensive Plan. It is reviewed by the
Planning Commission, and the Commission's findings are forwarded to the Board of
Supervisors for their information; no additional action is required of the Board. The
Commission's action is only related to the appropriateness of the site for the proposed
public use and is not an action or recommendation on whether the facility should be
constructed.
CHARACTER OF THE AREA
The 9.54 acre property (TMP 91-1) fronts on Avon Street Extended and Founders Place.
The existing gravel access road into the property on the Avon Street side is approximately
900 feet to the south of the intersection of Mill Creek Drive and Avon Street Extended. There
are an existing water tank and cell tower on the site. The property is mostly wooded. There
are no FEMA 100-year floodplain, WPO stream buffers, or designated preserved steep
slopes on the property. (Attachment 1 — Vicinity Maps)
There are five parcels adjacent to the property that also front on Avon Street Extended. Four
out of five of these properties are also owned by ACSA and are undeveloped. The fifth
property has a single-family dwelling unit (TMP 91-1 F). No development is proposed on
these properties. A future water tank is proposed behind these properties to the east.
Directly across Avon Street Extended to the west are the Mill Creek residential
neighborhoods, and directly east, across Founders Place, is the Monticello Fire Rescue
Station.
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
The Mill Creek Shopping Center is to the north of the site, including an undeveloped
property (TMP 91-2D3) which is adjacent. TMP 91-2E is owned by the County and is also
adjacent to the north and undeveloped. An equipment and tools rental business is located
adjacent to the south (TMP 91-1D) as is a healthcare facility (TMP 91-12).
There are several existing and proposed schools in this area. Mountain View Elementary
School is located 350 feet to the south of the site. Nearby and along Mill Creek are
Monticello High School and the Tandem School. The future High School Center II is
proposed for TMP 91-11 (see Attachment 6 for conceptual maps and images of nearby
future development).
SPECIFICS OF THE PROPOSAL
The proposed ACSA facility consists of the following:
A two-story approx. 15,600 square foot maintenance building, which includes:
o Maintenance workshops
o Garage bays
o Offices
o Conference room
o Break room/restrooms.
• An approx. 7,500 square foot training area.
• Parking area, approx. 70 spaces, also to be used for storage of equipment and
materials.
• Fuel station.
• Vehicle rinse station.
• Stormwater management facilities and retaining walls.
• Additional security fencing around the site.
• A site access road connecting to both Avon Street Extended and Founders Place.
The existing access road only connects from Avon Street Extended to the existing
water tank and cell tower.
• See sheets 5-9 of Attachment 2 for additional details.
The site is served by public water and sewer and will extend existing connections to the new
maintenance building. Fire rescue service is located immediately adjacent to the site. There
are no critical resources identified for protection on the site — no FEMA 100-year floodplain,
WPO stream buffers, preserved slopes, cultural/historic resources, or any other resources or
features identified for protection in the Master Plan. The property was previously within the
Entrance Corridor Overlay District. However, Avon Street Extended is not designated as an
arterial street; therefore, the Entrance Corridor Overlay is no longer applied.
Most of the parcel is located in the Monticello Viewshed. The Thomas Jefferson Foundation
has reviewed this application and provided the following: I have no concerns or comments
for this project. The visibility of this site from the historic Mountaintop is very limited due to
its siting and screening offered by Carter's Mountain.
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
VDOT and Transportation Planning staff have reviewed this proposal and do not have any
significant transportation -related concerns. VDOT does not anticipate traffic conflicts with
the adjacent school site, due to the low number of trips associated with ACSA's proposed
use. ACSA estimates approximately 10 — 15 employees onsite per day, with potentially up to
30 people onsite on days when trainings occur. The primary access for the site will be
Founders Place. Avon Street Extended is intended to be used as an exit for large trucks to
facilitate their movement out of the site. VDOT and Transportation Planning staff find the
use of Founders Place as the primary ingress/egress to be preferable, with a low volume
and limited access at Avon Street Extended.
The Avon Corridor Study (also known as `Avon Street Extended REVision') was endorsed
by the Board of Supervisors on January 15, 2020. The Corridor Study recommends a variety
of improvements for pedestrians, cyclists, and motorists, including sidewalks, paths,
crosswalks, and intersection improvements. Some of these projects are underway, while
others will be longer -term. The Corridor Study shows a sidewalk along the frontage of this
property. This sidewalk identified for this site is part of a larger sidewalks capital project that
the County is pursuing using VDOT Revenue Sharing funds. The sidewalk construction is
currently out for bid.
If the CCP is found to be consistent with the Comprehensive Plan, the next step for this
project is submittal of a site plan. All relevant Zoning Ordinance requirements will need to be
met during site planning.
COMMUNITY MEETING
The required community was held virtually on April 15, 2021 at 7:00 PM during the 5th and
Avon CAC meeting. A recording of the meeting is available at the following link:
https://www.youtube.com/watch?v=zvL7EJupwBA.
Community members asked if there were potential traffic impacts anticipated with this
proposal, especially if any vehicles would be turning left from Avon Street Extended into the
site. The applicant responded that the overall traffic volume generated by this proposal
would be very low. The applicant explained that Founders Place would be the primary
ingress/egress, and that Avon Street Extended would mainly be used for larger vehicles to
exit the site. The applicant did not expect many vehicles to be turning left off of Avon Street
Extended, as any vehicles using Avon would mainly be exiting from the site. The applicant
said that they would be working with Albemarle County Schools as site planning moves
forward to coordinate with the planned High School Center II site.
Community members also asked about potential noise and visual impacts (including existing
trees), especially to adjacent and nearby properties. The applicant responded that they
would be retaining as many trees on the site as possible. The applicant explained that they
will provide buffering with landscaping and that some of the existing topography on the site
provides natural buffering. The applicant stated that there will be security fencing around the
site, and the entrances will be gated. The applicant added that most of the fencing would not
be visible from Avon Street Extended, and that a more decorative fence style would be used
where the fence would be visible. The applicant explained that this use would be like a
typical office building and would not have constant power generation or after-hours use
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
5
(except to address an emergency); therefore no humming or other industrial noises are
expected.
A more detailed summary of the community meeting is included as Attachment 5.
CONSITENCY WITH THE COMPREHENSIVE PLAN
Staff provides the following information for the Planning Commission to consider, regarding
the compliance of this proposal relative to the County's Comprehensive Plan (which
includes the Southern and Western Neighborhoods Master Plan):
Comprehensive Plan:
Albemarle County Growth Management Policy: Promote the efficient use of County
resources through a combination of:
A. Protecting the elements that define the Rural Area:... and
B. Promoting the Development Areas as the place where a variety of land uses, facilities,
and services exist and are planned to support the County's future growth, with emphasis
placed on density and high quality design in new and infill development.
Staff comment: This proposal is consistent with the County's Growth Management Policy by
establishing an ACSA facility in the Development Area.
Growth Management Goal: "Albemarle County's Development Areas will be attractive,
vibrant areas for residents and businesses, supported by services, facilities, and
infrastructure. Growth will be directed to the Development Areas..."
Staff comment: This proposal would advance the County's Growth Management goals by
establishing a new ACSA maintenance and training facility within the Development Area in a
centralized location that allows ACSA to fulfill its public utility service needs.
Development Areas Objective 8: "Preserve natural systems which are shown for
preservation on Master Plan Land Use Plans."
Staff comment: This proposal is consistent with the above Objective. There are no natural
systems on this site that have been designated for preservation in the Master Plan.
Transportation Objective 4: "Strengthen efforts to complete a local transportation system
that includes access to pedestrian and bicycle facilities."
Staff comment: This proposal is consistent with the above Objective. The proposed use is
not in conflict with the ongoing Avon Corridor projects. There are existing sidewalks along
Founders Place.
Community Facilities Goal: "Albemarle County's facilities and services will be of high -quality
and delivered in an environmentally responsible and cost-effective manner."
Community Facilities Objective 1: "Continue to provide public facilities and services in a
fiscally responsible and equitable manner."
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
Staff comment: This Community Facilities Objective and its supporting Strategies are
intended to apply to all types of Community Facilities, including public utility facilities. Staff
has reviewed this this Objective and its relevant Strategies and finds that this proposal is
consistent with these Strategies. Staffs more complete assessment of this section can be
found as Attachment 4.
Community Facilities Strategy 1 k: "Ensure that public buildings and spaces provided in the
Development Areas conform to the principles of the Neighborhood Model."
Staff comment: The proposal adequately addresses the relevant Neighborhood Model
Principles. See Attachment 3 for staffs assessment of the project's consistency with the
Neighborhood Model Principles. Additional discussion of the Neighborhood Model Principles
is also found in Attachment 4.
Southern and Western Neighborhoods Master Plan
The property has a future land use designation of 'Institutional' per the Southern and
Western Neighborhoods Master Plan. Institutional uses include the following: schools,
libraries, major utilities, hospitals, universities, colleges, and ancillary facilities. The
recommended height and acreage vary depending on the needs of the use. The proposed
ACSA training and maintenance facility are consistent with the Institutional designation.
The property is located adjacent to the designated Mill Creek Drive Center. This Center
includes the Monticello Fire Rescue Station, Monticello High School, and several large
undeveloped parcels owned by Albemarle County. Civic uses are expected on County -
owned properties in the future. The Master Plan recommends a Small Area Plan for this
Center to provide more specific land use recommendations for County -owned properties.
There was community engagement for the High School Center II project, which is proposed
on TMP 91-11, directly across Founders Place. Additional engagement and feedback on
recommended uses for this Center may be completed with a Small Area Plan or during a
County Comprehensive Plan update.
The Master Plan calls for a road connection from Route 20 to Mill Creek Drive. While the
road connection in the Master Plan is shown through the ACSA property, this location was
meant to be approximate and conceptual. The actual alignment of this road will be east of
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
the ACSA property, through the Galaxie Farm property. This road connection is in progress
and will be completed when the Galaxie Farm development connects to Founders Place.
Additionally, conceptual `greenways' are shown in the Master Plan that follow the road
connection and the existing Mill Creek Drive. Trails through the ACSA property would also
not be feasible due to security needs and are also expected to be provided through adjacent
properties to the east and north.
SUMMARY
Staff has identified the following factors which are favorable to this request:
1. The proposed public facility is consistent with the applicable Neighborhood Model
principles for public facilities, as described in the Comprehensive Plan.
2. The proposed use is consistent with the Growth Management policy in the
Comprehensive Plan.
The proposed use is consistent with the future land use designation of Institutional
as described in the Southern and Western Neighborhoods Master Plan.
Staff has identified the following factors which are unfavorable to this request:
1. None identified.
RECOMMENDATION
Staff recommends that the Commission find the location, character, and extent of the "ACSA
Avon Street Facility" public facility and public use thereof, as proposed, to be in substantial
accord with the Comprehensive Plan, for the reasons identified as favorable factors in this
staff report.
PLANNING COMMISSION POSSIBLE MOTIONS for CCP202100001:
A. I move to find the location, character, and extent of the "ACSA Avon Street Facility"
public facility and public use thereof, as proposed, to be in substantial accord with the
Comprehensive Plan.
B. I move to find the location, character, and extent of the "ACSA Avon Street Facility"
public facility and public use therefore, as proposed, to not be in substantial accord with
the Comprehensive Plan [state reasons for non-compliance with the Comprehensive
Plan].
ATTACHMENTS:
Attachment 1: CCP202100001:
ACSA Avon Street Facility Vicinity Maps
Attachment 2: CCP202100001:
ACSA Avon Street Facility Application: Project Narrative and
Concept Plan
Attachment 3: CCP202100001:
ACSA Avon Street Facility Neighborhood Model Principles
Analysis
Attachment 4: CCP202100001:
ACSA Avon Street Facility Comprehensive Plan Community
Facilities Analysis
Attachment 5: CCP202100001:
ACSA Avon Street Facility Notes from Community Meeting
Attachment 6: CCP202100001:
ACSA Avon Street Facility Conceptual Maps and Images of
Future Development (High School
Center II and Galaxie Farm)
CCP202100001, ACSA Avon Street Facility
Planning Commission Work Session, June 15, 2021
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Comprehensive Plan Compliance Application
Applicant: Albemarle County Service Authority, c/o Alex Morrison
Project Name: ACSA - Avon Maintenance Facility
Location: TMP 09 100-00-00-00 100; 1737 Avon Street Extended, Charlottesville, VA
Proiect Description
The ACSA Avon Maintenance Facility will consist primarily of the following components: a
site access road, maintenance building, vehicle storage yard, confined space entry training area,
fenced training area, fuel station, and a vehicle wash area. Associated site infrastructure includes
stormwater management, sanitary sewer and water main extensions, security fencing with two
entrance gates, and retaining walls. The maintenance building will be two -stories, and include
vehicle bays, vehicle maintenance workshop, a facility maintenance workshop, a breakroom,
restrooms, a server room, office space and a conference room. The goal of the project is to
provide a training area and a minor repair facility for ACSA vehicles, as well as redundancy for
critical infrastructure that is currently housed at the Spotnap Rd. headquarters.
Transportation Impacts
The site access road will be accessed form Avon street Ext. and Founders place. The site will not
be a significant traffic generator, as traffic to the site is expected to be limited to ACSA
employees and contractors during normal operations. Primary access to the site will be from
Founders Place; Avon will be used for limited access and to provide a second point of egress.
Community Engagement
ACSA will seek community input throughout the design process. Opportunities for community
engagement include:
• Avon Community Advisory Council
• Adjacent property notification with supplemental project description pamphlet
• Targeted communications with Board members, county staff, and/or property owners as
available
Role of ACSA and Project Need
ACSA plays a critical role in carrying out the purposes of the Comprehensive Plan. Public Water
and Sewer is required in the growth area. The Board of Supervisors has mandated that the ACSA
provide public water and sewer services in the growth area. In turn, the Board has forbidden the
ACSA to provide these services in the rural areas of the County.
The Avon Street Maintenance Facility project allows the ACSA to carry out its essential public
health and welfare functions, providing water and treated sewer mandated by the Board of
Supervisors of Albemarle County at a reasonable cost to Albemarle County citizens in the
growth area.
• In 1987, the ACSA had 7,220 water connections. Today, the ACSA has 21,009 water
connections (serving 33,856 total units).
In 1987, the ACSA had 157 miles of water lines and 77 miles of sewer lines. Today, the
ACSA has 358 miles of water lines and 302 miles of sewer lines (as of July 1, 2020).
The current ACSA Spotnap Rd. maintenance facility has limited additional storage site capacity.
Redundancy for ACSA operations has been identified as a critical need for continuity planning
including:
• Second maintenance base of operations.
• Second server room.
o Supports on site and remote operations.
• Conference Room
o Classroom training location.
o Design to support Incident Command System operations.
• Second fueling station and storage.
• Additional equipment storage.
• Additional material storage.
The proposed Avon facility location will meet these needs for redundancy of operations. In
addition, the location is centralized in ACSA territory to provide access to Scottsville, Crozet and
Southern side of Urban ring (central to the growth area) and quick access to Route 29 by the
interstate (central to the growth area). The site will include a dedicated confined space training
area, which can also be used for confined space training with Albemarle County Fire/Rescue.
The site will also provide for replacement of the Crozet storage yard which is now owned by
RWSA, on which the ACSA has a short -tern lease that expires within 5 years of notification by
RWSA.
As shown on the attached graphics, some site layout considerations include:
• Designed to accommodate second RWSA water storage tank.
• Designed to use site topography and vegetation to provide natural visual and sound
screening to surrounding parcels.
• Designed with two entrances to allow circulation through the site and secondary
emergency access.
• Includes a dedicated equipment operator training facility.
• The upgrades to the existing Avon Street Ext. entrance have been coordinated with the
County sidewalk project and were the basis of the easement that the ACSA granted to the
county.
The proposed Avon Street Maintenance Facility parcel development meets the purpose of
Comprehensive Plan institutional designation, which includes primary uses such as: major
facilities, ancillary facilities, and County agency owned property not yet developed.
The project achieves a by -right development of ACSA property for the intended purpose as
outlined in the 1987 condemnation documents and court order approving the acquisition.
Maintenance Yard purpose was stated in the condemnation documents as a long-term purpose of
the acquisition of the site.
Site and Buildin¢ Graphics
The enclosed graphics include the existing site, the schematic layout of the maintenance facility
and associated parking and access road, schematic building floor plans, exterior elevations, and
building sections.
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Use Type
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% of Total
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7,800 (0.18)
2.4
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2.3
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62
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No. Description Date
REVISIONS
DRAWN BY
APPROVED BY
CHECKED BY
DATE
TITLE
WL
Approver
WL
2020.09.18
BUILDING
SECTIONS
PROJECT NO. 50119301
FIGURE 5
SHEET NO.
Attachment 3
CCP202100001 Planning Commission Work Session
Staff Analysis of Neighborhood Model Principles
Pedestrian Orientation
This principle is met. The proposed use is not in conflict with
the ongoing Avon Corridor projects, including the planned
sidewalk on the east side of Avon Street Extended. There are
existing sidewalks along Founders Place. Due to the security
needs of the site, additional public pedestrian connections
through the site would not be appropriate.
Mixture of Uses
This principle is met. There are a variety of existing and
proposed uses in this area, including residential, commercial,
and institutional (including public uses).
Neighborhood Centers
This principle is not applicable. The proposal is not located
within a Center. Due to the security needs of this site, it
would not be an appropriate public destination.
Mixture of Housing Types
This principle is not applicable. No housing is proposed with
and Affordability
this application.
Relegated Parking
This principle is met/not fully applicable. The proposed
parking area would not be visible from Avon Street Extended.
The parking area would be naturally buffered by topography
for properties to the south. Due to the needs of the site, a
more pedestrian -oriented development with fully relegated
parking is not feasible. Large trucks with equipment and
materials will need to navigate the site and have space to
store these materials (such as pipes needed for repairs).
There will be security fencing around the site and much of
the existing mature vegetation will be retained.
Interconnected Streets and
This principle is met. The primary ingress/egress for this site
Transportation Network
will be Founders Place, with the option to use Avon Street
Extended when needed. There are existing sidewalks along
Founders Place, and an ongoing VDOT Revenue Sharing
project will provide sidewalks along Avon Street Extended.
Public access through the site, vehicular or otherwise, would
not be appropriate. Development of this proposal will not
impede any vehicular or bike/ped extensions/connections in
this area.
Multimodal Transportation
This principle is met. Sidewalks are existing along Founders
Opportunities
Place and will be provided along Avon Street Extended.
Parks, Recreational
This principle is met/not fully applicable. This proposal will
Amenities, and Open Space
not be accessible to the public, and therefore will not provide
any public open sace or amenities. The proposal will not
conflict any recommended or planned parks/trails/open
space projects in the area.
Buildings and Spaces of
This principle is met. The proposed building would be two
Human Scale
stories, which is consistent with the range of building heights
within the immediate vicinity. The building will not be
accessible to the general public; therefore additional scale
considerations are not applicable.
Redevelopment
This principle is not applicable. The site is mostly
undeveloped. There are an existing water tower and cell
tower on the site, however the proposed development would
be entirely on the undeveloped area of the site and would not
affect these existing uses. The existing access road would be
extended to fully connect through the site.
Respecting Terrain and
This principle is met. There are no preserved steep slopes on
Careful Grading and
the site. There are very small pockets of managed slopes.
Regrading of Terrain
Site planning and grading have not been completed or
submitted for this project to date. Proposed retaining walls
will need to meet Engineering and Building standards. The
applicant has indicated that they will develop this site as
sensitively to the topography and existing vegetation as
feasible. Based on available information at this time, this
principle is met.
Clear Boundaries between
This principle is not applicable. The property is not adjacent
the Development Areas and
to the Rural Area.
the Rural Area
Attachment 4
CCP202100001 Planning Commission Work Session
Assessment of Proposal's Consistency with Relevant Community Facility Objectives
Objective 1 provides overall strategies relevant to all types of Community Facilities.
Objective 1: Continue to provide public facilities and services in a fiscally responsible
and equitable manner.
The following are strategies for this Objective that are relevant to this project and the CCP
review process. Staffs assessment of this project's consistency with these strategies is
provided below each.
Strategy 1c: Continue to design all buildings, structures and other facilities to permit
expansion as necessary.
Staff comment: This site can accommodate future expansion.
Strategy 1d: Continue to locate related or complementary services and facilities together
when possible and when other goals of the Comprehensive Plan can be met.
Staff comment: This site can accommodate joint training opportunities between ACSA and
Albemarle County Fire/Rescue. The Monticello Fire Rescue Station is located directly across
the street (Founders Place). The site will also have conference facilities and space for Incident
Command.
Strategy 1g: Ensure that all government facilities conform to County regulations, site
development standards, and policies.
Staff comment: While this project is not a true 'government facility', it is owned and operated by
a public utility. This project will need to meet all applicable Zoning Ordinance requirements and
related requirements (including stormwater management) during site plan review.
Strategy 1 is Continue to design and construct public facilities that are energy efficient
and environmentally responsible.
Staff comment: While this property is not owned by the County, the applicant has stated that
they would consider energy efficient options such as solar panels, LEED building standards,
and the use of native plants. The applicant intends to retain as many existing trees as possible
on the site. Additionally, the applicant provided information that the vehicle rinse station would
be low -flow and hand operated (not automatic) and have a catch basin with an oil -water
separator.
Strategy 1 k: Ensure that public buildings and spaces provided in the Development Areas
conform to the principles of the Neighborhood Model.
Staff comment: This project will largely meet the Neighborhood Model Principles which are
applicable to public facilities as noted below. See Attachment 3 of the Staff Report for a
complete assessment of the project's consistency with the Neighborhood Model Principles.
The following Neighborhood Model Principles are applicable to public facilities and
services: Note: "It is understood that, due to physical constraints, or the nature of the facility
and/or service(s) provided, not every County facility will be able to meet all of these principles.
Efforts should be made, however, to meet as many of those principles as possible."
All public facilities should be designed and/or located to accommodate multimodal
transportation options, including walkways, bike facilities, and transit access, if available
or proposed.
Staff comment: There are existing sidewalks along Founders Place, which will be retained with
this development. There are planned sidewalks along Avon Street Extended. The planned
sidewalk project is part of a larger sidewalks capital project with VDOT Revenue Sharing and is
currently out for bid. This site will not be publicly -accessible; therefore public access through the
site is not appropriate. The project will not impede planned multimodal transportation efforts in
this area.
Recreational and natural areas are amenities and should be sited so that residents and
workers can walk to a public park, use greenway trails, experience preserved natural
areas, and enjoy public gathering spaces.
Staff comment: Given the nature of this proposed facility and the associated security needs,
having parks and/or trails within the site would likely not be appropriate. However, the applicant
intends to retain trees and natural areas within the site where construction and grading is not
planned.
Building size and orientation on the site (and to the street and neighborhood) should be
in keeping with the character of the neighborhood to the extent possible and appropriate.
As a general rule, buildings should have their front entrance oriented to the street, with
parking relegated internal to the site and away from the street.
Staff comment: Given the nature of this proposed facility and the associated security and
storage needs, the typical Neighborhood Model building and parking orientation considerations
are not applicable. The maintenance building and training area and associated equipment must
be kept secured and are not accessible to the general public. The site requires a parking area
large enough to store equipment and materials when needed. The proposed building height is
two stories, which is keeping in character with surrounding neighborhoods and uses.
Take existing and proposed density of nearby areas into account with public building
locations. Avoid sprawling site development, which underutilizes sites and does not
create or contribute to compact, walkable neighborhood development.
Staff comment: See above comment regarding site layout.
Recognize that public facilities contribute to the mixed -use character of neighborhoods.
Therefore, strategic location and siting of facilities can contribute to mixed -use
neighborhoods.
Staff comment: Given the nature of this proposed facility and the associated security needs,
additional uses on this parcel would likely not be appropriate. However, there are opportunities
for joint training sessions with other Albemarle County staff, such as Fire Rescue. There are
also nearby opportunities on County -owned and County School -owned properties for these
types of active uses.
Provide for sidewalk systems to give pedestrians an easy walk to many destinations, to
provide alternative routes for traffic, and to reduce the number and length of car trips.
Staff comment: Given the nature of this proposed facility and the associated security needs,
there will not be public pedestrian access through this site. However, there will be pedestrian
access around this site on Founders Place and Avon Street Extended (see previous multimodal
comments).
Create on street parking and place parking lots behind buildings so pedestrians do not
have to cross major parking areas when walking along sidewalks to reach facilities.
Staff comment: Given the nature of the proposed facility and associated security needs, the site
will not be accessible to the general public. The large parking area is needed to accommodate
storage of ACSA vehicles and ACSA equipment and supplies, such as pipes for repairs.
Consider whether mixing housing and public building would be appropriate with new
building construction...
Staff comment: Given the nature of the proposed facility and associated security needs, housing
would not be appropriate on this site.
Reuse and/or redevelop existing sites.
Staff comment: This property has been owned by ACSA since 1987. There are an existing
water tank and cell tower on the site. While the proposed maintenance and training facility
would be new, the site has already been used for ACSA services for several decades.
When planning new facilities or modifying existing sites, work with rather than against
the natural grade to the greatest extent feasible. This principle should be given strong
consideration in site selection and site/building design. Even though grading and site
alterations will occur with facility construction, efforts need to be made to seek a
sustainable balance between better grading and preserving natural topography.
Protecting important environmental resources, such as steep slopes along streams,
stream buffers, significant wooded areas, wetlands, and the like, is important. The
character of the finished grading should avoid massive and tall retaining walls and take
into account the ability to maintain slopes and vegetation, and to avoid erosion.
Staff comment: There are no preserved steep slopes on the property or any streams. There are
small pockets of managed steep slopes on the site, and the applicant will need to meet all
grading and managed slope disturbance requirements during site planning.
Maintain a clear boundary between the Development Areas and the Rural Area when
public facilities are located at the boundary between the Development Areas and the
Rural Area.
Staff comment: This proposal is located within the Development Area and is not adjacent to the
Rural Area.
Establish public facilities as neighborhood centers (when possible) to bring diverse
activities to a neighborhood. Public facilities may be established and function as
neighborhood centers or open space areas; parks, libraries, and schools are obvious
choices for such centers, but facilities like fire departments and county offices may also
serve as centers because of their meeting rooms and public gathering function. New
public facilities will be encouraged to locate in existing neighborhoods centers, if
feasible.
Staff comment: Given the nature of this proposed facility and the associated security needs,
additional uses on this parcel would likely not be appropriate. However, there are opportunities
for joint training sessions with other Albemarle County staff, such as Fire Rescue. There are
also nearby opportunities on County -owned and County School -owned properties for these
types of active uses.
Attachment 5
CCP202100001 Planning Commission Work Session
Notes from April 15, 2021 community meeting: 5"' and Avon CAC
• Applicant presentation:
o Central location — part of reason why chosen
o Existing 2 million gallon water storage tank and cell tower
o Location suitable for second water storage tank and training facility, including
confined space training
o Coordinating with Avon St Corridor project
o Proposed landscaping along Avon/Founders for additional screening
• Question: Does ACSA have training facilities already?
o Alexander Morrison (AM) (ACSA representative): operating training, no facility
now — on the job; want to start doing that in a controlled environment so staff can
get more comfortable with trenching and making repairs and dealing with
topography
o AM: no dedicated facility for confined spaces training, usually use existing
manholes. Would like dedicated clean facility for controlled environment, plus can
do joint training with Fire/Rescue, which is good learning opportunity.
• Question: This is a large parcel, any thought for unused space for other purposes;
seems like a lot of parking
o AM: did a facilities master plan with Dewberry for workforce growth and future
training needs; could have expansions off of these buildings if needed. For the
parking areas, mainly for larger equipment storage, backhoes, dump trucks,
various pipe sizes on -hand. Need a lot of materials on stock to respond to
emergencies; need larger footprint to store materials.
• Question: Any impact to Mill Creek Drive in future? Parcel between ACSA and Mill Creek
Drive is separate; could be developed in future; opportunity for more of a buffer?
o AM: kept in mind while laying out the site; a lot of topography changes on site.
Wanted to limit clearing to keep as much mature landscaping as possible. Able to
maintain a fairly large buffer, will also have a security fence around site. Will try
to keep mature landscaping.
• Question: Are there any critical slopes on the property?
o Planning staff: small areas of managed steep slopes, no preserved or critical
slopes.
• Question: Any contact with Schools on Center II?
o AM: have not yet had a conversation with Schools yet; aware of the CCP for
Schools that went through; as get further along with talk with Schools to make
sure do not impact. Can use secondary access on Avon to have operational
flexibility to use that entrance when high traffic from schools.
• Question: Would you anticipate that normal traffic circulation would be one way from
Founders to Avon? Avon only one way so left turn off of Avon would back up traffic. But
if Avon is mostly an exit would be less impact.
o AM: majority of traffic will use Founders. Most of traffic going through site would
be pipe deliveries (which are infrequent) — Founders to Avon and go through
because hard to turn around for large trucks. Looking at right in/right out to
prevent left turns in. CountyNDOT may also improve Avon in future to include a
center lane.
Question: Have seen emails with concern about proximity to adjacent medical facility,
especially fuel station and vehicle rinse station. Would truck wash comply with low water
use standards that ACSA uses?
o AM: would use those standards for equipment. No automatic wash facilities.
Have wash facility on Pantops for low flow high pressure washes that are hand -
operated. Have catch basin with grit and oil water separator. Once separating
done, sanitary sewer connection closed so runoff during storm would go to
stormwater facility. Not a car wash facility; catch basin and hand -operated. Make
sure water is cleaned appropriately before discharged into sanitary sewer.
Question: Heard a neighbor comment that should keep as much buffer as possible
between this facility and medical facility.
o AM: agree — looked at road location and where adjacent to rehab facility. Need to
do a lot of grading to construct, but will do as much buffering/sound buffering as
possible. Retaining wall + landscaping. Vehicle wash and fueling station and
maintenance building would be completely shielded from medical facility.
Question: Will project meet lighting regulations and limit offsite ambient light?
o AM: with design of site will follow all County requirements — both spillover and
max lighting permitted.
Question: Have concerns about ambient lighting and excess noise pollution. Concerned
about parcels leaving natural — making sure keeping trees. Any issues with pollution?
Any zoning changes needed?
o AM: there is one residence in parcels along Avon — leaving area undeveloped
along Avon. High point at rear of those parcels before water tank and cell tower —
help create and keep buffer from residences across Avon (like Creekside). 8-5
business hours. After hours access would be to pick up equipment for an
emergency repair. Activities during normal hours do not produce much noise.
o AM: we've looked at LEED and other green initiatives. Looking at solar for
building roof. Any backup power generators will meet current standards and limit
pollution. Planning to use natural gas. Looking to limit carbon footprint as much
as possible.
o AM: will have to widen access road so will need to remove some trees, but will
leave the rest of existing trees along access road.
o Planning staff: property is zoned R1 Residential; this use is considered a public
use per Zoning; public uses are by -right in all zoning districts. Have CCP process
for this project to make sure consistent with Comp Plan, which includes this
community meeting and then PC work session before site plan.
Question: Any considerations with Tandem School?
o AM: nearby have Fire Department and then Tandem is a bit further down. Key
thing looked at for this site was two ingress/egress for flexibility during high -traffic
times so can make operational changes. Will look at schools for high -traffic
periods including events.
Question: Is this going to be a sewage facility that produce bad smells? Any buzzing or
industrial noises? How will Avon Street fencing look? Any additional security and
police/fire provided by County to support this?
o AM: water/sewer extension was just to provide public utility hookups for our
building. No treating sanitary sewage. Just discharging into system.
o AM: would be like an office building; no constant power generation. Do not
anticipate any low humming or constant noise.
o AM: a few different types of fencing for security. Vertical bars with aesthetic
appeal unlike a mesh fence. Most of fence will not be visible from Avon. If look
down entrance may see top of fence but that would be limited visibility. Use more
decorative style where visible.
o AM: security fencing recommended for this type of use. Will have internal
security that monitors doors/access on site. Have not proposed anything
additional that would need police staff. Would treat like Pantops site.
Question: Will there be gates also?
o AM: yes, gates at both entrances. Closed until authorized employee swipes
badge. Keep facility secure from public. Have something very similar at Pantops
site.
Question: Is there any ARB involvement?
o Planning staff: Avon currently not an Entrance Corridor because of non -arterial
designation. If that changes before site plan approval, would likely go through
ARB. Otherwise no ARB involvement.
Comment: Looking at pictures, hoping any plants that need to replant will be native
plantings. Consider alternate mowing for pollinators. See if any invasive species where
keeping native plantings.
o AM: will ask Dewberry to take note of that and will look into that. Will review
existing regulations and try to go above and beyond that and try to lower energy
consumption.
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JUNE 5, 2020
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