HomeMy WebLinkAboutSP200700053 Staff Report Special Use Permit 2008-07-08COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2007-053 St. Anne's-
Staff: Judith C. Wiegand, AICP
Belfield New Academic Building Project
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
July 8, 2008
Not Scheduled
Owners: St. Anne's -Belfield
Applicant: St. Anne's -Belfield, represented
by Kurt Gloeckner, Gloeckner Engineering/
Surveying, Inc.
Acreage: 28.05 acres
Special Use Permit: to increase the
number of students from 300 to 550, by
adding new buildings and demolishing
others. Section 13.2.2.5 of the Zoning
Ordinance applies to this proposal.
TMP: TM 60, Parcels 57, 57A, 57B, and
Existing Zoning and By -right use: R1
57C.
Residential, which allows private schools by
Location: 720 Faulconer Drive (Rt. 855),
special use permit.
Charlottesville, VA 22903, approximately 1620
Entrance Corridor Overlay District (US Route
feet from the intersection of Faulconer Drive
29/250 Bypass (Monacan Trail/ Richmond
and the Ivy Road/Rt 250 offramp from the 250
Road)
Bypass.
Magisterial District: Jack Jouett
Conditions: Yes
Proposal: Approval to construct new
Comprehensive Plan Designation:
academic buildings on the existing lower
Institutional — schools, universities and
campus for students in Pre -School through 8th
colleges and ancillary facilities and public
grade to result in a total enrollment of 550
facilities and utilities, in Neighborhood 7.
students.
Requested # of Dwelling Units: NA
DA (Development Area): Neighborhood 7
Character of Property: The St. Anne's-
Use of Surrounding Properties: To the
Belfield Lower School campus includes one
northeast, the subject property is adjacent to
building complex, several playing fields
property owned by the University of Virginia
(including tennis courts), and surface parking
Foundation (currently vacant). To the
areas. There is some open space on the site
northwest and southwest, the property is
and several areas of steep slopes, some of
bounded by large residential parcels and the
which may have been created when the
Rural Areas. To the southeast, the subject
ground was leveled for construction of the
property adjoins the 250 Bypass.
existing playing fields and parking lots.
Factors Favorable:
Factors Unfavorable:
1. Providing a private school in the County
1. Traffic in the general vicinity of the campus is
enables parents to choose the type of education
congested and this expansion will increase
facility they prefer for their children.
traffic in the area. While completion of the
2. Expanding the number of grade levels at the
two road improvements recommended as a
Belfield campus will mean more siblings will
condition of this Special Use Permit will
be able to attend school on the same campus,
mitigate some of this congestion at two of the
thereby reducing the additional trips parents
most affected intersections, congestion will
now need to take siblings to two campuses.
remain at other intersections in the area.
3. Because this campus is located at the edge of the
Development Areas and is surrounded by low-
density residential areas, vacant property, and
the Rural Areas, the potential noise impact to
adjacent properties from a large number of
children will be less.
RECOMMENDATION: Staff recommends approval with conditions.
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008
STAFF PERSON: JUDITH C. WIEGAND, AICP
PLANNING COMMISSION: JULY 8, 2008
BOARD OF SUPERVISORS: Not scheduled
SP 2007-053 St. Anne's -Belfield New Academic Building Proiect
PETITION
PROJECT: SP 2007-053 St. Anne's -Belfield New Academic Building Project
PROPOSED: to increase the number of students from 300 to 550 by adding new buildings and
demolishing some existing buildings. No residential units are proposed.
ZONING CATEGORY/GENERAL USAGE: R-1 Residential (1 unit/acre).
SECTION: 13.2.2.5, which allows private schools by Special Use Permit.
COMPREHENSIVE PLAN LAND USE/DENSITY: Institutional - schools, universities and colleges and
ancillary facilities and public facilities and utilities in Neighborhood 7.
ENTRANCE CORRIDOR: Yes X No
LOCATION: 720 Faulconer Drive (Rt.855), Charlottesville, VA 22903, approximately 1620 feet from the
intersection of Faulconer Drive and the Ivy Road/Rt 250 offramp from the 250 Bypass.
TAX MAP/PARCEL: TM 60, Parcels 57, 57A, 57B, 57C.
MAGISTERIAL DISTRICT: Jack Jouett
CHARACTERISTICS OF THE AREA
The St. Anne's -Belfield Lower School campus currently includes one building complex, several playing
fields (including tennis courts), and surface parking areas. There is some open space on the site and several
areas of steep slopes, some of which may have been created when the ground was leveled for construction
of the existing playing fields and parking lots.
The area around the campus is bounded by the 250 Bypass, property owned by the University of Virginia
Foundation (as yet undeveloped), and several large residential lots with structures on them. The property is
also adjacent to the County's Rural Areas. (See Attachment A. Location Map)
SPECIFICS OF THE PROPOSAL
The applicant is seeking approval to construct new academic buildings on the existing lower campus in
Albemarle County. Currently, 300 students in Pre -School through 4`h grade attend classes on this site
between 8:15 a.m. and 3:15 p.m. An after care program continues until 5:30 p.m. The new academic
buildings will accommodate students in Pre -School through 8"' grade, resulting in a total enrollment of 550
students. To mitigate increased traffic both on and off campus, staggered arrival and dismissal times will
be used for Lower and Middle School students.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
St. Anne's -Belfield would like to shift the Middle School from its campus in the City of Charlottesville to
the campus in the County. This will allow more families with children from Pre-school age through 8`h
grade to be on the same campus.
PLANNING AND ZONING HISTORY
St. Anne's -Belfield is currently operating under SP 1994-017, which was approved on August 10, 1994.
The one condition on SP 1994-017 is "Enrollment at this campus shall not exceed 330 students."
All four of the parcels that are part of this application are owned by St. Anne's -Belfield and have been
zoned R1 -Residential since the County adopted the current zoning ordinance in 1980. Private schools are
permitted in R1- Residential districts by special use permit approved by the Board of Supervisors.
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008
These four parcels have been the subject of 11 site plans and subdivisions from 1995 through 2003,
relating to a new gym, tennis courts and baseball fields, athletic field revitalization, addition of a storage
building, field lighting, parking lots, football/lacrosse fields, play field bio -retention, and addition of
classrooms.
BACKGROUND
On April 29, 2008, the Planning Commission held a worksession on the request for a Special Use Permit
to provide input to the applicant and staff on two major issues: 1) the historic structure (the Head Master's
Dwelling) and 2) possible offsite road improvements to offset impacts on the transportation system The
Commission provided the following comments and suggestions (taken from the Action Letter):
Should the school conduct an evaluation of the historic structure before the Commission and
Board act on the special use permit to determine which option is preferable? Before this
worksession, but after staff prepared its report, the applicant submitted a report on the Head Master's
dwelling which addressed the staffs first question. The Commission agreed at its worksession to
review the staff's findings regarding this report as part of the public hearing on this special use
permit.
Further staff comments on this issue are given in the Staff Comment section below.
If the finalized TIA shows the expansion of the school will increase traffic at intersections in
the area, should the school be requested to make improvements to one or more of those
intersections, as recommended by the County Engineer and VDOT? Regarding traffic impacts,
since the school will add traffic to the existing congestion at several area intersections, the
Commission questioned what the school's proportional share should be towards improvements that
address that impact. The Commission asked the applicant to provide further information in its traffic
study so this could be determined. The Commission asked staff to work with VDOT and the
applicant to determine the school's impact on the intersections and to determine what the applicant's
pro -rata contribution should be to address the impact of this project on the road network.
Further staff comments on this issue are given in the Staff Comment section below.
COMPREHENSIVE PLAN
The Comprehensive Plan designates the subject property as Institutional, which includes schools,
universities and colleges and ancillary facilities and public facilities and utilities. The requested Special
Use Permit is consistent with this designation.
The Comprehensive Plan also recommends to:
Maintain or establish a buffer [along] the Route 250 bypass to protect the visual quality and
character of the area as seen from the roadway. (page 76)
This buffer is also shown on the Open Space Plan map.
The Neighborhood Model:
This special use permit request is for an expansion in the number of students permitted to attend a private
school and includes an application plan showing significant changes in the campus. Because of the nature
of this request, staff believes that four of the twelve principles of the Neighborhood Model are relevant to
this proposal.
Interconnected Streets and Transportation Networks. Access to the site is via Faulconer Drive. Because of
the existing access conditions at the school and the nature of the surrounding area, there are no other
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008 4
existing or planned interconnections to adjacent parcels. However, even under these conditions, St. Anne's
needs an adequate connection to the local transportation network in order for parents to drop off and pick
up their children, as well as to accommodate traffic to/from special events held at the school.
A Traffic Impact Analysis (TIA) is required by the Virginia Department of Transportation (VDOT) as part
of this SP. Staff has reviewed both the draft of the TIA and additional information provided by the
applicant at the County's and VDOT's request. A discussion of the traffic impacts of this expansion is
included under Staff Comments below. If the two road improvements listed in the conditions for this
Special Use Permit are provided, this principle will be met.
Parks and Open Space. The plan shows a number of fields and open space on the campus. This principle is
met.
Redevelopment. This plan shows that the applicant is using an existing site more intensively. Several of the
existing buildings on the campus are to be demolished and new ones constructed. The applicant has
obtained an evaluation of the potentially historic building (see discussion under Staff Comments below).
This principle is met.
Site Planning, that Respects Terrain. The applicant has provided a conceptual grading plan, which the
County Engineer considers adequate. The application plan shows extensive grading, including possible
disturbance of critical slopes. These slopes, however, are manmade and not shown on the Open Space
Plan. The applicant will need to provide a plan showing the critical slopes on the site and apply for a
critical slopes waiver at the time of site plan approval.
The concept plan shows terraced slopes adjacent to one of the playing fields instead of a significant
retaining wall that was shown on an earlier plan. The applicant removed the wall at County staff s request.
This principle is met.
STAFF COMMENT
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance:
31.2.4.1: The Board of Supervisors hereby reserves unto itself the right to issue all special use permits
permitted hereunder. Special use permits for uses as provided in this ordinance may be issued upon a
finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent
property.
The St. Anne's -Belfield campus is surrounded by vacant property, residential neighborhoods
developed at a relatively low density, the 250 Bypass, and the Rural Areas. At its current size, the
school is compatible with these surrounding uses and has demonstrated its compatibility. Staff
believes that, if traffic issues are addressed and sufficient buffering remains around the property,
an expanded campus will continue to be an asset to the community and not a detriment to adjacent
properties.
that the character of the district will not be changed thereby,
The school is compatible with the R-1 Residential zoning district now and an expanded campus is
not expected to change the character of that district at this location. If the expansion requested was
for a school within an established residential development, a change in character might occur.
Because of the existing and unique location of St. Anne's, though, no change in character should
result from this expansion.
and that such use will be in harmony with the purpose and intent of this ordinance,
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008
The intent of the Rl-Residential District is to recognize the existence of previously established
low density residential districts, to provide incentives for clustering of development along with
various types of amenities, and to provide for low density residential development in the urban
area. Private schools are allowed in Residential districts by special use permit approved by the
Board of Supervisors. Granting this request for St. Anne's -Belfield will permit an expansion in the
number of students and, thereby, further development of the site as a school. Providing schools in
residential areas can be a service to the area and an amenity for the surrounding neighborhoods.
The school also adjoins the 250 Bypass, one of the County's Entrance Corridors. So, the proposed
development must meet the requirements of the Entrance Corridor Overlay District. The intent
of that district is to protect the county's natural, scenic and historic, architectural and cultural
resources. The County's design planner has indicated several items that may be recommended by
the Architectural Review Board (ARB) (further discussion below). The applicant will have to
obtain ARB approval prior to site plan approval.
The County's Design Planner has reviewed the architectural historian's report on the Headmaster's
House provided by the applicant on April 29, 2008. This report addressed the question of whether
the Headmaster's house was historic. The Design Planner states:
The applicant has submitted a historical and architectural assessment for the Headmaster's
house. The report indicates that the house is not architecturally or historically
distinguished. The historian's recommendation is that the house is not eligible for listing
in the National Register.
Although it is disappointing that the applicant is not able to find a way to re -use the
resource, particularly given the size of the site and the educational opportunities and
environmental benefits the existing building offers, the historic preservation planner's
recommendations on this proposal are satisfied with this submittal.
Under these circumstances, staff does not oppose demolition of the structure.
with the uses permitted by right in the district,
The primary use in an R-1 district is single-family homes. Schools are permitted in residential
neighborhoods, although, as discussed above, the school has its own campus, rather than being
part of a surrounding neighborhood. Schools contribute to the moral fabric of the community and
are expected in residential districts.
with additional regulations provided in Section 5.0 of this ordinance,
There are no supplemental regulations in Section 5.0 that address private schools.
and with the public health, safety and general welfare.
The Traffic Impact Analysis (TIA) identified six intersections in the general vicinity of St. Anne's
where some type of turn lane or taper will be warranted once the traffic due to the additional
students at St. Anne's is added to the background traffic.
County and VDOT staff have met with the applicant and the consultant for the TIA. The applicant
has provided additional information about the routes both existing and future students are likely to
take to reach the campus. Along with this information, the applicant offered to provide a
proportional share of the cost of improvements at the two intersections most affected by traffic
to/from St. Anne's. However, according to the Virginia Dept. of Transportation, the combined
traffic (existing or background traffic and traffic due to the expansion) triggers the need for
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008 6
improvements at these two locations. Therefore, staff recommends that St. Anne's be required to
provide: 1) a southbound right turn lane off of the US 29 ramp onto Faulconer Drive, and 2) a
westbound right turn taper on Old Ivy Road at the intersection of Faulconer Drive. These two
intersections are the closest of those affected to the school. (VDOT comments are included as
Attachment E)
The consultant for St. Anne's -Belfield has provided information on the private pump station and
potential water and sewer needs. During a telephone call on June 27, Gary Whelan of the Service
Authority indicated that sewer capacity will be fine. The only remaining information the Service
Authority needs is the plumbing fixture count so that the meter(s) can be sized correctly; unless the
meter is the correct size, it doesn't work. Information on the fixtures will be provided at the site
plan approval stage. Two e-mail messages from Mr. Whelan are included as Attachment E.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. Providing a private school in the County enables parents to choose the type of education facility they
prefer for their children.
2. Expanding the number of grade levels at the Belfield campus will mean more siblings will be able to
attend school on the same campus, thereby making transportation easier for families.
3. Because this campus is located at the edge of the Development Areas and is surrounded by low-
density residential areas, vacant property, and the Rural Areas, the potential noise impact from a large
number of children on the adjacent properties will be minimal.
Staff has identified the following factors unfavorable to this application:
1. Traffic in the general vicinity of the campus is congested. While completion of the two road
improvements recommended as a condition of this Special Use Permit will mitigate some of this
congestion at two of the most affected intersections, congestion will remain at other intersections
in the area.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit
2007-053, St. Anne's -Belfield, with the following conditions:
1. The site shall be developed in substantial accord with the concept plan entitled "St. Anne's -Belfield
Proposed Lower/Middle School Preliminary Site Plan," dated June 6, 2008, except that changes may
be made provided the Zoning Administrator finds that all other special use conditions are met.
2. The maximum enrollment shall be 550 students.
3. Arrival and dismissal times for Lower and Middle school students shall be staggered at a minimum
20 -minute interval so that all students do not arrive at/depart from the campus at the same time.
4. In addition to meeting all requirements of the Architectural Review Board (ARB), all new buildings
shall be designed and constructed to meet the minimum standards for a "Silver" rating (37-43 points)
under the LEED for Schools Rating System, First Edition, Updated November 2007. Prior to the
issuance of a building permit, the Owner shall submit a certification from a LEED certified architect
to the Director of Community Development that the plan meets the above -referenced LEED
standards. Before the Owner requests a certificate of occupancy for any building for which a licensed
architect rendered such a certificate, the Owner shall submit to the County's Director of Community
Development a written statement from the architect that the building was built to the plans on which
the certificate was based. In the event of a conflict between the ARB requirements and the LEED for
Schools Guidelines, the ARB requirements shall take precedence.
5. Stormwater management shall be provided in the form of biofilters for any new impervious
surfaces. In addition to the requirements of the County's Water Protection Ordinance, the majority of
roof runoff shall be captured in a rainwater collection and reuse system.
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008
6. Erosion control shall be provided within the property by the use of sediment trapping measures and
diversions. Except for the required transportation improvements listed in Condition 7, off-site
easements or work, or variations from the standards, shall not be used.
7. Prior to the issuance of a certificate of occupancy, the Applicant shall complete construction of a
southbound right turn lane off of the US 29 ramp onto Faulconer Drive and also complete
construction of a westbound right turn taper on Old Ivy Road at the intersection of Faulconer Drive.
8. A row of 2 ''/z" caliper shade trees spaced 40 feet on center shall be provided along the east side of the
relocated portion of SR 855.
9. A minimum of 20 -foot deep landscape buffers shall be provided, free of utilities, to screen the
proposed playing fields and the parking lot located southeast of the existing football field from the US
29/250 Bypass.
10. Landscaping may be required to be in excess of the minimum requirements of ARB guidelines or the
Zoning Ordinance to compensate for the negative visual impact of the playing fields and parking on
the Entrance Corridor.
ATTACHMENTS
Attachment A — Location Map
Attachment B — Concept Plan, dated June 6, 2008, prepared by Gloecker Engineering/Surveying, Inc.,
and entitled "St. Anne's -Belfield Proposed Lower / Middle School Preliminary Site Plan.
Attachment C — Planning Commission Workscssion Action Letter, dated May 8, 2008
Attachment D — Virginia Dept. of Transportation comments, dated
Attachment E — Albemarle County Service Authority comments, dated May 5, 2008
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008
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MEMORANDUM ATTACHMENT C
TO: Gloeckner Engineering/Surveying, Inc.
c/o Kurt Gloeckner
508 Dale Avenue, Suite A
Charlottesville, Va 22903
FROM: Judith Wiegand, AICP
DATE: May 8, 2008
RE: SP2007-00053 St. Anne's -Belfield
TAX MAP/PARCEL: TM 60, Parcels 57, 57A, 57B, 57C
Dear Mr. Gloeckner:
On April 29, 2008, the Albemarle County Planning Commission reviewed the above -noted item in a work
session. Attached please find the section of the official action memo for this meeting describing the
discussion and direction provided by the Commission on this item.
If you have any questions please do not hesitate to contact me at (434) 296-5832.
JW/sm
SP -2007-00053 St. Anne's Belfield -New Academic Bldg
PROPOSED: to increase the number of students from 300 to 550 by adding new buildings and
demolishing some existing buildings. No residential units are proposed.
ZONING CATEGORY/GENERAL USAGE: R-1 Residential (1 unit/acre).
SECTION: 13.2.2.5, which allows private schools by Special Use Permit.
COMPREHENSIVE PLAN LAND USE/DENSITY: Institutional - schools, universities and colleges and
ancillary facilities and public facilities and utilities in Neighborhood 7.
ENTRANCE CORRIDOR: Yes X
LOCATION: 720 Faulconer Drive (Rt.855), Charlottesville, VA 22903, approximately 1620 feet from the
intersection of Faulconer Drive and the Ivy Road/Rt 250 off ramp from the 250 Bypass.
TAX MAP/PARCEL: TM 60 Parcels 57, 57A, 57B, 57C.
MAGISTERIAL DISTRICT: Jack Jouett
In summary, the Planning Commission held a work session on SP -2007-00053, St. Anne's -Belfield — New
Academic Building for staff to receive guidance on the historic structure (the Head Master's Dwelling), on
possible offsite road improvements to offset impacts on the transportation system, and any other expectations
before the public hearing was set. Staff presented a power -point presentation and reviewed the proposal.
The applicants presented a power -point presentation and explained the proposal, particularly the traffic study
components and presented the architectural historian's report to staff. Public comment was taken. The
Commission reviewed, discussed and provided comments and suggestions, as follows:
Should the school conduct an evaluation before the Commission and Board act on the special
use permit to determine which option is preferable? Since preparation of the staff report for this
work session the applicant has submitted a report on the Head Master's dwelling which addresses the
staff's first question. The Commission agreed to review the staff's findings regarding this report as
part of the public hearing on this special use permit.
If the finalized TIA shows the expansion of the school will increase traffic at intersections in
the area, should the school be requested to make improvements to one or more of those
intersections, as recommended by the County Engineer and VDOT? Regarding traffic impacts,
since the school will add to the existing problem at several area intersections, the Commission
questioned what the school's proportional share should be towards improvements that address that
impact. The Commission asked the applicant to provide the missing information in its traffic study so
this could be determined. The Commission asked staff to work with VDOT and the applicant to
determine the school's impact on the intersections and to determine what the applicant's pro -rata
contribution should be to address the impact of this project on the road network.
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008 1b'
ATTACHMENT D
From: Denunzio, Joel D., P.E. [Joel.Denunzio@VDOT.virginia.gov]
Sent: Friday, June 13, 2008 3:39 PM
To: Judith Wiegand
Cc: Glenn Brooks; Juandiego Wade
Subject: FW: STAB - Cost Sharing Estimates for Improvements
Follow Up Flag: Follow up
Flag Status: Red
Attachments: STAB Road Improvement Contribution 061008.pdf
Judy,
I have reviewed the attached document and do not agree with the
methodology used in determining the pro -rata share contribution
for the identified road improvements. The study identified six
locations where some type of turn lane or taper when the combined
traffic was analyzed will be warranted. Five of these locations
warrant some type of improvement from background conditions.
Even in the five locations that warrant improvements from
background, this SP is contributing towards the need for these
improvements. One location warrants improvements from the site
and one location warrants a right turn and taper from the site
and only a taper from the background. So the site traffic only
triggers the need for additional improvements in two locations
however the site contributes towards all the intersections that
the study identifies as needing improvements. I recommend that
the contribution should include a pro -rata share for all the
needed improvements, or the applicant should be responsible for
the entire cost of constructing the improvements that are
triggered by the site traffic.
If you have any questions, please let me know.
Thanks,
Joel
Joel DeNunzio, P.E.
Staff Engineer
434-293-0011 Ext. 120
joel.denunzio@vdot.virginia.gov
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008 10,
From: Gary Whelan [gwhelan@serviceauthority.org)
Sent: Monday, May 05, 2008 10:40 AM ATTACHMENT E
To: Judith Wiegand
Subject: SP200700053 St. Anne's
Judy,
The ACSA has no comment on the SP at this time. The ACSA will have to review and approve any
relocation or grading in the vicinity of the water mains before final site plan approval is granted. We will
also need to see a total plumbing fixture count to adequately size the meter(s).
Thanks,
Gary
G. M. Whelan, LS
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, VA 22911
(434) 977-4511
Fax: (434) 979-0698
From: Gary Whelan [gwhelan@serviceauthority.org]
Sent: Monday, November 26, 2007 10:30 AM
To: Judith Wiegand
Subject: SP 2007-00053 St. Annes Belfield -New Academic Bldg.
Follow Up Flag: Follow up
Flag Status: Red
Judy,
The ACSA would like to see a total plumbing fixture count to correctly size the meter(s). Have the
applicant provide expected peak water demand and projected flows for sewer. This will give a heads -up
as to the capacity of the private pump station.
Gary
G. M. Whelan, LS
Civil Engineer
Albemarle County Service Authority
168 Spotnap Road
Charlottesville, VA 22911
(434) 977-4511
Fax: (434) 979-0698
Planning Commission Public Hearing: SP 2007-053 St. Anne's -Belfield Staff Report, July 8, 2008