HomeMy WebLinkAboutSP200600038 Legacy Document 2007-04-06COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2006-00038 Montessori
Staff: Rebecca Ragsdale
Community School
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
February 20, 2007
March 14, 2007
Owners: Montessori Community School
Applicant: Neal R. Deputy, Architect
Acreage: 6.71 acres
Special Use Permit: Private School
TMP: TM 78, Parcels 12 & 12A
Existing Zoning and By -right use: CO
Location: 305 Rolkin Road at the intersection
Commercial Office — offices, supporting
of Richmond Road (Route 250 & Rolkin Road)
commercial and service uses; and residential
use by special use permit (15 units/ acre)
Magisterial District: Rivanna
Conditions: Yes
Proposal: Phased replacement of existing
Requested # of Dwelling Units: NA
modular trailers with permanent buildings in a
revised site layout plan.
DA (Development Area): Pantops
Comprehensive Plan Designation: Urban
(Neighborhood 3)
Density Residential ( 6-34 units/acre) and
supporting uses in Pantops (Neighborhood 3)
Character of Property: The Montessori School
Use of Surrounding Properties: The
is already established on the parcel subject to
property is surrounded by commercial uses to
the Special Use Permit.
the south, east, and west and residential uses
to the north.
Factors Favorable:
Factors Unfavorable:
1. The private school will continue to
There were no factors unfavorable
provide expanded educational
identified.
opportunities to the community.
2. The Land Use Plan suggests
residential and residentially supportive
uses in this area of Pantops.
3. There will be no detrimental impacts
to surrounding properties.
RECOMMENDATION: Staff recommends approval of the special use permit with conditions. A
critical slopes waiver and buffer/screening waiver are requested and are recommended for
approval.
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STAFF PERSON:
PLANNING COMMISSION DATE:
BOARD OF SUPERVISORS DATE:
Rebecca Ragsdale
February 13, 2007
March 14, 2007
SP 2006-00038 Montessori Community School
Waiver requested to Section 4.2 Critical Slopes
Waiver request to Section 21.7.3 Buffer Zone Adjacent to Residential districts
PETITION
PROJECT: SP 200600039 Montessori Community School-Pantops Mountain
PROPOSED: Special Use Permit (SP) request to amend an existing special use permit for a private school to
allow for replacement of modular trailers with permanent buildings for 40,700 square feet of total building area on
a 6.71 acre site.
ZONING CATEGORY/GENERAL USAGE: CO Commercial Office — offices, supporting commercial and service
uses; and residential use by special use permit (15 units/ acre)
SECTION: 23.2.2.9 Private School
COMPREHENSIVE PLAN LAND USE/DENSITY: Urban Density Residential — residential (6.01-34 units/acre) and
supporting uses such as religious institutions, schools, commercial, office and service uses in Neighborhood 3
(Pantops) Development Area.
ENTRANCE CORRIDOR: Yes
LOCATION: 305 Rolkin Road, adjacent NW of the intersection of Rolkin Road and Richmond Road (Route 250)
TAX MAP/PARCEL: TMP 78-12A and 12A1
MAGISTERIAL DISTRICT: Rivanna
CHARACTER OF THE AREA
The Montessori Community School is located on the north side of Richmond Road (Route 250
East) in the Pantops neighborhood. It is located across Rt. 250 from the Rivanna Ridge/Giant
shopping center, east of the American Legion, south of residential developments, and west of
the Eckerds pharmacy, the Luxor commercial development and Westminster Canterbury of the
Blue Ridge. The site sits high above the Route 250, an Entrance Corridor. The slope that
occupies the right-of-way between the site and Rt. 250 is partially vegetated. (Attachments A -
Aerial Location map, B -Land Use Plan exhibit, C -Zoning exhibit)
SPECIFICS OF THE PROPOSAL
The Montessori School is seeking an amendment to their existing special use permit (SP 99-
04 -Attachment D) to allow for the construction of permanent buildings to replace their aging and
deteriorating modular trailers. A recently updated survey is attached to indicate the Existing
Campus Plan and buildings on-site, Sheet EX -01 of the attached plan, the proposed Concept
Plan (Sheet SP -01 of the attached plan), and the phasing approach to construction (Sheet SP -
02). (All plan sheets provided in Attachment H) There are currently 8 one-story buildings with 32
parking spaces throughout the site. The modular classroom units that are currently on the
Montessori site were not intended to be permanent.
The proposed amendment to the special use permit is to replace the temporary modules with
permanent classrooms and to develop the site as indicated on the concept plan with an amphitheatre,
ball field and ball court, playgrounds, gardens, lawns, and associated site improvements. (Attachment
H) There is no increase in enrollment, staffing or change in operating hours requested. The existing
1924 main house and carriage house would be retained, with the carriage house being moved to a
different location on the site. New buildings will be two to three stories in height and total 40,700 total
square feet with 54 parking spaces. The applicant has noted that the total footprint of the buildings will
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remain comparable to the existing campus plan with 20,800 square feet as the proposed foot print and
20,880 square feet as the existing buildings foot print. The applicant has indicated that the proposed
buildings will reflect the traditional architecture of the site and the surrounding area, modified as
required to support the environmental and educational goals of the school. The school intends to
employ green roof technology in most or all of the new buildings. New classroom buildings are
organized around the main administration building, linked by colonnades. The carriage house is shown
in a new location, on axis with the administration building and the amphitheater. The proposed building
layout acknowledges the existing historic residence and reuses the carriage house in a new location
that will improve the conditions on the site.
PLANNING AND ZONING HISTORY
The Montessori Community School was established in the early 1980's and located at the
Pantops Mountain site in 1991. The site was rezoning from R-15 to CO Zoning, including
proffers, with ZMA 82-03. A subsequent rezoning (ZMA 95-12) and special use permit (SP 95-
22) allowed for deletion of the proffers approved with the previous ZMA, and permitted up to
120 students at the school. SP 99-04 was approved May 12, 1999 to allow for expansion of the
school with 9 modular units, a multi-purpose building, increased enrollment up to 300 students
and additional grade levels, along with 25 additional parking spaces. (Attachment D -SP 99-04
approval letter)
There is currently a zoning violation on the site (VIO-2006-239). A fence was installed around a majority of
the perimeter of the site without site plan or ARB approval. Most of the fence is chain link; a 100' length of
fence situated parallel to the EC near the east end of the site is a board fence. Both fences are
approximately 6' tall and are visible from the EC. Over the past several months, representatives from the
school have been discussing abatement of the violation with staff. ARB staff recommended that the
applicant pursue replacing the fence along the EC and any other portions of the fence that are visible from
the EC with black aluminum (or other metal) picket style fencing. Because it appeared that the school was
moving forward with abating the violation, a formal notice of violation was not processed at that time.
However, an ARB application was never submitted for review. With the submittal of the request for the
amendment to the SP, a formal notice of violation has been processed. The existing fence is shown on the
Existing Campus Plan EX -01 in Attachment H. As an interim measure, the school has offered to add plants
to minimize the visibility of the fence, but a proposal for new fencing coordinated with the phased expansion
plan has not been provided. The applicant has agreed, following ARB discussion of the matter at their
meeting on February 5, 2007 to address fencing, providing details and location, with the site plan for Phase
1 improvements as shown on the Concept Site Plan SP -02 in Attachment H.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Land Use Plan -
The property is located in Pantops (Neighborhood 3) of the Development Area and is designated Urban
Density Residential in the Land Use Plan. As determined with previous land use applications (ZMA 82-
03, ZMA 95-12, and SP 95-22 and 99-04) to allow the use, the school is consistent with this residential
land use designation. It is supportive of nearby residential uses and an appropriate use at this location
in Pantops, as a transition from the nearby residential areas to commercial uses. The proposed Pantops
Master Plan is also supportive of this use at this location, along with expansion of the school, and the
proposed land use designation is to remain Urban Density Residential.
Neighborhood Model -
The Neighborhood Model sets forth twelve principles for evaluating development proposals within the
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Development Area. How these principles are met with the requested amendment to the special use
permit is addressed in the table below:
Pedestrian
The proposed Concept Plan provides for improved pedestrian
Orientation
orientation and pedestrian circulation system on the school campus.
All buildings, central features, and parking areas will be connected
with walkways, including colonnades. (Attachment E) This principle
has been met on-site.
Off-site, a sidewalk exists along both sides of Rolkin Road, which is
on the north side of Route 250, leading to the school campus. There
is no sidewalk located along the north side of Route 250 adjacent to
the Montessori School. Since the Montessori School is not proposing
an intensification of the school use on this site, staff did not
recommend any off-site improvements to the sidewalk system as a
requirement of approval of this special use permit request. Staff did
bring the lack of a sidewalk at that location and need for
improvements to the school's attention but they declined to offer the
off-site improvement to Route 250.
Neighborhood
There are existing sidewalks on Rolkin Road adjacent to the site.
Friendly Streets and
These sidewalks are not buffered by street trees but the applicant is
Paths
proposing enhanced vegetation of the bank adjacent to the sidewalk
and leading up to the school campus. While this principle is not met
due to the slopes adjacent to the sidewalk, no changes to Rolkin Road
are expected.
Interconnected
The site is located along Rolkin Road, which will eventually provide for
Streets and
interconnections to Fontana and an east -west parallel route to Route
Transportation
250, north of the school site. This site is not expected to provide for
Networks
any interconnections to adjoining properties and this principle has
been met.
Mixture of Uses
Pantops has been rapidly developing and a greater mix of office,
commercial, and future residential uses have emerged adjacent to this
site. The institutional use of this site, along with the American Legion
site to the west, adds an appropriate use to the mix in this area of
Pantops. This principle has been met.
Neighborhood
The Montessori School is located adjacent to two neighborhood
Centers
centers, one at Luxor and the other across Route 250 at Rivanna
Ridge/Giant Shopping Center. This principle has been met.
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Building and Spaces
Buildings will be two to three stories in height and range in size from
of Human Scale
5,000-7,000 square feet in size with one building proposed at 10,000
square feet in size at the southwest corner of the property adjacent to
Route 250. Buildings and site features will be connected with
colonnades. This principle is met on the school campus. Due to its
location on a hill above Route 250 and Route 20, the new buildings
will not have a relationship to those adjoining streets. Internally this
principle is met; externally the grades make the principle hard to
achieve.
Relegated Parking
Parking is relegated from Route 250, with the campus buildings and
other features located between the parking and road. It Is located to
the side of buildings in relation to Rolkin Road and vegetation
between the parking area and Rolkin Road will be enhanced. This
principle has been met.
Site Planning that
The applicant has indicated that the previous flat -graded -site -
Respects Terrain
approach established for the modular classrooms will not be
continued with the new plan for expansion. Instead, a more sensitive
approach will be used, where 2-3 story structures will be built into the
hillside, allowing walk -outs at -grade for classrooms. Two site sections
have been provided to describe the relationship of the proposed
structures to the grade. (Attachments E and F) There are existing
critical slopes on the site that the applicant is proposing to impact and
a critical slopes waiver is attached. (Attachment G)
The applicant is proposing to use low impact design techniques and
biofilters. Sheet SP -03 of the Concept Plan in Attachment H illustrates
the conceptual stormwater management strategies, utilities and tree
conservation. This principle is met.
Parks and Open
The redesign of the school campus will provide intentionally designed
Space
open space on the site with the central lawn, gardens, and
playgrounds on the campus. The applicant has noted that the site is a
Certified Audubon Sanctuary and the school is careful in maintaining
native plant and wildlife habitat. Woods, nature trails, orchard, and
gardens are proposed along the northern property line to enhance the
site with new landscaping and vegetation. This principle is met.
Mixture of Housing
No residential uses are proposed but a variety of residential uses are
Types and
located nearby with Fontana and the proposed Pavilions town homes
Affordability
adjacent. This principle is met.
Redevelopment
This proposal represents redevelopment of the site to better
accommodate the school use with an improved layout, landscaping,
and additional square footage, while keeping the school centrally
located in the Pantops Development Area.
Clear Boundaries with
This project is located central to the Pantops Development Area.
the Rural Areas
Staff finds that the proposed Concept Plan for redevelopment of the Montessori Community School campus
appropriately address the 12 Principles of the Neighborhood Model.
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STAFF COMMENT
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:
31.2.4.1: Special Use Permits provided for 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 proposed buildings and new campus plan to accommodate the existing school are not
expected to have any impact on adjacent properties and the use is considered compatible with
adjacent uses.
As part of the review of the special use permit request, the need for additional setbacks or buffering
beyond those required in the Zoning Ordinance Section 21.7 for CO zoned property is considered to
address any impacts to adjacent properties. (see below) There is R-6 zoned property adjacent to the
Montessori School to the north/northwest where a townhouse development called Pavilions is proposed.
A final site plan (SDP 06-43) is under review for that project. Staff does not feel that there is a need for
additional requirements for setbacks and buffering beyond that which is provided for on the proposed
Concept Plan. The Concept Plan, if approved as proposed, requires a waiver of the required buffer
zoned adjacent to the residential district to allow for trails. This waiver is recommended to achieve the
concept plan and is discussed in the Waivers section of the report.
21.7 MINIMUM YARD REQUIREMENTS
21.7.1 Adjacent to public streets: No portion of any structure, except signs, shall be erected closer than
thirty (30) feet to any public street right-of-way. No off-street parking or loading space shall be
located closer than ten (10) feet to any public street right -of- way. (Amended 7-10-85; 7-8-92)
21.7.2 Adjacent to residential and rural areas districts: No portion of any structure, excluding signs, shall
be located closer than fifty (50) feet to any residential or rural areas district. No off-street parking
or loading space shall be located closer than twenty (20) feet to any residential or rural areas
district. (Amended 7-10-85; 7-8-92)
21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including
grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural
areas district. Screening shall be provided as required in section 32.7.9. (Amended 9-9-92)
Except, the commission may waive this requirement in a particular case where it has been
demonstrated that grading or clearing is necessary or would result in an improved site design,
provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored. (Added 7-
10-85)
that the character of the district will not be changed thereby and
There will be site development changes and new buildings on the property. No intensification in land
use is expected The Architectural Review Board will ensure that the appearance of buildings and
landscaping visible from Route 250 are in keeping with the Entrance Corridor guidelines for
improvements. An ARB application was submitted as part of the SP and the ARB reviewed and
provided advisory comments to the Planning Commission at their meeting on February 5, 2007. The
ARB did no have any objections to the proposed concept plan and offered the following comments,
which planning staff feels can be addressed at the site plan stage:
1. There is insufficient information to comment on architectural design, compatibility of scale, or the impact of
blankness in building design on the EC.
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2. Regarding fencing:
a. Remove the existing chain link and wooden fence that parallels the EC and remove the length of
chain link fence on the west side of the site that extends from the southwest corner of the site 160'
north to the "wooded area to remain" shown on the concept plan; and
b. Add a black picket style fence, or alternate style fence as approved by the ARB, along the side of the
site that parallels the EC, and extend it from the southwest corner of the site 160' north to the
"wooded area to remain" shown on the concept plan, and
c. This fence removal and replacement shall be accomplished as part of Phase 1 construction or by the
end of August 2008, whichever is sooner.
3. Regarding the inconsistencies in the submittal regarding landscaping:
a. Coordinate the proposal regarding the wooded area at Building E; clarify if the trees in this area are to
remain or are to be replaced.
b. Include in each phase of construction the proposed landscaping adjacent to the area of construction.
4. No building shall be constructed higher than the existing administration building.
that such use will be in harmony with the purpose and intent of this ordinance,
The Commercial Office (CO) Zoning District was created to establish a zone that provides for
administrative, business, and professional offices and supportive accessory uses and facilities.
It is intended to act as a transition between residential districts and other more intensive
commercial and industrial districts. Private schools are allowed by special use permit in this
district.
The Montessori School is consistent with this purpose and intent and provides an appropriate
transitional use, along with the adjacent American Legion, between the more intensive
commercial uses to the west and the adjoining residential uses.
with uses permitted by right in the district,
Uses permitted by -right in the CO Zoning District include offices and institutions, churches,
libraries, museums, and child care facilities. This private school is similar to many other
institutional uses and child care facilities allowed by -right in the zoning district.
with the additional regulations provided in section 5.0 of this ordinance,
There are no additional regulations in Section 5.0 relating to private schools.
and with the public health, safety and general welfare.
The public health, safety, and general welfare of the community is protected through the special
use permit process which assures that the proposed uses are appropriate in the location
requested. The Fire Marshall, Albemarle County Service Authority (ACSA) and VDOT have
provided comments.
The Albemarle County Service Authority (ACSA) has indicated that water and sewer service is
adequately available for the proposed use and the site is currently served with both water and
sewer. The Fire Marshall has reviewed the plan and has no concerns to the proposal, noting
that when the phases of construction begin, they will make field visits to ensure adequate
access is being maintained. Adequate fire flow will also be verified during phases of site
development plan approvals.
Regarding transportation, the Virginia Department of Transportation (VDOT) has commented
that the recent improvements to the entrance and Rolkin Road are adequate for this use;
improvements have included alignment of Rolkin Road, turning lanes, sidewalks, and
signalization.
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Staff has identified the need to ensure adequate fencing for safety on the site. Due to its proximity to
Route 250 and Rolkin Road the fencing of the Lower Elementary Playground should be required during
the special use permit. Potentially the Central Lawn should also have fencing adjacent to Route 250 to
address safety. A condition of approval is recommended to address this issue and the specifications
recommended are those provided by the Building Official for fencing of swimming pools.
SUMMARY
Staff has identified the following factors favorable to this application:
1. The private school will continue to provide expanded educational opportunities to the
community.
2. The Land Use Plan suggests residential and residentially supportive uses in this area of
Pantops.
3. There will be no detrimental impacts on surrounding properties.
Additionally, staff notes that there is a zoning violation on the property regarding fencing;
however, the applicant is currently working to abate the violation.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use
Permit 2006-38 with the following conditions, which replace those previously approved:
1. Maximum enrollment shall be 300 students.
2. The site shall be developed in general accord with the plan entitled "Montessori Pantops
Mountain Community School Sheets SP01-SP-03", prepared by Neal R. Deputy,
Architecture & Master Planning, last revised January 16, 2007.
3. Fencing shall be provided at a minimum around the perimeter of the Central Lawn,
Lower Elementary Playground, and Children's House Playground, or at other locations
as required by the County to ensure safety of children adjacent to Route 250 and Rolkin
Road. Final design of the fence shall be subject to review and approval by the
Architectural Review Board. However, to address safety concerns, the fence details
shall include:
■ At least 48" tall
■ No more than a 2" gap under the fence
■ Openings shall be small enough that a 4" sphere will not pass through
■ No ornamental indentations that can be usedas a ladder
■ Maximum mesh size for chain link fences is 2-1/4"
■ Maximum mesh size for diagonal lattice fences is 1-3/4"
Conditions approved with Special Use Permit 99-04 are provided for information below, marked up
to show recommended changes and staff comments:
1. Medular units wh!Gh are net subjeGt te AFGhoteGtUral Review Beard ARB appFeval will be a shade ef
greeR Glesely rnatGhing Pone needle !R GeleF and design with the FnedulaF UR46 On the phGtGgFap4&
she yin at the Planning Gera mission mooting and atta Ghe d to the FepeFt.
This condition is not necessary. The applicant has not provided architectural details of the proposed
buildings and the ARB will address that with the site development plans.
2. Enrollment will be limited to not more than students 300 students.
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GlassFeem
The school is now connected to sewer and all new buildings will be connected to sewer, this condition is
no longer needed.
4. A GORservatien plan will be provided with the preliMiRary site plaR to show how the uRdistur
buffer betweeR the residentially ZGRed properties and the SGheE)l will be retaiRed of reqUired b
ggnotF 1gtien of a retaining wall
This condition is not necessary and there are no retaining walls proposed.
5.
This condition is not needed because ARB is a requirement of the Ordinance.
WAIVERS
CRITICAL SLOPES WAIVER
The applicant has submitted a request for modification of Section 18-4.2 of the Zoning Ordinance and
provided all pertinent analysis and information in their request which is attached. (Attachment H) Critical
slopes, which are slopes greater than 25%, on the site are located primarily around the perimeter of the site
and would be disturbed for the parking area and ball field. The areas of critical slopes are illustrated on
Sheet SP -03 of the concept plan provided as Attachment H. These critical slopes are not identified in the
Open Space Plan for protection.
Recommended Action:
There are no engineering concerns with the critical slopes waiver request. Staff recommends approval of this
modification of Section 4.2.3.
WAIVER OF SECTION 21.7.3-20 FOOT BUFFER ZONE ADJACENT TO RESIDENTIAL/RURAL
DISTRICTS
Section 21.7.3 of the Ordinance requires a 20 foot undisturbed buffer adjacent to residential zoning districts.
The concept plan submitted with the special use permit requires a modification of Section 21.7.3 to allow
removal of vegetation for nature trials and some passive recreation areas adjacent to the R-6 Zoned
property line to the north of the site. This is illustrated on Sheet SP -01 of the Concept Plan provided as
Attachment H. This area is noted on the plan to be reforested with a deciduous/evergreen mix of Piedmont
specific vegetation. Screening must be provided in accordance with Section 32.7.9.5 below.
21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including
grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural
areas district. Screening shall be provided as required in section 32.7.9. Except, the commission may waive this
requirement in a particular case where it has been demonstrated that grading or clearing is necessary or would result in an
improved site design, provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored. (Added 7-
10-85)
32.7.9.8 SCREENING
The following requirements shall apply to screening:
a. When required, screening shall consist of a planting strip, existing vegetation, a slightly
opaque wall or fence, or combination thereof, to the reasonable satisfaction of the agent.
Where only vegetative screening is provided, such screening strip shall not be less than
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twenty (20) feet in depth. Vegetative screening shall consist of a double staggered row of
evergreen trees planted fifteen (15) feet on center, or a double staggered row of evergreen
shrubs planted ten (10) feet on center. Alternate methods of vegetative screening may be
approved by the agent. Where a fence or wall is provided, it shall be a minimum of six
(6) feet in height and plantings may be required at intervals along such fence or wall.
(32.8.6.1, 7-10-85; Amended 5-1-87)
b. Screening of parking lots shall not be counted toward the interior landscaping
requirement. When screening is required along the frontage of public streets, the agent
shall determine if the street tree requirement has been met. (32.8.6.2, 7-10-85)
c. Screening shall be required in the following instances:
1. Commercial and industrial uses shall be screened from adjacent residential and
rural areas districts. (32.8.6.3.a, 7-10-85)
2. Parking lots consisting of four (4) spaces or more shall be screened from
adjacent residential and rural areas districts. (32.8.6.3.b, 7-10-85; Amended 5-1-
87)
3. Objectionable features including, but not limited to, the following uses shall be
screened from adjacent residential and rural areas districts and public streets:
- loading areas
- refuse areas
- storage yards
- detention ponds
- recreational facilities determined to be of objectionable character by the agent
other than children's play areas where visibility is necessary or passive
recreation areas where visibility is desirable. (32.8.6.3.c.5, 7-10-85; Amended
5-1-87)
4. Double frontage residential lots shall be screened between the rear of the
residences and the public right-of-way when deemed appropriate by the agent.
(32.8.6.3.d, 7-10-85; Amended 5-1-87)
5. The agent may require screening of any use, or portion thereof, upon
determination that the use would otherwise have a negative visual impact on a
property listed on the Virginia Historic Landmarks Register. (32.8.6.3.f, 7-10-
85; Amended 5-1-87)
Recommended Action:
Staff recommends approval of the waiver of Section 21.7.3 to allow construction activity including
grading or clearing of vegetation closer than twenty (20) feet to the adjoining residential property
line, in accordance with the concept plan provided as Attachment H. Provided that:
1. Screening requirements of Section 32.7.9.8 are met.
ATTAC H M E NTS
A. Location Map -Aerial
B. Location Map -Land Use Plan
C. Location Map -Zoning
D. Approval Letter for Special Use Permit 99-04 Montesorri School
E. Cross Section Diagram A
F. Cross Section Diagram B
G. Montessori Pantops Mountain Community School -Request of Modification of
Section 4.2 to allow Activity on Critical Slopes
H. Concept Plan sheets entitled "Montessori Pantops Mountain Community
School", prepared by Neal R. Deputy, Architecture & Master Planning, last
revised January 16, 2007.
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