HomeMy WebLinkAboutSP200700018 Staff Report 2007-07-10COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP 2007-00018 Blue Ridge
Staff: Scott Clark
Equine Clinic
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
July 10, 2007
September 5, 2007
Owner/s: Blue Ridge Equine Partners LLC
Applicant: Blue Ridge Equine Partners LLC
Acreage: 3.9 acres
Special Use Permit: 20.4.2.1, Uses
permitted by special use permit in
section 22.0, commercial, C-1; and
22.2.2.5, Veterinary office and hospital
(reference 5.1.11)
TMP: Tax Map 30 Parcel 110
Existing Zoning and By -right use: PUD
Location: Mockernut Lane at the
Planned Unit Development - residential (3 -
intersection with Buck Mountain Road (Route
34 units per acre), mixed with commercial
665).
and industrial uses
Magisterial District: White Hall
Condition: Yes
RA Rural Areas
Requested # of Dwelling Units: n/a
Proposal: Addition of examination area, four
Comprehensive Plan Designation:
horse stalls on southeast side of existing barn,
Rural Areas
and three horse stalls on west side of existing
barn.
Character of Property: Existing veterinary
Use of Surrounding Properties:
facilities with large gravel entrance/parking
Residential and PUD open space
area and grass fields.
Factors Favorable:
Factors Unfavorable:
1. This use supports equine uses and
Staff has not identified any factors unfavorable
horse farms in the Rural Areas
to this application.
2. The proposed amendment would not
create significant new impacts or
increase the scale of the use.
RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.
Petition:
PROPOSED: Amend special use permit for equine veterinary clinic to allow addition of examination area, four
horse stalls on southeast side of existing barn, and three horse stalls on west side of existing barn.
ZONING CATEGORY/GENERAL USAGE: PUD Planned Unit Development - residential (3 - 34 units per acre),
mixed with commercial and industrial uses
SECTION: 20.4.2.1, Uses permitted by special use permit in section 22.0, commercial, C-1; and 22.2.2.5,
Veterinary office and hospital (reference 5. 1.11)
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal,
open space, and natural, historic and scenic resources/ density ( .5 unit/ acre)
ENTRANCE CORRIDOR: No
LOCATION: Mockernut Lane at the intersection with Buck Mountain Road (Route 665).
TAX MAP/PARCEL: Tax Map 30 Parcel 110
MAGISTERIAL DISTRICT: White Hall
Character of the Area:
The immediate surroundings are largely small and large residential lots, beyond which are larger parcels with a
mix of open land and deciduous woods. One 356.2 -acre property located across Buck Mountain Road from this
site is under a conservation easement held by the Virginia Outdoors Foundation. Open space for the Hickory
Ridge Planned Unit Development (PUD) is adjacent to this property, on Tax Map 30 Parcel 87A.
Specifics of the Proposal:
The applicants wish to add four horse stalls on the exterior of southeast side of the existing barn, three on the
exterior of the west side of the barn, and an enclosed examination area connecting the existing veterinary -office
building and the barn (see conceptual plan in Attachment Q. The use itself is not expected to expand or increase
in scale; the request is simply to improve the on-site facilities and make it possible for more of the horses to be
kept in sheltered areas.
The use would continue to be operated as originally specified in a letter from the applicants dated July 23, 1997
(Attachment D), with the exception that the improvements on the site would now match the plan in Attachment C.
The letter describes:
➢ The practice, which occurs largely off-site on farms. On -sites uses are for surgery and lameness cases.
➢ The use of existing buildings. (The additions described above, as shown on Attachment C, would require
the current special use permit amendment.)
➢ Creation of an outdoor exercise ring (which as been built).
➢ Levels of use (four practice vehicles, four "lay employees" on site, an average of two horse trailers per
day, occasional night visits for emergency surgery)
➢ Disposal of wastes (all disposal occurs off-site)
➢ Lighting (night lighting used only when cases are expected).
Planning and Zoning History:
SP -272 Hickory Ridge Planned Unit Development: This request was approved in 1973 under
Section 2-7, Planned Communities, within the A-1 District. In 1980, the Board rezoned the entire County in an
effort to bring zoning into conformance with the Comprehensive Plan. Recognizing planned communities that
had been created earlier, the development was given an equivalent PUD zoning designation.
SP 1997-32 Blue Ridge Equine Clinic: Original special use permit for the veterinary practice.
SP 2007-00018 Blue Ridge Equine Clinic
PC 7-10-07 BOS 9-5-07 2
SP 2000-40 Blue Ridge Equine Clinic: Amended SP 1997-32; added an isolation barn.
Conformity with the Comprehensive Plan:
This use supports equine uses, which are an appropriate and traditional part of the character of the Rural Areas,
and in cases where the customers are commercial horse farms, conforms with Comprehensive Plan goals for
supporting agriculture.
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,
This proposal is a minor amendment to an existing use that would provide better facilities for treating horses on
the site, but would not change the overall level of use. No substantial detriment to adjacent properties is expected.
that the character of the district will not be changed thereby and
This amendment would not significantly increase the impacts of the use, and would not change the character of
the PUD zoning district or the surrounding RA district.
that such use will be in harmony with the purpose and intent of this ordinance,
Section 1.4 of the Zoning Ordinance states that one intent of the ordinance is to ensure that "the needs of
agriculture... be recognized in future growth." This project will further a use that in part supports agricultural needs.
with uses permitted by right in the district,
Veterinary hospitals are not permitted by right in the PUD district (hence the need for the original special use
permit for this facility). However, the Hickory Ridge PUD was created before the current RA district came into
existence. The character of the area is rural, and the majority of the land in the area is zoned RA Rural Areas. Staff
The proposal is not expected to significantly increase impacts of the already -permitted use.
with the additional regulations provided in section 5.0 of this ordinance,
The original special use permit for the equine hospital required a waiver of Section 5.1.11 of Zoning Ordinance,
which requires soundproofing and other measures for veterinary clinics.
5.1.11 COMMERCIAL KENNEL, VETERINARY SERVICE, OFFICE OR HOSPITAL, ANIMAL
HOSPITAL, ANIMAL SHELTER (Amended 6-14-00)
Each commercial kennel, veterinary and animal hospital shall be subject to the following:
Each commercial kennel, veterinary service, office or hospital, animal hospital and animal shelter
shall be subject to the following:
a. Except where animals are confined in soundproofed, air-conditioned buildings, no structure or
area occupied by animals shall be closer than five hundred (500) feet to any agricultural or
residential lot line. For non -soundproofed animal confinements, an external solid fence not
less than six (6) feet in height shall be located within fifty (50) feet of the animal confinement
and shall be composed of concrete block, brick, or other material approved by the zoning
administrator; (Amended 11-15-89)
b. For soundproofed confinements, no such structure shall be located closer than two hundred
(200) feet to any agricultural or residential lot line. For soundproofed confinements, noise
measured at the nearest agricultural or residential property line shall not exceed fifty-five (55)
SP 2007-00018 Blue Ridge Equine Clinic
PC 7-10-07 BOS 9-5-07
decibels; (Amended 11-15-89; 6-14-00)
c. In all cases, animals shall be confined in an enclosed building from 10:00 p.m. to 6:00 a.m.
(Amended 11-15-89; 6-14-00)
d. In areas where such uses may be in proximity to other uses involving intensive activity such
as shopping centers or other urban density locations, special attention is required to protect the
public health and welfare. To these ends the commission and board may require among other
things: (Amended 11-15-89)
-Separate building entrance and exit to avoid animal conflicts;
(Added 11-15-89)
The Planning Commission granted that waiver. The applicant has applied for the same waiver for this amendment.
The standard in this section are appropriate for veterinary practices in urbanized areas, and for practices that treat
dogs and other noisy animals. The applicant's practice is located in the Rural Areas, and treats only horses, whose
sounds are an expected part of the character of the Rural Areas. Also, the areas where the animals are kept and
treated are partly adjacent to the designated open -space area of the Hickory Ridge PUD. Soundproofing and
nighttime confinement are not appropriate for large grazing animals in the Rural Areas.
As this horse -only facility has minimal noise impacts, staff supports this waiver request.
and with the public health, safety and general welfare.
The Virginia Department of Transportation has stated that this site already has a sufficient entrance.
The Virginia Department of Health has stated that no improvements to septic facilities are needed, as the additions
will not increase the number of people on the site.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. This use supports equine uses and horse farms in the Rural Areas
2. The proposed amendment would not create significant new impacts or increase the scale of the use.
Staff has not identified any factors unfavorable to this application.
RECOMMENDED ACTION:
Based on the fmdings contained in this staff report, staff recommends approval of Special Use Permit 2007-00018
under the following condition:
1. The clinic shall be for equine care only and shall be operated in accordance with the letter dated July
23, 1997 (attached to the staff report as Attachment D). However, the clinic's improvements and the
scale and location of the improvements shall be developed in general accord with the conceptual plan
entitled "Conceptual Plan for SP 2007-00018," dated June 26, 2007, and initialed "SMC."
Staff also recommends that the Planning Commission waive the requirements of Section 5. 1.11 of the Zoning
Ordinance for this use.
ATTACHMENTS
Attachment A — Location Map
Attachment B — Detail Map
Attachment C — Conceptual Plan for SP 2007-00018
Attachment D — Letter describing operation of clinic, dated July 23, 1997
SP 2007-00018 Blue Ridge Equine Clinic
PC 7-10-07 BOS 9-5-07 4
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Roads Parcels
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Attachment A
SP 2007-00018 Blue Ridge Equine Clinic
PC 7-10-07 BOS 9-5-07 5
Attachment B
SP 2007-00018 Blue Ridge Equine Clinic
PC 7-10-07 BOS 9-5-07
V Conceptual Plan for SP2007-00018
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INI IITE
Div Attachment
July 23, 1997
To: Hickory Ridge Homeowners
Paul Stephens and Reynolds Cowles - equine veterinarians propose to move our
equine veterinary clinic to the Hickory Ridge Carriage Facility and barn - Lot #68 in the PUD.
This lot was originally used as an equine facility and is zoned for business. Our use
would be congruous with the initial plan.
Blue Ridge Equine Clinic is composed of four veterinarians- Ors- Stephens, Cowles,
Dagner and Casinella. 80% of our practice is ambulatory on the farms of Albemane, Orange,
and Nelson counties. We enjoy an active equine referral practice to our surgical and
hospitalization service now based on Caperton Road. This would be housed in the barn and
carriage (clinic) building at Hickory Ridge. Our referrals are for the diagnosis of complex
lameness and surgical problems, along with medical cases. Surgery and lameness is the bulk
of our case load and we operate a vide variety of orthopedic and gastrointestinal conditions.
Dr. Paul Stephens is a board certified surgeon and chief of that service.
aOur plans for Hickory Ridge are as follows:
1.) The existing buildings would be utilized as is.
2.) The only interior changes will be made in the carriage building and this consists of
creation of a surgery suite in the back great room.
3.) Both the carriage building and the barn will be resided to beautify and protect the
buildings.
4.) Existing fences do not conform to lot boundaries. These fences would be
replaced.
5.) We will have only two small pon-a-paddocks for hospital cases and will not utilize
the existing paddocks running out to 665.
6.) We would propose that the Bowers Trust allow us to reseed, fertilize and create an
esthetic turf on these areas.
• 7.) We will use existing plantings as is.
01
8.) The small while barn in the lower SW comer is split with the property line. We
propose to the homeowners that it be painted and repaired as we would use our half
as a tractor shed.
9.) We will create a small 40 x 80 level area in back of the building where existing
mulch piles now stand. This will be an exercise ring for evaluation of lameness cases_ _.
- ----Thisarea will be tightly fenced --The surface will be well mainlalnedand watered -
As you are currently aware the existing buildings at Hickory Ridge are in disrepair. We
will beautify and maintain this area in a manner filling for a referral equine hospital. We feel
our present facility speaks for itself and invite everyone to come and observe the present
clinic.
There are a number of common questions that we would anticipate and would offer
these comments for your consideration.
Q. What kind of traffic will use the facility?
A. We have four practice vehicles and four lay employees who would drive to the clinic
each day. We have an average of two horse trailers visiting daily Monday through
Friday. On the average we have a night visit once every two weeks for an emergency
surgery. These are usually concentrated in the spring during foaling season.
Q. How will animal waste be handled?
A. We will containerize all stall waste and it will be disposed of off the properly.
Q. What about dead animals?
A. There are occasionally carcasses to dispose of whether due to euthanasia or an
animal that died. We have a disposal service that picks up such cases. A dead animal
will be enclosed completely in a holding area until picked up.
Q. What about chemical wastes?
A. We comply fully with all environmental and OSHA regulations. We are strong
environmentalists. Our disinfectant use is primarily chlorhexidene which is extremely
safe. Plain soap and water does most of the lob. We use about 1 gallon of a cold
sterilization agent - glutaraldehyde - a month for surgical instruments and this goes in
the normal septic system in very small quantities.
Q. How about X-rays or nuclear wastes?
A. Our X-ray machines are used mainly on the farms and are portable. We will have
one machine in the clinic building and all radiation safety standards required by the
slate are followed. There would be no scatter outside the area. We use a
radionucletide as licensed by the NRC for diagnosis of bone problems in the horse.
This is about 4 cases per month. These animals are isolated for 48 hours in our barn
until they return to normal background levels. The stall bedding is held for 4 days until
normal and then dispensed of in a normal fashion. These procedures are strictly
�' "uueweu ono all regulations are complied with. There is no danger to our workers or
to anyone off site.
0. What about exterior lighting?
A We will use existing courtyard lights at night when a case is coming in and (hen the
lights will be turned off. In the barn, lights will be an if we have technicians there at
night taking care of cases. We wilfneed a small -lighted sign a(
turned oil 1he entrange pl_665 to
-- -guide-horse-trailers aCnighC This sign will be turned on when a case is expected and
after arrival - perhaps on for 2 hours of a time. Our proposed sign would be
18" x 32" and tastefully simple. Please see our current sign at Cattedon Road.
In summary, we are all excited with the prospect of utilizing the wonderful carriage
facility at Hickory Ridge to house Blue Ridge Equine Clinic. We strongly believe that you will
find us to be good neighbors and that our renovations and enhanced esthetics will add beauty
and value to our community. -
If you have questions do not hesitate to call Brian or Sam or Drs Cowles and Stephens
directly. We would love the opportunity to show you what we do and what our plans are and
to answer any questions or concerns that you might have. A free now of communication
usually dispels problems and we welcome such.
Sincerely Yours,
R. R�`/��n//q�I�d�s Cowles, Jr. .t/,
Pau. Stephens. D.V,ryf�/,'/`gip.(---
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