HomeMy WebLinkAboutSP202100017 Resubmittal 2022-03-071 TERRA ENGINEERING
AND
LAND SOLUTIONS, PC
Transmittal/Fax
Date: March 7, 2022
From: Steve Driver
Terra Engineering
To: Scott Clark
County of Albemarle
No.: 2160
2374 STUARTS DRAFT HIGHWAY, STUAR75 DRAFT, VA 24477
PH. (540) 337-4591 FAX (540) 337-5291
Page:
Re: Foster Forge Farm School (Concept Plan Resubmittal)
For:
Distribution X Review & Comment Records Other:
Transmitting the Following:
Qty. Item
Concept Plan (24x17 — 3 sheets)
Comment Response Letters (Engineering, Zoning & VDOT)
Project Narrative
Special Use Permit Resubmittal Form
Comments:
of
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PLANNING * CIVIL ENGINEERING + LAND SURVEYING
W W W.TERRAENGINEERING.NET
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296 -5832
January 28, 2022
Anne Wachtmeister, ED.M, JD
2236 White Hall Rd
Crozet VA 22932
RE: SP202100017 Foster Forge Farm School
Dear Dr. Wachtmeister:
Fax (434) 972-4126
Your request for Special Use Permit SP202100017 for the proposed Foster Forge Farm School has been
reviewed by members of Albemarle County staff and our partner agencies. Review comments are
provided below, organized by Department, Division, or agency. Comment responses added March 5,
2022.
Planning (Scott Clark)
Conceptual Plan
• Site Layout:
o We would strongly recommend that the proposed layout be changed to move the parking
area farther from the road, to reduce its visual prominence from the road. For example,
the parking area could be moved to the indicated overflow -parking area, or behind the
structures (with the structures moved toward the road if necessary). Following afield
meeting with County staff and further evaluation by additional staff, the parking area was
reduced in size and remains in the northeast corner below the wooded road fill slope with
additional screening added as requested.
o The application states that 30 parking spaces are needed for students and staff, but the
transportation analysis states that five car spaces and one bus space would be needed.
Please explain the rationale for dedicating 20 spaces to student use (given that students
would be dropped off. We would recommend that the number of parking spaces for
"student needs" be significantly reduced. The number ofparking spaces has been
reduced.
o Please describe the purpose of the gate in the fence near the proposed parking area. In
past reviews, potential student/child access to roads has been a safety concern. Also,
please explain how student/staff safety would be maintained when accessing the barn
area by crossing the driveway near the entrance, where drivers would have limited time to
slow for people crossing the driveway (or consider a different access path). The gate is to
discourage unauthorized, after -hour, entry onto the property. The trail was moved to a
more favorable, safe location.
• School Uses:
o What is the total proposed number of students? Various communications have mentioned
50 students, but page 8 of the narrative mentions 60. 60
o The application mentions "athletic and other school -administered programs" — what are
these (type, number of attendees, etc.), and do they fit into the regular school -day
schedule? Are athletic programs included in the 5-8 annual events, and at what time of
day do they occur? o Are any summer uses (camps, summer school, etc.) proposed, or is
the use proposed to be school -year only? Evening and weekend events not perceived. Not
to be a school noted for football or Lacrosse teams.
o The application mentions "animal husbandry" — how will animals be tended outside of
school hours and seasons? What animals and approximately how many of each would be
kept on the site? Small number of pygmy goats, two donkeys, chickens and possibly bee
keeping. We be there on weekends to take care of the farm.
Structures & Lighting:
o Has a design professional (architect or similar) verified that the proposed structures meet
Virginia Uniform Statewide Building Code requirement for the proposed use? Please
provide any relevant information. Buildings will conform to requirements set forth by the
County Building Permit review process.
o How will proposed structures accommodate —70 people during cold or wettstormy
weather? Yes. Further dialogue has occurred with County staff and two additional
classroom buildings have been added. Will the structures meet occupancy restrictions in
such situations? Yes.
o Are the proposed buildings intended to accommodate the full proposed staff/student
load? Yes.
o Where would administrative space be provided on the site? Two buildings are planned
for bathroom and administrative use. o Would the proposed structures have heat or air
conditioning? Yes o How many people would be sheltered in each structure in the event
of a stone, etc.? No more than the maximum permitted by building occupancy codes.
o Is parking -lot lighting proposed? We would recommend that it be excluded, but, if
proposed, please provide descriptions. No, not at this time. If utilized later, full -cutoff
"dark sky "fixtures in compliance with County Code would be utilized.
Vegetation & Landscaping:
o The trees labelled "trees to remain" in front of the proposed parking area are rendered in
less detail than trees elsewhere. Aerial photos indicate that these trees do not provide the
degree of screening implied by the current rendering. Please show individual trees as
elsewhere along the road frontage. Also, please indicate if the individual trees are on the
property or within the VDOT right-of-way. Trees not within the property cannot be
considered as effective screening, and landscaping should be augmented in this area.
Noted. Augmented landscape buffering is planned and notes have been added to Concept
Plan. Note that parking -lot grading and construction within/near the drip lines of existing
trees should be avoided, in order to prevent damage to or loss of the trees. This will be
consideration with grading at final site plan.
o Indicated species for landscaping/screening augmentation include Leyland Cypress.
Please remove Leyland Cypress from the list and only propose native species similar to
those now occurring in the area. Removed and note to provide local, native species added
to Concept Plan.
The application states that [b]us use will reduce the traffic volume," but this reduction is not
quantified. Please provide specifics on the proposed bus service and quantify the changes to
estimated traffic generation. Five (5) Classroom Buildings, Assemble Hall, Open Air Pavilion,
two (2) bathroom/storage buildings and Barn is planned for the ultimate 60 students and staff. A
full turn warrant study for left and right turn movement will be provided for VDOT review and
approval. We expect that the Middle School/Junior High School ITE land use may apply. With
such a low number of students, it is highly likely that no right turn or right taper or left turn/taper
will be required. However, a full turn warrant left and right traffic study will be provided to
VDOT at final site plan. The applicant may choose to include a private bus if deemed beneficial
and that impact would be included in the study. Buses serve to lessen the vehicle trip count.
Comprehensive Plan
Initial comments on how your proposal generally relates to the Albemarle County Comprehensive Plan
(Comp Plan) are provided below, additionally, comments regarding conformity with the Comp Plan will
be provided to the PC and BOS as part of the staff report. Noted.
The Comp Plan designates the subject property as "Rural Area," which prioritizes agriculture, forestry, and natural
and cultural resource preservation. Noted.
Community Meeting
Additional comments regarding impacts to neighboring properties may be forthcoming at the 2/22
community meeting. Please consider those comments carefully and incorporate your response in your
next submittal.
Traffic — Western development in Crozet, overloading of US RT 250 Business, previous development
along Barrack's Road, propensity of drivers to choose Barracks Road as an alternate means of
ingress/egress tafrom employment centers and propensity of drivers to disobey posted speed limits, raise
some concerns for the added traffic due to the proposed school use. The proposed school is small
however.
It is expected that traffic generated by the proposed school will not warrant road improvements to
Barracks Road and it may not be within the financial means for a school this size to incur the cost of off -
site road improvements for the purpose of mitigating larger County wide traffic concerns. By -right use of
the property also generates traffic, the volume of which would depend on how it is used. As a comparison
to a single-family home on an agriculturally zoned lot: a middle school with 500 students would generate
less than 80 Peak Hour vehicle trip ends between 4 and 6 p.m. A school with 60 students will be
considerably less, maybe 10 as an estimate. The is approximately equivalent to the daily traffic generated
by one single-family home. A turn lane warrant study will be a part offinal site plan as requested by
VDOT.
A nearby passing zone was noted as exacerbating highway speeding and a question was asked if MOT
would change the paint striping to eliminate the passing zone. A double solid yellow line exists in front of
the site from the top of the hill at Montvue Drive to a point beyond the proposed entrance where it
changes to a west bound passing lane. The west bound speed limit also changes from 45 to 50 MPH near
this location. It is our anticipation that MOT may change the line striping and/or positioning of speed
limit zone change signs when warranted due to future development.
Public Water — Site was designated for public water some time ago, but not for public wastewater.
Waste System —Applicant is considering use ofalternatives to a traditional septic system such as
composting and/or incinerator toilets in concert with the teaching curriculum. Josh Kirtley, VDH, was
contacted for discussion. VDH allows use of composting/incinerator toilets, but questioned the cost
validity if necessary to put in a gray water system for hand washing lavatory sinks. Applicant to research
further, at final site plan. If needed, the site will employ a gray water or waste water system in
accordance with VDH regulations at final site plan. Final system design and cost evaluations will occur
at that point.
To put into perspective, if a full waste water system were proposed, then for 60 students the total flow
would be approximately equivalent to a four -bedroom house. That assumes water using toilets and
lavatory sinks. No showers or cafeteria are planned.
Animals — Various types of animals to be included in accordance with the animal husbandry curriculum
commensurate to the planned Barn and Paddock area, consistent with rural area agricultural practices.
Animals and practices may include small number ofpygmy goats, two donkeys, chickens and bee keeping.
Lighting - If utilized, the fixtures will be "dark sky" cut-offfixtures in compliance with County code. This
would likely be a condition of Special Use Permit approval.
Buildings —All buildings will need to comply with applicable codes in conformance to Building Permit
issuance.
Other -
Screening - Applicant has agreed to add parking screening adjacent to the eastern lot, TMP 60-68B.
Zoning (Lea Brumfield)
Zoning comments will be forwarded as soon as they are available., See separate zoning comment
responses.
Enaineerine (Frank Pohl. County Engineer)
• The paragraph at the bottom of page 10 of the narrative seems as though it was cut off. Please
confirm.
• Proposed septic waste system will need Virginia Department of Health approval (this can be
addressed at the site plan stage). Noted, Applicant has had conversation with VDH.
• A waiver may be required for the following:
• to have gravel drive lanes and parking areas instead of paved [Code 18-4.12.2, 4.12.15,
4.12.16, and 4.12.17]. Gravel is desired.
• to allow the access aisle to be steeper than 10% and less than 20-ft in width for 2-way
travelways [18-4.12.17]. The only road area where slopes are steeper than 10% is along a
short section of road (60'-70'+/-) at the rear of the site. During afield meeting with the
applicant, The Deputy Fire Chief confirmed acceptance of this slope for emergency fire truck
access.
• to eliminate curb/gutter from parking areas with more than 4 spaces [ 18-4.12.15]. Curb and
gutter is not desired as it increases concentrated runoff. Parking area has been reduced in
size from 30 spaces to 11 spaces resulting is minimal stormwater runoff. Utilization of
shallow grass swales is preferred.
• Please speak with the Plan Reviewer to confirm. There may be other waivers needed.
If appropriate, all waivers needed will be requested for approval at time of Special Use
Permit processing.
0
VDOT comments will be forwarded as soon as they are available. See separate MOT comment
responses.
4
Rivanna Water and Sewer Authority (Victoria Fort)
RWSA staff has reviewed application SP202100017 — Foster Forge Farm School. Please see below for the
completed copy of the form that was provided to RWSA by Elaine Echols for SP & ZMA Applications:
1. Capacity issues for sewer that may affect this proposal Yes X No
2. Requires Rivanna Water and Sewer Authority Capacity Certification Yes X No
3. Water flow or pressure issues that may affect this proposal Yes X No
4. "Red Flags" regarding service provision (Use attachments if necessary) Yes X No
Planning Note: The application states that "It is the applicanPs intent to apply for this property to be
included with the same jurisdictional area to accommodate fire and rescue needs for the school." Note that
the property is already designated for RWSA water service, so it is not necessary to make a Jurisdictional
Area amendment application. However, it will be the applicant's responsibility to investigate the work
necessary to connect to the nearest existing water line and pay for all connection work. Please contact
RWSA for more information on that process. Noted. Also, to clarify — do you also intend to use the
public -water service for drinking water? If not, there may be concerns over the previous use of the site for
constructionwaste storage and the effects on well water. A connection to the public water line is planned
to provide a new fire hydrant for this site. Domestic water could extend from new fire hydrant waterline.
A well is not necessary.
Fire/Rescue
Fire/Rescue comments will be forwarded when they become available. Nothing received.
Action after Receipt of Comments
After you have read this letter, please take one of the actions identified on "Action After Receipt of
Comment Letter" which is attached.
Resubmittat
If you choose to resubmit, please use the form at the following link. There is no fee for the first
resubmittal. The resubmittal date schedule will be provided on the County website.
Please contact me with any questions and/or requests for assistance you may have. I can be reached at
sclark@albemarle.org or 434-296-5832, ext. 3249.
Sincerely,
swtt lL% C&Yki
Scott Clark
Senior Planner II
Planning Division
enc: Action After Receipt of Comment Letter
DEPARTMENT OF COMMUNITY DEVELOPMENT
ACTION AFTER RECEIPT OF COMMENT LETTER
Within 30 days of the date of this letter, please do one of the following:
(1) Resubmit in response to review comments
(2) Request indefinite deferral
(3) Request that your Planning Commission public hearing date be set (4) Withdraw your application
(1) Resubmittal in Response to Review Comments
If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date
as published in the project review schedule. The full resubmittal schedule may be found at
www.albemarle.org in the "forms" section at the Community Development page. Be sure to include the
resubmittal form on the last page of your comment letter with your submittal.
The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each
subsequent resubmittal requires an additional fee. (See attached Fee Schedule.)
(2) Request Indefinite Deferral
If you plan to resubmit after 30 days from the date of the comment letter, you need to request an
indefinite deferral. Please provide a written request and state your justification for requesting the
deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the
Planning Commission after the 30 day period.)
(3) Request Planning Commission Public Hearing Date be Set
At this time, you may schedule a public hearing with the Planning Commission. However, we do not
advise that you go directly to public hearing if staff has identified issues in need of resolution that can be
addressed with a resubmittal.
After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff
will set your public hearing date for the Planning Commission in accordance with the Planning
Commission's published schedule and as mutually agreed by you and the County. The staff report and
recommendation will be based on the latest information provided by you with your initial submittal or
resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date.
By no later than twenty-one (21) days before the Planning Commission's public hearing, a newspaper
advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule)
Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper
advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing.
These dates are provided on the attached Legal Ad Payments for Public Hearings form.
Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning
Commission's public hearing will be allowed during the life of the application. The only exception to this
rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant
or more issues identified by staff that have not previously been brought to the applicant's attention. As
always, an applicant may request deferral at the Planning Commission meeting.
(4) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
If we have not received a response from you within 30 days, we will contact you again. At that time, you
will be given 10 days to do one of the following: a) request withdrawal of your application, b) request
deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c)
request indefinite deferral and state your justification for requesting the deferral. If none of these
choices is made within 10 days, staff will schedule your application for a public hearing based on the
information provided with your original submittal or the latest submittal staff received on a resubmittal
date.
Fee Payment
Fees paid in cash or by check must be paid at the Community Development Intake Counter. Make
checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. Fees
may also be paid by credit card using the secure online payment system, accessed at
http://www.a I bema rle.org/department.asp?depa rtment=cdd&rel page=21685.
FOR OFFICE USE ONLY SP # or ZMA #
Fee Amount S Date Paid By who? Receipt # Ck# Bv:
Resubmittal of information for Special Use Permit or e
Zoning Map Amendment ,.
PROJECT NUMBER: SP201700009 PROJECT NAME: UVA Indoor Golf Practice Facility — Amendment
❑ Resubmittal Fee is Required ❑ Per Request 1( Resubmittal Fee is Not Required
Tim Padalino
Community Development Project Coordinator
'M PL ��2a1'�
Signature Date
Chris Schooley — UVA Real Estate Foundation — (434)-982-3777
Name of Applicant Phone Number
Signature
FEES
Date
Resubmittal fees for Special Use Permit — original Special Use Permit fee of $1,075
❑ First resubmission
FREE
❑ Each additional resubmission
$538
Resubmittal fees for original Special Use Permit fee of $2,150
❑ First resubmission
FREE
❑ Each additional resubmission
$1,075 i�d
Resubmittal fees for original Zoning Map Amendment fee of $2,688
❑ First resubmission
FREE
❑ Each additional resubmission
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑ First resubmission
FREE
❑ Each additional resubmission
$1,881
❑ Deferral of scheduled public hearing at applicant's request— Add'I notice fees will be required
$194
To be Daid after staff review for oublic notice:
Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission
and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing
a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice
are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
MAKE CHECKS TO COUNTY OF ALBEMARLE/PAYMENT AT COMMUNITY DEVELOPMENT COUNTER
D Preparing and mailing or delivering up to fifty (50) notices
$215 + actual cost of first-class postage
D Preparing and mailing or delivering each notice after fifty (50)
$1.00 for each additional notice + actual
cost of first-class postage
D Legal advertisement (published twice in the newspaper for each public hearing)
cost
minimum of $280 for total of 4publications)
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 9724126
2017 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Resubmittal Schedule
Resubmittal Dates
Comments to applicant
for decision on whether
to proceed to Public
Hearing
Payment Due for Public
Hearing Legal Ad
Planning
Commission Public
Hearing No sooner than'
COB Auditorium
Monday
Friday
Monday
Tuesday
Nov 07 2016
Dec 09 2016
Dec 19 2016
Jan 10
Nov 21 2016
Dec 23 2016
Jan 09
Jan 31
Dec 05 2016
Jan 06
Jan 16
Feb 07
Dec 19 2016
Jan 20
Jan 30
Feb 21
Tue Jan 03
Feb 03
Feb 13
Mar 07
Tue Jan 17
Feb 17
Feb 27
Mar 21
Feb 06
Mar 10
Mar 13
Apr 04
Tue Feb 21
Mar 24
Mar 27
Apr 18
Mar06
Apr07
Apr 10
May02
Mar 20
Apr 21
May 01
May 23
Apr 03
May 05
May 22
Jun 13
Apr 17
May 19
May 22
Jun 13
May 01
Jun 02
Jun 05
Jun 27
May 15
Jun 16
Jun 19
Jul 11
Jun 05
Jul 07
Jul 17
Aug 08
Jun 19
Jul 21
Jul 31
Aug 22
Jul 03
Aug 04
Aug 14
Sep 05
Jul 17
Aug 18
Tue Sep 05
Sep 26
Aug 07
Sep 08
Sep 18
Oct 10
Aug 21
Sep 22
Oct 02
Oct 24
Tue Sep 05
Oct 06
Oct 16
Nov 07
Sep 18
Oct 20
Oct 23
Nov 14
Oct 02
Nov 03
Nov 13
Dec 05
Oct 16
Nov 17
Nov 27
Dec 19
Oct 30
Dec 01
Jan 02 2018
Jan 23 2018
Nov 13
Dec 15
Jan 08 2018
Jan 30 2018
Dec 18
Jan 19 2018
Jan 29 2018
Feb 20 2018
Tue Dec 26
Jan 26 2018
Jan 29 2018
Feb 20 2018
Tue Jan 02 2018
Feb 02 2018
Feb 12 2018
Mar 06 2018
Tue Jan 16 2018
Feb 16 2018
Feb 26 2018
Mar 20 2018
Bold italics = submitta Ilmeeting day is different due to a holiday.
Dates with shaded background are not 2017.
2018 dates are tentative.
*Public hearing dates have been set by the Planning Commission; however, if due to unforeseen
circumstances the Planning Commission is unable to meet on this date, your project will be moved to the
closest available aqenda date.
10
�,l OF AL8
County of Albemarle
COMMUNITY DEVELOPMENT
Memorandum
To:
Scott Clark, Senior Planner
From:
Lea Brumfield, Senior Planner II
Division:
Zoning
Date:
February 18, 2022
Subject:
Initial comments for SP202100017 — Foster Forge
LEA BRUMFIELD
Senior Planner II, Zoning
I bru mfieldCcbal bemarle. ora
tel: 434-296-5832 ext. 3023
The following comments are provided as inputfrom the Zoning Division regarding the above noted application for a
private school by special use permit on Barracks Road, TMP 06000-00-00-068E0. Comment responses added
March 4, 2022.
1. General information
a. Construction and development of the site may not begin until a final site plan is approved.
Noted
b. If the Special Use Permit is approved by the Board of Supervisors, commencement of the use may not
begin until issuance of a Zoning Clearance.
Noted
2. Property Issues
a. Confirm that water will be available to the site. The property is located in the ACSA Jurisdictional Area for
water service, but due to its undeveloped status, the property may not have access to existing pipes.
Connection to the water main would be the responsibility of the property owner.
A connection to public water service is planned including new fire hydrant, subject to final site plan. A
note was added to the Concept Plan.
3. Concept Plan
a. Standard Rural Areas setbacks will be applied, as shown on the concept plan
Noted
b. Provide a note on the applicable pages of the application plan whether the locations of structures are for
illustrative purposes only, and are intended to show only general locations of proposed structures and
areas of activity, with the exception that areas of activity will not encroach upon measured setbacks.
Note added to Concept Plan
c. Parking
i. Parking to the front of the property is not ideal, but with screening is permissible.
Site meeting held with County staff to review location and note added to Concept Plan
ii. Screening must meet standards provided in section 32.7.9.7.
Note added to Concept Plan
iii. The parking location must also be screened from the abutting parcel 60-68B, which may
necessitate installing a fence or vegetative screening along the property boundary to shield the
parking location fromview.
Screening and note added to Concept Plan
d. A conservation plan will be required at site planning stage.
Noted
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
4. Recommended conditions include the following:
a. The development of the use shall be in general accord with the concept plan entitled Foster Forge Farm
School, dated 12/13/21, as determined by the Director of Planning and the Zoning Administrator. To be in
general accord with the specified plan, development and use shall reflect the following major elements as
shown on the plan:
i. Building sizes
Site meeting held with County staff to review location and note added to Concept Plan
ii. General location of buildings
Note added to Concept Plan
iii. Limits of disturbance
Subject to final site plan. Note added to Concept Plan
iv. Parking lot layout and landscaping
Noted
b. Minor modifications to the plan which do not conflict with the elements above maybe made to ensure
compliance with the Zoning Ordinance;
Noted
c. Total school enrollment shall not exceed sixty (60) students; and
Noted
d. Amplified sound from the pavilion will be subject to maximum sound level regulations as provided in
Chapter 18-4.18.04. Unamplified sound will not be subject to the maximum sound level regulations, as
provided in Chapterl8-4.18.05(n).
Noted
WWW.ALBEMARLE.ORG
401 McIntire Road, Suite 228 1 Charlottesville, VA 22902-4596
(Z)
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
Scott Clark
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: SP-2021-00017- Foster Forge Farm — Special Use Permit
Dear Mr. Clark:
(804) 7862701
Fax: (804) 7862940
February 01, 2022
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Terra Engineering Land and Solutions,
dated December 13, 2021, and find it to be generally acceptable. However the following comments will need
to be addressed through the site plan submission. Comment responses added March 4, 2022.
1. According to the provided trip generation data it appears that the trips will be over fifty
per day, and a full commercial entrance is needed. The AADT is over 6000 vehicles per
day, on Barracks/Garth Road. Please see VDOT's Road Design Manual, Appendix Fpg.,
98, for design criteria, and VDOT's 2020 Daily Traffic Estimates, and Vehicle Class
Estimates. Full commercial entrance to be provided for final site plan.
2. Please provide grading plan for review of drainage, will culvert pipe be needed?
A grading plan will be provided with final site plan. Entrance will not need a culvert since
the ground slopes away from Barracks Road without a roadside ditch.
3. Please provide sight distance lines and profile.
Provided with concept plan, Sheet 3.
4. Please provide right\taper and left turn lane analyses.
Right/taper and left turn analysis will be provided at final site plan using VDOT criteria.
5. Note that the final site plan must show conformance with the VDOT Road Design
Manual Appendices B(1) and F, as well as any other applicable standards, regulations or
other requirements. Final site plan will be prepared to the VDOT requirements, subject to
review and approval.
If further information is desired, please contact Willis C. Bedsaul at 434-422-9866.
A VDOT Land Use Permit will be required prior to any work within the right of way. The
owner/developer must contact the Charlottesville Residency land Use Section at (434) 422-9399
for information pertaining to this process. Noted.
Sincerely,
Doug McAvoy, Jr., P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
/ TERRA ENGINEERING
I\\ 11 AND
LAND SOLUTIONS, PC
2374 STUARTS DRAFT HIGHWAY, STUARTS DRAFT, VA 24477
PH. (540) 337-4591 FAX (540) 337-5291
PROJECT PROPOSAL BY FOSTER FORGE FARM SCHOOL (FFFS)
FOR SPECIAL USE PERMIT
IN SUPPORT OF A SMALL PRIVATE SCHOOL AT
2900 BARRACKS ROAD, ALBEMARLE COUNTY VA
DECEMBER 15, 2021
REVISED AND SUBMITTED MARCH 7, 2022
(REVISED INFORMATION IS PRESENTED IN BOLD RED)
R F()�c
444 AL t1l
Since 2022
�dr o�
rn S cho
Prepared by:
Elizabeth Anne Wachtmeister, Head of Foster Forge Farm School & Terra
Engineering and Land Solutions, PC
FFFS www.fosterforgefarmschool.org Page 1 of 13
Written Description of the Project Proposal
Foster Forge Farm School (FFFS) Objective
The objective of this project proposal and narrative is to develop a relationship and plan
with the Albemarle County Planning Commission and the BoaRoad of Supervisors that
supports a special use permit for a small, experiential, project based, co-ed middle
school that promotes learning in nature across curriculum subjects, grade levels and
learning styles.
Goal
The goal of Foster Forge Farm School in submitting this proposal is to obtain a special
use permit to host a small diverse private school community on land currently zoned RA
at 2900 Barracks Road in Albemarle County to support the mission, core values and
vision for Foster Forge Farm School.
A unique school that showcases agriculture studies, animal husbandry, sustainability
and environmental conservation studies which encourages students to reach new
heights in their educational journey, a journey that builds a life-long love of learning.
Solution
As we believe the best learning environment is outdoors no matter the season.
Foster Forge Farm School has created a unique program that gets kids out and utilizing
their energy, curiosity and sense of fun which supports student interest, understanding
and ownership over their learning experience.
Our course of study incorporates agriculture studies, animal husbandry, sustainability,
and environmental conservation into language arts, math, science, history and other
disciplines which include art, music, and language.
To accomplish the above, Foster Forge Farm School believes that partnering with the
County to use 2900 Barracks Road as the school's home base would be mutually
beneficial.
Project Outline
Foster Forge Farm School, a nonprofit educational institution, seeks application and
approval for a special use permit for 2900 Barracks Road, a 6.44-acre parcel zoned RA
in Albemarle County and would include the following:
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a) Hours of operation, Monday -Friday from 8:30 am to 3:30 pm for approximately 170
days a year for the purpose of hosting a small private middle school.
b) The use of the property would include creating walking trails, outdoor classroom
space and livestock space for agricultural studies and growing plants.
c) The goal is to make our impact on the property and the surrounding area as minimal
as possible. We will use small buildings that have footprints of 256 sq ft and below,
incinerator or composting toilets in our restrooms, and solar and wind energy to be as
self-sustaining as possible.
d) The school's small buildings will be attractive and in keeping with the aesthetics of
the area and immediate neighborhood which includes farms, residential neighborhoods,
a farmer's market, a local church and a pending all boys middle school next door.
e) The school's low environmental impact on the site will include small buildings,
open air shelters and revolving outdoor classroom spaces.
In accordance with Section 10.2.2(5) of the Albemarle County Zoning Ordinance, Foster
Forge Farm School would like to apply for a Special Use Permit to operate a private
school in a rural zoned area. The property consists of one 6.44-acre parcel.
The owner of record of the 6.44-acre site, which includes critical slopes, was used
previously as a demolition waste area. The property lies within the watershed of the
South Fork Rivanna River Reservoir. There are no existing buildings on site.
The property is zoned rural areas. The comprehensive plan land -use is also rural areas
for sites that lie within the Barracks Road corridor. It appears that Barracks Road is not
designated as an Entrance Corridor since it is not classified as an arterial street or
arterial highway by the Virginia Department of Transportation.
The proposed school will maintain vegetative screening buffers from Barracks Road and
for adjoining residential parcels located southwest in the Colthurst neighborhood. The
building sizes will be limited to accommodate school use and "cutoff' dark sky
outdoor lighting for school use will be in compliance with County Code and will
be limited to parking and building entrances.
Hours of operation will be Monday -Friday from 8:30 am to 3:45 pm for approximately
170 days a year. An after school program from 3:45 pm to no later than 5:30 pm
will support parent's who cannot pick up their children by 3:45 pm. The school will
serve grades fifth through eighth and will be limited to 60 students.
An estimated 3 after -school events will occur on the site during the school year.
These events will typically occur between 6:00 pm and 8:00 pm. Parent's will have
between 5:00 and 5:30 pm to pick up their students. The campus will not host
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athletic events and its amplified sound will be within maximum sound level
regulations as provided in Chapter 18-4.18.04.
An estimated 2 school events will occur on site during the summer. These events
will include school open houses, parent teacher conferences and parent and
community related school events.
11 parking spaces are provided for student parents, faculty and staff.
The School's Public Need Or Benefit
Foster Forge Farm School admits students of any race, color, national origin, ethnic
origin, religion, gender, gender identity, or sexual orientation to all the rights, privileges,
programs, and activities generally accorded or made available to students at the school.
FFFS does not discriminate on the basis of race, color, national origin, ethnic origin,
religion, gender, gender identity, or sexual orientation in administration of its educational
policies, admission policies, scholarships or loan programs or athletic and other school -
administered programs.
Foster Forge Farm School Founder, Elizabeth Anne Wachtmeister Ed.M., JD, has
always believed personally and professionally that access to hands on, outdoor
focused, project -based learning is a proven way to bring students into the fold of
loving to learn and taking ownership over their educational experiences in a school
community that supports their own uniqueness. She has created with Foster
Forge Farm School an educational environment that will benefit its student's
mental, physical and educational wellbeing. Within our core subjects of language
arts, history, science, and math, FFFS weaves in instruction and exposure to
botany, animal husbandry, environmental conservation, foreign language, global
studies and experiences, art, music, and technology. To accomplish these goals,
FFFS educators will utilize within the campus: low environmental impact
classroom space which includes both small buildings and outdoor learning
space, a revitalized pond, paddocks and barn that will farm animals, garden
space and walking trails. Students will be given time through out their academic
day to complete tasks which are critical thinking as well as physical in nature.
Foster Forge Farm School will afford students an opportunity to look inward
while exploring the outer world in greater depth. Curriculum will include tasks to
develop skills in critical thinking, cursive writing and creative problem solving to
support FFFS students ability to analyze and synthesize content and context.
Drawing from her career in creating global experiential learning opportunities for
young people, including Quest Adventures (a non-profit national and global
student travel and community service organization based in Boston,
Massachusetts) and Discovery Grove (an experiential, multi -discipline learning
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center on St. Croix in the US Virgin Islands), FFFS will offer our students
opportunities to cultivate team/community building skills and to see themselves
as part of a greater whole.
In this way, FFFS students will cultivate a sustained ability to think for themselves that
will serve them well into high school and beyond.
At a time when nearly 20% of children in the U.S. are affected by obesity and many are
struggling with heightened anxiety and a growing number experience bullying,
the physical health benefit of spending more time being physically active, building
friendships in person and exploring the outdoors and learning new skills is clear.
Not surprisingly, children attending nature and farm based experiential schools that
provide access to outdoor classes tend to be not only more physically fit than their
counterparts at traditional schools who spend all day sitting at desks in a classroom,
they also develop
a) Improved muscle strength, aerobic fitness, and coordination
b) Higher levels of serotonin in the body (the chemical linked to feelings of well-being)
c) Higher levels of vitamin D, which is important for bone & muscle health
d) Improved immune system function
These benefits are essential for young people and how their brains function.
Benefits that translate to academic and personal success. Just as important is the
wellbeing of our children in regard to their mental health. Educational
communities must do better to support them.
Numerous studies have found many mental health benefits to children from spending
time outdoors, but that time is increasingly haRoad to come by for most children.
The average American child spends 4-7 minutes a day in unstructured play outdoors,
while spending over seven hours a day in front of a screen of some kind. The lack of
outdoor playtime for kids has become so prevalent that it even has a name— "nature
deficit disorder". Students who are nature and farm based learners are not at risk of
nature deficit disorder. Foster Forge Farm School will be an educational model for
how students can experience all the mental health benefits that come from spending
time outside, including:
a) Lower levels of stress and fatigue
b) Improved concentration
c) Reduced incidence of ADD and ADHD symptoms
d) Higher levels of happiness overall
The mental, physical, and educational benefits of Forest Forge Farm School are many
to our larger community.
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How the special use will not be a substantial detriment to adjacent lots?
Our intent is that a special use permit for a small school such as Foster Forge Farm
School will be a substantial enhancement to adjacent lots, and not a substantial
detriment to our neighbors. The school's use of animal husbandry and experiential
based studies, and the proposed aesthetics of the property will be in keeping with the
farms and rural nature of the surrounding area and supportive of the property's Rural
Area zoning.
Our activities and presentation will be in keeping with the spiritual and educational
institutions already located in the area, such as the pending Field School and the
nearby St. David's Anglican Church.
By minimizing our footprint and size of our school community to 60 students, having
school operating hours of 8:30 am-3:45 pm Monday -Friday, hosting 3 school related
after -school events during the school year and 2 school related events during the
summer, not hosting athletic events on site, and incorporating low impact lighting,
Foster Forge Farm School intends to be a responsible and respectful neighbor.
How the character of the zoning district will not be changed by the proposed
special use and how the special use will be in harmony with the following?
Foster Forge Farm School will integrate agricultural studies, sustainability and
environmental conservation studies which will not change the rural nature of the
property. In fact, by revitalizing the environmental and agricultural use of the property
with the support of an approved special use permit for our small private school, Foster
Forge Farm School will enhance and maintain what we know is so special about RA
zoned areas in the County: the preservation of natural habitats, the knowledge of
where our food comes from and the support for students who have an interest in
animals and farming but no longer have access to curriculum provided by partnership
with the Future Farmers Association in County public schools or the space at home to
keep an animal to be able to participate in 4-H activities.
The purpose and intent of the Zoning Ordinance
Foster Forge Farm School intends to promote and support State and County policies
which will serve the interests of RA districts and our adjoining neighbors.Sec. 3-101
states that this chapter protects paramount public interests and shall be liberally
construed to effectuate its purpose stated in Albemarle County Code § 3-100 and the
following policies:
a) Production of food and other agricultural and forestal products. It is the policy of the
State and the County to conserve and protect and to encourage the development and
improvement of the Commonwealth's agricultural and forestal lands for the production of
food and other agricultural and forestal products.
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b) Provide essential open spaces. It is also the policy of the State and the County to
conserve and protect agricultural and forestal lands as valued natural and ecological
resources which provide essential open spaces for clean air sheds, watershed
protection, wildlife habitat, as well as for aesthetic purposes.
c) Strong agricultural and forestal economy. It is the policy of the County to support a
strong agricultural and forestal economy.
d) Protect and preserve natural resources and retain continuous and unfragmented
land. It is the policy of the County to protect and preserve its natural resources, which
include mountains, hills, valleys, rivers, streams, groundwater, and retain continuous
and unfragmented land for agriculture, forestry, biodiversity, and natural resource
protection.
The current zoning for the property is RA. The purpose and intent of RA zoning in
Albemarle County is to protect and preserve the rural nature and opportunities that RA
zoning affords to the County and its residents.
Nothing describes Foster Forge Farm School better. As an outdoor based school,
Foster Forge Farm School's mission is in harmony with the intent of RA zoning as we
provide a home base to learn sustainability for now and into the future.
The uses permitted by right in the Zoning District
Foster Forge Farm School will impart in our students the importance of conservation,
sustainability and respectful and restorative land use practices that will serve the County
as our students become adults and the next leaders that understand the importance of
protecting the permitted uses by right in RA areas, including, but not limited to,
agricultural service occupations, agriculture, commercial stable, forestry, game
preserves, wildlife sanctuaries, religious assemblies, small wind turbines, stormwater
management facilities, wildlife sanctuary and other related special use activities
including, but not limited to, agriculture, animal shelter, solar energy systems, outdoor
drama and offsite veterinary services.
The Regulations provided in Section 5 of the Zoning Ordinance as applicable
The following supplementary regulations apply to referenced uses in all districts whether
or not such uses are permitted by right or by special use permit. These supplementary
regulations are in addition to all other requirements of this chapter, the Code, and all
other applicable laws. Unless a waiver or modification is expressly prohibited, any
requirement of section 5 may be modified or waived in an individual case, as provided
herein:
a) The commission may modify or waive any such requirement upon a finding that such
requirement would not forward the purposes of this chapter or otherwise serve the
public health, safety, or welfare or that a modified regulation would satisfy the purposes
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of this chapter to at least an equivalent degree as the specified requirement; and upon
making any finding expressly required for the modification or waiver of a specific
requirement; except that, in no case, shall such action constitute a modification or
waiver of any applicable general regulation set forth in section 4 or any district
regulation. In granting a modification or waiver, the commission may impose conditions
as it deems necessary to protect the public health, safety, or welfare.
b) The boaRoad of supervisors shall consider a modification or waiver of any
requirement of section 5 only as follows:
a. The denial of a modification or waiver, or the approval of a modification or waiver
with conditions objectionable to the developer may be appealed to the boaRoad of
supervisors as an appeal of a denial of the plat, as provided in section 14-226 of
the Code, or the site plan, as provided in sections 32,4,2,7 or 32.4.3.9, to which the
modification or waiver pertains. A modification or waiver considered by the
commission in conjunction with an application for a special use permit shall be
subject to review by the boaRoad of supervisors.
b. In considering a modification or waiver, the boaRoad may grant or deny the
modification or waiver based upon the finding set forth in subsection (a), amend
any condition imposed by the commission, and impose any conditions it deems
necessary for the reasons set forth in subsection (a). (12-10-80; 9-9-92; ORD. 01-
18(4), 5-9-01; ORD.. 11-18(1), 1-12-11)
The public health, safety, and general welfare. (Be as descriptive as possible, including
details such as but not limited to the number of persons involved in the use, operating
hours, and any unique features of the use).
Foster Forge Farm School is a small co-ed middle school that at its max will host 60
students over four grades. Staff max will be 10-12 professionals. We are just as
invested in the public safety, welfare, and health of our local community as we are about
our students and staff.
That is why we be utilizing alternative energy, septic waste systems that don't impact
the land or our waterways, and a small school community that will minimize traffic to
and from school. Offering much of our learning opportunities outside, Foster Forge
Farm School will enhance our students educational experience as well as their mental
health and physical well-being.
CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed project's consistency with the comprehensive plan, including the land use
plan and the master plan for the applicable development area;
Pursuant to the Introduction in the Albemarle County Comprehensive Plan, "Since 1980,
each Virginia locality has been required to have a comprehensive plan. A
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comprehensive plan is a plan for the physical development of the territory within the
locality's jurisdiction. Virginia Code § 15.2- 2223. It provides "a guideline for future
development and systematic change, reached after consultation with experts and the
public." Town of Jonesville v. Powell Valley Limited Partnership, 254 Va. 70, 76, 487
S.E.2d 207, 211 (1997).
[The County's] comprehensive plan is a product of the state statutory scheme that
assures that these changes are not "made suddenly, arbitrarily, or capriciously but only
after a period of investigation and community planning." BoaRoad of Supervisors of
Fairfax County v. Snell Construction Corp., 214 Va. 655, 658, 202 S.E.2d 889, 892
(1974).
More specifically, the purpose of the comprehensive plan is to guide and accomplish a
coordinated, adjusted, and harmonious development of the territory which will, in
accordance with present and probable future needs and resources, best promote the
health, safety, morals, oRoader, convenience, prosperity, and general welfare of the
inhabitants, including the elderly and persons with disabilities. Virginia Code §
15.2-2223.
Obtaining a special use permit for a small school like Foster Forge Farm School on RA
zoned land is complementary and crucial to supporting the mission of the
Comprehensive Plan. The education of young people to protect, preserve and
understand the need, or lack there of, for plans regarding future development in RA
zoned area supports critical thinkers that can add to the conversation as our County
faces potential detriments, obstacles and fortuitous opportunities in our shared future.
The mission of Foster Forge Farm School, like Albemarle County Public Schools,
includes a substantial outdoor component requiring a campus that is open with forest
and environmental habitats that students can explore.
It would be convenient and practical to locate a school campus on rural acres within the
City of Charlottesville or within the County development areas. This would provide a
convenience for families within the development area and would limit vehicle trips on
County roads. But in actuality, private school uses do not generate the income
necessary to compete with development projects with the development areas in the
area.
In addition, private schools require a special use permit in every district except the
downtown Crozet district and certain commercial districts. This additional burden
further limits the ability for private schools to gain access to land within the
development area. Over half of Albemarle County public schools which are funded with
tax dollars and do not require any special use permit are located within the rural areas
in the county.
The proposed site for the Foster Forge Farm School is located on a Major Collector,
Barracks Road and is less than 1 mile from the US 29 bypass. The site is within 800
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feet of a comprehensive plan and area neighborhood seven within 120,000 feet of a 20-
acre site zoned R15 and less than 1.5 miles from a major retail center, the Barracks
Road Shopping Center.
Foster Forge Farm School offers a unique opportunity within Albemarle County, where
50%, and over two million dollars of its educational budget is allocated toward
capital operations for their schools. It is anticipated that more than half of the
students attending Foster Forge Farm School will live in a household in Albemarle
County, paying property taxes towards the County's school budget. Foster Forge Farm
School offers an opportunity for Albemarle County to increase the inventory of
schools within the County and increase the capacity for students within the its public
school system, done at no additional cost to the taxpayer.
In fact, precedent has been set by the County to support alternative private
educational schools in the area. The area within a 2-mile radius of the proposed
Foster Forge Farm School site already has private schools such as Saint Anne's-
Belfield School as well as the approved Field School next -door to the subject
property.
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
The proposed project's impact on public facilities and public infrastructure.
The impact on public facilities and infrastructure will be as little as possible. With our
alternative sanitary and energy uses and small number of people coming and going
from the property during designated times, Foster Forge Farm School will be the model
for sustainable education institutions of the future.
Adjoining properties lie within the Albemarle County jurisdictional area for water and fire
hydrants and connection to the public waterline along Barracks Road is planned. It is
the applicant's intent to apply for this property to be included with the same jurisdictional
area to accommodate fire and rescue needs for the school. Fire and rescue, Station 15,
is nearby on Ivy Road and can provide emergency response.
The current owner feels that investigation has been performed and drain -field areas
have been located for both school use or single-family detached use.
However, the school intends to incorporate a septic waste system with incinerator toilets
that will not require environmental impact from a conventional or engineered septic
system, nor hook up to a septic bypass if available through the City of Charlottesville or
the County. The school intends to connect with the local water infrastructure that is
available to the site and utilize fire hydrants for fire protection.
In regard to traffic impacts, Foster Forge Farm School will enroll 10 students its first
year. Using ITE code 534, Private School (K-8), for 10 students a day, the daily traffic
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will be about 9 average vehicle trip ends morning peak and about 20 average vehicle
trip ends evening peak.
The maximum utilized parking spaces will be ten car spaces and one bus space. Bus
use will reduce the traffic volume. If the student count is 60, then the morning and
evening peaks will be about 53 and 49, respectively using the same ITE Code. ITE
Code 534 is based on only 7 and 5 studies for AM Peak and PM Peak, respectively. AM
Peak directional distribution is 55% entering and 45% exiting, PM Peak directional
distribution is 47% entering and 53% exiting.
All traffic counts are subject to VDOT review and approval.
Additionally, it should be noted that the position of the proposed Foster Forge Farm
School on Barracks Road is 1 1/4 miles west of the Barracks Road Shopping Center. This
proximity to a major retail center will significantly reduce the number of trip origination's
when considering design ADT.
Consider the parent of a student, traveling to a regional service at Barracks Road.,
Harris Teeter, Kroger, Wells Fargo, CVS, USPS, etc. They will be able to stop by and
pick up their child from school on the way home or to shopping at the shopping center.
In addition, Foster Forge Farm School has the potential additional benefit of
providing our neighbor, the Field School and its parents, an opportunity for their
other children, not enrolled at FFFS, a dual location for student drop off, reducing
the amount of driving time and place where parents would be required to bring
their children for school.
Barracks Road, SR 654, is designated a Major Collector Road in Albemarle County with
a posted speed limit of 50 mph or 45 mph for trucks westbound and 45 mph for all
eastbound traffic.
These speed limit signs are located within the limits of the frontage for this parcel; thus,
the site is at a speed limit zone transition. The parcel frontage extends about 621 feet
along the south -side of Barracks Road just west of Montvue Drive.
IMPACTS ON ENVIRONMENTAL FEATURES
The proposed project's impacts on environmental features.
Our open-air classroom setting and small school buildings will minimize our footprint on
the property, our personal waste will be incinerated and used as compost as
appropriate. We intend to restore a small pond and habitat on the property and maintain
tall wild flower stands to support other habitats.
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Foster Forge Farm School intends to restore the pond basin that currently exists on the
property and preserve the screen buffer around the pond and the adjoining wooded
slopes along the southeastern border of the property see attached application plan.
Additionally, a landscape buffer is intended along the entire frontage of Barracks Road
and the intent is to enhance this frontage with new plantings with similar characteristics
and in keeping with the vegetation that currently exists throughout the property.
Land Use Summary Conclusion
The parcel is located just west of Charlottesville and is situated south of Barracks Road,
a two lane paved road just west of Montvue Drive. The property is zoned RA, Rural
Areas. The current 6.44-acre parcel was subdivided from a larger parcel. The property
generally slopes from east to west. There is a guardrail that runs along the easternmost
property frontage where Barracks Road is higher than the site. This corner site area is
'hidden' as it lies below Barracks Road where native trees are present along the road fill
slope.
There are other scattered trees along the entire frontage which are to be saved with the
exception of one tree that will need to be removed for a new entrance to the site.
Additional native road frontage buffer vegetation is planned to provide a continuous
buffer all along the site frontage.
Visually from Barracks Road, the developed site will continue to appear rural in nature,
due to minimal infrastructure that is planned. The most prevalent feature will be the 3-
panel black boaRoad fence and barn along the eastern frontage which is in keeping
with what is seen as you drive along the Route 20 corridor northeast of Charlottesville.
The site includes minimal driveways to the buildings, minimal parking and drop-off areas
and minimal driveway to the rear of the property. While Barracks Road slopes
downward from east to west, the front portion of the property is relatively flat and very
mildly sloped inwards to the site. The entrance was carefully positioned to be mindful of
the current guardrail location and VDOT minimum sight distance requirements for safely
exiting the site. The traffic generation is expected to be minimal and a full commercial
entrance is expected to satisfy VDOT requirements.
With exception of the commercial entrance that will require about one and a half feet of
fill near the road, the entrance at about 40' into the property will be at grade, the
remaining site driveways will lie at or near existing ground elevation where only very
minimal grading will be required to remove topsoil and level and grade for gravel
application.
The planned barn located on the western side of the property is also expected to be at
or near existing grade and will house animals to be used in conjunction with the school
curriculum.
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The other buildings that make up the school are small and quaint and fit the rural
character of the property, diametrically opposite to a massive building that one would
expect to see in a large conventional school setting.
The center of the property is characterized by a lower drainage way where an existing
earth embankment dam is located. No development is planned in this area, except that
which is required to meet Virginia's stormwater runoff regulations.
The pond area is currently present and will be upgraded as required and formed and
shaped to create an aesthetically pleasing environment for observation and education
within the curriculum setting. That leaves the back or southwest corner of the property
where three small buildings are planned.
A driveway to this area of the site will cross the small earth embankment dam and is to
be designed to accommodate a fire truck for safety purposes.
The Deputy Fire Marshall has been to the site and acknowledged the location of the
rear buildings and driveway and confirmed that use of the existing grade of 12-15% is
acceptable for a firetruck to navigate.
The remainder of the site is left undisturbed and in its natural condition with tree cover
and habitat.
Overall, this Land Use is somewhat unique in that the use is designed to meet the land
in its present natural state rather than a land that will be mass graded and modified to fit
the use. In fact, the intent of the site design is to foster environmental sensitivity while
providing a visual opportunity to teach students techniques of environmental -friendly
rural land use design; design techniques that place emphasis on environmental
sustainability. The final site design will be in accordance with what the school intends to
teach, i.e., sustainable development of rural lands in Albemarle County and beyond,
development that meets the needs of the present without compromising the ability of
future generations to meet their own needs.
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