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Home My WebLink AboutSP202200027 Narrative 2022-09-19LINE - GRADE C I V I L E N G I N E E R I N G MEMORANDUM TO: Albemarle County Community Development Staff FROM: Kendra Moon, PE Line and Grade Civil Engineering DATE: September 19, 2022 RE: Wakefield Kennel Special Use Permit Amendment to SP1976-36 Project Details: Applicant: Barry Dofflemyer Engineer: Line and Grade Civil Engineering I Kendra G. Moon, PE Name of Project: Wakefield Kennel Short Description: Relocation of existing commercial kennel facilities Proposed Site: 790 Wakefield Farm, Earlysville, VA 22936 Property Details: Parcel ID Number: 03100-00-00-047AO Short Parcel ID: 31-47A Total Acres: 4.63 Owner: BND Family Limited Partnership Property Address: 790 Wakefield Farm, Earlysville, VA 22936 Current Tenant: Wakefield Kennel (Commercial Kennel) Magisterial District: White Hall Zoning: Rural Areas (RA) Proffered: Yes ZMAs Related to Proffers: None Comprehensive Plan Area: Rural Area 1 Comprehensive Plan Use: Rural Area Comprehensive Plan Use: Unassigned Land Use: Unassigned Surrounding Uses: Single family residential on all sides L I N E + GRADE CIVIL ENGINEERING 113 4° St. NE; srE loo CHARLOTrESVILLE, VA 22902 TEL: (434) 262-0169 LINE-GRADE.COM Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 2 Site Photos: Photo f - Aerial image of existing site (courtesy of Albemarle GIS) A. Background Wakefield Kennel has been in operation in its current Earlysville location since the mid-1950s, prior to the adoption of the zoning ordinance. In 1975 it was purchased by the Dofflemyer family, who still own and operate the facility and live next door to it. The facility was expanded in 1986 with Special Use Permit SP1976-36 (see Appendix A) and has operated until present day without significant change. The current facility is 8,000 sf with 10,500 sf outdoor runs and has 91 kennels (see Appendix B). Of these kennels, 67 are floor -level and 24 are upper -level kennels meant for smaller dogs. Each floor level kennel has a direct connection to the outdoor runs and allows the dog to freely enter and exit the building from the hours of 6:30 am to 6 pm, after which the doors are shut and the dog is kept inside for the night. See Photos 2 and 3 below for current indoor and outdoor kennel areas. LINE GRADE CIVIL ENGINEERING Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 3 Photo 2- Indoor floor -level and upper -level kennels -Y yy�s L I N E + GRADE CIVIL ENGINEERING Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 4 B. Proposal A new commercial kennel facility is proposed adjacent to the existing facility in the rural areas such that the existing facility may remain operational, though at a reduced capacity, until the completion of the new facility (see Appendix C). The proposed facility is approximately 11,650 sf with 6,240 sf outdoor runs and has capacity for approximately 100 kennels. The new facility provides the opportunity for better sound control, slightly increased capacity, and increased pet comfort to meet current market demands. With the rapid growth in the pet care industry, exacerbated by the recent growth in family pets during the Covid-19 pandemic, the kennel industry has experienced a distinct change in the concept of pet care. The current pet care facility is now more commonly known as a "resort" or "spa" and is designed to provide more luxurious indoor accommodations with some outdoor access'. Photo 4 below is an example of the type of "suite" that pet owners are increasingly requesting for their pets. LINE With market demands shifting towards larger, more comfortable indoor facilities, the GRADE existing 1950s kennel is increasingly out-of-date - compounded by normal wear and tear on the building. The proposed kennel will have smaller play yard areas where pets are let outside for designated times during the day, instead of the current CIVIL ENGINEERING "indoor/outdoor" type of pet housing unit where pets can freely enter and exit the building. These designated play times help to reduce noise levels outside, as pets will ' Outdoor access is critical, as some animals will not "relieve themselves' on artificial surfaces Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 5 be kept inside for longer in the double -insulated Morton building'. Additionally, the outdoor fenced areas will include AcoustiFence soundproofing material (see Photo 5 and Appendix D) to further reduce noise levels, though levels measured at the property line are currently below the 55-decibel limit'. Special Exceptions Special exceptions to setbacks and to parking requirements are requested alongside this special use permit. Setbacks Per Sec. 5.1.11 a commercial kennel with outdoor areas must be located at least 500 ft from the property line of any agricultural or residential use. All surrounding L I N E uses are residential, and the kennel is currently within 500 ft of all surrounding properties', including the two owned by the Dofflemyer family. Please see the GRADE special exception request accompanying this application for more information. CIVIL ENGINEERING = Morton buildings feature acoustical steel which helps to reduce noise inside the building a As required per Sec. 5.1.11 of the Zoning Ordinance d Note that the kennel existed before many of these properties were subdivided and built upon Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 6 Parking The required parking for this site is 51 spaces, per the calculations shown in Table 1 below. Table 1. Parking requirements for proposed use per Sec. 4.12.6 The existing facility, with 91 runs, operates with only 12 parking spaces. Since pet owners are simply dropping off and picking up, they are not parked for long periods of time. To avoid excess parking on site, 22 spaces are proposed. Please see the special exception request accompanying this application for more information. C. Consistency with the Comprehensive Plan The land use designation for this site and surrounding parcels is Rural Areas. Though the use is not specifically consistent with the goals of the rural area in the comprehensive plan, it is an existing use that does not pose a threat to natural resources or existing agricultural operations in the area. Approximately half of the site (2.1 acres) will remain forested. The proposed kennel will be built within the turf area already on site and will require very minimal grading. The ability for the dogs to leave the kennel and get fresh air and sunlight is an added benefit that the location in the rural areas can accommodate. D. Impacts on Public Safety Facilities, Public Transportation, Public Schools, Public Parks, Environmental Features, and Adjacent Properties Due to the location of the facility and its relatively minor increase in proposed capacity, there are no foreseen impacts on public facilities in the area, and minor impacts on the environment and adjacent properties. Impact on Public Safety Facilities The nearest public safety facility, Earlysville Fire Station, is located over a mile away from the site. Wakefield Kennel is not within the route to the nearest major road from the fire station, Earlysville Road. In terms of access to the site, if ever needed, nothing will have changed in a significant way to affect fire rescue. Impact on Public Infrastructure LINE GRADE CIVIL ENGINEERING Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 7 Water & Sewer The site is currently served by private well and drainfield. A new well and new drainfield are to be installed once permitted by the Virginia Department of Health. This process is in its preliminary phase. Public Roads and Transportation Infrastructure The subject property is located off of a private road, and trips to the site are only anticipated to increase by 20 trips per day maximums. There is no ITE Trip Generation code that suits the use of this site, but the approximate total trips daily is around 212, assuming that every single kennel is full, the facility is fully staffed, and that each pet is either dropped off or picked up in the same day. Impact on Public Transportation The proposed use has no impact on public transportation as there is currently none in the area. Impact on Public Schools and Parks No public schools or parks exist in the vicinity. Though Chris Greene Lake Park is just over a mile away geographically, it is 5 miles by road. Impact on Environmental Features With the slightly larger building footprint and larger parking area, the overall impervious area on site is increased. However, a stormwater management pond or similar will be built in accordance with stormwater management requirements to ensure that runoff flow rates are reduced from what is existing. As mentioned, the new kennel facility will be built within the existing turf area on site to avoid impact on the wooded areas on site. Approximately 2.1 acres of wooded area will be left untouched, and no disturbance of critical slopes is proposed. Impact on Adjacent Properties The surrounding properties are residential properties zoned RA, with the exception of the residential properties zoned Planned Unit Development (PUD) to the east and south across Wakefield Farm. It is worth noting that the Owner and family own and reside in two of the six adjacent parcels to this site, and that the PUD property to the east has an open space buffer of approximately 75 ft from this property. The existing kennel predates the construction of many of these houses, and the proposed facility will only decrease noise levels from the current condition, as mentioned in Section B. s For comparison, the construction of one single family residence is estimated to increase trips by 15 per day. LINE GRADE CIVIL ENGINEERING Wakefield Kennel Application for Special Use Permit September 19, 2022 1 Page 8 E. Conclusion This special use permit amendment is proposed to allow the improvement of an existing establishment that has been in operation for nearly 70 years. The number of kennels will increase slightly from 91 to 100, but the overall footprint of the building and outdoor runs will slightly decrease from 18,500 sf to 17,890 sf. With the improved soundproofing of building materials, added soundproofing fence, and the revised schedule for outdoor play time, the goal is not only to decrease the impact on neighbors from what is existing, but to eliminate potential nuisances (i.e., excessive noise) entirely. List of Appendices Appendix A: SP1976-36 Appendix B: Existing Conditions Plan Appendix C: Concept Plan Appendix D: AcoustiFence Product Data Sheet LINE GRADE CIVIL ENGINEERING Appendix A SP1976-36 Wakefield Kennel I Special Use Permit GO JN11 OF ALBM EgR� DF A( J ��RCIN�P Planning Department 804/296-5823 414 EAST MARKET STREET ROBERT W. TUCKER, JR. CHARLOTTESVILLE, VIRGINIA 22901 DIRECTOR OF PLANNING July 22, 1976 Barry G. Dofflemyer Post Otfice Box 118 Earlysville, Virginia RONALD S. KEELER ASSISTANT DIRECTOR OF PLANNING MARY JOY SCALA PLANNER Re: Board of Supervisors Action - SP-36-76 Dear Mr. Dofflemyer: This is to advise you that the Albemarle County Board of Supervisors at its meeting July 21, 1976, approved your request for SP-36-76 subject to the following conditions: 1. Expansion limited to 26 runs as proposed on the site sketch; 2. A minimum of nine parking spaces to be provided; 3. Dogs to be kept within the building between the specified hours at night of 10:00 p.m. to 6:00 a.m. Sincerely, C� Jane Gloeckner Planning Department jg/ 'pl s ,r X� . w- VICINITY t IL m ^4 Appendix B Existing Conditions Plan Wakefield Kennel I Special Use Permit y� TM,-.- 31-47A / OWNER: BARRV AND NANCYro PROJECT LOCATION \\III I \ DOFFLEMYER LIVING TRUST _ 1 ` ✓ / / / \�\ // / \\ %\\\� \\\\ \ \ \ \ / _ B. 3360-73/ vA I 1 J\\\ O. R. 583-358 PLAT f / /! OWNER AN RE- 1-40o FLEMYER & \\ \ \\ \ \ \ _562 HARLA N. DOFFLEMYER I D.3. 3919-602 D.E 39/9-5998600 PLAT \ \ goo ZZ /f/\\\ � V� \CEARYAR_r_� 599- VA� J /AV�\VA��A\ RITICAL3� SLOPES (TYP) $�-- � �\�i/\ y 601 \ IIIII \ \ 1 y'° �� -v � 1L\ A\I \\ 575 / 1 I TMR 3/B-V I I \ I I I 1 \ \ \ ' I I\ 1 — — / / /// / / ^ " VICINITY MAP OPEN SPACE 30000': 0 30000 60000 — ao A 1 \ �\ I / � v v \ I I I, I v v, , /// /�% // / °� / /•� � , � � I 1 \IIIII ► 1 / / / 2 - \ yg° \\llll�\�I III II/(� 6°5 \ ��\\_ 4/// //I�4� /// \� ��JI/ 1 604605 ' \,- \\ \\\ -590 --J\\\� �I� TMP.3/-47A OWNER.' END FAMILY LIMITED PARTNERSHIP . 606 �\ 60 D.B. 4821-9 \ \\ / \ r \ \ \\� `595 \ \ \ \ / o.B. \ /T ✓ \ \ \ \ \ I I \\ \_ 1 — — \_— 39 00 PLAT o. E. 583-359 PLAT / / -sow ✓ I I \ \ \\\ \ \ \ \ \ \ \ \\ l \ \ \ \ 'S \ \ \ D. e. 4 0/-308 PLAT 25' RIGHT OF WA Y — 600 —_\ — 608 IMF: 3/-3/A OWNER' MICHELE D. WOOD METE / \ — 1 \ \ \ 5g0 / z- \ 610 \ \ / \ ` / o \ \\\ \ l wB157-14 \,\ \ D.B. 717 36/ PAT -= 611X� \ � \ \ I\I — D.B. 398-39 PLAT EXISTING OUTDOOR RUNS TO BE REMOVED PRIOR TO COMMENCEMENT OF CONSTRUCTION \ J \\ 1 J ) ^ I — J OUT \— qPP\10500614 1 I I I 1\0 EXISTING BUILDING TOBEREMOVED-595— FOLLOWING CONSTRUCTION OF NEW FACILITY \ I \ f F\TYAR ( L' ��> // I \\\ \\.600 �-� � s � II \� 612 ✓ i / ✓ \ / I I I pIN618 / / // \ \ / \ \ \ J / — 613 \ /\ / // \/ I 1 5gIN000 I I--- // \/ — 1, E a' / // / APPROX. LOCATION EXISTING � DRAINFIELD TO BE ABANDONED EXISTING 12 PARKING 1 / SPACES TO BE REMOVED \ \ ' �/ RI9� \ / � ) _609J _ 608 607 ZZ IT Qi N EXISTING CONDITIONS 1" = 40': 0 40 80 W z J Ill f ^ W 0 z z z< O z _j U) z 0L> O w L) Q� Lu w�QLLI z Q -A -A (n Q Q 0 w CONCEPTUAL EXHIBIT o/>/zozz FOR APPROVAL APPROVED SUBMISSION W- 0 PROJEC 2206005 THE WORT. OF L I N E + G R A D L Appendix D AcoustiFence Product Data Sheet Wakefield Kennel I Special Use Permit Product Nam AcoustiFence° Noise Reducing Fences For Manufacturer Info. Contact: Acoustiblok, Inc. 69001nterbay Boulevard Tampa, FL33616 Call - (813) 980-1400 Fax - (813) 549-2653 Email - sales@acoustiblok.com www.acoustiblok.com Product Description Basic Use AcoustiFence was originally developed by Acoustiblok, Inc. for noise isolation on offshore oil rigs, but has since proven successful in many other demanding outdoor settings, such as construction sites, commercial/industrial facilities, and residential communities. AcoustiFence Noise Reducing Fences AcoustiFence is a unique, heavy -mineral filled, barium free, viscoelastic acoustical material that is made in the U.S.A. Unlike fences or shrubs, this material does extraordinarily well in blocking direct sound, and a unique characteristic of the material sets it apart from other sound barriers when dealing with very low frequencies. Sound Absorption Test Results Benefits: • Effectively reduces exterior noise • Easy to install • Resistant to UV, dirt and water • Resistant to corrosion, mold and mildew Acoustiblok, Inc. 16900 Interbay Blvd. Tampa, FL 33616 1 (813) 980-1400 Page 1 of Product Name AcoustiFence® Noise Reducing Fences AcoustiFence Noise Reducing Fences continued... In frequencies of 50Hz and below, the heavy limp AcoustiFence material actually begins to vibrate from low frequency sound waves. In essence it is transforming these low frequency sound waves into mechanical movement and internal friction energy. Laboratory tests indicate that this transformation process inhibits these lower frequencies from penetrating AcoustiFence, reducing their level by over 60 percent relative to the human ear. In addition, AcoustiFence becomes an absorbent material in these frequencies with test results show an NRC (noise reduction coefficient) as high as 0.78 (with 1.00 being the max). As such it is clear that AcoustiFence not only reduces sound as a barrier, but also acts as an acoustical absorbent material in very low frequencies, as opposed to reflecting those frequencies back like most other barriers. It is worth noting that lead sheets (which are toxic) work in the same manner. Green AcoustiFence One of Acoustiblok's most popular products, designed as an advanced sound barrier that easily attaches to most types of fencing, is now available in a new green shade that easily blends into the environment. This makes it ideal for landscaping projects, residential home use and any outdoor applications where blending into the natural foliage is a concern. Green AcoustiFence has the same sound deadening properties and features as our original black AcoustiFence. In addition, this new version features advanced reinforced edging and stainless steel cable ties. Made and sourced in the USA, It comes in 6x30 foot sections and is one of the most effective first steps in reducing noise for industrial, commercial and residential projects. Acoustiblok, Inc. 1 69001nterbay Blvd. Tampa, FL 33616 1 (813) 980-1400 Page 2 of 4 Product Name AcoustiFence® Noise Reducing Fences Sound Transmission Class (STC) Sound Transmission Class (STC) is a single number that represents the sound blocking capacity of a partition such as a wall or ceiling. STC numbers are often called out in architectural specifications, to assure that partitions will reduce noise levels adequately. For performance similar to laboratory test numbers, it is necessary to adhere closely to the construction materials and techniques used in the tested partition. STC is calculated by comparing the actual sound loss measured when 16 test frequencies pass through a partition, with fixed values for each STC level. The highest STC curve that the measured sound loss numbers fit under, determines the STC rating of the partition. STC calculations emphasize sound frequencies that match the human voice. A high STC partition will block the sound of human speech and block noise that interferes with human speech. To estimate high and low frequency performance, consult the Sound Transmission Loss graph included in STC test reports. Impact Insulation Class (IIC) measure transmitted impact noise and are specified for floor -ceiling assemblies only. Acoustical test reports for numerous wall and floor/ceiling designs are available from Acoustiblok on request. All our test data is taken directly from independent 3Id party laboratories under NVLAP certification. (rode"rdem cenlfied rani Sound Transmission Lacs STC Rating = iN OITC Noting = 27 w m p 0 S c E m h O —Sound Transmission Loss V 'STC Cunrou a IN OO Frequency I11r) Sound Transmission Loss Test Results Acoustiblok, Inc. 169001nterbay Blvd. Tampa, FL 33616 1 (813) 980-1400 Pogo 3 of Product Nam AcoustiFence° Noise Reducing Fences Physical Properties • Barium free • Minimum STC 28 per ASTM E90-02 St ASTM E413-87 • Minimum sound attenuation 24 dBA @ 100Hz & 16dBA @ 40Hz • Size -6ft.(1.83m)x30ft.(9.14m)x0.125in. (.3mm)-180ft' (16.83m2) • Color - black or green • High UV resistance • Heat tolerance: 200°F (93°C) for 7 days, less than 1% shrinkage with no deformation. • Do not unroll or flex frozen material. Properties not affected by freeze/thawcycles. • No fungal or algal growth and no visible disfigurement, per ASTM D3273 and ASTM D3274 (rating=10) • Tensile Strength - min. 510 PSI • Weight per section: 185 lbs. (841(g) Material Specifications — Part # "Acoustifence 6x30 Industrial' Acoustical STC 28 / OITC 22 Rating Size 6 ft. (1.83m) x 30 ft. (9. 14m) x 0.125 in .(3mm) 180 ft' (16.72m2) Weight 185 lbs. (841(g) Black brass grommets every 6 in. (152mm) along Fastening top edge with four grommets spaced along the bottom edge Commonly installed horizontally. Color Black (This is an industrial product and minor surface blemishes are a possibility.) /7?COU5f/ IbIOIi® quieting Ne world 6900 Interbay Blvd. Tampa, Florida USA 33616 Telephone: (813)980-1400 www.Acoustiblok.com soles@acoustiblok.com Information herein is, to the best of our knowledge and belief, accurate. However, since conditions of handling and use are beyond our control, we make no guarantee of results and assume no liability for damages incurred by the use of this materiallproduct. All matedallproducts may present unknown health hazards and should be used with caution. Although certain hazards are described herein, we cannot guarantee that these are the only hazards are that exist. Final determination of suitability of this materiallproduct is the sole responsibility of the user. No representations or warranties, either expressed or implied, of merchantability, fitness for a particular purpose or any nature are made hereunder with respect to the information contained herein or the materiallproduct to which the information refers. It is the responsibility of the user to wmpy with all applicable federal, state and local laws and regulations. specifications subject to change withoutnotice. Acoustiblok, Inc. 16900 Interbay Blvd. Tampa, FL 33616 1 (813) 980-1400 Page 4 of 4 Page 4 of 4