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HomeMy WebLinkAboutSP202200027 Correspondence 2022-12-05 (2)LINES -GRADE C I V I L E N G I N E E R I N G COMMENT RESPONSE LETTER December 5, 2022 TO: County of Albemarle Community Development Department 401 McIntire Road, North Wing Charlottesville, VA 22902 ATTN: Kevin McCollum Senior Planner RE: SP202200027 Wakefield Kennel Dear Kevin, On behalf of BND Family Limited Partnership, we offer the following responses and plan revisions to comments dated November 22, 2022. Our Responses are in bolditalic text below each comment. A. Special Use Permit 1. General a. A Site Plan and a WPO/VSMP plan that meets all County and State regulations will be required. Acknowledged A VSMP plan will be submitted following SP approval. 2. Narrative and Use a. The Background section of the application narrative suggests the special use permit was obtained in 1976, but the facility was not expanded until 1986. Can you expand on this? This was a mistake—mymisunderstanding from the client. The facility was expanded around the same time of the Spapproval in 1976. The narrative has been updated. b. Provide additional information on how the existing facility is to remain operational while the new facility is under construction. Staff recommends providing a phasing plan to show existing conditions, proposed phasing conditions, and then proposed final site plan conditions. A proposed phasing plan is now provided in Appendix C. c. The background section suggests there are floor -level and upper -level kennels at the existing facility. Will any of the proposed 100 kennels be stacked in this manner? No, all kennels will be floorlevel. This has been clarified in the narrative. d. What are the proposed hours of operation of the new facility? Hours of operation will remain the same. Staff is there from approximately 6.30 am to 6 pm. Doors are open to the public at 8 am and usually closed around 5.30 pm. The Proposal section of the narrative has been updated to specify this. e. At what times are dogs going to be allowed in the outdoor runs? L I N E + GRADE CIVIL ENGINEERING 113 41h St. NE, STE 100 CHARLOTTESVILLE, VA 22902 TEL: (434) 262-0169 LINE-GRADE.COM SP202200027 Wakefield Kennel Comment Response Letter Decembers, 20221 Page 2 Dogs will be let outside throughout the day, but they will be in rotations of smaller groups. f. If any of the narratives are revised, please include a date of revision. A date of revision has been included on the narratives. 3. Conceptual Plan a. In the project summary table on the conceptual plan, please provide the square footage of the outdoor runs and the number of proposed parking spaces. This information is now provided in the Project Summary table. b. Staff recommends providing a conceptual phasing plan. A conceptual phasing plan is now provided in Appendix C c. Given that this is a commercial use, the minimum buffer/screening standards of Section 21.7 should be met. Staff recommends showing any existing and/or proposed landscaping that will contribute to screening or buffering between the proposed use and abutting properties. Additional landscaping may be required during site planning. Approximate existing tree canopyis nowshown, as well as approximate locations of proposed screening vegetation. More detail will be included with the site plan. d. Provide a date and a date of revision (as applicable) on the Concept Plan. A date and date of revision is provided on the Concept Plan. B. Special Exceptions 1. Parking a. The existing facility has 91 kennels and 12 parking spaces for its customers and employees. The proposed facility has 100 kennels and 22 proposed parking spaces. The request is for substantially less than what the ordinance requires, but Staff is still concerned this will be too much parking. Can you expand on the reasoning behind the 22 spaces a little more? The three spaces in the back by the pole barn are not expected to be used on a regularbasis. That area is currently used forparking during maintenance activities (lawn mowing, etc) but does not have actual parking spaces delineated. The parking spaces in the front of the building are to be used on a regularbasis forboth empioyees and customers. We have removed two of the spaces, proposing 17 total in the main lot and 20 overall. This is effectivelyan increase in 5 parking spaces which wilihelp during the rarer busy times around holidays and some evenings. The SE narrative has been revised. b. The narrative suggests that there are 6 employees that work at the facility, however, the concept plan only shows 3 employee parking spaces. Will the other employees utilize the other 19 parking spaces on site? These are really meant for maintenance and easy access to the pole bam. Employees will typically park in the main lot. 2. Setbacks a. Staff has begun to draft conditions that are provided below to mitigate any potential impacts the proposed use will have on existing neighbors. Acknowleged. L IN E C. Comprehensive Plan (omitted from response letter, but acknowledged — the narrative has been revised to include GRADE some of these points) CIVIL ENGINEERING SP202200027 Wakefield Kennel Comment Response Letter December 5, 20221 Page 3 D. Additional Comments from Reviewers Planning — Kevin McCollum 1. Should the special use permit be approved, the use cannot commence without the appropriate site development plans, building permits, and zoning clearances. Acknowledged; thank you. 2. Except where modified or waived, the use will be subject to the special regulations outlined in Section 5.1.11. Acknowledged Engineering — Emily Cox 1. Since disturbance is over 10,000 sf a VSMP plan will be necessary. Acknowledged.Al VSMP will be submitted following the approval of the SP. 2. Please note that the SWM pond will need to outfall to a conveyance system. Acknowledged There is an existing channel on site that eventually outlets to the stream behind the property. More detail will be included with the VSMP. 3. Please revise the environmental features paragraph on Page 7 of the narrative to state that all County and State stormwater management regulations will be met and evaluated with the VSMP plan. Th/s paragraph has been updated accordingly. Building Inspections— Betty Slough 1. 1 don't really have any comments except they cannot use wood fram construction based on the size of the building. Acknowledged The building will be split Into two parts, what is shown currentlyis the maximum building footprint. More detail will be provided with the site plan. Virginia Department of Health (VDH) —Alan Mazurowski 1. As requested, I have reviewed the subject plan, dated 9/19/22, for the proposed construction, referenced above. I understand that a new well and septic system are being proposed and their design is underway. Once our office has been able to review and approve the plans, I will be able to recommend approval of concept plan and special use permit. Acknowledged Draft Recommended SP Conditions Below are draft conditions. Please let us know if you object to any of these. The wording of these conditions may change slightly before the Planning Commission, but these draft conditions give you a general idea of the conditions Staff will be recommending to the Planning LINE �- Commission. 1. Development of the use must be in general accord with the conceptual plan titled "Wakefield Kennel Diagrammatic Site Layout" drawn by Line and Grade Civil GRADE CIVIL ENGINEERING SP202200027 Wakefield Kennel Comment Response Letter December 5, 20221 Page 4 Engineering. To be in general accord with the Conceptual Plan, development must reflect the following major elements essential to the design of the development: a. Location of buildings; b. Location of parking areas; c. Location of outdoor runs; and d. Location of sound -dampening fence Minor modifications to the plan that do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. The number of kennels may not exceed one hundred (100) dog kennels. 3. The outdoor runs must be surrounded by a sound -dampening fence as shown on the concept plan and described in greater detail in the application narrative. There is no objection to these conditions. Let it be known that a site survey has not yet been completed, so the location of the items listed in bullet 1 willlikelyshift subtly, but will still be in general accord with the conceptual plan. LINE'� GRADE CIVIL ENGINEERING