HomeMy WebLinkAboutSE202200056 Resubmittal 2022-12-06LINES -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
Revised December 5, 2022
RE: Wakefield Kennel
Special Exception to Parking Requirements
Project Details:
Applicant:
Barry Dofflemyer
Engineer:
Line and Grade Civil Engineering I Kendra G. Moon, PE
Name of Project:
Wakefield Kennel
Short Description:
Reduced parking from 51 to 20 spaces
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
LINE i-
GRADE
CIVIL ENGINEERING
113 41h St. NE; STE 100
CHARLOTTESVILLE, VA 22902
TEL: (434) 262-0169
LINE-GRADE.COM
Wakefield Kennel
Special Exception to Parking
December 5, 2022 1 Page 2
Site Photos:
Photo t - Aerial image of existing site (courtesy of Albemarle GIS)
A. Request of Special Exception to Parking Requirements
Wakefield Kennel currently has 91 kennels, with 8,000 sf building area and approximately
10,500 sf outdoor runs. When the special use permit for its expansion was approved with
SP1976-36, only 9 parking spaces were required. The site currently has 12 parking spaces,
which has proven adequate for its 6 employees and numerous customers. This is mainly
due to the nature of the site where customers simply pick up and drop off their pet and do
not occupy a parking space for more than twenty minutes at most.
Per Sec. 4.12.6 of the Zoning Ordinance, 51 parking spaces are required for the new
commercial kennel that is proposed to replace the existing, see Table 1 below.
Table 1. Parking requirement calculations for the proposed use
USE
i REQUIRED RATE QUANTR
REQUIRMWACES
Kennel,=merdal
I 1spaM/400sf GEA (inelueing mm) 17882sf GM
6
lspene/empo/ee BEmpoRHs)
Gern weem
TOTAL REQUIRED: L I N E +
The new building and outdoor area will have 100 kennels at most and will occupy a smaller GRADE
overall footprint from what is existing. Therefore, it is not anticipated that parking
demands will substantially increase. In order to minimize the negative environmental
impact of the site, the owner proposes to build 20 parking spaces as opposed to the 51
required. Three of these parking spaces will be located by the pole barn behind the
proposed building and will be used for employees only, mostly for maintenance activities.
The six employees will most often park in the main parking lot with the customers.
Effectively, five additional spaces are proposed on site, which are meant to help with peak
demands during evening pickups or holidays.
CIVIL ENGINEERING