Loading...
HomeMy WebLinkAboutSP201300010 Staff Report 2013-03-19 �1F Ate., 3$11110's: RGI1 ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP201300010 Regents School of Staff: Christopher P. Perez Tharlottesville Planning Commission Public Hearing: Board of Supervisors Hearing: July 16, 2013 TBD Owner: Christian Aid Mission (CAM) Applicant: Regents School of Charlottesville (RSC) Acreage: 12.5 acre parcel, SP to cover TMP: 05900- 00- 00 -023G1 approximately 4 acres of the site. Location: 3045 Ivy Road Charlottesville VA Zoning: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) Magisterial District: Samuel Miller Conditions: Yes EC: Yes Proposal: Amendment to Special Use Permit Requested # of Dwelling Units: 0 (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. School of Special Instruction (Chapter 18 Section 23.2.2(6)) DA: RA: X Comp. Plan Designation: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development Tots) Character of Property: The property is Use of Surrounding Properties: Surrounding developed with four existing buildings and properties are commercial uses, and single family related parking. (Attachment A) residential uses. Factors Favorable: Factors Unfavorable: 1. Provides an alternative school option for 1. None people who live and work in the area. 2. The use is being located in an existing underutilized building. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. RECOMMENDATION: Staff recommends approval of SP201300010, Regents School of Charlottesville with modifications to the existing conditions from SP201200012. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 . CAS STAFF PERSON: Christopher P. Perez PLANNING COMMISSION: July 16, 2013 BOARD OF SUPERVISORS: TBD PETITION: PROJECT: SP201300010 Regents School of Charlottesville (RSC) PROPOSED: Amendment to Special Use Permit (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. ZONING CATEGORY /GENERAL USAGE: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) SECTION: School of Special Instruction (Chapter 18 Section 23.2.2(6)) COMPREHENSIVE PLAN LAND USE /DENSITY: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development lots). ENTRANCE CORRIDOR: Yes LOCATION: 3045 Ivy Road Charlottesville VA TAX MAP /PARCEL: 05900- 00- 00 -023G1 MAGISTERIAL DISTRICT: Samuel Miller CHARACTER OF SURROUNDING AREA: The subject property is located at 3045 Ivy Road. The surrounding area is primarily developed with commercial uses, and single family residential uses. North of the property are railroad tracks that run behind the property and separate the adjacent residential development of Farmington Subdivision from the subject property. To the East are two commercially zoned properties. To the South is Route 250, Ivy Road. To the West is Broomley Rd and across the road is another commercially zoned property. PLANNING AND ZONING HISTORY: SDP2008 -15 Christian Aid Mission Verizon Tier II PWSF — Deferred SP2004 -19 Christian Aid Mission Alltel PWSF— Withdrawn SDP1992 -052 Christian Aid Mission Administration Building Major Site Plan Amendment — site plan for the Administration Building. Building was built in 1995. SDP1988 -094 Christian Aid Mission Major Site Plan Amendment — site plan for Guest House Relocation and Garage addition, and deceleration lane/ entrance upgrades. SDP1979 Christian Aid Mission Site Plan — site plan for Fellowship Hall, Annex, and Guest House. SP201200012 Regents School of Charlottesville — Special Use Permit for a school of special instruction in an existing building, with limits of 60 students and 9 staff. DETAILS OF THE PROPOSAL: The property is zoned CO - Commercial Office. The Christian Aid Mission (CAM) complex is comprised of four buildings and associated parking on 12.5 acres. Three (3) of the buildings in the complex are utilized by the church. The fourth building, the old Christian Aid Mission's Administration Building, is the only building used by the Regents School of Charlottesville (RSC). The building is a two story building with a basement. The 1 floor has 3,900 square feet (6 classrooms + 1 large multipurpose room and 5 restrooms), the 2 floor has 3,900 square feet (7 classrooms and 3 restrooms), the basement has 3,500 square feet (3 classrooms + 1 large multipurpose room and 2 restrooms). The school currently uses only the top two (2) floors of the building; however, CAM has approved the use of the basement, as well as modification of the room configuration to allow for larger classrooms. With the additional space RSC has applied for a modification to the existing SP for an increase in student enrollment from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons (students and teachers) permitted onsite. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 1 The CAM complex currently has 54 spaces available, of those RSC currently utilizes areas P1, P2, P3 for a total of 15 spaces as previously approved. To accommodate the additional enrollment 10 additional parking spaces are requested for use by RSC, increasing the total parking needs of the school to 25 parking spaces total (1 car per 10 students, 1 space per teacher /administrator). The additional spaces for the increase in enrollment already existing onsite in areas P6 and P7 (see attached Surveyl /concept plan) and are to be utilized by the facility. In anticipation of continued discussions/ comments regarding fencing the recess area to prevent student access to the train tracks RSC staff invited various members of the Board of Supervisors to the site to observe conditions behind the facility which are difficult to describe or depict in photographs. The area between the play area and the railroad tracks consists of extremely thick foliage and steep slopes which consist of substantial thorny brush and vines which resemble conditions similar to that of a jungle. In an attempt to address this issue RSC has proposed to install a relatively small wooden fence (4' tall and 60' long) painted black along a portion of the rear yard to prevent recreational balls from rolling down the hill during recess. This fencing will replace existing temporary orange snow fencing which currently serves in this capacity. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: No substantial detriment. The proposed use will not be a substantial detriment to adjacent Tots. The increased enrollment for the school of special instruction is not expected to be of substantial detriment or impact to adjacent property. Adequate parking is available onsite for the amount of students and staff proposed for the use. VDOT has no objections to the increase in enrollment as the increase will not significantly impact traffic on Ivy Road. The Health Department has reviewed the capacity analysis of the existing septic system provided by Old Dominion Engineering and has approved the increase in persons at the facility to 96 persons (teachers and students). Notably, to accommodate any future growth at the school beyond 96 total occupants, additional drainfield area and /or wastewater treatment will be required. The activities of the school will also not impact residential properties given the distance of the school from neighboring residences and the separation provided by the heavily wooded buffers which surround the property. Planning staff has visited the site numerous times and is comfortable with the natural barriers which exist between the school and the train tracks and feel that they adequately prohibit access and aid in keeping the students onsite. Per recent site visits and review of proposed rendering of the small wooden fence by the applicant (see attachment B) staff has determined that the fence will not be visible from the Rte 250 (a designated Entrance Corridor) due to the proposed size of the fence, substantial distance from the road, grade changes to the rear of the property, building obstructions, and rock outcroppings which conceal the location of the proposed fencing. Character of district unchanged. The character of the district will not be changed by the proposed special use. The school has operated in the current location for 1 school year and no new construction is proposed. The character of the district is not anticipated to change with the increased enrollment. This use will occupy interior space within the existing building. Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter with the uses permitted by right in the district with the regulEtions provided in section 5 as applicable, and with the public health, safety and general welfare. The CO zoning district is intended for commercial uses; however, schools of special instruction are allowed by special use permit, if sited appropriately. This use utilizes an existing building which can safely and adequately accommodate the proposed school, the property has adequate parking for the SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 2 use, the septic has been assessed to be adequate for the number of students and staff (96 persons), and VDOT has determined that the existing entrance is adequate for the proposal. The increased enrollment of the school is not anticipated to negatively impact the CO zoning district. This area contains a mix of existing commercial development and residential development. This use is compatible with the existing uses in the area and uses permitted by right in the district. Consistency with the Comprehensive Plan. The Land Use Plan designates this area as Rural Area (Rural Area 1). The land uses supported by the Rural Areas chapter of the Comprehensive Plan include agriculture, forestry, and conservation. This chapter also outlines the vision and goals for the Rural Areas, and recommends that land uses be small -scale and consistent with traditional rural scales. As stated in the chapter, "Ensure that the scale and scope of any new use is consistent with the existing infrastructure and character of a Crossroads Community...without any requirement for upgrade or expansion of infrastructure ". The proposed increase in enrollment for the school of special instruction still constitutes a small -scale use, this is in keeping with a traditional rural scale since a 96 person (student and teacher) maximum is proposed. The school continues to utilize an existing building and the amount of students proposed does not require any upgrades to the existing entrance, septic, or building, and therefore would not require an upgrade of the existing infrastructure. This site, while located in the Rural Area, is located along a section of Route 250 which consists of old commercial development and commercial and industrial zoned property which dates back to the 1960's prior to Comprehensive Planning in the County. SUMMARY: Staff finds the following factors favorable to this request: 1. Provides an alternative school option for people who live and work in the area. 2. The use is being located in an existing underutilized building. No new structures are being built. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. Staff finds the following factor(s) unfavorable to this request: 1. none RECOMMENDED ACTION: Staff recommends approval of SP 201300010, Regents School of Charlottesville with the following modifications to the existing conditions from SP201200012: 1. The school is limited to the existing administrative building and grounds, as shown on the concept plan (Attachment A). All parking for the facility shall be located in areas designated on the concept plan as P1, P2, P3, P6, and P7. Any additional buildings or other site changes beyond those shown on the approved site plan for SDP1992 -052 titled "Christian Aid Mission Administration Building" prepared by William W. Finley and date approved July 14, 1994 require an amendment to this Special Use Permit. 2. Maximum enrollment shall be 96 persons ( students and teachers onsite). 3. All students shall be over the age of 2 1 /2 years old. 4. Hours of operation for the school shall be between 7:45 a.m. o 4:00 p.m., except that occasional school - related events may occur after 4:00 p.m. 5. No food preparation is permitted onsite without an amen. ent to this Special Use Permit. v ^ �C% SP201300010 — Regents School of Charlottesville (RSC) t /'- Planning Commission: July 16, 2013 X 1 ° S VC>) Opticial‘A MOTION: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201300010, Regents School of Charlottesville, with conditions as stated in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: Move to recommend denial of SP201300010, Regents School of Charlottesville. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Survey 1/ Concept Plan Attachment B — Aerial of proposed fence location and proposed rendering (2 sheets) Attachment C — Parking Areas (2 sheets) SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 4 taise cod © � v lRG1 ' ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP201300010 Regents School of Staff: Christopher P. Perez Dharlottesville Planning Commission Public Hearing: Board of Supervisors Hearing: July 16, 2013 TBD Owner: Christian Aid Mission (CAM) Applicant: Regents School of Charlottesville (RSC) Acreage: 12.5 acre parcel, SP to cover TMP: 05900- 00- 00 -023G1 approximately 4 acres of the site. Location: 3045 Ivy Road Charlottesville VA Zoning: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) Magisterial District: Samuel Miller Conditions: Yes EC: Yes Proposal: Amendment to Special Use Permit Requested # of Dwelling Units: 0 (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. School of Special Instruction (Chapter 18 Section 23.2.2(6)) DA: RA: X Comp. Plan Designation: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development lots) Character of Property: The property is Use of Surrounding Properties: Surrounding developed with four existing buildings and properties are commercial uses, and single family related parking. (Attachment A) residential uses. Factors Favorable: Factors Unfavorable: 1. Provides an alternative school option for 1. None people who live and work in the area. 2. The use is being located in an existing underutilized building. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. RECOMMENDATION: Staff recommends approval of SP201300010, Regents School of Charlottesville with modifications to the existing conditions from SP201200012. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 STAFF PERSON: Christopher P. Perez PLANNING COMMISSION: July 16, 2013 BOARD OF SUPERVISORS: TBD PETITION: PROJECT: SP201300010 Regents School of Charlottesville (RSC) PROPOSED: Amendment to Special Use Permit (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. ZONING CATEGORY /GENERAL USAGE: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) SECTION: School of Special Instruction (Chapter 18 Section 23.2.2(6)) COMPREHENSIVE PLAN LAND USE /DENSITY: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development lots). ENTRANCE CORRIDOR: Yes LOCATION: 3045 Ivy Road Charlottesville VA TAX MAP /PARCEL: 05900- 00- 00 -023G1 MAGISTERIAL DISTRICT: Samuel Miller CHARACTER OF SURROUNDING AREA: The subject property is located at 3045 Ivy Road. The surrounding area is primarily developed with commercial uses, and single family residential uses. North of the property are railroad tracks that run behind the property and separate the adjacent residential development of Farmington Subdivision from the subject property. To the East are two commercially zoned properties. To the South is Route 250, Ivy Road. To the West is Broomley Rd and across the road is another commercially zoned property. PLANNING AND ZONING HISTORY: SDP2008 -15 Christian Aid Mission Verizon Tier II PWSF — Deferred SP2004 -19 Christian Aid Mission Alltel PWSF— Withdrawn SDP1992 -052 Christian Aid Mission Administration Building Major Site Plan Amendment — site plan for the Administration Building. Building was built in 1995. SDP1988 -094 Christian Aid Mission Major Site Plan Amendment — site plan for Guest House Relocation and Garage addition, and deceleration lane/ entrance upgrades. SDP1979 Christian Aid Mission Site Plan — site plan for Fellowship Hall, Annex, and Guest House. SP201200012 Regents School of Charlottesville — Special Use Permit for a school of special instruction in an existing building, with limits of 60 students and 9 staff. DETAILS OF THE PROPOSAL: The property is zoned CO - Commercial Office. The Christian Aid Mission (CAM) complex is comprised of four buildings and associated parking on 12.5 acres. Three (3) of the buildings in the complex are utilized by the church. The fourth building, the old Christian Aid Mission's Administration Building, is the only building used by the Regents School of Charlottesville (RSC). The building is a two story building with a basement. The 1 floor has 3,900 square feet (6 classrooms + 1 large multipurpose room and 5 restrooms), the 2 " floor has 3,900 square feet (7 classrooms and 3 restrooms), the basement has 3,500 square feet (3 classrooms + 1 large multipurpose room and 2 restrooms). The school currently uses only the top two (2) floors of the building; however, CAM has approved the use of the basement, as well as modification of the room configuration to allow for larger classrooms. With the additional space RSC has applied for a modification to the existing SP for an increase in student enrollment from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons (students and teachers) permitted onsite. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 1 The CAM complex currently has 54 spaces available, of those RSC currently utilizes areas P1, P2, P3 for a total of 15 spaces as previously approved. To accommodate the additional enrollment 10 additional parking spaces are requested for use by RSC, increasing the total parking needs of the school to 25 parking spaces total (1 car per 10 students, 1 space per teacher /administrator). The additional spaces for the increase in enrollment already existing onsite in areas P6 and P7 (see attached Surveyl /concept plan) and are to be utilized by the facility. In anticipation of continued discussions/ comments regarding fencing the recess area to prevent student access to the train tracks RSC staff invited various members of the Board of Supervisors to the site to observe conditions behind the facility which are difficult to describe or depict in photographs. The area between the play area and the railroad tracks consists of extremely thick foliage and steep slopes which consist of substantial thorny brush and vines which resemble conditions similar to that of a jungle. In an attempt to address this issue RSC has proposed to install a relatively small wooden fence (4' tall and 60' long) painted black along a portion of the rear yard to prevent recreational balls from rolling down the hill during recess. This fencing will replace existing temporary orange snow fencing which currently serves in this capacity. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: No substantial detriment. The proposed use will not be a substantial detriment to adjacent lots. The increased enrollment for the school of special instruction is not expected to be of substantial detriment or impact to adjacent property. Adequate parking is available onsite for the amount of students and staff proposed for the use. VDOT has no objections to the increase in enrollment as the increase will not significantly impact traffic on Ivy Road. The Health Department has reviewed the capacity analysis of the existing septic system provided by Old Dominion Engineering and has approved the increase in persons at the facility to 96 persons (teachers and students). Notably, to accommodate any future growth at the school beyond 96 total occupants, additional drainfield area and /or wastewater treatment will be required. The activities of the school will also not impact residential properties given the distance of the school from neighboring residences and the separation provided by the heavily wooded buffers which surround the property. Planning staff has visited the site numerous times and is comfortable with the natural barriers which exist between the school and the train tracks and feel that they adequately prohibit access and aid in keeping the students onsite. Per recent site visits and review of proposed rendering of the small wooden fence by the applicant (see attachment B) staff has determined that the fence will not be visible from the Rte 250 (a designated Entrance Corridor) due to the proposed size of the fence, substantial distance from the road, grade changes to the rear of the property, building obstructions, and rock outcroppings which conceal the location of the proposed fencing. Character of district unchanged. The character of the district will not be changed by the proposed special use. The school has operated in the current location for 1 school year and no new construction is proposed. The character of the district is not anticipated to change with the increased enrollment. This use will occupy interior space within the existing building. Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter with the uses permitted by right in the district with the regulations provided in section 5 as applicable, and with the public health, safety and general welfare. The CO zoning district is intended for commercial uses; however, schools of special instruction are allowed by special use permit, if sited appropriately. This use utilizes an existing building which can safely and adequately accommodate the proposed school, the property has adequate parking for the SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 2 use, the septic has been assessed assessed to be adequate for the number of students and staff (96 persons), and VDOT has determined that the existing entrance is adequate for the proposal. The increased enrollment of the school is not anticipated to negatively impact the CO zoning district. This area contains a mix of existing commercial development and residential development. This use is compatible with the existing uses in the area and uses permitted by right in the district. Consistency with the Comprehensive Plan. The Land Use Plan designates this area as Rural Area (Rural Area 1). The land uses supported by the Rural Areas chapter of the Comprehensive Plan include agriculture, forestry, and conservation. This chapter also outlines the vision and goals for the Rural Areas, and recommends that land uses be small -scale and consistent with traditional rural scales. As stated in the chapter, "Ensure that the scale and scope of any new use is consistent with the existing infrastructure and character of a Crossroads Community...without any requirement for upgrade or expansion of infrastructure ". The proposed increase in enrollment for the school of special instruction still constitutes a small -scale use, this is in keeping with a traditional rural scale since a 96 person (student and teacher) maximum is proposed. The school continues to utilize an existing building and the amount of students proposed does not require any upgrades to the existing entrance, septic, or building, and therefore would not require an upgrade of the existing infrastructure. This site, while located in the Rural Area, is located along a section of Route 250 which consists of old commercial development and commercial and industrial zoned property which dates back to the 1960's prior to Comprehensive Planning in the County. SUMMARY: Staff finds the following factors favorable to this request: 1. Provides an alternative school option for people who live and work in the area. 2. The use is being located in an existing underutilized building. No new structures are being built. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. Staff finds the following factor(s) unfavorable to this request: 1. none RECOMMENDED ACTION: Staff recommends approval of SP 201300010, Regents School of Charlottesville with the following modifications to the existing conditions from SP201200012: 1. The school is limited to the existing administrative building and grounds, as shown on the concept plan (Attachment A). All parking for the facility shall be located in areas designated on the concept plan as P1, P2, P3, P6, and P7. Any additional buildings or other site changes beyond those shown on the approved site plan for SDP1992 -052 titled "Christian Aid Mission Administration Building" prepared by William W. Finley and date approved July 14, 1994 require an amendment to this Special Use Permit. 2. Maximum enrollment shall be 96 persons (students and teachers onsite). 3. All students shall be over the age of 2 years old. 4. Hours of operation for the school shall be between 7:45 a.m. to 4:00 p.m., except that occasional school - related events may occur after 4:00 p.m. 5. No food preparation is permitted onsite without an amendment to this Special Use Permit. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 3 MOTION: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201300010, Regents School of Charlottesville, with conditions as stated in the staff report. B. Should the Planning Commission choose to recommend denial of this special use permit: Move to recommend denial of SP201300010, Regents School of Charlottesville. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Survey 1/ Concept Plan Attachment B — Aerial of proposed fence location and proposed rendering (2 sheets) Attachment C — Parking Areas (2 sheets) SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 4 vow *me C � of AL U . 5, V r f'IRGil ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP201300010 Regents School of Staff: Christopher P. Perez Charlottesville Planning Commission Public Hearing: Board of Supervisors Hearing: July 16, 2013 TBD Owner: Christian Aid Mission (CAM) Applicant: Regents School of Charlottesville (RSC) Acreage: 12.5 acre parcel, SP to cover TMP: 05900- 00- 00 -023G1 approximately 4 acres of the site. Location: 3045 Ivy Road Charlottesville VA Zoning: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) Magisterial District: Samuel Miller Conditions: Yes EC: Yes Proposal: Amendment to Special Use Permit Requested # of Dwelling Units: 0 (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. School of Special Instruction (Chapter 18 Section 23.2.2(6)) DA: RA: X Comp. Plan Designation: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development lots) Character of Property: The property is Use of Surrounding Properties: Surrounding developed with four existin buildings and properties are commercial uses, and single family related parking. (Attacht A) residential uses. Factors Favorable: ������////// Factors Unfavorable: 1. Provides an alternative school option for 1. None c-ei■Sivr:/ people who live and work in the area. 2. The use is being located in an existing C S underutilized /semi vacant building. No 0 new structures are being built. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. RECOMMENDATION: Staff recommends approval of SP201300010, Regents School of Charlottesville with modifications to the existing conditions from SP201200012. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 STAFF PERSON: Christopher P. Perez PLANNING COMMISSION: July 16, 2013 BOARD OF SUPERVISORS: TBD PETITION: PROJECT: SP201300010 Regents School of Charlottesville (RSC) PROPOSED: Amendment to Special Use Permit (SP2012 -12) for School of Special Instruction to increase the number persons (students and teachers) permitted at the site from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. Utilize existing structure, no additional buildings proposed. ZONING CATEGORY /GENERAL USAGE: CO Commercial Office — offices, supporting commercial and service; residential by special use permit (15 units /acre) SECTION: School of Special Instruction (Chapter 18 Section 23.2.2(6)) COMPREHENSIVE PLAN LAND USE /DENSITY: Rural Area 1 - Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5 unit/ acre in development lots). ENTRANCE CORRIDOR: Yes LOCATION: 3045 Ivy Road Charlottesville VA TAX MAP /PARCEL: 05900- 00- 00 -023G1 MAGISTERIAL DISTRICT: Samuel Miller CHARACTER OF SURROUNDING AREA: The subject property is located at 3045 Ivy Road. The surrounding area is primarily developed with commercial uses, and single family residential uses. North of the property are railroad tracks that run behind the property and separate the adjacent residential development of Farmington Subdivision from the subject property. To the East are two commercially zoned properties. To the South is Route 250, Ivy Road. To the West is Broomley Rd and across the road is another commercially zoned property. PLANNING AND ZONING HISTORY: SDP2008 -15 Christian Aid Mission Verizon Tier II PWSF — Deferred SP2004 -19 Christian Aid Mission Alltel PWSF— Withdrawn SDP1992 -052 Christian Aid Mission Administration Building Major Site Plan Amendment — site plan for the Administration Building. Building was built in 1995. SDP1988 - 094 Christian Aid Mission Major Site Plan Amendment — site plan for Guest House Relocation and Garage addition, and deceleration lane/ entrance upgrades. SDP1979 Christian Aid Mission Site Plan — site plan for Fellowship Hall, Annex, and Guest House. SP201200012 Regents School of Charlottesville — Special Use Permit for a school of special instruction in an existing building, with limits of 60 students and 9 staff. DETAILS OF THE PROPOSAL: The property is zoned CO - Commercial Office. The Christian Aid Mission (CAM) complex is comprised of four buildings and associated parking on 12.5 acres. Three (3) of the buildings in the complex are utilized by the church. The fourth building, the old Christian Aid Mission's Administration Building, is the only building used by the Regents School of Charlottesville (RSC). The building is a two story building with a basement. The 1 floor has 3,900 square feet (6 classrooms + 1 large multipurpose room and 5 restrooms), the 2nd floor has 3,900 square feet (7 classrooms and 3 restrooms), the basement has 3,500 square feet (3 classrooms + 1 large multipurpose room and 2 restrooms). `a , ` , L ,r The school currently uses only the top two (2) floors of the building; however, CAM ha approved the use of the basement, as well as modification of the room configuration to allow for i e` classrooms. With the additional space RSC seeks approval for an increase in student enrollment from the current 69 allowed under the existing Special Use Permit to increase by 27 persons for a total of 96 persons permitted onsite. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 1 o accommodate the increase in enrollmen' . dition -C -re - ticipated to be added during the day (1 car per 10 students, 1 space per teacher /adm nistrator for - otal" paces). The increase in -nrollment idl brin he_total_requirP rki spices fo the- - - : :1' • . - . - o p ex currently has 54 spaces ^', available; RSC currently utilizes areas P1, P2, P3 for pa ing. The additional spaces for the increase in enrollment will be provided for in areas P6 and P7 (see attached Surveyl /concept plan). i ( > 14 In anticipation of continued discussions/ comments regarding fencing the recess area to prevent student access to the train tracks RSC staff invited various members of the Board of Supervisors tot ' to ___ _ V observe conditions behind the facility which are difficult to describe or depict in photographs. 'tions contain xtremely thick foliage and steep slopes which consist of substantial thorny brush and vines which T 4 ,6 ��: resembl jun9Ie Iike�conditions. In an attempt e -- .:- - • es- " - • e RSC has proposed to )ztv w fitly install a relatively small wooden fence (4' I: II and 60' long) painted black along a portion of the rear yard to prevent recreational balls from rolling do n the hill during recess. This fencing will replace existing temporary orange snow fencing which cure ntly serves in this capacity. 64 ), i) a rte, xpli 1 ANALYSIS OF THE SPECIAL PERMIT REQUEST: -- v-- ' --- Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of c'' Supervisors shall reasonably consider the following factors when reviewing and acting upon an r application for a special use permit: tm No substantial detriment. The increased enrollment for the school of special instruction is not expected to be of substantial detriment or impact to adjacent property. Adequate parking is available onsite for the amount of students and staff proposed for the use. VDOT has no objections to the increase in enrollment as the increase will not significantly impact traffic on Ivy Road. The Health Department has reviewed the capacity analysis of the existing septic system provided by Old Dominion Engineering and has approved the increase in persons at the facility to 96 persons (teachers and students). Notably, to accommodate any future growth at the school beyond 96 total occupants, additional drainfield area and /or wastewater treatment will be required. The activities of the school will also not impact residential properties given the distance of the school from neighboring residences and the separation provided by the heavily wooded buffers which surround the property. Planning staff has visited the site numerous times and is comfortable with the natural barriers which exist between the school and the train tracks and feel that they adequately prohibit access and aid in keeping the students onsite. Per recent site visits and review of proposed rendering of the small wooden fence by the applicant (see attachment B) staff has determined that the fence will not be visible from the Rte 25 due to the proposed size of the fence, substantial distance from the road, grade changes to the rear of th property, building obstructions, and rock outcroppings which conceal the location of the proposed fencing. i - e ru� � rul. WO Wi ll"t114A C'' Character of the district unchanged. d - "Q The school has operated in the current location for 1 school year. 'The character of the district is not anticipated to change with the increased enrollment. This use will occupy interior space within the existing building. Harmony. The CO zoning district is intended for commercial uses; however, schools of special instruction are allowed by special use permit, if sited appropriately. This use utilizes an existing building which can safely and adequately accommodate the proposed school, the property has adequate parking for the use, the septic has been assessed to be adequate for the number of students and staff (96 persons), and VDOT has determined that the existing entrance is adequate for the proposal. The increased enrollment of the school is not anticipated to negatively impact the CO zoning district. This area contains a mix of existing commercial development and residential development. This use is compatible with the existing uses in the area and uses permitted by right in the district. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 2 Consistency with the Comprehensive Plan. The Land Use Plan designates this area as Rural Area (Rural Area 1). The land uses supported by the Rural Areas chapter of the Comprehensive Plan include agriculture, forestry, and conservation. This chapter also outlines the vision and goals for the Rural Areas, and recommends that land uses be small -scale and consistent with traditional rural scales. As stated in the chapter, "Ensure that the scale and scope of any new use is consistent with the existing infrastructure and character of a Crossroads Community...without any requirement for upgrade or expansion of infrastructure ". The proposed increase in enrollment for the school of special instruction still constitutes a small -scale use, this is in keeping with a traditional rural scale since a 96 person (student and teacher) maximum is proposed. The school continues to utilize an existing building and the amount of students proposed does not require any upgrades to the existing entrance, septic, or building, and therefore would not require an upgrade of the existing infrastructure. This site located in the Rural Area is located along a section of Route 250 which consists of old commercial development and,zoning which dates back to - the 1960's prior to Comprehensive Planning in the County. 6xrwrU SUMMARY: Staff finds the following factors favorable to this request: 1. Provides an alternative school option for people who live and work in the area. 2. The use is being located in an existing underutilized/ semi vacant building. No new structures are being built. 3. There are no anticipated detrimental impacts on adjacent property resulting from the intensification of the existing use. Staff finds the following factor(s) unfavorable to this request: 1. none RECOMMENDED ACTION: Staff recommends approval of SP 201300010, Regents School of Charlottesville with the following modifications to the existing conditions from SP201200012: •7 T ,.s",., -""'re I4s 4+ -' . . -P '" -:.s -?-z ^' 3'-`€=r ,'iWic at w; �-:*'i' -t-t z-'e aK, r:.",. .., � '' A,,ks e �; ,e- see: #- . ots-ss . ._p a ge t a st a i i y -st •- -§ 3 at - "e 1r . i t *s :} p la-r a s, . _ < , ft- - -a i i . w : 3 d o $ ls _ A: • g h osi•-ohs v d site-pi an for SDP 1 b 2e•Q;3.:--4— 2 ..; tt r - :x ,M, r ,t" r ,r ^.r... *dr „t z w ..'d.C' $ t 1 `' t199 ;h ere•. '” ...*"t'me }"f^i..w. t ? .itti Dos Perm it 1. The school is limited to the existing administrative building and grounds, as shown on the concept plan (Attachment A). All parking for the facility shall be located in Cpace`s esignated on the concept plan as P1, P2, P3, P6, and P7. Any additional buildings or other site changes beyond those shown on the approved site plan for SDP1992 -052 titled "Christian Aid Mission Administration Building" prepared by William W. Finley and date approved July 14, 1994 require an amendment to this Special Use Permit. 2. Maximum enrollment shall be swts :1. • 96 persons (students and teachers onsite). 3. All students shall be over the age of 2 1 /2 years old. 4. Hours of operation for the school shall be between 7:45 a.m. to 4:00 p.m., except that occasional school - related events may occur after 4:00 p.m. 5. No food preparation is permitted onsite without an amendment to this Special Use Permit. MOTION: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201300010, Regents School of Charlottesville, with conditions as stated in the staff report. SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 3 B. Should the Planning Commission choose to recommend denial of this special use permit: Move to recommend denial of SP201300010, Regents School of Charlottesville. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Survey 1/ Concept Plan Attachment B — Aerial of proposed fence location and proposed rendering (2 sheets) Attachment C — Parking Areas (2 sheets) SP201300010 — Regents School of Charlottesville (RSC) Planning Commission: July 16, 2013 4