HomeMy WebLinkAboutSDP201200053 Legacy Document 2012-11-08 (5)APPLICANT'S PROPOSAL:
Request for minimum design standards to include gravel parking lot, gravel two way access aisle, and no curb or
cutter on either. Also the applicant requests a waiver to negate landscaping requirements in and around the
parking lot.
REASON FOR REVIEW:
The applicant has requested waiver of the minimum design standards of Section 4.12.15a (Surface Material) &
4.12.15g (Curb and Gutter) for the parking lot and two way access aisles. The applicant has also requested waiver
of parking lot landscaping requirements of Section 32.7.9.7.
The Board will need to take actions on the following sections of the Zoning Ordinance:
Design Standards
1. Section 4.12.15a Access and Parking Lot Surface Material
2. Section 4.12.15g Curb and Gutter in Parking Lot and Access
Parking Lot Landscaping
3. Section 32.7.9.7(b) Interior Parking Lot Landscaping
4. Section 32.7.9.8(c)2 Screening of the Parking Lot
WAIVER OF DESIGN STANDARDS
Section 4.12.15 of the Zoning Ordinance requires parking areas and drive access aisles to be both paved and
contain curb and gutter. While Section 4.12.2(c) allows the Zoning Administrator to waive this restriction. The
applicant has submitted a request and justification for the waiver [Attachment B], and staff has analyzed this
request to address the provisions of the Ordinance. Staff has reviewed this waiver request with consideration for
the concerns that are set forth in Section 4.12.15 of the Zoning Ordinance, entitled "Minimum Design
Requirements and Improvements for Parking Areas ", specifically Section 4.12.15a (Surface Material) & 4.12.15g
(Curb and Gutter). These concerns have been addressed directly through the analysis provided herein, which is
presented in two parts, based on the Section of the Ordinance each pertains to.
Section 4.12.15a - Surface materials. All parking areas consisting of four (4) or more spaces shall be surfaced.
The surface materials forparking areas and access aisles shall be subject to review and approval by the county
engineer, based upon the intensity of usage and Virginia Department of Transportation pavement design
guidelines and specifications. The county engineer may approve the use of alternative surfaces deemed equivalent
in regard to strength, durability, sustainability and long term maintenance for the intensity of the use.
Review of the request by Current Development EnOneerini! staff:
The waiver to use gravel parking on the entrance travelway /access road and in the parking area is approved. The
low intensity use is under county control and can be repaired if necessary, and it has sufficiently intermittent
traffic, access control, and a rural location which justify the waiver.
Section 4.12.15 - Curb and gutter in parking areas and along travelways. Curbs shall be established at the
edges of parking areas or access aisles in the following circumstances: (1) in all commercial or institutional
developments requiring eight (8) or more parking spaces; (2) in all multi family dwelling and townhouse
developments requiring eight (8) or more parking spaces; (3) where necessary to control or direct stormwater
runoff; (4) where a sidewalk is located closer than four (4) feet from the edge of an access aisle; and (5) where
necessary to contain vehicular traffic to protect pedestrians and /or property. Gutters shall be required where
necessary to control or direct stormwater runoff. The county engineer may waive or modify this requirement if
deemed necessary to accommodate stormwater management /BMP facility design or existing uses located in the
Rural Areas (RA) zoning district.
Review of the request by Current Development Engineering staff:
The waiver to omit curb and gutter along the travelway /access road and in the parking area is approved.
Stormwater management can be adequately handled, and the low intensity use and rural location justify the
waiver.
Review of the request by Current Development Planning staff:
Section 4.12.2(c) establishes the review process and criteria for granting a waiver of Section 4.12.15. The
preceding comments by staff address the provisions of Section 4.12.2(c).
The Zoning Administrator may modify or waive any or all requirements of section 4.12.15 in an individual case
upon finding that:
The public health, safety, or welfare would be equally or better served by the modification of waiver, Granting
the waiver request equally serves the health, safety, and welfare of the public by forwarding the use of under -used
county -owned land, which is being developed by the County as a facility to increase officer proficiency and safety
of firearms. The site's size and remote rural nature isolate it from more densely populated areas of the County, the
location of the range on site will further limit adverse impact on adjacent agricultural properties, and the site's
location limits impacts to natural, scenic, historic and cultural resources. Neither the parking lot nor the two way
access aisle will be accessible by the general public, since the parking area will be located behind three locked
gates and fences. The parking area is located approximately 1 mile from the site entrance on Fortune Lane. The
parking lot and firing range is anticipated to be used intermittently and/ or occasionally with insignificant vehicle
trips. In consideration of all the above factors, staff finds that the low intensity use is under county control and can
be repaired if necessary, and it has sufficiently intermittent traffic, access control, and a rural location which
justify the waiver.
and, The modification or waiver would not otherwise be contrary to the purpose and intent of this chapter.
Granting the requested waiver for this site is not contrary to the purpose and intent of the chapter, rather the
proposal forwards the intent of Chapter 4.12.1, which establishes minimum standards applicable to new uses,
structures or parking areas, or redeveloped sites, for the purposes of-
(1) maximizing the safety and functionality of parking areas;
The low intensity of the use and intermittent traffic patterns of the site, combined with access control by County
officials maximize the safety and functionality of the parking areas.
(2) providing parking and loading facilities in a reasonable proportion to one or more use's needs,
Based on the low intensity of the use and intermittent traffic patterns of the site this requirement has been
adequately met.
(3) reducing minimum parking requirements to coincide with common usage rather than peak usage; Based on
the low intensity of the use and intermittent traffic patterns of the site this requirement has been adequately met.
(4) minimizing the visual and environmental impacts of parking areas on adjacent lands; and
The firing range is proposed to be located on a heavily wooded 171.86 acre parcel that contains the closed Keene
Landfill, of which only 3.47 acres (2.08 %) of the property is for the range, 0.23 acres (0.13 %) of the site as
parking area, and 2.33 acres (1.35 %) of the site as two way access drive aisle. As such the site will preserve
96.44% (165.83 acres) of the property as open space; this feature alone provides a large expanse of trees, varying
topography and vast expanses of open space which provide heavy screening from adjacent properties throughout
the site. The parking lot is located a minimum of 450 linear feet from any adjacent property line and is buffered
by large expanses of existing tree coverage. The proposed location best minimizes the visual and environmental
impacts of parking areas on adjacent lands.
(5) supporting mass transit opportunities. These regulations also encourage the application of transportation
demand management strategies and allow flexibility in design to reduce traffic congestion and the amount of
land that must be devoted to parking for commercial, industrial and public facility uses. Based on the low
intensity of the use and intermittent traffic patterns of the site this requirement has been adequately met.
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WAIVER OF PARKING LOT LANDSCAPING
Section 32.7.9.7 of the Zoning Ordinance entitled "Parking Lot Landscaping" requires all development subject to
site development plan review to provide the required landscaping for parking lots consisting of five (5) spaces or
more. Of this section of the ordinance the only applicable portion for this development are Section 32.7.9.7(b)
(Interior parking lot landscaping) & 32.7.9.8(c)2 (Screening of Parking Lot). Section 32.7.9.3 allows the agent to
waive the requirement of a landscape plan in whole or in part. The applicant has submitted a request and
justification for the waiver [Attachment B], and staff has analyzed this request to address the provisions of the
Ordinance. Staff has reviewed this waiver request with consideration for the concerns that are set forth in Section
32.7.9.3 of the Zoning Ordinance. These concerns have been addressed directly through the analysis provided
herein.
Section 32.7.9.7(b) - Interior parking lot landscaping: Exclusive of the requirements of section 32.7.9.7 (a) and
(c), an area equal to five (5) percent of the pavedparking and vehicular circulation area shall be landscaped with
trees or shrubs. This shall include one (1) large or medium shade tree per ten (10) parking spaces or portion
thereof, if five (5) spaces or more. Interior landscaping shall be located in reasonably dispersed planting islands
or perimeter areas. Shrub plantings adjacent to a building shall not be counted as interior landscaping;
Section 32.7.9.8 (c)2 - Screening of Parking Lot: Parking lots consisting of four (4) spaces or more shall be
screened from adjacent residential and rural areas districts.
Review of the request by Current Development Planning staff:
Section 32.7.9.3 establishes the review process and criteria for granting a waiver of Section 32.7.9.7(b) and
32.7.9.8(c)2. The preceding comments by staff address the provisions of Section 32.7.9.3.
a. The agent may vary or waive the requirement of a landscape plan in whole or in part together with
improvements required herein upon a finding that:
the requirement of such plan and/or improvement would not forward the purposes of this chapter or otherwise
serve the public interest; The parking lot landscaping requirements for this site do not forward the purpose and
intent of the chapter, which establish minimum standards to provide for the installation, preservation and
maintenance of plant materials intended to:
Section 32.7.9(a) Insure development which is consistent with the goals of the comprehensive plan related
to natural resources and with the plan's environmental and land use standards,
The Albemarle County Planning Commission, at its meeting on April 3, 2012 made a finding that the location,
character and extent of the proposed Law Enforcement Firing Range Facility (Firearms Training Facility at Keene
Landfill Site) is in substantial accord with the County's adopted Comprehensive Plan because the site will utilize
an under -used county -owned land, the site's size and remote nature isolates it from more densely populated areas,
the location of the range on site will further limit adverse impact on adjacent agricultural properties, and the site's
location limits impacts to natural, scenic, historic and cultural resources.
Section 32.7.9(b) Promote the public health, safety and welfare,
Granting the modification request promotes the health, safety, and welfare of the public by forwarding the use of
under -used county -owned land, which is being developed by the County as a facility to increase officer
proficiency and safety of firearms.
Section 32.7.9(c) Conserve energy by providing shade and wind breaks.
The proposal intends to leave 96.44% (165.83 acres) of the property as open space, this feature alone provides far
more shade and wind breaks than the strict interpretation of the parking lot landscaping section of the zoning
ordinance requires.
Section 32.7.9(d) Provide pervious area which helps to reduce run -off and to recharge groundwater,
The proposal intends to provide 3.71 acres (2.16 %) of the site as impervious cover. The majority of the site will
remain as pervious surface. As such the strict interpretation of the zoning ordinance would not further the public
interest by requiring more trees or recharge area onsite.
Section 32.7.9(e) Improve air quality,
The firing range is proposed to be located on a heavily wooded 171.86 acre parcel that contains the closed Keene
Landfill, of which only 3.47 acres (2.08 %) of the property is for the range, 0.23 acres (0.13 %) of the site as
parking area, and 2.33 acres (1.35 %) of the site as access road area. As such the site will preserve 96.44% (165.83
acres) of the property as open space, this feature alone provides a large expanse of trees and open space to
improve air quality for the area.
Section 32.7.90 Minimize noise, dust and glare,
During the CCP review County staff concluded that as a public use the facility is exempt from noise ordinance
provisions of the zoning ordinance. The firing range is proposed to be located on a heavily wooded 171.96 acre
parcel that contains the closed Keene Landfill, of which only 3.47 acres of the property is for the range (2.08% of
the site), as such the site will be heavily screened from adjacent properties by large stands of trees, as well as
varying topography throughout the site. Also, there is no lighting proposed for this site.
Section 32.7.9(g) Promote traffic safety by controlling views and defining circulation patterns,
Neither the parking lot nor the access aisle will be accessible by the general public, since the parking area will be
located behind three locked gates and fences. The parking area is located approximately 1 mile from the site
entrance on Fortune Lane. The parking lot and firing range is anticipated to be used intermittently and/ or
occasionally with insignificant vehicle trips. For all of the above reasons staff recommends approval to waive the
requirement of the parking lot landscaping.
Section 32.7.9(h) Protect and preserve the appearance, character and value of the neighboring properties.
By waiving the parking lot landscaping requirements for the site there are no additional adverse visual impacts on
adjacent properties or public area. The parking area is located a minimum of 450 feet from any adjacent property
line. The site will preserve 96.44% (165.83 acres) of the property as open space, this feature alone provides a
large expanse of trees and open space to visually buffer the facility and parking areas. Neither the parking lot nor
the access aisle will be accessible by the general public, since the parking area will be located behind three locked
gates and fences. The parking area is located approximately 1 mile from the site entrance on Fortune Lane. For
this site parking lot landscaping would result in a more formal site character which is not in keeping with
the rural setting of the area.
a. The agent may vary or waive the requirement of a landscape plan in whole or in part together with
improvements required herein upon a finding that:
such variation or waiver shall have no additional adverse visual impact on adjacent properties or
public areas nor otherwise be inconsistent with section 32.7.9.
As previously noted in the above section, by waiving the parking lot landscaping requirements for the site
there are no additional adverse visual impacts on adjacent properties or public area due to the remote location of
the site and dense existing vegetation onsite.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposal:
Factors favorable to this request include:
1. Proposed use is under County control.
2. The firing range is anticipated to be used intermittently and/ or occasionally with insignificant vehicle
trips.
3. Neither the parking lot nor the two way access aisle will be accessible by the general public, since the
parking area will be located behind three locked gates and fences.
4. The site's size and remote rural nature isolate it from more densely populated areas of the County.
5. The proposal has no additional adverse visual impacts on adjacent properties or public area due to the
remote location of the site and dense existing vegetation onsite.
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Factors unfavorable to this request include: None
Special Exceptions to the Zoning Ordinance:
The requests must be reviewed under the criteria established in Section 31.8 taking into consideration
the factors, standards, criteria and findings for each request; however no specific finding is required in
support of a decision. The request is for minimum design standards of the facility to include gravel parking
lot, gravel two way access aisle, and no curb or cutter on either. Also the applicant requests a waiver to negate
landscaping requirements in and around the parking lot. Staff is able to support all of the requested waivers
described in the staff report due to the findings noted throughout the report. Listed below are the
waivers:
Design Standards
1. Section 4.12.15a Access and Parking Lot Surface Material
2. Section 4.12.15g Curb and Gutter in Parking Lot and Access
Parking Lot Landscaping
3. Section 32.7.9.7(b) Interior Parking Lot Landscaping
4. Section 32.7.9.8(c)2 Screening of the Parking Lot
RECOMMENDATION ON SPECIAL EXCEPTIONS:
Staff recommends approval of the requested waivers (special exceptions) for this facility.
ATTACHMENTS:
A. Portion of the Site Plan (Existing Conditions and Proposal)
B. Applicant Justification