The URL can be used to link to this page

Home My WebLink AboutSP201200030 Staff Report 2013-03-12ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP 2012 -30 Peabody School Staff: Megan Yaniglos Planning Commission Public Hearing: Board of Supervisors Hearing: March 19, 2013 TBD Owner: Peabody School Applicant: Valerie Long, Williams Mullen Acreage: 5.09 acres Special Use Permit for: Request for expansion of private school facility in accordance with Sections 20.4.2 and 23.2.2 of the Zoning ordinance TMP: 076M1000001500 By -right use: PUD- Planned Unit Location: 1232 Stoney Ridge Road, at the Development- residential (3 -34 units per acre), intersection of Stoney Ridge Road and mixed with commercial, service and industrial Southern Parkway uses. By special use permit, this facility may have up to 140 students. Magisterial District: Scottsville Conditions: Yes EC: No Proposal: Request for special use permit Requested # of Dwelling Units: 0 amendment to increase maximum number of students from 140 to 210 in and existing private school. DA: X RA: Comp. Plan Designation: Industrial Service- warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential 6.01 -34 units/acre). Character of Property: Peabody School Use of Surrounding Properties: single - family currently consists of a school building, residential and industrial. There is also an parking, and playground area. There is also a adjacent daycare facility across the street. large open space buffer in the west side of the property. Factors Favorable: Factors Unfavorable: 1. The proposal provides more 1. None identified educational opportunities for children in the community. 2. No detrimental impacts to adjoining properties are anticipated. RECOMMENDATION: Staff recommends approval of SP201200030, Peabody School with conditions. SP- 2012 -030 — Peabody School Planning Commission: March 19, 2013 STAFF PERSON: Megan Yaniglos PLANNING COMMISSION: March 19, 2013 BOARD OF SUPERVISORS: TBD SP201200030: Peabody School PETITION: PROJECT: SP201200030 Peabody School PROPOSED: Amend Special Use Permit (SP1996 -046) to expand enrollment of a private school, to increase maximum number of children in facility from 140 to 210 (70 additional students) within Peabody School. No residential units proposed. ZONING CATEGORY /GENERAL USAGE: PUD- Planned Unit Development - residential (3 -34 units per acre), mixed with commercial, service and industrial uses. SECTION: 20.4.2 and 23.2.2 School of Special Instruction COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service- warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01 -34 units /acre) ENTRANCE CORRIDOR: No LOCATION: 1232 Stoney Ridge Road, at the intersection of Stoney Ridge Road and Southern Parkway TAX MAP /PARCEL: 076M 100000 1500 MAGISTERIAL DISTRICT: Scottsville CHARACTER OF SURROUNDING AREA: The subject property is located at the corner of the Southern Parkway and Stoney Ridge Road [Attachment A]. Most of Stoney Ridge Road contains industrial uses, and there is another childcare center, Bright Beginnings. Across from the school, along Southern Parkway, is the Mill Creek neighborhood. Behind the school, to the west of the site, is Fox Chase neighborhood, which contains single family units, and a clubhouse. PLANNING AND ZONING HISTORY: ZMA1985 -029- Mill Creek Industrial Land Trust- Approved rezoning for PUD Planned Unit Development. ZMA1996 -021- Mill Creek Industrial Land Trust- Approved rezoning to amend the development plan for Mill Creek PUD to change the property from Industrial to Commercial to allow a private school. SP1996 -046 Mill Creek Industrial Land Trust /Peabody School- Approved special use permit to establish a private school with 140 students. DETAILS OF THE PROPOSAL: In response to the school's recent and projected growth, the applicant has requested an increase in students from 140 to 210 [Attachment C]. A multi - purpose building and additional parking are proposed with the request. [Attachment B]. The attached plan notes the vacation of a 60 foot undisturbed buffer. This buffer was "voluntarily" established by prior reviews of the property and is not a requirement of the zoning or prior legislative approval. Staff does not find any significant purpose for the 60 foot buffer in this location. The proposed 10 foot landscape buffer will adequately address potential impacts from the proposed multi - purpose building and parking lot. CONFORMITY WITH THE COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Industrial Service which allows for warehousing, light industry, heavy industry, research, office uses, regional scale research, limited production and SP- 2012 -030 — Peabody School Planning Commission: March 19, 2013 marketing activities, supporting commercial, lodging and conference facilities, and residential (6.01 -34 units /acre). This property was previously reviewed and approved under a prior rezoning and special use permit to allow this use on the property. STAFF COMMENT: 31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property, In evaluating whether a use will be a detriment to adjacent properties, the intensity of the use and other impacts are evaluated. Comments and concerns of neighboring properties are also considered. One measure of intensity of the use in relation to nearby and adjoining properties is the traffic impacts of the proposal. A closely related measure of intensity is scale of the use in relation to the neighborhood the use is located. Stoney Ridge Road contains mainly industrial uses, as well as a daycare across the street from the school. Both VDOT and engineering determined that with the anticipated traffic volume occurring during staggered times, a traffic study was not needed. They further found that the traffic impacts of the additional students would be minimal. The proposed additional students will require more parking for parents and staff. Currently, there is insufficient parking on site during peak drop off and pick up times. The applicant provided a parking analysis for current and future needs that was reviewed and approved by the Zoning Administrator [Attachment D]. The applicant has moved some staff parking off site through parking agreements with adjacent owners to alleviate the current condition [Attachment E]. To address the lack of parking long term, the application plan added an additional parking area and turn around. The new parking lot will accommodate the additional students requested. The school is also proposing to add a multipurpose building to the property. This building does not affect the request for additional students, but is located along Southern Parkway, across from single family residential area. The new parking lot and turnaround is also located in this area. During site plan review, a buffer will be required to screen the parking to meet screening and landscape requirements of the zoning ordinance, however Staff is also recommending that the applicant provide additional screening for the multi - purpose building to buffer it from the adjacent residential across from the Southern Parkway. With the additional landscaping for the building, Staff finds that the use will not be a detriment to adjacent property. that the character of the district will not be changed thereby, Peabody School has been operating at this location since 1997. The additional students will not change the character of the district. that such use will be in harmony with the purpose and intent of this ordinance, The purpose and intent of the PUD is to provide for a mixture of uses and housing types. Commercial uses are intended to be limited to a scale appropriate to the support of the residential uses within the PUD. A special use permit was approved in 1996 for this property to contain a private school use. The additional students being requested does not change the use, and therefore, this use is in harmony with the purpose and intent of the district. The increase in enrollment will not significantly change the impact of the use (with the recommended conditions) or its consistency with the purpose and intent of the SP- 2012 -030 — Peabody School Planning Commission: March 19, 2013 ordinance. with uses permitted by right in the district, The additional students will not restrict the current uses or other by -right uses available at this property or adjacent properties. with the additional regulations provided in section 5.0 of this ordinance, No supplementary regulations apply for this use. and with the public health, safety and general welfare. The proposed increase in students will allow families in the community an opportunity for a private school education for academically advanced children of all backgrounds. This can be seen as promoting the public health safety and general welfare of the community. SUMMARY: Staff finds the following factors favorable to this request: 1. The proposal provides more educational opportunities for children in the community. 2. No detrimental impacts to adjoining properties are anticipated. Staff finds the following factor(s) unfavorable to this request: None identified RECOMMENDED ACTION: Staff recommends approval of SP- 2012 -030, Peabody School with the following conditions: 1. Development of the use shall be in general accord with the conceptual plan titled "Peabody School Application Plan for Special Use Permit," prepared by Collins Engineering, with the latest revision date of December 17, 2012, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development: • Location of parking areas and turn arounds • Open Space • Landscape Buffer • Location of multi - purpose building addition as shown on the plan. Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. The maximum enrollment shall not exceed 210 children. 3. Landscape buffer adjacent to the Southern Parkway shall include screening in accordance with Section 32.7.9 of the Zoning Ordinance for the parking, turn around, and the multi - purpose building. SP- 2012 -030 — Peabody School Planning Commission: March 19, 2013 MOTION: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP- 2012 -030, Peabody School, 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 SP- 2012 -030, Peabody School. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Vicinity Map Attachment B — Conceptual Plan, dated October 15.2012 and amended March 7, 2013 Attachment C — Applicant Justification Attachment D — Applicant Parking Analysis Attachment E — Offsite Parking Agreements SP- 2012 -030 — Peabody School Planning Commission: March 19, 2013 SP2012 -030 Peabody School 76M1- 03 - -20 327 76M1- 03 - -12 7g tih 312 My, Legend 111 Qry'" �76M 1- 03 - -19 C�.q 76M1- 03 - -13 �sy7r v4 ~A ' 76 M1 -17 ( Note: Some items on map may not appear in legend) A O �q4•^ 76M1- 03 - -18 �41�G, 306 3.,�� '� °�MMNTMNE�m 10976M1 =02 14 321 �� / - - Y.� 0FREIRESOUE —ION 76 315 �� ' �i ®RoLIsE S.A,IoR ®RoSrOFFICE 7 1076M1 -011 ®E^REA,�RRa RSM 6M1 -02 - -4 10576M1- 04� --12 76M1- 03 - -1,6 Rarc,k 309 7fiM1- 03r - -A 1204 76M1-11 TD8 - 106 76M1 -02� T_ f /, -7 s� O TAM: 77 ,y 76M1- 76f4? �yrk 1205 lap s � / 1232 �'��• r +' f - ` 1221 �90 y OE ALBF 02 �Ilf 3' GIS -Web �' Geographic Data Services www.albemarle.org y�(R.C'.. (434)1296-5832 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources March 11, 2013