HomeMy WebLinkAbout2002-02-20ACTIONS
Board of Supervisors Meeting of February 20, 2002
February 22 2002
AGENDA ITEM/ACTION
ASSIGNMENT
1. Call to order.
Meeting was called to order at 7:00 p.m., by the
4. From the Public: Matters Not Listed on the Agenda. NONE.
5.1 Resolution to accept roads in Forest Lakes South Block Q, R, S
into the State Secondary System of Highways. ADOPTED.
5.2 Resolution to accept roads in Dunlora, Phase 1F, into the State
Secondary System of Highways. ADOPTED.
5.3 Ordinance to amend Chapter 15, Taxation, Article X, Real
Chairman, Sally Thomas. BOS members present:
Thomas, Perkins, Rooker, Bowerman, and Martin
(Dorrier absent). Officers/staff: Tucker, Cilimberg,
and Davis. Clerk: Bentley.
~rk: Send resolution (Attachment A) and road
description to Glen Brooks. Copy Jim Bryan
(VDOT on action letter.
Clerk: Send resolution (Attachment B) and road
description to Glen Brooks. Copy Jim Bryan
(VDOT on action letter.
Clerk: Send copy of Ordinance (Attachment C) to
estate - In General, of the Code, to establish abatement of
levies on buildings that have been razed, destroyed or
damaged by fortuitous happenings (deferred from February 6,
2002). ADOPTED.
5.4 Commonwealth's Attorney Request for Special Prosecutor.
APPROVED request to fund special prosecutor for three
months.
6. Public hearing to provide information on the availability of
Community Development Block Grant (CDBG) funding for
housing and community development needs in the County. PH
HELD. No action taken.
7. SP-2001-040. Crossroads Waldorf School (Sign #70). After
discussion, consensus was that Attachment A was the
preferred layout, and suggested dropping the word "footprint".
Further, it was suggested that the conditions be revised to
include suggested revisions to conditions #3.8, and 9.
DEFERRED until 3/6/02.
Marsha Davis office. Copy Bruce Woodzell on
action letter.
County Attorney's Office: Include when updating
County Code.
Clerk: Notify Commonwealth Attorney.
Place on 3/6/02 consent agenda.
Provide wording for revised
conditions for that meeting.
8. SP-2001-052. John Decarlo (Signs #91&92). APPROVED wi2
conditions (Attachment D).
9. SP-2001-055. Albemarle Farm Store (Signs # 98&99).
APPROVED with 4 conditions (Attachment D).
10. SP-2000-74. Bartelt Office Park. APPROVED with 3 conditions
(Attachment D).
11. ZMA-2001-16. Bargamin Park (Sign # 57). DEFERRED until
3/6/02 to allow applicant and staff to revise proffers.
12. ZMA-2001-14. Shoppers World (Signs #38&39). APPROVED
w/Proffers (Attachment E).
14. From the Board: Matters Not Listed on the Agenda.
· Ms. Thomas mentioned that the "Italians from our sister city"
are coming for another visit soon. She will provide information
to the Board.
· Mr. Rooker commented that he received a notice regarding
public comments on the Supplemental Environmental Impact
County Attorney and Planning Staff: Present
suggested proffer at 3/6 Board of Supervisors
meeting.
Clerk: Place on 3/6 agenda for discussion.
None.
Clerk: Contact VDOT and then advise the Board of
the correct date by which comments are due.
Statement of Rt. 29 Bypass, and that the time period provided
differed from the information VDOT had previous provided to
the Board.
15. Adjourned at 10:20 p.m.
Attachment A
The Board of County Supervisors of Albemarle County, Virginia, in regular meeting on the 20th
day of February 2002, adopted the following resolution:
RESOLUTION
WHEREAS, the streets in Forest Lakes South Subdivision, Sections Q, R and S described on
the attached Additions Form SR-5(A) dated February 20, 2002, fully incorporated herein by reference,
are shown on plats recorded in the Clerk's Office of the Circuit Court of Albemarle County, Virginia; and
WHEREAS the Resident Engineer for the Virginia Department of Transportation has advised the
Board that the streets meet the requirements established by the Subdivision Street Requirements of the
Virginia Department of Transportation.
NOW, THEREFORE, BE IT RESOLVED, that the Albemarle Board of County Supervisors
requests the Virginia Department of Transportation to add the roads in Forest Lakes South, Sections: Q,
R and S, as described on the attached Additions Form SR-5(A) dated February 20, 2002, to the
secondary system of state highways, pursuant to {}33.1-229, Code of Virginia, and the Department's
Subdivision Street Requirements; and
BE IT FURTHER RESOLVED that the Board guarantees a clear and unrestricted right-of-way, as
described, exclusive of any necessary easements for cuts, fills and drainage as described on the
recorded plats; and
FURTHER RESOLVED that a certified copy of this resolution be forwarded to the Resident
Engineer for the Virginia Department of Transportation.
Recorded vote:
Moved by: Charles S. Martin
Seconded by: David Bowerman
Yeas: Sally H. Thomas, David P. Bowerman, Dennis S. Rooker, Charles S. Martin, Walter F.
Perkins.
Nays: None.
Absent: Lindsay G. Dorrier. Jr.
A Copy Teste:
Ella W. Carey, Clerk, CMC
Board of County Supervisors
3
The roads described on Additions Form SR-5(A) ale:
1)
Ashwood Boulevard (State Route 1670) from the intersection of Route 1678 and Route
1696 at roundabout to end of maintenance at Route 1669 as shown on plat recorded
8/6/99 in the office the Clerk of Circuit Court of Albemarle County in Deed Book 1730
pages 37-53, Deed Book 1830, pages 431-437, Deed Book 1846, pages 210-220, with a
120-foot right-of-way width, for a length of 0.46 mile.
2)
Creekview Lane (State Route 1669) from the intersection of Route 1670 to the cul-de-
sac as shown on plat recorded 6/25/99 in the office the Clerk of Circuit Court of
Albemarle County in Deed Book 1846, pages 210-220, with a 40-foot right-of-way width,
for a length of 0.09 mile.
3)
Keiser Ridge Road (State Route 1668) from the intersection of Route 1670 to the cul-
de-sac as shown on plat recorded 6/25/99 in the office the Clerk of Circuit Court of
Albemarle County in Deed Book 1846, pages 210-220, with a 40-foot right-of-way width,
for a length of 0.06 mile.
4)
Kernwood Place (State Route 1667) from the intersection of Route 1670 to the cul-de-
sac as shown on plat recorded 6/25/99 in the office the Clerk of Circuit Court of
Albemarle County in Deed Book 1846, pages 210-220, with a 40-foot right-of-way width,
for a length of 0.09 mile.
Total Mileage - 0.70 mile.
4
Attachment B
The Board of County Supervisors of Albemarle County, Virginia, in regular meeting on the 20th
day of February 2002, adopted the following resolution:
RESOLUTION
WHEREAS, the streets in Dunlora Subdivision, Phase IF, described on the attached Additions
Form SR-5(A) dated February 20, 2002, fully incorporated herein by reference, are shown on plats
recorded in the,Clerk's Office of the Circuit Court of Albemarle County, Virginia; and
WHEREAS, the Resident Engineer for the Virginia Department of Transportation has advised the
Board that the streets meet the requirements established by the Subdivision Street Requirements of the
Virginia Department of Transportation.
NOW, THEREFORE, BE IT RESOLVED, that the Albemarle Board of County Supervisors
requests the Virginia Department of Transportation to add the roads in Dunlora, Phase 1 F, as described
on the attached Additions Form SR-5(A) dated February 20, 2002, to the secondary system of state
highways, pursuant to §33.1-229, Code of Virginia, and~ the Department's Subdivision Street Require-
merits; and
BE IT FURTHER RESOLVED that the Board guarantees a clear and unrestricted right-of-way, as
described, exclusive of any necessary easements for cuts, fills and drainage as described on the
recorded plats; and
FURTHER RESOLVED that a certified copy of this resolution be forwarded to the Resident
Engineer for the Virginia Department of Transportation.
Recorded vote:
Moved by: Charles S. Martin
Seconded by: David Bowerman
.-Yeas: Sally H Thomas. David P. Bowerman
Perkins.
Nays: None.
Absent: Lindsay G. Dorrier, Jr.
Dennis S. Rooker, Charles S. Martin
Walter F.
A Copy Teste:
Ella W. Carey, Clerk, CMC
Board of County Supervisors
5
The roads described on Additions Form SR-5(A) are:
1)
Charter Oaks Drive (State Route 1164) from the intersection of Route 1174 and existing
Route 1164 to the cul-de-sac as shown on plat recorded 6/10/97 in the office the Clerk of
Circuit Court of Albemarle County in Deed Book 1621, pages 44-53 and Deed Book
1675, pages 631-632, with a 50-foot right-of-way width, for a length of 0.25 mile.
2)
Mountford Court (State Route '1239) from the intersection of Route 1177, Dunlora
Drive, to the cul-de-sac as shown on plat recorded 6/10/97 in the office the Clerk of
Circuit Court of Albemarle County in Deed Book 1621, pages 44-52 and Deed Book
2116. page 613, with a 50-foot right-of-way width, for a length of 0.03 mile.
Total Mileage - 0.28 mile.
Attachment C
ORDINANCE NO. 02-15(1)
AN ORDINANCE TO AMEND CHAPTER 15, TAXATION, ARTICLE X, REAL ESTATE - IN GENERAL,
OF THE CODE OF THE COUNTY OF ALBEMARLE, VIRGINIA
BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that Chapter 15,
Taxation, Article X, Real Estate - In General, of the Code of the County of Albemarle is amended and
reordained as follows:
By Adding:
Sec. 15-1003 Abatement of levies on buildings razed, destroyed or damaged by fortuitous happenings.
Chapter 15. Taxation
Article X. Real Estate - In General
Sec. 15-1003 Abatement of levies on buildings razed, destroyed or damaged by fortuitous
happenings.
Levies may be abated on buildings which are (i) razed or (ii) destroyed or damaged by a
fortuitous happening beyond the control of the owner. No such abatement, however, shall be
allowed if the destruction or damage to such building shall decrease the value thereof by less
than $500. Also, no such abatement shall be allowed unless the destruction or damage renders
the building unfit for use and occupancy for thirty days or more during the calendar year. The tax
on such razed, destroyed or damaged building is computed according to the ratio which the
portion of the year the building was fit for use, occupancy and enjoyment bears to the entire year.
Application for such abatement shall be made by or on behalf of the owner of the building within
six months of the date on which the building was razed, destroyed or damaged.
(Ord. 02-15(1), 2-20-02)
State law reference - Va. Code § 58.1-3222.
I, Ella W. Carey, do hereby certify that the foregoing w~riting 'is a true, correct copy of an Or'dinance duly
adopted by the Board of Supervisors of Albemarle County, Virginia. by a vote of 5 to 0, as recorded
below, at a regular meeting held on February 20, 2002.
Aye Nay
Mr. Bowerman x
Mr. Rooker x
Mr. Martin x
Mr. Perkins x
Ms. Thomas x
Mr. Dorrier (Absent)
Clerk, Board of County Supervisors
Attachment D
Conditions:
SP-2001-052. John Decarlo
The applicant shall provide a copy of a.signed Army Corps of Eng neers permit for this project, or
a written confirmation from the Corps of Engineers that a permit is not required within four (4)
months of the approval date of this permit; and,
The applicant shall stabilize the area around the culvert pipe to the satisfaction of the Albemarle
County Erosion and Sediment Control inspector within four (4) months of the approval date of this
permit.
SP-2001-055 Albemarle F,arm Store
All requirements of VDOT, including sight distance requirements [four-hundred-fifty (450) feet for
the forty-five (45) MPH on Rt. 627], commercial entrance standards [minimum thirty (30)-feet
wide, forty-eight-(48) feet tapers], and a one-hundred (100)-foot taper on the right approach, shal
be completed before the issuance of a certificate of occupancy;
There shall be a maximum of three (3) employees on-site at any particular time;
The Albemarle Farm Store's improvements and the scale and location of the improvements shall
be developed ~n general accord with the site plan entitled, Albemarle Farm Store, prepared by
Daggett & Grigg Architects, and dated December 8, 2001; and,
The hours of operation shall be 7:00 a.m. to 9:00 p.m., Monday through Sunday.
SP-2001-074 Bartelt Office Park
The applicant shall provide recreational amenities, such as a picnic table, grill, and/or benches, in
the southeastern portion of the property. These amenities shall be shown on the final site plan
and installed with the construction of the townhouses;
The applicant shall landscape the reconstructed slopes behind the townhouses and 10,000
square foot office building with screening trees, small shrubs, and groundcover, as approved by
the County's Landscape Planner; and,
The applicant shall use construction techniques, approved by the Planning Staff, that provide
adequate aeration to the existing oak threes.
8
Attachment E
ZMA-2001-14. Shoppers World
PROFFER FORM
Date: 02/20/2002
Tax Map and Parcel Number 61 U-01-00-15
1.529 Acres to be Rezoned from HC to PD-SC
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized
agent, hereby voluntarily proffers the conditions listed below which shall be applied to the property, if
rezoned. These conditions are proffered as a part of the requested rezoning and it is agreed that:
The proprty shall become part of the PD-SC zoning district, which includes the following
properties: Tax Map 61M Parcels 12-1C, 12-1C2 and 12-1D, which were rezoned as PD-SC in
1980, and are depicted on the Shopper's World plan prepared by Muncaster Engineering dated
12/17/01. Vehicular access to the site from adjoining properties zoned PD-SC shall be as shown
on the plan prepared by Muncaster Engineering dated 12/17/01;
The development of the parcel shall be in general accord with the application plan entitled
"Rezoning Application Plan Tile Properties Tax Map 61U Parcel 01-15" dated 01/07/02; and,
The owner shall provide s~gnage for the entrance to Tax Map 61U Parcel 01-15 from the US
Route 29 Southbound Lane to eliminate egress to the U.S. Route 29 Southbound Lane. The
location shal be in general accord with the application plan. The signage at the entrance shall be
modified prior to the issuance of a zoning clearance for any new tenant requesting clearance for
the use of the building after the Board of Supervisors' approval of this Zoning Map Amendment or
within 90 days after this approval, whichever occurs first, and shall be done n accordance with
VDOT requirements.
The Board of County Supervisors of Albemarle County, Virginia, in
February 2002, adopted the following resolution:
RESOLUTION
regular meeting on the 20th day of
WHEREAS, the streets in Forest Lakes South Subdivision, Sections Q, R and S described on the attached
Additions Form SR-5(A) dated February 20, 2002, fully incorporated herein by reference, are shown on plats recorded
in the Clerk's Office of the Circuit Court of Albemarle County, Virginia; and
WHEREAS, the Resident Engineer for the Virginia Department of Transportation has advised the Board that
the streets meet the requirements established by the Subdivision Street Requirements of the Virginia Department of
Transportation.
NOW, THEREFORE, BE IT RESOLVED, that the Albemarle Board of County Supervisors requests the
Virginia Department of Transportation to add the roads in Forest Lakes South, Sections Q, R and S, as described
on the attached Additions Form SR-5(A) dated February 20, 2002, to the secondary system of state highways,
pursuant to {}33.1-229, Code of Virginia, and the Department's Subdivision Street Requirements: and
BE IT FURTHER RESOLVED that the Board guarantees a clear and unrestricted right-of-way, as described,
exclusive of any necessary easements for cuts, fills and drainage as described on the recorded plats; and
FURTHER RESOLVED that a certified copy of this resolution be forwarded to the Resident Engineer for the
Virginia Department of Transportation.
Recorded vote:
Moved by: Charles S. Martin
Seconded by: David Bowerman
Yeas: Sally H. Thomas, David P. Bowerman, Dennis S. Rooker, Charles S. Martin, Walter F. Perkins.
Nays: None.
Absent: Lindsay G Dorrier, Jr.
A Copy4Teste:
In the County of Albemarle 02-08-02P05:24 RCYD
By resolution of the governing body adopted February 20, 2002
The following Form SR-SA is hereby attached and incorporated as part of the governing body's resolution for changes in the
secondary system of state highways.
A Copy Testee Signed (County OfficiaO: ~
Report of Changes in the Secondary System of Stat~I~ighways
Form SR-5A
Secondary Roads Division 5t1/99
ProjectJSubdivision
Forest Lakes South Block Ct, R, S
Type of Change:
Addition
The following additions to the Secondary System of State Highways, pursuant to the statutory prov~sion or provisions cited, are
hereby requested, the right of way for which, including additional easements for drainage as required, is guaranteed:
Reason for Change: Ad dition, New subdivision street
Pursuant to Cod e of Virginia Statute: §33.1-229
Route Number and/or Street Name
Ashwood Boulevard, State Route Number 1670
· Description: From: Intersection Rt. 1678 & Rt. 1696 @ (roundabout)
To: End Maintance Rt. 1669
A distance of: 0.46 miles.
Right of Way Record: Filed with the Albemarle County Clerks Office on 8/6/1999. Deed Book 1846 Pg.210-220 1730
Pg.37-53,1830 Pg.431-437, with a width of 120'
· Creekview Lane, State Route Number 1669 · · Description: From: Intersection Rt. 1670
Ta: Cul De Sac
A distance of: 0.09 miles.
Right of Way Record: Filed with the Albemarle County Clerks Office on 6/25/1999, Deed Book 1846 Pg.210-220, with a
width of 40'
Keiser Ridge R~}ad, State Route Number 1668 "-D~sc~tpti~n:-- l~-rom--: --I n~ers~ct~n ~t. -i-67-6 ....
To: Cul De Sac
A distance of: 0.06 miles.
Right of Way Record: Filed with the Albemarle County Clerks Office on 5/25/1999, Deed Book 1846 Pg. 210-220, with a
width of 40'
Kernwood Place, State Route Number 1667 --D~-sc~pti-~n: t~o~: --Intersection:Rt. 1670
To: Cul De Sac
A distance of: 0.06 miles.
Right of Way Record: Filed with the Albemarle County Clerks Office on 6/25/1999, Deed Book 1846 Pg. 210-220, with a
width of 40'
Page 1 of 1
The Board of County Supervisors of Albemarle County, Virginia, in regular meeting on the 20th day of
February 2002, adopted the following resolution:
RESOLUTION
WHEREAS, the streets in Dunlora Subdivision, Phase 1F, described on the attached Additions Form SR-
5(A) dated February 20, 2002, fully incorporated herein by reference, are shown on plats recorded in the Clerk's Office
of the Circuit Court of Albemarle County, Virginia; and
WHEREAS, the Resident Engineer for the Virginia Department of Transportation has advised the Board that
the streets meet the requirements established by the Subdivision Street Requirements of the Virginia Department of
TranspoCation.
NOW, THEREFORE, BE IT RESOLVED, that the Albemarle Board of County Supervisors requests the
Virginia Department of Transportation to add the roads in Dunlora, Phase 1F, as described on the attached Additions
Form SR-5(A) dated February 20, 2002, to the second ary system of state highways, pursuant to §33.1~229, Code
of Virginia, and the Department's Subdivision Street Requirements; and
BE IT FURTHER RESOLVED that the Board guarantees a Clear and unrestricted right-of-way, as described,
exclusive of any necessary easements for cuts, fills and drainage as described on the recorded plats; and
FURTHER RESOLVED that a certified copy of this resolution be forwarded to the Resident Engineer for the
Virginia Department of Transportation.
Recorded vote:
Moved by: Charles S. Martin
Seconded by: David Bowerman
Yeas: Sally H. Thomas, David P. Bowerman, Dennis S. Rooker, Charles S. Martin, Walter F. Perkins.
Nays: None.
Absent: Lindsay G. Dorrier, Jr.
Copy Teste:
In the Coun~ of Albemarle
By resolution of the governing body adopted February 20, 2002
The following Form SR-$A is hereby attached and incorporated as part of the governing body's resolution for changes itt the
secondary system of state highways.
A Copy Testee Signed (County Official): ~
Report of Changes in the ~ System of State ~ ~ys
Form SR-5A
Secondal~, Roads Division 511/99
Project/Subdivision
Dunlora Phase 'If
Type of Change:
Addition
The following additions to the Secondary System of State Highways, pursuant to the statutory provision or provisions cited, are
hereby requested, the right of way for which, including additional easements for drainage as required, is guaranteed:
Reason for Change: Addition, New subdivision street
Pursuant to Code of Virginia Statute: §33.1-229
Route Number and/or Street Name
Charter Oaks Drive, State Route Number 1164
· Description: From: Intersection Rt. 1174 And ~-xis~in~-Rt~l 1~4 ..................................
To: Cul De Sac
A distance of: 0.25 miles.
Right of Way Record: Filed with the Albemarle County Clerks Office on 6/10/1997 Deed Book 1621 Pg.44-52,deed Book
1675 Pg.631-632, with a width of 50' '
· Mountford Court, State Route Number 1239
· Description: From: Intersection Rt. 1177 Dunlora Drive
To: Cul De Sac
A distance of: 0.03 miles.
Right of Way Record: Filed with theAIbemarle County Clerks Office on ~/10/1997, Deed Book 1621 Pg.44-52,2116
Pg.613, with a width of 50'
Page 1 of 1
ORDINANCE NO. 02-15(1)
AN ORDINANCE TO AMEND CHAPTER 15, TAXATION, ARTICLE X, REAL ESTATE - IN GENERAL,
OF THE CODE OF THE COUNTY OF ALBEMARLE, VIRGINIA
BE IT ORDAINED By the Board of Supervisors of the County of Albemarle, Virginia, that Chapter 15,
Taxation, Article X, Real Estate -In General, of the Code of the County of Albemarle is amended and
reordained as follows:
By Adding:
Sec. 15-1003 Abatement of levies on buildings razed, destroyed or damaged by fortuitous happenings.
Chapter 15. Taxation
Sec. 15-1003
Article X. Real Estate - In General
Abatement of levies on buildings razed, destroyed or damaged by fortuitous
haPpenings.
Levies may be abated on buildings which are (i) razed, or (ii) destroyed or damaged by a
fortuitous happening beyond the control of the owner. No such abatement, however, shall be allowed if
the destruction or damage to such building shall decrease the value [hereof by less than $500. Also, no
such abatement shall be allowed unless the destruction or damage renders the building unfit for use and
occupancy for thirty days or more during the calendar year. The tax on such razed, destroyed or
damaged building is computed according to the ratio which the portion of the year the building was fit for
use, occupancy and enjoyment bears to the entire year. Application for such abatement shall be made by
or on behalf of the owner of the building within six months of the date on which the building was razed,
destroyed or damaged.
(Ord. 02-15(1), 2-20-02)
State law reference - Va. Code § 58.1-3222.
I, Ella W. Carey, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly
adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of 5 to 0, as recorded
below, at a regular meeting held on February 20, 2002.
Aye Nay
Mr. Bowerman x
Mr. Rooker x
Mr. Martin x
Mr. Perkins x
Ms. Thomas x
Mr. Dorrier (Absenti'
C I~'~k, E~:~r~f~ rs
COU-NTY OF ALBEMARLE
Department of Harming & Community Development
401 Mclntire Road, Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
MEMORANDUM
TO:
FROM:
RE:
DATE:
Albemarle County Board of Supervisors
Margaret Maliszewski, Design Planner
Historic Preservation Committee Action on Ordinance to Amend Chapter
15, Taxation, Article X, Real Estate
February 12, 2002
At its meeting on February 11, 2002 the Historic Preservation Committee voted
unanimously to recommend to the Board of Supervisors that the above referenced
proposed ordinance amendment be approved as written. The motion was made by Bob
Watson and seconded by Lowry Abell.
Discussion on the item focussed on the following points:
* that the ordinance does not "a " ' '
pprove demolitions, but rather allows the abatement of
taxes on a structure that no longer stands,
, that the ordinance wording says "may be abated" not "shall be abated".
- that razed structures for which the abatement would be sought would likely be razed
with or without the potential for tax abatement.
- that the more pertinent issue relates to the issuance of demolition permits and the lack
ora mechanism for identifying buildings to be demolished as possible historic
resources.
that the Committee is already charged with addressing the demolition issue.
Cc:
Bob Tucker
Larry Davis
Bruce Woodzell
File
David lq. Bowerman
Rio
Lindsay G. Dorrier, Jr.
Scottwille
Charles S. Martin
Rivanna
COUNTY OF ALBEMARLE
Office of Board of Supervisors
401 Mclntire Road
Charlottesville, Virginia 22902-4596
(434) 296-5843 FAX (434) 296-5800
Walter E Perkins
White Hall
Dennis S. Rocker
Jack Joueti
Sally H. Thomas
Sarnuel Mill~'
February 1-4, 2001
James Camblos, Esquire
Commonwealth Attorney
0 Court Square
Charlottesville, VA 22901
Dear Mr. Camblos:
At its February 20, 2002 meeting, the Board of Supervisors approved your
request to'temporarily fund a special prosecutor for three months. The $12,672 should
be expended out of revenues in your current budget, which includes both the FY2002
and FY 2003 budget periods, i.e., May 2002 through July 2002. You should be able to
cover some of these requested revenues out of your current budget, and any remaining
funds will be covered through end-of-the-year fund balance.
Please call me if you have any questions. Thank you.
Sincerely,
Laurel A. Bentley, CMC
Senior Deputy Clerk
Prin~ed on recycled paper
COUNTY OF ALBEMARI E
MEMORANDUM
TO:
FROM:
DATE:
RE:
Albemarle County Board of Supervisors ~
Robert W. Tucker, Jr., County Executive ~J~
Z
February 14, 2002 ~/
Commonwealth Attorney Request for Special Prosecutor
Attached you will find a request from Mr. James L. Camblos, III, Commonwealth Attorney,
requesting approval for funding of a special prosecutor for three (3) months during which an
Assistant Commonwealth Attorney HI will be out on maternity leave.
I believe Mr. Camblos has made a valid justification for his request of $12,672 and would
recommend that you approve this request by simply allowing him to expend these revenues out of
his current budget which includes both the FY 02 and FY 03 budget periods, i.e., May 2002 through
July 2002. Mr. Camblos should be able to cover some of these requested revenues out of his current
budget and any remaining funds will be covered through end-of-the-year fund balance.
Should you have any questions concerning this matter, please do not hesitate to contact me.
RWT,Jr/dbm
02.009
Attachment
Pc: Mr. James L. Camblos, III
02-14-02P03:31 RCVD
OFFICE OF THE COMMONWEALTH'S ATTORNEY
for the
COUNTY OF ALBEMARLE
JAMES L. CAMBLOS, III
COMMONWEALTH'S ATTORNEY
PHONE: (434) 972-4072
FAX: (434) 972-4093
February 12, 2002
Ms. Sally Thomas, Chairperson
Albemarle County Board of Supervisors
401 Mclntire Road
Charlottesville, Virginia 22902
Re: Special Prosecutor
Dear Ms. Thomas:
STEVEN T. BUCK
DEPUTY
DARBY G. LOWE
RICHARD A. DELORIA
CYNTHIA R. MURRAY
ASSISTANTS
I am writing this letter to request that you approve funding of my Fiscal Year
2002/03 Operating Budget request for $12,672 in advance of the normal budget process.
These fund are needed to cover the three-month period of time during which Darby G.
Lowe, Assistant Commonwealth's Attorney III, will be on maternity leave from this office.
Ms. Lowe is expecting her first child at the end of May, and intends to take a three-month
maternity leave.
In order to properly staff the three courts, and meet the other demands
associated with the function of this office, it ~s imperative that I begin to negotiate now with
an attorney who can fill in for those three months. I need to have that person in place and
ready to work when Ms. Lowe begins maternity leave. We have made contact with several
former prosecutors who would be available to do the job and do it well. We are proposing a
32-hour week for the special prosecutor for a period of three months. The hourly rate
works out to be in the approximate salary range of our Level I and Level II Assistants.
We have explored every option known to us that might be available with
regard to covering this funding request. Unfortunately, we have found that there is no other
way to fund this prosecutor without the assistance of the County. Due to the State hiring
freeze, the Compensation Board will provide no funds for a special prosecutor, and there is
no way to do it through the Sick Bank or an adjustment of salaries.
As you are well aware, this office is comprised of five attorneys who cover
the Juvenile and Domestic Relations District Court, General District Court and Circuit
Court. The workload has been very heavy and has steadily increased over the last several
years. The workload requires all five attorneys ro be in court five days per week. There is
410 EAST HIGH STREET, CHARLOTTESVILLE, VIRGINIA 22902
Ms. Sally Thomas
Re: Special Prosecutor
February 12, 2002
Page 2.
simply no way for this office to absorb Ms. Lowe's caseload during her three-month absence
without a special prosecutor.
Attached for your review is our budget submission request. I would
appreciate it if you would please put this matter on the Board's agenda and give it your
prompt attention. I will be available to make a presentation to the Board, if necessary, and
to answer 'any questions you may have.
Very truly yours, ~
~Ja~mes . Cambtos, III
JLC,III/ceh
cc: Robert W. Tucker, Jr.
---'T r
ALBEMARLE COUNTY
FY 2002/03 OPERATING BUDGET
BUDGET FORM #8 - NEW/EXPANDED PROGRAM
DEPARTMENT: Commonwealth' s AttOrney COST CENTER NAME: Salary
COST CENTER #: 22010
PRIORITY 1OF 5
BRIEF DESCRIPTION OF NEED: One-time stipend salary to purchase the services of a special prosecutor
to fill in the three-month period of maternity leave for one of our Assistant Commonwealth's Attorneys.
FUNDING POSITIONS
TOTAL INCREASED EXPENDITURES: 12,672.00 TOTAL FTE INCREASED:
TOTAL INCREASED REVENUES: POSITION TITLE:
NET LOCAL TAX FUNDING: GRADE:
1. Please provide a detailed description of the enhancement requested and how it fits into your
department's mission and goals. Be specific as to what is actually being enhanced, who, when,
& where.
We are requesting funds to pay a special prosecutor for a period of three months. One Full-time
Assistant Commonwealth's Attorney will be taking three months of maternity leave, n order to meet
the demands placed on this office it is 'mperative that we have someone step in and take at least part
of her caseload. We are requesting this total amount as it is equal to the three-month salary of the
lowest-paid assistant prosecutor in our office.
2. What factors have caused the request for this enhancement in this budget cycle? Please use
data (such as workload measures, service levels and growth factors) to support your
justification for this request. If applicable, provide a graph to better communicate your data-
supported justification of this request.
The term of pregnancy is dictating the need in this fiscal year. The current workload of this prosecutor
includes approximately. 20 plus felony preliminary hearings; 5 bond hearings; 10 Circuit Court trials and
proceedings; and 80 plus traffic cases per week.
3. What impact or value-added will this enhancement bring to services provided to the County?
How will this enhancement improve your departments' ability to provide improved customer
service? Please specify how clients would be better served if implemented.
It would put a tremendous strain on the other prosecutors in our office to cover these cases for a three-
month period. This could not be accomplished without seriously jeopardizing the level and quality of
work product that we are currently producing. This one-time enhancement would keep us at current
staffing and quality levels
4a. (For Non-Position Requests)
Have you tried alternative methods of implementing this program (i.e., out-sourcing, lease
purchases, technology investments, or other implementations?) If so, what are they and why do
you feel the requested program is a better solution?
Yes. We have contac~he Virginia Compensation Board and requested that the funds be appropriated
from the State. There State is currently denying all requests for funds for special prosecutors.
4b. (For Position Requests)
If this is a position request, have you looked at ideas such as process improvements, level-
setting the workload (cross-training staff), or a re-organization of resources as alternatives to a
new position. If so, what are they and why do you feel the requested position is a better
solution?
5. What would be the impact of not funding this enhancement? Would not funding this request
affect current basic services or create a liability issue, etc.?
It would put a tremendous strain on the other prosecutors in our office to cover these cases for a three-
month period. This could not be accomplished without seriously jeopardizing the level and quality of
work product that we are currently producing. This one-time enhancement would keep us at current
staffing and quality levels.
6. Will the program/department need more space after this enhancement? If so, how much, and
what is the potential cost of the reorganization/renovation?
No.
7. Will additional revenues be generated as a result of this enhancement? If so, how will these
revenues be generated and what assumptions are you using to estimate the potential revenue
increase?
No.
Cost Center:
Priority #:
*FOR ALL REQUESTS THAT DO NOT INVOLVE A NEW POSITION*
ALBEMARLE COUNTY
FY 02/03 OPERATTNG BUDGET
BUDGET FORM #8 - NEW/EXPANDED PROGRAMS
DESCRIPTION OF REQUEST
"Other" Salaries (if appropriate)
Part-time Wages
Over-time Wages
Total "Other" Salaries
Recurring (Y/N)?
$0
Benefits
FICA $0
Medicare
Total Benefits $0
no
Operating (Code & Description) Amount
Total Operating $t2,672
Capital (Code & Description) Amount
Tota Capital $0
Total Expenditures
$12,672
Revenue Description
Amount
Total Revenues
INET LOCAL TAX FUNDING
I
$o~
$12,672.~
Cost Center:
22010
Priority #:
1
*FOR ALL REQUESTS THAT DO NOT
INVOLVE A NEW POSITION*
ALBEMARLE COUNTY
FY 02/03 OPERAT];NG BUDGET
BUDGET FORM #8 -
NEW/EXPANDED PROGRAMS
DESCRIPTION OF REQUEST
Part-time Wages
Over-time Wages
Total "Other" Salaries
Benefits
FICA
Medicare
Total Benefits
Stipend for Special
Prosecutor
Recurring (Y/N)?
$0
$0
$o
$o
Operating (Code & Description)
Amount
$12,672
Total Operating $12,672
Capital (Code & Description)
Amount
Total Capital_
Total Expenditures
Revenue Description
$0
$12,672
Amount
Total Revenues
$0
$12,672
JAUNT, INC.
104 Keystone Place
Charlottesville, VA 22902-6200
Robert W. Tucker, Jr.
Albemarle County Executive
401 Mclntire Road
Charlottesville, VA 22902
February 5, 2002
Dear Bob,
We are pleased to submit our Second Quarter Report for JAUNT services for
FY02. The following is a summary of statistics for services in Albemarle County:
Jul-Dec Budgeted Actual Actual Budgeted Actual
Trips Tri ps Tri ps Hours Hours
FY02 FY02 FY01 FY02 FY02
Agency 9,550 9,414 9,449 3,620 3.251
Urban Public 11,400 12,093 10,627 4,650 4,887
Rural Public 10,710 12,723 10,038 5,225 6,184
JABA/ADC 3,600 2,901 2,922 1,350 885
Night/Wknd.- 1,300 1,361 1,854 610 613
29 North 2,050 2,203 2.027 1,650 1,663
Actual
Hours
FY01
3,627
4,389
4,854
1,114
597
1,668
Total 38,610 40 695 36,917 17,105 17,483 16,249
Based on current financial and service information, we do not anticipate a budget
shortfall at this time, though we will continue to monitor rural services, which are
exceeding our expectations.
y
Executive Director
CC:
Juandiego Wade
Clifford Buys
Carolyn Fowler
Bay East
Phone: (434) 296-3184, (800) 36JAUNT · Operations (434) 296-6174 · Fax: (434) 296-4269 * www.avenue.org/jaunt
Moving Central Virginians For Over 25 Years
FAX/434)
972-4126
COUNTY OF ALBEMARLE
Department of Building Code and Zoning Services
40I Mclntire Road, Room 227
Charlottesville, Virginia 22902-4596
TELEPHONE I434) 296-5832
TTD (434) 9724012
February 8, 2002
Roger W. Ray
Roger W. Ray and Assoc., Inc.
1717-1B Allied Street
Charlottesville, VA 22903
RE: OFFICIAL DETERMINATION OF DEVELOPMENT RIGHTS AND PARCELS- Tax
Map 97, Parcel 24 (Property of Harry Courtney Powell Sr. and Reva A. Powell)
Section 10.3.1
Dear Mr. Ray:
The County Attorney and I have reviewed the title information for the above-noted
property. It is the County Attorney's advisory opinion and my official determination that
Tax Map 97, Parcel 24 contains five (5) parcels and twenty-three (23) theoretical
development rights. The parcels are shown on a map key that is attached to this
determination. The basis for this determination is summarized as follows:
Our records indicate Tax Map 97, Parcel 24 contains 247.250 acres and one (1)
dwelling. The property is not in an Agricultural Forestal District. The most recent
deed for this property is recorded in Deed Book 1537, page 447. The most recent deed
for the parcels described below prior to the date of adoption of the Albemarle County
Zoning Ordinance (December 10, 1980)is recorded in Deed Book 265, page 75.
Deed Book 265, page 75, dated October 8, 1945, conveyed a two/thirds interest in
property of the late Janie H. Powell from Maude Powell McGuire, L. C. McGuire &W.
Forrest Powell to Harry H. Powell & Amanda J. Powell. The lands are described as
follows:
FIRST: 185 ¼ acres about two miles west of Covesville on the road to
Hungrytown, consisting of three adjoining tracts,
(1) one of 100 acres conveyed to Joseph S. Hudson by R. L. Moran and wife by
a deed dated June 9th, 1871 and recorded in D. B. 66, p. 365; It is
determined that this tract was a lot of record on December 10, 1980.
h\DEPT~Building & Zoning\Determin of Parcel\97-24 Powell.doc
02-12-02P0i:30 RCVD
Powell Determination
February 8, 2002
Page 2
(2) 50 acres conveyed to Joseph S. Hudson by R. L Moran and wife by a deed
dated August 8th, 1873 and recorded in D. B. 68, p. 149; It is determined
that this tract was a lot of record on December 10, 1980.
(3) 35 % acres conveyed to Joseph S. Hudson by R. L. Moran and wife by a
deed dated June 10th, 1874 and recorded in D. B. 68, p. 724.
Deed Book 68, page 724, dated June 10, 1874 conveyed two lots or
parcels of land lying on the head waters of the South Hardware containing
together 35 ¼ acres from R. L. Moran and wife to Joseph S. Hudson by a
deed dated June 10th, 1874 and recorded in D. B. 68, p. 724. The first is
described as containing 6 ¼ acres. The second is described as containing
29 acres. Each is further described by metes and bounds. The source of
title is not provided. Roger Ray has sketched the location of these parcels
on a tax map included with this request. They are shown as two separate,
non-contiguous parcels on opposite sides of the road.
Note that D.B. 265, p. 75 describes the property as two lots containing 35 ¼
acres. It is determined that this deed did not combine the two parcels
described in D.B. 68, p. 724. Therefore, each of these were lots of record on
December 10, 1980.
These three pieces together aggregate 185 ¼ acres and are generally known as
the Moran Place.
SECOND: 210 acres conveyed to Joseph S. Hudson by Joseph Hamner,
Administrator by a deed dated June 9th, 1854 and recorded in D. B. 52, p. 19.
This property is generally known as the Eades property. This property is not part
of this determination.
THIRD: 100 acres conveyed to Joseph S. Hudson by George Perkins, Trustee
and S. A. Burch and wife by a deed dated March 24th, 1891 and recorded in D.
B. 95, p. 283. This property is generally known as the Wingfield property. This
property is not part of this determination.
FOURTH: About 166 acres devised to Joseph S. Hudson by Joseph Wingfield,
by will spread in W. B. 28, p. 97 under the third clause described as the two
upper mountain fields with woodland attached. This property is not part of this
determination.
h\DEPT~Building & Zoning\Determin of Parcel\97-24 Powell.doc
Powell Determination
February 8, 2002
Page 3
FIFTH: 63 acres conveyed to M. B. Hudson, W. N Hudson and E. W. Hudson by
W. G. Moran and wife by a deed dated January 14th, 1914 and recorded in D. B.
154, p. 491. It is determined that this tract was a lot of record on December
10, 1980.
SIXTH: 189 3/4 acres allotted to Lily F. Wade in the partition of H.W. Norvell's
estate, and conveyed to E.W. Hudson by Lyttleton Waddell, Commissioner by a
deed dated June 13th, 1932 and recorded in D. B. 216, p. 421 with plat on 422.
This property is not part of this determination.
The first deed for this property recorded after December 10, 1980 is in Deed Book 719,
page 112, dated April 13, 1981 conveyed 247.250 acres from Amanda J. Powell to
Harry Courtney Powell, Sr. and Reva A.- Powell as tenants by the entirety with full rights
of survivorship as at common law, and not as tenants in common. The property is
described, in part, as all that certain tract or parcel of land, on either side of State Route
633, containing 247.250 acres, more or less, being described as Parcels First and Fifth,
containing 185.25 acres and 63 acres, respectively, in a deed of Maude Powell McGuire
dated October 8, 1945 and recorded in Deed Book 265, page 75.
While this deed uses the singular term :tract or parcel, it is determined that it did
not combine the parcels. The deed also references the descriptions of the
property contained in Deed Book 265, page 75. There was no approved plat nor
was there language in the deed demonstrating the intent to combine these
parcels into one.
Deed Book 1537, page 447, dated November 4, 1994 conveyed 247.250 acres from
Harry Courtney Powell, Sr. and Reva A. Powell to. Harry Courtney Powell, Sr. and Reva
A. Powell as tenants in common in equal one-half shares. The property is described as
the same that was conveyed in Deed Book 719, page 112. Likewise, it is determined
that this deed did not combine the parcels.
There have been no off-conveyances since the recordation of this deed. Based on this
history, Tax Map 97, Parcel 24 is determined to be five (5) parcels with a total of twenty-
three (23) development rights.
The parcel is entitled to the noted development rights if all other applicable regulations
can be met. These development rights may only be utilized within the bounds of the
original parcels with which they are associated. These development rights are
theoretical in nature but do represent the maximum number of lots containing less than
twenty one acres allowed to be created by right. In addition to the development right
I:~)EPT~Building & Zoning\Determin of Parcel\97-24 Powell.doc
Powell Determination
February 8, 2002
Page 4
lots, the parcel may create as many smaller parcels containing a minimum of twenty-
one acres as it has land to make.
It is further determined that Route 633 does not operate to divide these tracts into
separate parcels.
If you are aggrieved by this determination, you have a right to appeal it within thirty days
of the date notice of this determination is given, in accordance with Section 15.2-2311 of
the Code of Virginia. If you do not file a timely appeal, this determination shall be final
and unappealable. An appeal shall be taken only by filing with the Zoning Administrator
and the Board of Zoning Appeals a notice of appeal which specifies the grounds for the
appeal. An appeal application must be completed and filed along with the fee of $95.
The date notice of this determination was given is the same as the date of this letter.
If you have any questions, please contact me.
Sincerely,
J~ohn Shepherd
Manager of Zoning Administration
Copies:
Harry Courtney Powell Sr. and Reva A. Powell
353 AItamont Lane
Fauber, VA 22938
Gall South and David Metcalf
2325 Rocky Top Road
Charlottesville, VA 22911
H~ay Carver, Real Estate Department
Ila Carey, Clerk Board of Supervisors
Reading Files
I:~DEP'~Building & Zoning\Deterrnin of Parcel\97-24 Powell.doc
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MAP I~'£¥ Fol~
'l:J~. ~. P..2,q'
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COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
_AGENDA TITLE:
PUBLIC HEARING - Community Development Block Grant
SUBJECT/PROPOSAL/REQUEST:
Information on and solicitation of input for the development of
a Community Improvement Grant Proposal
STAFF CONTACT(S):
Tucker, Roxanne White, Ron White
BACKGROUND:
AGENDA DATE:
Februaw 20,2002
ITEM NUMBER:
ACTION: X INFORMATION:
CONSENT AGEN DA:
ACTION:
INFORMATION:
ATTACH M E N TS: NNo/,~ ~..~_j--''''~
REVIEWED BY:
/
Local citizen participation is encouraged throughout the process of developing Community Improvement Grant (CIG) proposals
funded through the Virginia Community Development Block Grant (CDBG) program. To facilitate participation, two public
hearings are required. The first hearing is to provide information to the public on funding availability, the County's housing and
community development needs, and performance on past CDBG-funded activities. The public may also disct~ss needs other
than those identified by staff. The second hearing will be held on any proposed applications that may be submitted
DISCUSSION:
The County of Albemarle is eligible to apply for up to $2.5 million in CDBG funding for projects that benefit Iow- and moderate-
income persons. Eligible activities include economic development, housing rehabilitation, housing production, community
facilities, and community service facilities. Potential needs identified include the acquisition and rehabilitation of the Whitewood
Village Apartments by a partnership created by the Albemarle Housing Improvement Program and water system needs in the
Corville Farms Subdivision, Greenwood. The latter project will need to be developed further to determine its eligibility, while
the former will be significantly the same proposal as submitted last year.
Albemarle County has been successful in receiving a number of CIGs over the years, the most recent being a multi-year
funded grant for housing and neighborhood improvements for the Porters Road and Yancey School neighborhood.
Approximately $3 million was invested in this project ($771,000 in CDBG funding) to rehabilitate 29 homes, construct five new
homes, demolish 13 dilapidated structures, construct a community park, and refurbish a community center. All activities, with
the exception of completion of the five new homes, should be completed by early summer 2002.
RECOMMENDATION:
This public hearing is being held to provide information on CDBG funding that may be available and to obtain input on potential
projects from Iow- and moderate-income persons or persons representing Iow- and moderate-income communities.
02.022
02-1£-02A09:34 RCVD
We, the undersigned petition the Albemarle County Board of Supervisors to
respond in action to the needs of the residents of Corville Farm Subdivision with
assistance/~btaining sufficient and clean household tap water supply:
-, / iix.. .
16.
17.
18.
~o. ,~ q -
21.
Feb 20 02 11:49a VDH-Drinking Water-LFO 540-463-3892
E. Anne Peter~n. M.D., M.P.H
state Health Comissioner
RECEIVED AT, BOS MEETING
COMMONWEALTH of VIRGINIA
Dopattmont of Health
Office o( Wator Programs
Environmental Engineering Field Office
July 25, 2001
Ms. Ann Dunn
Ha-mpton Roads Pubtishing
1125 Stoney Ridge Road
Charlottesville, Virginia 22902
p.1
131 W,N.J<ER STREET
LEXINGTON, VIRGINIA 24450-2431
PHONE; (540)463-7136
FAX; (540} 463-3892
SUBJECT: Albemarle County
Water - General - Tiffany Subdivision
Dear Ms. Du,m:
JWM/mep
Cc
As you requested, I am enclosing copies of a portion of our fries on thc subject waterworks located near Greenwood in
Albem,-u:Ie County.
The Tiffany Subdivision waterworks was originally permitted by the Virginia Department of Hca/th in October of 1970
(Pemfit to Operate Number 1817). Thc original water system consisted of three drilled wells, a gravity storage tm~k, a 5
HP booster pump, and two 120-gallon hydropneumafic tanks. The system was designed to provide domcsdc water
scrvice to 2'1 single-family residences.
The waterworks has had several owners over the years. These include H. H. Tiffany, Public Se, vice Cog~pany of
Virginia, Homer Birchfield, and Joe Casero. Our records indicate that the waterworks has had problems since its
inception in 1970. There are nmnerous notices of violadon mainly for t:ailure to perform required water quality
monitoring. There are also reports of consumer complaints relating to periods without water due primarily to
disu'ibufion system leaks and equipment failures. The worst non-compliance resulted in a xdoladon notice direcdy fi'om
the Environmental Protection Agency issued to Mr. Bkchfield in February I988. Shordy thereafter thc system was
purchased by Mr. Casero and compliauce improved dramatically.
The system continued to operate as a permitted commurfity ~, terworks until December 1994. At that dme Mr. Casero
decided to divide the wa rerworks into two separate systems. This acdon created two in&pendent waterworks, neither of
which met the state or federal del'tuition of a public waterworks. As such the operation penmt was revoked ia January
1995 and the Tiffany Subdivision waterworks was no longer subject to state and federal drinking water regmladons.
If you have additional questions or if we cma provide additional as*~stancc, plca~c do not hesitate to contact this office.
Albemarle County Engineers Office - Attn: Mr. Dave Hirschman
Albemarle County Health Department
V/-iD - lhchmond Ceotr~
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON
The Community Development Block Grant
NAME (Plea~e print clea?y)
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PHONE NUMBER/ADDRESS (Optional)
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COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SP 2001 - 040 - Crossroads Waldorf
School
SUBJECT/PROPOSAL/REQUEST: Request for a special
use permit for a private school on 12.97 acres in an R-4,
Residential, district
STAFF CONTACT(S): Ms. Thomas, Mr. Cilimberg
IAGENDA DATE:
February 20, 2002
ACTION:
Recommend approval
CONSENT AGENDA:
ACTION:
ATTACHMENT_. S.:
yes
REVIEWED BY:
ITEM NUMBERS:
INFORMATION:
IN FORMATION:
BACKGROUND: On February 5, 2001, the Albemarle County Planning Commission recommended approval of this
special permit subject to minor clarifications to the conditions, related to access to adjacent parcels.
DISCUSSION: This application was originally heard by the Planning Commission on January 15, 2002. Lengthy
discussion took place at that meeting regarding interparcel connections, in particular to enable access from the existing
traffic signal at Pen Park Road to the proposed southern Urban Center identified in the Meadow Creek Parkway Final
Report. This and other recommendations of the Final Report were incorporated into the Comprehensive Plan,
Neighborhood Two Profile, by the Board's adoption of CPA 2001 - 06 on September 12, 2001. The Commission deferred
action on the special permit until February 5, to allow staff and the applicant additional time to further clarify the issue of
interparcel access.
Prior to the February 5 meeting, both staff and the applicant met - independently - with Mr. Gary Okerlund, one of the
Jones & Jones team members. Staff's intent was to more fully understand the concept for the mixed use development
proposed for this portion of Neighborhood Two, particularly the southern Urban Center which, in the Report, was intended
to occupy the area now proposed for the school. Mr. Okedund reaffirmed the importance of the interparcel connections,
and also stressed that the form and orientation of the first structure to face the south ern Urban Center would establish the
alignment of the axis road for the rest of the mixed use area. Aligning the axis or spine road parallel to Rio Road East is
critical to maintaining useful and usable width of the property in between the two roads tRio and the new spine road]. If
that property dimension becomes overly narrow at the southern end, it becomes a more problematic candidate for mixed
use development due to inherent difficulty in configuring structures, parking, access, and other factors in anything but a
strip development pattern. To address this concern, the Planning Commission added language to Condition 3 specifying
that the northern (classroom) wing must maintain a footprint and orientation in sut~stantial accord with Diagram 'A,' one of
the two concept plans submitted by the applicant.
Staff was also directed by the Commission to meet with the applicant and Engineenng to identify in more detail the
location of a future connection to Parcel 173A, a residential property located adjacent to the school property, south of the
proposed entrance road, fronting Rio Road. Staff is recommending that a connection be made at a point along the back
of Parcel 173A, at a appropriate distance from the intersection of the en trance road and the connecting road to the north,
but designed to align with this intersection. Although there is a substantial topographic difference between the existing
grades of the school site and Parcel 173A, in the opinion of Engineering any non-residential redevelopment of that front
parcel would necessitate the placement of substantial amounts of fil material, at which time the grade differential would
very likely be remedied In staff's opinion, ensuring that parcels connect to each other and to the proposed mixed use
area identified in the Final Report is a vital component of its implementation.
Staff also recommends a clarification of Condition 9 to distinguish between the 50 foot greenway dedication along
Meadow Creek and dedication of a portion of the linear park identified in the Comprehensive Plan, Neighborhood Two
Profile, reflective of the Jones & Jones study of the Meadow Creek Parkway. Although the Comprehensive Plan calls for
a linear park generally encompassing all of the area of critical slopes in this area, due to school concerns over securitY
and public use on the site staff has recommended that the park dedication be limited to that area west of the intermittent
stream at the back of the site.
The applicant has provided a letter dated February 13, 2002 (Attachment B) that raises concern with four of the ten
conditions (conditions 3., 7., 8. And 9.) recommended by the Planning Commission. While each concern was discussed in
some detail with the Commission before they took their action, staff notes that condition #7 has been revised herein in a
way that can seemingly addresses the applicant's concern as well as meets the Commission's intent. Aisc, staff met this
week with [he applicant's representative and discussed condition #9. Alternatives offered in the attached by the applicant,
while not providing for the dedicated public park land recommended by staff and the Commission, are intended to provide
for desired public accessibility in the greenway and linear park area, and preserve the remaining area ~n its natural state.
As this is the first project of significance to be proposed in the area amended under CPA 2001-06, the Board of
Supervisors' decision on this and other elements of this proposal as they relate to the Comprehensive Plan amendment
will set the stage for subsequent development of the area.
.RECOMMENDATION: The Planning Commission has recommended approval of the special use permit with the following
conditions which have been modified by staff to address the Commission's intent and provide clarification:
1. Maximum enrollment shall be 350 students, with a maximum of 65 staff. Any increase to enrollment or staffing shall
require amendment of this special permit;
2. Normal hours of operation for the school shall be from 8:00 a.m. to 6:00 p.m. weekdays, with occasional uses in the
evenings and weekend;
3. The approved final site plan shall be in substantial accord with the Conceptual Master Plan (submitted November 12,
2001 and revised December 14, 2001), with the northern wing building footprint and orientation also in substantial
accord with Diagram 'A' (dated February 5, 2002 and prepared by Bruce Wardell Architects), and shall reflect all
required pedestrian and road connections to adjacent properties and a sidewalk along at least one side of the
entrance road, as described below;
4. A building setback and tree buffer shall be maintained adjacent to the Village Square residential development along
the south property line for a distance of 1006.39 linear feet, as shown on the Conceptual Master Plan;
5. The school shall be operated in accord with the Special Use Permit Application and Justification submitted August 27,
2001 and the Site Development Strategy Narrative submitted via facsimile December 18, 2001;
6. The permittee shall reserve for dedication for public use a public vehicular connection to the parcel or parcels located
to the north of the school property; this public vehicular connection shall consist of a 40 foot wide strip centered on the
entrance road and a 40 foot wide strip extending along the rear of Parcel 174 from its intersection with the entrance
road to the shared boundary with Parcel 172A. The public road connection along the rear of Parcel 174 between the
entrance road and the adjacent property to the north shall be constructed by others. If it is determined to be
necessary by the County to provide for interparcel access, the owner sh all make the reserved vehicular connection
available for such use;
7. If the County determines that it is necessary to provide for interparcel vehicular connections between the
property and the two adjacent properties fronting Rio Road (Parcels 173A and 174), the final site plan shall show
possible future connection s between the property and Parcel s 173A and 174. These connections shall be generally
located along the respective rear boundaries of Parcels 173A and 174, and shal be coordinated with access to the
school. The specific location and design of each connection shall be subject to approval by Engineering. This
condition does not require the owner to construct any interparcel vehicular corm ection;
8. An easement shall be created to allow public use of a pedestrian connection to the parcel or parcels located to the
south of the school property; [his connection shall be made in a location between Rio Road East and the school
buildings, in such a fashion that it shall connect to the sidewalk to be constructed along the school entrance road and,
if and when con structed, to the conn ecting road along the rear portion of Parcel 174, the exact location of this
connection to be determined at the time of final site plan approval;
If an asphalt path is to be used, it shall be 5 feet wide and consist of 4 inches of 21B stone base material and 2 inches
of SMA-2 asphalt, if a concrete sidewalk is to be used, it shall meet standards established by the County Engineer.
The path shall be shown on the final site plan for the school and shall be in place prior to the issuance of a zoning
clearance for use of the building as a school;
9. A fifty (50) foot greenway dedication along Meadow Creek at the western boundary of the parcel, and dedication of a
portion of the linear park identified in the Comprehensive Plan, Neighborhood Two Profile, up to and including that
portion of the property lying on the western side of the centerline of the intermittent stream; this dedication shall be
made to Albemarle County at the time of final site plan approval;
10. No disturbance of the critical slopes located at the western portion of the site or other undisturbed areas identified on
the Conceptual Master Plan shall occur as a result of site development other than development of a pedestrian access
to the greenway. Prior to final site plan approval, a tree preservation plan shall be submitted for review and approval
by the Zoning Administrator, addressing in detail the limits of all disturbed areas, diameter and location of trees to be
preserved, clearing and limbing policy for trees to be preserved, and supplemental trees and shrubs (if any), and
related issues.
ATTACHMENTS:
A - Site Plan
"1
ATTACHMENT A
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February 13, 2002
Druc(~
BRUCE R WAEDELL
r. wardell
h i~ect
PAGE 82
ATTACHMENT B
Board of Supervisors
County of Albemarle
Charlottesville, Virginia
Re:
Crossroads Waldorf School Special Permit, SP 2001-040
For Review by The Board of Supervisors on February 20, 2002
Dear Board Member.
Thank you for taking the time to discuss with us the Special Use Permit Application for Crossroads Waldorf
School (CWS). The enclosed information is intended to assist you in our discussion that evidently will occur
before you get your official package from the Planning Commission.
The Planning Commission approved the CWS application unanimously on February 5, 2002 with ten conditions.
Of those ten conditions, the school has no exceptions to six of them. Three of the outstanding four conditions
have been discussed at length and provide some con(em on behalf of the school. The remaining condition (~9)
was communicated to the school four hours before the final Planning Commission meeting and included language
that was only clarified at the meeting. It also represents the largest concern the school has.
The issues at hand center on this project's relationship to the alignment of Meadow Creek Parkway and the
associated linear park, the grsenway along Meadow Creek, and the open areas and u~ban development as
outlined in the Jones and Jones Final Report. It is important to keep in mind that the school fully intends to
become an integral part of the community in both this location and the larger community. The school's track
record in doing this at their current location in Crozet indicates an institutional commitment to this concept that witl
grow at this location, The school's concerns center on its ability to provide an acceptable level of safety and
security for its students while building an economic and environmentally sensitive facility that reflects its
curriculum and school valses,
The items that raise concern are shown underlined in the teXt of the conditions noted below. Explanations of the
school's con(ems follow the text of each condition.
3. The approved final site plan shall be fn substantial accord with the Conceptual Master Plan (submitted
November "/2, 200"/and revised December "/4, 200~), w_j~h the norther, wine building footprint and orientation
also in substantial accord with Diagram 'A' (dated .FeJ)ruarv 5. 2002 and ~reDared bv Bruce W. erdell
Architect~), and shall reflect all required pedestrian and road connections to adjacent properties and a
sidewalk along at least one side of the entrance road, as described below;
· The Commission's Initial concern was that the submitted layout was not a suitable te~w~lnation
for the southern 'node' of the 'neighborhood model' development proposed In the Jones and
Jona~ report. The J&J report did not go into enough detailed design to determine how this
southern node might be developed. Bruce Wsrdell, Architects PC submitted two examples of
possible development strategies that could work with the submitted layout while setting the
stage for the proposed urban development. It was clearly stated In the narrative that'the
diagrams were not to be prescriptive or directive. Rather they were Intended to Illustrate how
the development of the school in a configuration approximating that of the original
submission, could be an effective participant in any future development to the north, CW8
must respond to real topography, real environmental orientations and real budget constraints
that were not part of the focus of the J&J report, Furthermore, there is no guarantee in place
that the developer of the adjacent parcel will be held to the same diagram submitted by BRW
Amhitects, This results in the school "relating" to an undesigned and unknown development
to the north.
· The school Is concerned that by prescribing the specific orientation of the building It will limit
the ability to design using passive solar and sustainable components, it i.~ ..the_rlfore
Imperative tha~ the school have fleFibilltY in orienting thelr..~ulldin(3 in ~ manner which
1 I Z I'ourth ~treet
cnorlc~tlesvJJle
vir,qinia :?2902
8074 071 7100
fax 80,4 97t 7166
02/13/2002 15:54 804-971-7166 BRUCE R WARDELL PAGE 03
bruc~ r. ward~ll
architect
._take Into account solar/environmental 0rlenfa_tlon_ as well as orlent~t~ion towards any futu~
growth tO the npr~h.
In the same manner, the school reaulres' fiexlb!.~W.. In the deflnltlorl Cf the f<}otprint of
butldlna, Planning staff and the planning commission have bean made aware of the .phased
nature of this project and flexibility in the footprint will allow a phased construction process
that responds to the resources made available to the school through a future capital
campaign.
Access from this parcel shaft be made ava#able, to the b~/o adjacent parcels fronting/=Jo Road (173A and 174)
In an appropriate location and manner to be determined, so as not to conflict with access to the private
school; if it is determined to be necessary by the County to provide for interparcel access, the owner shall
make the vehicular connection available for such use; [the County Attorney had indicated that further
clarification of this condition is needed: staff will work with the Attorney and applicant on the specific language
of this condition prior to the public hearing before the Board of Supervisors on February 20,]
CW$ shall comply with connectivity to parcel 174 (Daniel) as previously shown on diagrams
submitted 5 February 2002. CWS shall reserve a 30' wide private access easement at the
northwest back coroer of parcel 173A (Tiedale). Any future road construction along this
private access easement shall be by others.
An easement shaft be created to e/low pubfta use of a pedestrian connection to the parcel or parcels located
to the south of the school property; this connection shall be made in a location between Rio Road East and
the school buildings, in such a fashion that it shall connect to the sidewalk to be constructed along the school
entrance road and, if and when constructed, to the connecting road along the rear portion of Parcel f 74, the
exact location of this connection to be determined at the time of final site plan approval; If an asphalt path is to
be used, it Shall be 5 feet wide end consist of 4 inChes of 21B stone base material and 2 inches of SMA-2
asphalt, ifa concrete sidewalk is to be used, it shall meet standards established by the County Engineer. The
path shall be shown on the final site plan for the school and shall be in olace orior tO the i~uanca of a ~gnlnq
clearance for use of the building as a school:
CWS has repeatedly expressed a willingness to provide a dedication for a path to the parcel to
the south (Village Square). CWS propoees to construct the path at the time that Village
Square commits to their portion of the connective path. It is an unnecessary financial burden
to CWS to require that thi~ path be constructed before that time. Additionally, a built path that
ends In the back yards of two residents will be an active encouragement for trespassing onto
the properties of Village Square. This will create significant concern for property owners in
Village Square, particulaHy those whose beckyards start where the CWS path leaves off. The
school Is willing to commit to a future Dath and will show such future ,n-_f_h on the final al!-
Dian.
A f~y (50) foot greenway dedication along Meadow Creek at the western boundary of the parcel ua to an~f
inclu(fipg that por~ign of the Prooertv lying on the weste~ side of the centeriine of_the intermittent stream shall
be made to A#~emarie County at the time of final sgte plan apprcval~
This condition was added In Ym current configuration less than four hou r~ before the final February 5,
;2002 Planning Commission meeting, From the earilest discussions CW$ has been willing to provide
s greenway dedication (which would allow for a segment of the greenway pedestrian path to be built
by the County) along Meadow Creek approximately in Iine with the 100.yesr flood plain, CWS is
willing to commit to use the additional land in question (between the intermittent stream and the
gresnway dedication) consistently with all of the Ideals of the Jones & Jones report.
the followlna aiteroa~!ve to the Planning Comm!~.*l~n'~ condition for aDDroVa~
9A. A fifty (60) foot greenway dedication along Meadow Creek at the western boundary of
Parcel ~70 shall be made to Albemarle County at the time of final site ptan approval.
9B. At the time of final site plan approval, the permittee shall grant to Albemarle County (by
appropriate deed of easement) a 30' wide public access easement for a Cla~& B Trail In the
bruce r, wardell
a~chitect
County's greenway system (as classified and described in the County's Oresnway Plan --
photocopy of Trail Claesiflc~flons and Claes B Tail Cro~s-~ection attached) along the
northwestern side of the Intermittent stream which crosses Parcel 170,
gC Option 1: (Conservation Easement)
gC, At the time of final site plan approval, the permlttee shall grant to Albemarle County (by
appropriate deed of easement) a perpetual open space easement in gross acrou that
portion of Parcel 170 lying between Meadow Creek and the Intermittent stream for the
purpose of preserving this approximately 1,8 acres of land as a natural area owned and
used by the permittee, subject to the use rsstrictions set forth in the open ap,ce
easement, No building shall be permitted within this area. This open space easement will
not convey to the public rights of access to or uae of the property except for the 30' wide
public access easement to be granted per condition 9B above.
gC Option 2: (Reservation for Natural Area)
9C. At the time of final site plan approval, the permittes shall restrict that 1.8 acre portion of
Parcel 170 lying between Meadow Creek and the intermittent stream so that no building
shall be permitted within this area,
Our intent in this letter and our meetings before the hearing is to provide you with complete information for your
consideration at the meeting on February 20. Thank you again for your time and affentlon to this project_ We
look forward to reaching a mutually beneficial position regarding this project. Should you have any questions
before the meeting please do not hesitate to contact us.
Sincerely,
Bruce R. Wardell, AIA,
PdnC~pal
Bruce R. Wardell,
Architects PC
Attachments: Sketches - Eight (8) pages
Albemarle County Natural /~esouroe~ and Cultural
Class B Trail Cross-section
I73
02/1~/2882 15:54 804-~71-?156 BRUCE R WARDELL PAGE 86
Albemarle County
Natural Resources and
Greenway Plan
Cultural Assets
Trail Classifications
The frails in the greenway system should adhere to one of the following types.
Class A - these trails may be either designed as t) an eight foot wide paved surface with a center
stripe and o dual lane or, 2) an eight fool wide compacted crushed-stone trail, Both these trail
h/pas wilt require public access opportunity l:rom trail to stream edge/bank and be ADA and
bicycle accessible (see drawing).
Class B - no surfacing, minimum clearance (4 to 5 feet wide) - thirty feet wide public access
("primitive" trail, similar to those found in places such as Ivy Creek Natural Area. Crab Tree Falls,
Humpback Rock,. and portions of the Appalachian Trail). This trail will require public access
oppodunity from the trail to the stream bank (see drawing).
t is the intent of the County that the ma/ority of the trails within the greenway system be grimitive
in nature (Class Bi, except in those areas where ADA and bfcyc:le accessibility is desired [Class
A "primitive" type trail is the least expensive to construct and maintain, This l'Ylge of trail minimizes
impervious surface, which helps reduce runoff concerns, Therefore, most trails in the greenway
system will be class B in nature. Class A type trails will be loc:atari primarily in and near parks and
major acliviJy areas.
See following pages for tra# cross-sectians.
,?
COUNTY OF ALBEMARLE
Department of Plannihg & Community Development
401 Mclntire Road, Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
February 11, 2002
Nancy Regan
Crossroads Waldorf School
1408 Crozet Avenue
Crozet, VA 22932
RE: SP-2001-040 Crossroads Waldorf School. Tax Map 61, Parcel 17
Dear Ms. Reegan:
The Albemarle County Planning Commission, at its meeting on February 5, 2002, unanimously
recommended approval of the above-noted petition to the Board of Supervisors. Please note that this
approval is subject to the following conditions:
1. Maximum enrollment shall be 350 students, with a maximum of 65 staff. Any increase to enrollment or
staffing shall require amendment of this special permit;
2. Normal hours of operation for the school shall be from 8:00 a.m. to 6:00 p.m. weekdays, with
occasional uses in the evenings and weekend;
3. The approved final site plan shall De in substantial accord with the Conceptual Master Plan (submitted
November 12. 2001 and revised December 14, 2001), with the northern wing building footprint and
orientation also in substantial accord with Diagram 'A' (dated February 5, 2002 and prepared by Bruce
Wardell Architects), and shall reflect all required pedestrian and road connections to adjacent
properties and a sidewalk along at least one side of the entrance road. as described below;
4. A building setback and tree buffer shall be maintained adjacent to the Village Square residential
development along the south property line for a distance of 1006.39 linear feet, as shown on the
Conceptual Master Plan;
5. The school shall be operated in accord with the Special Use Permit Application and Justification
submitted August 27, 2001 and the Site Development Strategy Narrative submitted via facsimile
December 18, 2001;
6. The permittee shall reserve for dedication for public use a public vehicular connection to the parcel or
parcels located to the north of the school property; this public vehicular connection shall consist of a
40 foot wide strip centered on the entrance road and a 40 foot wide strip extending along the rear of
Parcel 174 from its intersection with the entrance road to the shared boundary with Parcel 172A. The
public road connection along the rear of Parcel 174 between the entrance road and the adjacent
property to the north shall be constructed by others. If it is determined to be necessary by the County
to provide for interparcel access, the owner shall make the reserved vehicular connection available for
such use;
7. Access from this parcel shall be made available to the two adjacent parcels fronting Rio Road (173A
and 174) in an appropriate location and manner to be determined, so as not to conflict with access to
the private school; if it is determined to be necessary by the County to provide for interparcel access.
the owner shall make the vehicular connection available for such use; [the County Attorney had
indicated that further clarification of this condition is needed; staff will work with the Attorney and
applicant to on the specific language of this condition prior to the public hearing before the Board of
Supervisors on February 20.]
Page 2
February 11, 2002
8. An easement shall be created to allow public.use of a pedestrian connection to the parcel or parcels
located to the south of the school property; this connection shall be made in a location between Rio
Road East and the school buildings, in such a fashion that it shall connect to the sidewalk to be
constructed along the school entrance road and, if and when constructed, to the connecting road
along the rear portion of Parcel 174, the exact location of this connection to be determined at the time
of final site plan approval.
If an asphalt path is to be used, it shall be 5 feet wide and consist of 4 inches of 21B stone base
material and 2 inches of SMA-2 asphalt. If a con crete sidewalk is to be used, it shall meet standards
established by the County Engineer. The path shall be shown on the final site plan for the school and
shall be in place prior to the ~ssuance of a zoning clearance for use of the building as a school.
9. A fifty (50) foot greenway dedication along Meadow Creek at the western boundary of the parcel up to
and including that portion of [he property lying on the western side of the centerline of the intermittent
stream shall be made to Albemarle County at the time of fina site plan approval;
I0. No disturbance of the critical slopes located at the western portion of the site or other undisturbed
areas identified on the Conceptual Master Plan shall occur as a result of site development other than
development of a ~)edestrian access to the greenway. Prior to final site plan approval, a tree
preservation plan shall be submitted for review and approval by the Zoning Administrator, addressing
in detail the limits of all disturbed areas, diameter and location of trees to be preserved, clearing and
Iimbing policy for trees to be preserved, and supplemental trees and shrubs (if any), and related
issues.
Please be advised that the Albemarle County Board of Supervisors will review this petition and receive
public comment at their meeting on February 20, 2002.. Any new or additional information regarding your
application must be submitted to the Clerk of the Board of Supervisors at least seven days prior to your
scheduled hearing date.
If you should have any questions or comments regarding the above noted action, please do not hesitate to
con[act me.
Sincerely,
/ Susan Thomas, AICP
/ Senior Planner
Cc: Ella Carey
Jack Kelsey
Amelia McCulley
Steve AIIshouse
COUNTY OF ALBEMARLE
Department of Planning & Community Development
40I Mclntire Road, Room 218
Charlottesville, Virginia 22902-4596
(804) 296- 5823
Fax (804) 972 - 4035
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
Planning Commission
Susan E. Thomas, AICP, Senior Planner
Additional Information for Crossroads Waldorf School: SP 2001-040
February 5, 2002
On January 15, 2002, the Planning Commission held a public hearing on SP 2001-040,
Crossroads Waldorf School, but deferred taking action to allow further discussion between the
applicant and staff. There were various unresolved issues primarily related to interparcel
connectivity and consistency with the Comprehensive Plan, Neighborhood Two Profile. Since
that time, staffhas met with the applicant, and both staff and the applicant have independently
met with Mr. Gary Okerlund, a local planning consultant who was a member of the Jones and
Jones team which prepared the Meadow Creek Parkway Final Report. By adoPting
Comprehensive Plan Amendment 2001-06, Meadow Creek Parkway on September 12, 2001, the
Board of Supervisors incorporated the final report's recommendations within the Neighborhood
· Two Profile, a part of the Comprehensive Plan. The special permit request is the first
development proposed for this area of Neighborhood Two since adoption of CPA 2001-06, and
in fact may be the first activity along this portion of the western side of Rio Road East in a
number of years.
Staff requested the meeting with Mr. Okerlund for two reasons: 1) to more fully understand the
concepts and function of the Urban Centers shown to the north of the school site (particularly the
southern center), and the interrelationship with this adjacent property; and, 2) m confirm that the
interparcel connections requested by staff should indeed be maintained as show in the various
schematics of the report. As a result of the meeting, staff notes for the Commission's attention
the following aspects of the Jones & Jones report/Neighborhood Two Profile:
The Altemative A alignment was recommended by Jones & Jones, and ultimately adopted by
the Board of Supervisors, because among other reasons it allowed this undeveloped/
redevelopable portion of the urban area to remain intact enough to be a viable candidate for
infill development. VDOT's alternative would have bisected the area, leaving much smaller
parcels that would be even more difficult to develop. Thus, it has consistently been the
County's intention to provide for future development of the area.
Because the topography is steep and difficult to develop, the Urban Center concept calls for
smaller scale, mixed use development based on 300' city blocks. It may be necessary to
designate building envelopes on each site, and rely upon retaining walls and other engineered
solutions to accommodate the dramatically changing grades. This area does not appear to be
appropriate for large structures, and that was not envisioned by the study. The smaller scale
mixed use development is compatible with and appropriate for the existing and proposed
residential neighborhoods, which it would support with goods, services and employment
opportunities.
The alignment of the axis or spine road between the north and south Urban Centers is critical
to maximizing the developability of the area. The axis road should parallel Rio Road East so
that the property in between is wide enough for useful development. If this road skews
significantly it will narrow the properties between it and Rio at one end or the other, reducing
their capacity to accommodate anything but very small structures.
The first development on the southern "square" (the focal point of the Urban Center.adjacent
to the school) will establish the alignment of the ax~s road by establishing the orientation of
the square itself. Thus, it is Particularly important that this site, which appears to be the first,
relate to the square so as to define it.
The apphcant has submitted two concepts (Attachments D and E) illustrating how the school's
building orientation and site design could relate to the proposed southern Urban Center. Staff
has not had an opportunity to review and discuss these concepts sufficiently to make a
recommendation for the Commission's consideration, but will be prepared to provide a
recommendation at the February 5 meeting: Staff notes that these concep/s appear to offer a
positive approach to implementing the recommendations of the NeighborhoOd Two profile.
The applicant has proposed a set of conditions (Attachment B; see also Attachment A) for the
Commission's consideration. The applicant distributed its own proposed conditions at the
January 15 meeting and has refined those slightly. The applicant's conditions generally follow
those proposed by staff, with the following exceptions:
Conditions #7: Staff asked for a reservation for future vehicular connections to the adjacent
parcels fronting Rio ( Parcels 174 and 173A); the applicant has deleted the reference to 173A,
maintaining that the topography makes a connection impossible. Because future development
patterns are difficult to predict, staff recommends retaining the option to connect to both parcels.
Condition #8: The applicant is stating that it will build the pedestrian connection to Village
Square only if and when Village Square builds its side of a pedestrian connection. Staff ask for
construction of the connection at the time of site development.
Condition #10: The applicant is qualifying disturbance of the critical slopes at the western edge
by noting the use of ACSA topography. Staff reiterates the importance of avoiding the
disturbance of these slopes, even if it means the site design must be adjusted accordingly.
RECOMMENDATION
Staff will be prepared to offer a recommendation on the two Diagrams provided at the meeting,
but proposes the following conditions of approval:
1. Maximum enrollment shall be 350 students, with a maXimum of 65 staff. Any increase to
enrollment or staffing shall require amendment of this special permit;
2. Normal hours of operation for the school shall be from 8:00 a.m.. to 6:00 p.m. weekdays, with
occasional uses in the evenings and weekend;
3. The approved final site plan shall be in substantial accord with the Conceptual Master Plan
(submitted November 12, 2001 and revised December 14, 2001) and Diagram (dated
February 5, 2002), and shall reflect all required pedestrian and road connections to adjacent
properties and a sidewalk along at least one side of the entrance road, as described below;
4. A building setback and tree buffer shall be maintained adjacent to the Village Square
residential development to the south, as shown on the conceptual master plan;
5. The school shall be operated in accord with the Special Use Permit Application and
Justification submitted August 27, 2001 and the Site Development Strategy Narrative
submitted via facsimile December 18, 2001;
6. A reservation for a public vehicular connection shall be made to the parcel or parcels located
to the north of the School property; this public vehicular connection shall consist of the
entrance road and a 30 foot wide strip extending along the rear ofParcel174 from its
intersection with the entrance rOad to the shared boundary with Parcel 172A. If it is
determined to be necessary by the County to provide for interparcel access, the owner shall
make the reserved vehicular connection available for such use;
7. Access from this parcel shall be made available to the two adjacent parcels fronting Rio Road
(173A and 174) in an appropriate location and manner to be determined, so as not to conflict
with access to the private school; if it is determined to be necessary by the County to provide
for interparcel access, the owner shall make the a vehicular connection available for such
use;
8. A pedestrian connection shall be made to the parcel or parcels located to the south of the
school property, exact location of this connection to be determined at the time of final site
plan approval;
9. A greenway dedication along Meadow Creek at the western boundary of the parcel shall be
made to Albemarle County at the time of final site plan approval; the commitment of
dedication is dePendent upon the development of the greenway as a non-vehicular, natural
park land intended for pedestrian and bicycle use in substantial accord with Comprehensive
Plan, Neighborhood Two Profile.
10. No disturbance of the critical slopes located at the western portion of the site or other
undisturbed areas identified on the conceptual master plan shall occur as a result of site
development other than development of a pedestrian access to the greenway. Prior to final
site plan approval, a tree preservation plan shall be submitted and approved by the Zoning
Administrator, addressing in detail the limits of all disturbed areas, diameter and location of
trees to be preserved, cleating and limbing policy for trees to be preserved, and supplemental
trees and shrubs (if any), and related issues.
ATTACHMENTS
Attachment A - January 29, 2002 letter from applicant
Attachment B - Applicant's proposed conditions
Attachment C - Topography
Attachment D - Dedications
Attachment E- Applicant's Diagram 'A' (Urban Centers)
Attachment F - Applicant's Diagram 'B' (Urban Centers)
Attachment G- Meadow Creek Parkway Final Report: Urban Development Concept
3
January 29, 2002
bruce r. wardell
archi~ecl
ATTACHMENT A
Susan E. Thomas. AICP, Senior Planner
County of Albemarle
Department of Planning and Community Development
Charlottesville. Virginia
Fax: 434-972-4012
Re:
Crossroads Waldorf School Special Pe~n~ SP 2001-40
Concept Master Plan - Revised Comments for Review February 5, 2002
Dear Su~n:
Thank you for taking the time to join us at our office yesterday for the discussion of the
Crossroads Waldorf School (CWS) Special Permit. We have attached several items for inclusion
with your staff comments for dis~tbufion to the Planning Commission. These documents are
included to reflect the revised Poeltlon of the school in regm'd to the issues raised both by the
planning staff (Staff) and the Planning Commission at the public hearing.
As you will see in our revised response to the Staff Recommended Actions (attached) the school
is now willing to comply with your requests with. only minor alterations or ciarif'~,ations, to a few of
the recommendations, The three main requests of Staff were pedestrian connection to Village
Square to the south, pedestrian conne.ctio:~ n to the future Greenway and a reservation for
vehicular connection to the northern parcels. As we discussed yesterday, CWS will make
acoommodations for each of these requests. Please see the attached sketch for these
accommodations.
.Regarding the larger issue raised by the Planning Commission on January 15, 2001 'concerning
the occupation by the school of the southern node of development as proposed in the Jones &
Jones report, we have attached two sketches. These sketches are intended to show how the
school could participate in the development of the design of this southern terminus. Obviously,
as with the initial development planned for this area of the County, the schoors design will set a
precedent to which other development strategies will need to respond. Our conversation with
Ganj Okedund was instrumental in the development of the two strategies shown. Them.are a
number of issues that we have considered in these studies:
The proposed development needs to maintain 'urban blocks' of approximately
300 feet. This Is necessary to provide an adequate amoUnt of 'urban texture' on
each block.
· The basic concept of the primary and secondary development 'nodes' should be
maintained.
· The school shOuld be an integral portion of the southern (or secondary) node of
this development concept.
· The school needs to preserve adequate control and oversight ~ Its own property
tO provide the secu~y and supervision needed.
Clearly, the studies developed in the Jones and Jones report were diagrammatic in nature' and
were not intended to address the specifics of program, topography and market forces ~hat wil
affect any specific development proposal. However, In sesklng to addrese the County · need
to have thla flint development interact with the diagrammatic agenda it ts crltloal that we
take the real topography into account (market forces and program are not possible to predict
at ~is point). Thla meana anticipating a realiitic approach to development on the adjacent
I 12 {ourth stree; n.e,
charlottesville
virginia 22c)02
802t c)7~ 7160
fax 804 971 7166
bruce r, wardelJ
arc hitecl
The sketches we are providing ere in no way intended to be directive or proscriptive for What
future developme~ might look like, but merely an illustration of how the development of the
school could become an Integral portion'of a realistic development strategy. In each of the
sketches, the configuration of the school approximates the original proposal submitted to the
County. The SChOol anticipates that the treatment of the northern fa(~de of their main classroom
wing would be appropriate for the edge of some f~ure ~/iliage Square'. In addition, the design
and development of either the early childhood' center or festival hall could be configured to
develop a coherent 'c~mer' to this anticipated 'square'. Obviously, the phasing and timing of the
construction of these facilities would need to respond specificel¥ to the needs and resources of
Crossroads Waldorf School.
Our intent is to provide enough information for consideration by the Commission in order to have
an informed discussion during the meeting on February 5. As discussed in the last Commission
meeting, the intent would be to come to some consensus about the planning strategy we are
proposing that would allow for a vote and recommendation to the Board of Supervisors for their
February 20 meeting.
Thank you again for your time and attention to this project. We look forward to' another
productive session when the Planning Commission meets to review our application again on
February 5.
Bruce R. Wardetl, AIA
Prinoipal
Bruce R. Wardell, Architects PC
Attachments: Recommended Actions (Revisions - 5 February 2002)
Sketches - Four (4) pages
Crossroads Waldorf School
Revisions - 5 February 2002
RECOMMENDED ACTION ATTACHMENT B
Staff recommends approval of the .Crossroads Waldorf School Special Permit 2001-040, with the
following conditions:
1. Maximum enrollment shall be 350 students, with a.maximum of (~9)~65 staff. Any increase to
enrollment or staffing shall require amendment of this special permit;
2. Normal hours of operation for the 'school shall be from 8:00 a.m. to 6:00 p.m. weekdays, with
occasional uses in the evenings and weekend;
3. The approved final site plan shall be in substantial accord with the Conceptual Master Plan
(submitted November 12, 2001 and revised December 14, 2001), and shall reflect all required
pedestrian and road connections to adjacent properties as described below and shall include a
sidewalk along at least one side of the entrance road;
42 A building setback and tree buffer shall be maintained .adjacent to the Village Square residential
development to the south, as shown on the conceptual master plan;
5. The school shall be operated in accord with the Special Use Permit Application and Justification
submitted August 27, 2001 and the Site Development Strategy Narrative submitted via facsimile
December 18, 2001;
6. A reservation for a public vehicular connection shall be made to the parcel or parcels located to
the north of the school property, as shown on the attached sketch exact location cf this
...................................................... ~ .... a c;'al. If it is determined to be
necessary by the County to provide for inter-parcel access, the owner shall make the-reserved
vehicular connection available for such use;
7. Access from this parcel-shall be made available if necessary to parcel 174 the-t~
},~..~.o~ c..~..,.,o:,~ .,.,,o:~ O^~.,~ (!73,5 ~..~'a ~'~a~,, ~j in an appropriate location and manner to be
determined, so as not to conflict with access to the private school; if it is determined to be
necessary by the County to provide for inter-parcel access, the owner shall make a vehicular
connection available for such use;
8. A reservation for a pedestrian connection shall be made to the parcel or parcels located to the
south of the school property, as shown on the attached sketch exact ~ccaticn cf fbi: connection
,~ ~,~ ~,~:~ n+ ~ ~:~ ^c c.,~ ~:,~ _~_ -oval the pedestrian connection shall be
constructed on the school property at such time as the completion of the connection is
constructed on the adjacent parcel or parcels located to the south of the school property;
9. A greenway dedication along Meadow Creek at the western boundary of the parcel shall be made
to Albemarle County at the time of final site plan approval; The configuration and conditions
of this dedication shall be negotiated at the time of final site plan approval. This
commitment for dedication is dependant upon the development of the greenway as a non-
vehicular, natural park land with the potential for pedestrian/hike trails in substantial
accordance with the Jones & Jones study adopted by the County in 2001.
10. No disturbance of the critical slopes located at the western portion of the site or other undisturbed
areas identified on the conceptual master plan shall occur as a result of site development other
than development of a ~+-:~ ...... +~ +~' ............ natural trail for the use of school
students. Th is detailed concept plan has been prepared based on topography provided by
ACSA. No disturbances shaft be incurred as described above provided that final site
topography substantially agrees with the provided information. Prior to final site plan
approval, a tree preservation plan shall be submitted and approved by the Zoning Administrator,
addressing in detail the limits of all disturbed areas, diameter and location of trees to be
preserved, clearing and limbing policy for trees to be preserved, and supplemental trees and
shrubs (if any), and related issues.
ATTACHMENT C
or-chitect
112 fourth street ne
charlottesville
virginia 22902
phone 434 971 7!60
fax '~' 971
project ......
drawing btle
,.,~+o I I ~heet t
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ATTACHMENT D
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112 fourth street ne
chorlottesville
virginie 22902
phone 434 971 7160
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ATTACHMENT E
MEADOW CREEK
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TRAFFIC SIGNAL
AT PENN PARK--~
i
POSSIBLE GREENWAY CONNECTION
-- SECONDARY URBAN CENTER
/
/
PRIMARY URBAN CENTER
bruce r. wardell
architect
112 fourth street ne
cha rlot:tesville
virginia 22902
phone 434 971 7160
fax 434 971 7166
Idate sheet
ATTACHMENT F
TRAFFIC SIGNAL
AT PENN
! GREENWAY CONNECTION
SECONDARY URBAN CENTER
PRIMARY URBAN CENTER
bruce r. wardell
cm Fc h i ~_e c t:
112 fourth street ne
charlottesville
virginia 22902
phone 434 971. 7160
fax 4;$4 971 7166
project
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ATTACF,~=NT G
URBAN
DEVELOPMENT
Introduction
There are valuable opportunities for the planning, design, and
development of privately owned parcels designated for urban
development in the study area. These opportunities are only
heightened by the proposed location of the Meadow Creek
Parkway with its linear park, bike and pedestrian circulation,
and open space components. The intent of the urban design
concept presented here is to balance density and development
opportunities with the protection of sensitive landscapes and
the enhancement of open space and recreation opportunities.
This concept is consistent with the Albemarle County
Comprehensive Plan which states growth should occur in
'...areas where a variety of land uses, facilities, and services
are planned to support the County's future growth with an
emphasis on infill development."
The following design is conceptual, providing a framework
for a development pattern that encompasses multiple parcels
and multiple ownership while allowing development flexibility
based upon changing needs, markets and conditions.
Future development plans and refinements should respect
and evolve from the special characteristics of their setting
and embody the principles of community and mixed use
development as described in the Neighborhood Model
of the Development Area Initiatives Project.
CONCEPT
Description
The following development concept is an elaboration on
the preferred Alternative A scheme. Future refinements
of site development schemes should be sub)ect to a detailed
design development, economic and market analyses,
development and infrastructure cost assessments, and
topographic and environmental assessment. The urban
development concept provided here is described first as
an overall concept followed by descriptions of specific
components: the urban development pattern, pedestrian
circulation and open space, and vehicular circulation.
Conceptual Diagram
The development concept is proposed for the area bordered by
the proposed parkway, the existing railroad, Rio Road,
Meadow Creek, CATEC, and other residential development.
Two high points on the site are proposed as primary and
secondary urban, mixed-use centers. These centers would be
joined by a connecting link of lower intensity development
to form a spine of the concept. Open space corridors
including the parkway and the open space in the Iow area
between high points would provide important trail and
recreational connections within tile area and beyond.
f
f
!
Objectives
The following is a summary of objectives drawn from
various sources for mixed use, cohesive, walkable urban
developments. These obiectives helped to define and influence
the development patterns and concepts presented in this study.
· Discourage excessive linear-styledevel°pment
(strip development) along maior r~)ads;
instead encourage compact communities
with strong centers and clearly defined boundaries.
· Maintain the linear park atmosphere along the parkway,
thus enhancing the overall value of future developments
bordering the parkway.
· Create districts and neighborhoods that have centers
or focal points for congregating, These centers may
include parks, plazas, schools, community centers,
or small commercial and social areas. Centers
should be within easy walking distance for most
residents in the neighborhood.
· Establish mixed-use areas and neighborhoods
made up of residences, shops, places of employment,
and civic, religious, and cultural institutions.
· Ensure that there is adequate developable area to provide
the necessary "critical mass" for a mixed-use center.
· Establish an ordered network of streets, bikeways,
pedestrian paths, and transit routes that will connect
new neighborhoods, existing residential areas and
~on-~esidentia! districts
· Create appealing streetscapes and public spaces with
street trees and landscaping to make the neighborhood
inviting and to connect residential areas to each other
as well as to commercial centers and common areas.
· Integrate residential and commercial development
with open space and recreation opportunities, including
the parkway, parks and natural areas, and pedestrian/bike
paths. Connect to surrounding park and recreation
amenities such as Pen Park and the proposed Rivanna
river walk, as well as to other existing developed areas.
·Protect and enhance existing views and capitalize on
newly available views from the parkway.
· Encourage new development that respects the existing
landscape and that is compatible in scale, form, and
character with the terrain features.
ttigh Point:
Norfolk
Southern
Railway
Meadow Creek
parkway
r Creek
/CATE.~
RIo Road
Coaceptlal Otatj~am
Vegetative
Edge
AgriCtlltll{~l
Pedestrian
Existing
Development
Meadow Creek
Parkway ......
ST?,~FF PERSON:
PLANNING COMMISSION DATE:
BOARD OF SUPERVISORS DATE:
SUSAN THOMAS, AICP
JANUARY 15, 2002
FEBRUARY 13, 2002
SP 2001-040 CROSSROADS WALDORF SCHOOL
Applicant's Proposal:.
The Crossroads Waldorf School, applicant, proposes to relocate its existing school from the
former Crozet Elementary School to a new facility, to be constructed on the west side df Rio
Road, across from the Charlottesville Catholic School at the intersection of Rio Road and Pen
Park Road (see Attachments A and B). Upon completion oftheinitial construction, the school
will enroll 250 students from preschool through eighth grade. Ultimately enrollment may reach
350 through grade twelve~ with a maximum staff of 40. Hours of operation will be 8:00 a.m. to
2:45 p.m.; after school care, which has historically served between five and fifteen students, runs
from 3:00 to 6:00 p.m. Enrollment currently averages 175 students in grades N/K through eight
at the old Crozet Elementary School location, which has been home to Crossroads Waldorf for
ten years. The school opened in 1982. (see Attachments C and D)
Pet ition for Special Use Permit:
Request for a special use permit under Section 15.2.2.5 of the Zoning Ordinance, for a private
school in an R-4, Residential, district. The property, described as Tax Map 61 Parcels 170, 173,
and 179A contains 12.97 acres, and is located in the Rivanna Magisterial District on the west
side of Rio Road (Route 631), at the intersection with Pen Park Road (Route 768). The property
is zoned R-4, Residential, and designated in the Comprehensive Plan, Land Use Plan for Urban
Density Residential (6.01 - 34 dwelling units/acre) in Neighborhood Two.
Character of the Area:
Immediately to the south of the proposed site is the Village Square residential development,
which includes single family homes and multi-family owner-occupied and rental units. North of
the entrance to the proposed site are several residential parcels fronting Rio Road, and along the
rear portion of its northern border is a large parcel of undeveloped land, currently in agricultural
use. To the west is Meadow Creek; beyond that lies the proposed Alternative A alignment for
the Meadow Creek Parkway, and the existing CSX railroad right-of-way. To the east and south
across Rio Road is the new Charlottesville Catholic School; to the north of the Catholic School is
Riverrun, with Dunlora located north of that.
There is a single-family house with associated outbuildings on the property. An existing
driveway easement across an adjacent residential parcel fi:onting Rio Road currently provides
access both to the schoOl parcel and to the residence on Rio located just north of it. If approved,
the school would develop a new access road from Rio at the existing signal at Pen Park Road,
and it has indicated that it would maintain the current easement for potential pedestrian and
bicycle access to the greenway.
Applicant's Justification for the Request:
For the past two and one half years, the applicant has been searching for a more centrally located
site to replace its facility in the old Crozet school, which is owned by the County and not for
sale. The Waldorf school has been operating in its Crozet location for ten years, but actually
began operations in this area in 1982. A Waldorf pre-school is temporarily operating in the
former ACAC facility in Four Seasons, and would relocate to this location upon completion of
the new building.
Recommendation:
Staff believes that the proposed school use is appropriate for the site, and will not create an
adverse impact on adjacent properties. With conditions, the proposed school can substantially
meet the intent of the principles of the Comprehensive Plan Neighborhood Two Profile
Recommendations and the Neighborhood Model. Therefore, staff recommends approval with
conditions.
Zoning recommended a 50 foot building setback and 20 undisturbed buffer from the adjacent
residential district. Because such a setback is not consistent with application of the
Neighborhood Model, staff suggests that in lieu of a setback and buffer requirement, approval of
the special permit be conditioned upon maintaining the building placement, tree/vegetative
buffer and undisturbed rear portion of the site, as shown on the concept plan.
Zoning and Subdivision History:
None available.
Comprehensive Plan: The Comprehensive Plan designates this area for Urban Density
residential use; 6.01 - 34 dwelling units per acre. Under the current R-4, Residential zoning, the
property could potentially accommodate approximately 50 dwelling units. A private school is an
allowable use in the R-4 district, by special permit.
The Board of Supervisors amended the Comprehensive Plan, Land Use Plan Neighborhood Two
Profile Recommendations on September 12, 2001 (Comprehensive Plan Amendment 2001-06,
Meadow Creek Parkway). This amended language is included as Attachment E. The
Neighborhood TWo amendment states: "Consider the land use and park/open space
recommendations of the Meadow Creek Parkway Final Report, May 2001, by Jones and Jones,
for the areas adjacent to or near the Meadow Creek Parkway/Rio Road corridor." In the Jones
and Jones report, the school site (along with the adjacent property to the north) is recommended
as the southern of two urban centers, "each anchored by parks or plazas and occupied by a
relatively high density of mixed use development." The report recommends denser
developments on the hilltops (this site occupies a major portion of one), linked by surrounding
lower-density, primarily residential development. The.urban development concept envisioned in
the report calls for land uses developed with a partially gridded street pattern that adapts to
topographic changes. Primary gateways would be located at the northern and southern end of
this new mixed Use urban area. The Waldorf site underlies the conceptual "southeTM gateway."
Because no direct vehiCular access to this proposed urban area will be provided from the
Meadow Creek Parkway, major access points will be from Rio Road. Bike and pedestrian trails
connecting Rio Road to the greenway and Meadow Creek linear park, via new urban parks and
green spaces associated with the mixed use developed, are shown to the north and south of this
site on the Park Concept, Recreation and Education System schematic in the f'mal report.
The Waldorf site concept complicates the implementation of the Jones and Jones report Urban
Development Concept recommendations because the school occupies a substantial portion of
what is recommended for a southern urban center, and yet it is not designed to function.as an
urban center or a good "parmer" to that use. The presence of an~existing traffic signal makes this
2
property an especially significant access frOm Rio Road, and as mentioned it is one of four
gateways along the stretch of Rio Road identified in the report. If connections are made between
the two uses, school and center, the school could be a supportive neighbor to the urban center
(the latter would have to be shifted slightly to the north). Under this scenario, it Would play a
more transitional role, but could still benefit and cooperate with the larger urban area by
contributing to the greenway system, preserving a sensitive area of streams and steep hillsides at
the rear of the site, offering a venue for events in which the public could be invited to participate,
and serving as a transition between the established residential neighborhood just to the south.
However, the absence of connections to adjacent properties on the concept plan is a serious
weakness. Should the Commission recommend approval, staffhas suggested conditions
intended to bring the Waldorf proposal in closer compliance with the Comprehensive Plan
Neighborhood Two Profile and the Neighborhood Model. These conditions primarily involve
interparcel connections and site disturbance limitations.
The Neighborhood Model
Twelve principles of development are set forth in the Neighborhood Model. The applicant has
addressed these principles in the Site Development Strategy Narrative, included as Attachment
D. A staff analysis of the manner in which this development proposal addresses each principle is
included below.
Pedestrian Orientation - Various intemal pedestrian paths are shown in around the school
building and parking areas. The proposed concept plan connects the school to an existing signal
at Rio Rg~ad via an entrance road. A sidewalk is needed along this entrance road, and should be
continued to the school building. Locating the sidewalk on the north side of the entrance road
would route it around the main parking area and minimize .crossing intemal roads. (The property
is narrow in the front, and thus it appears likely that sufficient width exists to provide a sidewalk
only on one side of the entrance road.).
A pedestrian connection to the Village Square residential development to the south is also
needed, to allow children and other residents of this neighborhood to walk to school without
being forced to go out to Rio Road. The connection will also be important if and when school
events include the public. This connection could be made in a variety of locations along the
shared boundary between the Waldorf site and Village Square, possibly along a future sewer
easement. The applicant has indicated that its preferred sewer connection is one located at a
southwestern comer of the property. In staffs opinion, a connection in this area would not
provide as convenient a connection between the parcels as other more centrally situated locations
along the shared boundary. The applicant would be responsible for constructing a pedestrian
connection on its property only, to be extended on the adjacent property by others. This
pedestrian connection would require minor disturbance to the vegetated area along the south
property line.
Neighborhood Friendly Streets and Paths - As shown on the concept plan, trees along the
entrance road, welcoming circle, and parking areas are positive features. The trees lining the
drives and parking areas soften and screen the surface parking. There appears to be good and
safe traffic flow for drop~off, walk-in and staff parking purposes.
Interconnected Streets and Transportation Networks - Because Village Square is fully
developed, and does not show any street connections to the school property, it does not appear
feasible to makea street connection to the south. As previously discussed, staffhas advocated a
pedestrian connection as a reasonable alternative.
Staff has emphasized to the applicant the desirability of allowing fOr a future public street
connection to the north, to be constructed when the area(s) to the north develop(s). Among other
purposes, this street connection would connect this potential mixed use center to the school, thus
providing an alternative to Rio Road for those attending the school. VDOT has also identified
this interparcel connection as desirable. Because the Only direct connection between the school
and the large undeveloped agricultural property (167C) is along the western portion of the
school's north property line, any direct connection between.the two properties would ~equire that
the entrance road be extended through the heart of the campus. Staff agrees with the applicant
that the relatively narrow property dimensions make this concept inadvisable, disruptive to
school' safety as well as programming, and thus staff recommends that a connection be reserved
at or near the point where the welcoming circle departs from the entrance road. If this
connection were made today, it would be necessary to traverse three residential properties to
reach the larger undeveloped parcel (167C), which might be one likely destination for any new
sub-area transportation network, Staffnotes that this connection would likely be made. only if
and when these residential properties redeveloped as part of the larger sub-area, mixed use plan
like the one envisioned in the Meadow Creek Parkway Final Report and adopted in the
Neighborhood Two Profile. No timetable or plan currently exists for this redevelopment, but if a
future connection is to be made, a provision for it should be a condition of approval of this
special permit. Although this general area is shown as a southern gateway and one of only three
or four access points to Rio Road from the proposed mixed use area, given the problematic
property configuration and the private school's need for security and outdoor teaching space,
staff suggests that the entrance road and'a northerly road extension along the rear portion of the
adjacent parcel (174) the point where the entrance road meets the welcoming circle might be an
acceptable compromise. Eventually this connection could be further extended north and west
through other existing smaller parcels to access the central portion of the new Urban Center.
Staff also recommends that access be made available to the parcels adjoining the Waldorf
property at the front (eastern) portion of the site (173A and 174). Because the entrance road will
occupy virtually all of this portion of the Waldorf property, the exact lOcation and manner of
such access would have to be carefully coordinated among the three properties.
Parks and Open Space - There is a substantial amount of open space on the proposed concept
plan in part because it is difficult to achieve density on this site, for several reasons. The
property configuration is long and narrow, with fully the western one third of the site occupied
by critical slopes (in some places the slopes reach 30 -35% in grade) descending to an
intermittent stream, then rising steeply to a ridge and falling, finally, to a portion of Meadow
Creek. The applicant has maintained that the steep slopes combined with the presence of streams
should be undisturbed on the rear portion of the site, and staff concurs. The portion of the
property fronting Rio Road is only wide enough for the required three lane entrance road, with
sidewalk. For these reasons, proposed development is Confined to the middle section of the
property which allows for re-use of already disturbed land. ·
The applicant has indicated a willingness to dedicate property along Meadow Creek, the western
boundary of the property, for the greenway. The school's site plan may eventually include some
kind of primitive path leading from the campus down to the greenway, and this path could
potentially be utilized by others. The Recreation and Education System Circulation Network
4
plan in the Jones and Jones report shows bike and p~d~an aCCess at points north and south
along Rio Road. The existing driveway easement would be an excellent greenway access in that
it would allow for separation of school.vehicular traffic and greenway users. (Greenway acces
use would have to also coexist with the private driveway usage.) Staff has asked the applicant to
allow for a pedestrian connection from Rio Road to the greenway, suggesting that the concept
plan include a path segment along the northern boundary which could link the sidewalk along the
entrance road to any primitive path that may be constructed down the steep slopes to the
greenway at the rear of the site. (In fact, there may be some volunteer assistance available for
construction of these pathways.) The northern path alignment would also allow for easy
development of pedestrian COnnections when the adjacent agricultural property develops. The
applicant has expressed concern that the northern path segment would pass close to the proposed
early childhood portion of the facility and thus pose a hazard to young children playing outside.
For this reason, the applicant has declined to show this access on the plan.
In staffs opinion, both the outdoor play area and pedestrian path segment can be accommodated
through careful site design (fenced play area, appropriate plantings, berms, etc.), and if
necessary, bUilding reorientation or rearrangement, as private and public uSes have been arranged
to coexist on other sites. (Staff notes that the apphcant's decision to submit a conceptual plan
rather than a site plan with the special permit apphcation allows the flexibility to accommodate
minor changes.) In many locations, public greenways and/or greenway access have come to be
conSidered enhancements.
An alternative, suggested by the applicant, would be to route the path onto adjacent property to
the north at the point where the path would approach the early childhood outdoor play area.
Under either scenario, partial or full access to the greenway, the pathway may require some
disturbance of areas shown as otherwise undisturbed on the concept plan.
Neighborhood Centers - The Neighborhood Model is often difficult to apply with private
institutions whose design reflects a particular philosophy or functionality inherent in the
institution's operations. The Meadow Creek Parkway Final Report's vision for this portion, of the
area west of Rio Road (these three parcels and other properties to the north) is one of a mixed
use urban center with a gridded street pattern on this site and adjacent land to the north. There
are significant topographical~challenges to implementing that vision on this property, namely the
rolling terrain. The school curriculum emphasizing the natural landscape and nature-based
activities, embodied in a horizontal, bi-level building design which presents numerous exterior
walls and access points, Conflicts with the urban, compact nature of the recommended mixed use
development.
The school site could nonetheless function as an effective transition from an area of higher
activity to the north, to the relatively lower level of activity associated with Village Square and
the residential development beyond it. The applicant has referenced the many events in which
the public is welcomed to the school, and the Festival Hall may play a role in the community hfe
of the future Neighborhood Center and its corresponding Neighborhood. To enhance the
possible community connections between the school and its neighborhood, and the transitional
value it might offer, pedestrian and vehicular connections are particularly important to this site.
Buildings and Spaces of Human Seale- The school's concept plan shows an extended system
of linked components that is set back from the road with parking and a welcoming circle located
in front of and to the side of it. (see Attachment F and Conceptual Master Plan) The spatial
enclosures that are providedin many interesting forms on virtually ail sides of the school,
although attractive and apparently functional, are private in nature and by design completely
removed from the walking or driving public. Some of the locational and design decisions may
have resulted from the constricted dimensions and steep topography of the property. To
implement this principle of the Neighborhood Model; it appears' that the school complex would
have to be changed in form and oriented to the north, where it is most likely users of the new
urban center would be those relating to it.
Relegated Parking- Parking is a fairly prominent feature of this development. Sixty-three
required spaces, and twenty overflow spaces, are called out on the concept plan. It appears that
some type of pervious surface treatment is specified for the overflow, a concept staff endorses.
However, staff cautions that locating the grassy'overflow spaces immediately adjacent to the
lower entry (south side) would make them tempting for regular use, a condition for which the3'
may not have been designed. Signage could probably alleviate this concern. These and other
Zoning Ordinance issue will be addressed at the site plan stage.
For parking to be relegated in accordance with the Neighborhood Model, the school building
would be pulled closer to the public mad(s) and parking areas would be placed behind those
buildings. The applicant contends that this arrangement would create mOre disturbance to
sensitive areas on the site, and fail to take advantage of the grade. Staff refers the Commission to
the applicant's discussion of the parking design, contained on page one of the Site Development
Strategy Narrative (Attachment D).
Mixture of Uses - The proposed development is for a private school and as such, there is no
mixture of uses.. Historically, the Crossroads Waldorf schobl has provided numerous
opportunities for community involvement in its activities and it is possible that the Festival Hall
may serve community as well as school uses.
Mixture of Housing Types and Affordability- No housing is proposed for the development.
Under the school's concept plan; in:fill of the western portion of the site is not contemplated.
Redevelopment Rather than Abandonment- The existing house is inadequate for the school
use but the cleared area can be effectively re-used (with some expansion) for the school building
and grounds. Staff refers the Commission to the discussion of this principle on page four of the
Site Development Strategy Narrative (Attachment D). The parcel is undeveloped; as a result,
redevelopment other than.the house and outbuildings is not a criterion for assessment.
Site Planning that Respects Terrain - In staffs opinion, this principle is effectively embodied
in the applicant's development scheme for the site.
Clear Edges - The parcel is located well within the Development Area boundary; and therefore,
keeping a clear edge is not a criterion for assessment. However, on the site the applicant has
managed to maintain a clear edge to the disturbance area, staying out of the environmentally
sensitive slopes and creeks at the rear of the site.
Analysis of the Special Use Permit as related to Section 31.2.4.1 of the Zoning
Ordinance:
The Board of Supervisors hereby reserves unto itself the right to issue all special use permits
permitted hereunder. Special use permits_for uses as provided in this ordinance may be issued
upon a_finding bY the Board of Supervisors that such use will not be o_f substantial detriment to
adjacent property,
6
In staffs opinion, the proposed Waldorf school ghborhood.
Maintenance of the wooded buffer area and a substantial building setback to the south, where the
proposed school adjoins an established neighborhood, helps to minimize noise impacts to
residents and protect their privacy, and this is reflected in the concept plan. There will be no
lighted outdoor athletic facilities, and in fact, no standard sports fields. There is an outdoor
basketball court; daytime use is not anticipated to be detrimental to adjacent properties. Existing
institutions in the area such as CATEC, the Charlottesville Catholic School, and Pen Park are
likely to create impacts greater than those associated with the Waldorf school.
that the character qf the district will not be changed thereby,
This use should have minimum to no negative impact on the existing character of the district.
With a large public park, public school, large private school, and a mix of single family and
multi-family residential uses located within close proximity, the proposed school should blend
well with the diverse character of the district.
and that such use will be in harmony with the purpose and intent of this ordinance.
Private schools within residential neighborhoods oi:ten function much like public schools. They
can have even less impact, while providing an alternative to the public school system for those
residents who want one. There may also be an opportunity for school families to reside within
the adjacent neighborhood. The Waldorf school concept plan calls for a tree buffer between it
and the residential properties to the south, as stated previously. The plan's preservation of the
western portion of the property avoids disturbing the stream valleys and steep slopes. The
applicant is willing to dedicate land to extend the greenway system, a goal of the Comprehensive
Plan.
with the uses permitted by right in the district,
The proposed school is not anticipated to negatively impact any other uses in the district.
with additional regulations provided in Section 5. 0 of this ordinance,
Section 5.0 regulations do not address this use.
and with the public health, safe_tv and general welfare.
This project will not negatively impact the public health, safety or general welfare to a
significant degree. Traffic is probably the area of most concem in terms of public safety.
Using the ITE Trip Generation Manual, 6th Edition figures, a private school with 350 students
would generate 322 average vehicle trips on the adjacent street on a weekday during the highest
morning peak (7 - 9 a.m.), and 70 average vehicle trips on the adjacent street during afternoon
peak (4 - 6 p.m.). According to ITE, the by-right R-4 residential use (52 single-family detached
houses) would generate 498 average vehicle trips on a weekday (9.57 trips per house), 39 trip~
on a weekday morning peak and 52 trips during the afternoon peak. The Waldorf school would
generate higher peak volumes but less total traffic. Either use would have a relatively minor
impact on Rio Road, representing approximately 2% of the total 23,000 annual average daily
traffic volume estimate along this segment.
Per VDOT, traffic impacts can be accommodated with the addition of a traffic signal phase to the
existing signal on the school side, and construction of left and right mm lanes on Rio Road. A
three lane entrance road (right and left turn lanes out) and a sight easement along the west side of
7
Rio north of the school entrance also will be required. The school has indicated that it intends to
provide these traffic improvements. Interparcel connectivity also would help to reduce impacts
to Rio Road.
SUMMARY AND DISCUSSION:
Neighborhood Model:
The school's application most strongly incorporates (to varying degrees) the following
principles:
Parks and Open Space
Redevelopment
Site Planning that Respects Terrain
The school's application does not strongly reflect the following principles:
Pedestrian Orientation [plan does not show sidewalk along entrance road, connection to Village
Square, pedestrian access to greenway]
Neighborhood Friendly Streets and Paths [incomplete pedestrian network]
Interconnected Streets and Transportation Networks [plan shows no interparcel connectivity,
vehicular or pedestrian]
Neighborhood Centers [plan inconsistent with Neighborhood Two Profile recommendations for
urban center, gateway, connections to Rio Road and northern mixed use area]
Buildings and Spaces of Human Scale [buildings are removed fi:om the street, not of compact
form, do not relate to anyone but school users]
Relegated Parking [parking is located between school, and public street and adjacent residential
area]
Mixture of Uses [no use other than school is contemplated]
The following principles, do not apply to the proposed use:
Mixture of Housing Types and Affordability
Clear Boundaries with the Rural Areas
As previously mentioned, schools and other private institutions often have special characteristics
which make it difficult if not impossible for them to fully meet the expectations of the
Neighborhood Model. The Waldorf school appears to find itself in this situation. In view of
these "institutional" factors, and the fact that it may be unrealistic to expect that all twelve
Principles are reflected in the design of every site, staff finds that the lack ofinterparcel
connectivity, both pedestrian and vehicular, represents the concept plan's most serious weakness
relative to the Neighborhood Model. If the connections were made between the ~schoot site and
the neighboring parcels, allowing for development a wider area transportation network in the
future, in staffs opinion the Principles most relevant and significant to development of this site
would be met.
o
RECOMMENDED ACTION
Staff recommends approval of the Crossroads Waldorf School Special Permit 2001-040, with the
following conditions:
1. Maximum enrollment shall be 350 students, with a maximum of 40 staff. Any increase to
enrollment or staffing shall require amendment of this special permit;
2. Normal hours of operation for the school shall be from 8:00 a.m. to 6:00 p.m. weekdays, with
occasional uses in the evenings and weekend;
3. The approved final site plan shall be in substantial accord with the Conceptual Master Plan
(submitted November 12, 2001 and revised December 14, 2001), and shall reflect all required
pedestrian and road connections to adjacent properties and a sidewalk along at least one side
of the entrance road;
4. A building setback and tree buffer shall be maintained adjacent to the Village Square
residential development to the south, as shown on the conceptual master plan;
5. The school shall be operated in accord with the Special Use Permit Application and
Justification submitted August 27, 2001 and the Site Development Strategy Narrative
submitted via facsimile December 18, 2001;
6. A reservation for a public vehicular connection shall be made to the parcel or parcels located
to the north of the school property, exact location of this connection to be determined at the
time of final site plan approval. If it is determined to be necessary by the County to provide
for interparcel access, the owner shall make the reserved vehicular connection available for
such use;
7. Access from this parcel shall be made available to the two adjacent parcels fronting Rio Road
(173A and 174) in an appropriate location and manner to be determined, so as not to conflict
with access to the private school; if it is determined to be necessary by the County to provide
for interparcel access, the owner shall make the a vehicular connection available for such
use;
A pedestrian connection shall be made to the parcel or parcels located to the south of the
school property, exact location of this connection to be determined at the time of final site
plan approval;
A greenway dedication along Meadow Creek at the western boundary of the parcel shall be
made to Albemarle County at the time of final site plan approval;
10. No disturbance of the critical slopes located at the western portion of the site or other
undisturbed areas identified on the conceptual master plan shall occur as a result of site
development other than development of a pedestrian access to the greenway. Prior to fmal
site plan approval, a tree preservation plan shall be submitted and approved by the Zoning
Administrator, addressing in detail the limits of all disturbed areas, diameter and location of
trees to be preserved, cleating and limbing policy for trees to be preserved, and supplemental
trees and shrubs (if any), and related issues.
9
Please note that the applicant is required to receive zoning clearance before the use as a school
commences.
Attachments:
A - Vicinity Map
B - Area Map
C - Applicant's Justification
D - Applicant's Site Development Strategy Narrative
E - Comprehensive Plan, Land Use Plan Neighborhood Two Profile Recommendations
F - Project Perspective Drawlngs (2 pages)
Under separate cover: Special Use Permit Conceptual Master Plan
ALBEMARLE
COUNTY
ATTACHMENT A
/.
CrT~
OF
CHARLO'T'~SVILLE
SP--~O01~040 Crossroads Waldorf School
dACK JOUETT, RIVANNA AND
RI O DISTRICTS
-CTION
6t
11
ATTACHMENT B
ATTACHMENT C
What is the Comprehensive Plan designation f°~!ihis property? Urban Density
Residential (currently zoned R-4, residential).
How will the proposed special use affei~t adjacent property? The proposed use will
not have a negative effect on adjacent property and will, in fact, be in line with the
Albemarle County Community Facilities Plan, which indicates that it is desirable to
locate sch6ols near residential areas and near recreation sites and parks. In addition, the
proposed private scho61 use will be compatible with the County's preferred alternative
for thc Meadow Creek Parkway, which includes the concept of a linear park. Thc
applicant's program is completely in line with such a concept; its curriculum alread~
includes farming, gardening and the gentle cnjoymen~ of nature. Thc school will submit
a site plan that includes green spaces and the preservation of existing natural areas on the
property and is willing to consider hiking or bike trails, in line with the linear park
concept for Meadow Creek Parkway.
. The applicant's development of the property will be less intensive than the'by-right
development of the land and will thus have a positive effect on adjacent properties. The
applicant anticipates enrolling approximately 250 students upon completion if its
facilities. The applicant's Long-Range Plan does include the development of a high
school. If the applicant goes forward with a high school, enrollment would gradually
increase to 350 students. Even at this size, however, the proposed use will be less
intensive than many by-fight uses of the land, including subdivision into numerous
residential units. The applicant will not subdivide the property, but instead will create an
attractive campus with both open and wooded natural areas.
Moreover, due to the nature of the Waldorf program, the applicant does not anticipate a
need for lighted athletic fields. Outdoor lighting will be limited to parking areas and
applicant will make every effort in designing its site to minimize the impact of such
lighting on adjacent properties by strategic placement and wooded buffer zones.
Applicant acknowledges that any development of this property will affect traffic.
However, applicant's peak afternoon hours will differ from Rio Road's afternoon peak.
Moreover, applicant is willing to consider a staggered schedule with the Catholic school,
so as to minimize the numbers of cars on Rio Road during morning and afternoon peak
hours for both schools. Furthermore, Waldorf School parents have been commuting to
Crozet for years and make use of carpools, thereby limiting the number of car trips to the
school per day. In addition, the Waldorf School runs a 40-passenger shuttle school bus to
and from its facility now and will continue to do so, thereby further reducing the numbers
of cars entering and leaving thelproposed property. As the adjacent properties develop,
under the County's ComprehenSive Plan and the proposed Alternative A for the Meadow
Creek Parkway, the applicant is also willing to consider an alternative entrance to the
property to further lessen traffic on Rio Road. Applicant is confident that the proposed
use will have a significantly lesSer impact on local traffic than by-right development.
How will the proposed special use affect the character of the district surrounding
the property? The proposed uSe will enhance the character of the surrounding district.
13
The applicant anticipates the creation of a beautiful campus, which will be harmony with
the natural surroundings. In addition, applicant anticipates the creation of walking and/or
biking trails connecting the Meadow Creek Parkway to the Pen Park/Rio Road area, in
line with the concept of a greenway or linear park. It is worth noting also that the
surrounding district includeS two other schools. The addition of a Waldorf school will
further enhance the educational oppomanities for residents of the areas, as well as
fulfilling the proposed educational stewardship of the Meadow Creek area envisioned in
Alternative A for the Meadow Creek Parkway.
How is the use in harmony with the purpose and intent of the Zoning Ordinance?
The proposed private school is in harmony with the Zoning Ordinance in three ways: it
will provide valuable educational resource to families in the area; it will be a much less
intensive use of the land that would otherwise be permitted by fight; it will ~provide for
stewardship of the natural areas on the land. The Ordinance states that its intent is to:
"improve public health, safety, convenience and welfare of the citizens of Albemarle
County, Virginia...and to plan.. ~ that new community centers be developed with
adequate ... educational facilities .... "The Board of supervisors, in accordance with
the Ordinance, must thus provide both adequate educational facilities and protect the
fights of property owners. The proposed use for the property under consideration does
permit the Board of supervisors to accomplish both.
First, the proposed use will provide an important educational oppommity for many
citizens of Albemarle County. Since its opening in 1982, Crossroads Waldorf School has
grown from a 12-student kindergarten to a full N/K-8 elementary school with an average
enrollment of 175 students. Throughout the school's ten-year residence in Crozet,
numerous families, who are interested in Waldorf education but unable to commute to
Crozet, have approached the school. They, and other County families like them, are
eager for this form of schooling and will benefit from the proposed use of this parcel.
Second, the school's proposed location will not have a negative effect on adjacent
landowners. The school will minimize traffic flow and outdoor lighting and will, when
compared to possible by-fight uses, have a much less intensive impact on the land. In
addition, the proposed use will be in line with the County's intent to locate schools near
the residential areas, recreational areas and parks.
Third, although this is not set out specifically in the Ordinance, the proposed use will
guarantee stewardship of the land. The applicant is eager to promote, through its
academic program, environmental awareness and responsibility. The proposed location
would enable the applicant to study the ecology of Meadow Creek and its drainage areas
and work towards their sound preservation.
How is the use in harmony with the uses permitted by fight in the district? The
proposed use is in harmony with by-fight uses in the district because it will neither
interfere with nor affect these uses negatively. Albemarle County Zoning Ordinance
Section 15.2.1.11 does permit by fight a public school on this property. The proposed
Waldorf School would be smaller in size and enrollment than the permitted public school,
and yet would be very similar to the by-right use of this land. Therefore, the proposed
use for a private school is in harmony with the by-right uses.
What additional regulations provided in Section 5.0 of the Zoning Ordinance apply
to this use? None.
How will this use promote the public health, safety and general welfare of the
community? The proposed Waldorf school will meet the educational needs of many
residents of Albemarle County and the surrounding communities who wish to give their
children a Waldorf education. In addition, due to the nature and design of Waldorf
schools, the proposed use will provide the county with a beautiful green and open space
in the midst of one of its development zones. Further, due to the Waldorf program itself,
the ecology of the areas will be preserved even as the opportunities for community
benefit from walking and biking trails are expanded.
Describe your request in detail and include all pertinent information such as the
numbers of persons involved in the use, operating hours, and any unique features of
the use: Crossroads Waldorf School will use the property initially to construct a school
housing students from preschool age through8th grade. We are discussing whether these
will be housed in one building or clustered in smaller buildings. Our preliminary site
plan will address this. The Waldorf school will also have green spaces, woodlands and
buffer zones; it will have facilities for both flower and vegetable gardening.
The school currently enrolls close to 180 students, but expects to enroll between 225 and
250 when initial construction is complete. The school employs approximately 30
teachers and staff members; this may grow to 35-40 with additional students. It is worth
noting that the school foresees the addition of a high school within ten years. Waldorf
high schools tend to relatively small, between 80 and 100 students, with approximately
ten additional teachers and staff.
The school operates from 8:00 A.M. to 2:45 P.M, with staggered earlier dismissal for the
preschool. The school is willing to discuss further staggering hours with the Catholic
School that would be its near neighbor. The school operates a school bus mornings and
afternoons, five days a week. The school also runs an Aftercare program for those
families who require after school programs for their children. Historically these have
been small programsm5 to fifteen students. Typically they will mn from 3 P.M.to 6
P.M. The school also has occasional evening and weekend events: class meetings,
musical and dramatic performances, conferences and fairs. The school will be happy to
discuss with the County whether its performance space can be made available to
community groups. The school does not anticipate building fields for competitive
athletics, although it will have playing fields for physical education and games classes.
Whether these can be shared with the surrounding community is something the school is
willing to discuss.
Finally, the school anticipates that walking and/or biking trails linking the Meadow Creek
linear park to Rio Road and Pen Park may be an important feature of developing this
property.
ATTACHMENT D
The Crossroads Waldorf ~chool
Site Development Strategy Nll1~tlve
Bruce FL Werdell, Architect
For the preceding 2½ years Crossroads Waldorf School has been searching for a site to build a new
theunified school facility contracted nearer to to the purchase urban the center property of theon Charlottesville/A/barnacle Rio community. In late summer,
Road opposite the entrance to Pan Park and the
Catholic School. This site la the subject property being considered for a Special Use Permit allowing
the development of the school and its supporting site improvements,
In support of the Special Uae Permit a detailed development concept plan has been submitted to the
County describing the manner In which the schoci proposes to develop the ~ite. The curriculum that
forr.n.s the pedagogical core for the Waldorf School emphasizes among other things a focus on
environmental senaiblilty and a relationship to the natural landscape. Spaces within and the landscape
around the building need to relnf~-ce the natural character of the site. This specific site
accommodates this goal of the Waldorf cumculum
· by possessing a diversity of characted~cs that allow the 13reservetion of a significant
natural land~cape ,
· the development of new facilities in an area that has previoushj been modified by
construction and clearing.
The natural [andscapa slopes toward the Meadow Creek and includes an example of second growth
forest at the western 40% of the site. The logical building site occurs in the area of the existing house
and includes bOth the previously cleared area and some lower quality wooded areas along the edge of
the clearing. This site is within the urban growth area,
tn developing a Master Plan for Crossroads Waldorf SChool we have reviewed both the Neighborhood
Model adopted by the County-and the Jones and Jones study focusing on the routing of the Mead°w
Creek ParkWay and development potential in adjacent areas,
·theTheneedsMasterofthePlancrossroadsstrategy Wewaldorfhave developedSchool, has been designed to pdmadly meet
· Where appropriate we have sought to incorporate characteristics o~ the
Neighborhood Model and recommendations of the Meadow Creek Parkway final
There are, however, charactaristtc~ of this specific site and the surrounding topography that either limit
the applicability of certain principles outlined in these documents or put their implementation beyond
the means of developing this individual site.
Topography is the most significant trait that impacts how responsible site planning can be done in this
development area. In creating the Master Plan fo~ Crossroads, our strategy was to minimize the
amount of grading that needed to be done in order to meet the schOOls space, parking, and
recreational requirements. This generated the layout in which
· The parking is set to the side along the contour of the SE part of the site,
The school buildings are situated along the natural topography of the site running
east to west just to the south of the high point of the knoll.
The buildings take advantage of the topography providing access at both a lower and
upper level,
· The east west axis positions the buildings to take advantage of the school's intention
to employ passive solar and sustainable components in its final building design.
· The developed area of the site also occupies sections that have been previously
disturbed providing the ability to improve certain damage done to the site by grading
done more than 50 years ago,
The Crossroads Waldorf School - Site Development Strategy Narrative
1 of 4
17
It mu~ be noted that in the Meadow Creek Parkway Final Report the knoll Is envisloned as one end of
a traditional street pattern associated with am[xed used development. The.diagram included in that
study, however, does not account for the dramatic topography under the grid pattern. The rite drops
seventy-five feet from the knoll to the Imver end of 'the ~bLItary rift. Should .the grid pattern be
~ld~!!e~, _rite_d,__t~_.,.pla? .w~:)uid violate a..fundamental principal of fopograpt~ioa!ly sensitive development.
,- ~,,,-=, ,~,,.,,, w~m each ol31er, we 1'eel slat the 'development of the.Waldorf plan is in
concert with the local topography, preserving the natUral area to the west and minimizing the change
to the natUral'topography. This seems lika a more poaittve strategy for this portion of the development
ama.
There am a number of ways in which this deveiol3ment reinforces the goals of the Neighborhood
Model and can provide a 13osltive first step in the development of this area. The question
that needs to be answered is:
How many of the goals of tt~ neighborhood modet are applicable to the development of a Single site
and how much should a pdvate organization be required to provide specifically for the benefit of the
general public?
in large part, the Crossroads Waldorf School Master Ptan satisfies the majority of tt~er goals of-the
NeJghbomood Model, In considering the 12 principles of the Neighborhood Model the following am
some examples of how Crossroads Waldorf School
supports the model:
1. Pedestrian Orientation
Given the fact that the majority of students will be arriving by automobile, me Waldorf
currfculum encourages the students to walk a certain distance upon arrival at the
sct~ool. AcCOmmodations are made for a drop-off, however, you will note that them
are a number of pedestrian paths both along the side of the roadway as well as
througtt the landscape between parking and the school. Pedestrian access to the
various open spaces and wooded areas are to be developed for the student body.
Neighbo~ood Friendly Streets and Paths
The Master Plan has p~'ovided reduced width roads and minimum paving on the site.
Streets am tree-lined and atlow for responsible distribution of traffic. The planning
strategy provides ample sidewalks for safe travel of pedestrfans on
the site.
3. Parks and Open Space
"...This should result in residents having convenient access to parks, public gathering
places, ar'~l natUral views whether they are at home, work, or play." While the Master
Plan does not specifically accommodate public access to the site, the intention of the
school to maintain the western 40% of the site as "undisturbed natural area" does
provide for "natural views...at home...or play." for
Vlllage S<~uere, the adjoining neighborhood, has provided only mtnlmal ol3en space
(much of whiCh Is paved) With marginal natural views. In addition, the
"undisturbed natural area" supports the vision of the greenway along Meadow Creek.
This is in keeping with the Neighborhood Model's stated goal of preserving ,Important
natural areas like stream corridors can be set' aside to protect environmentally
sensitive areas and provide places for recreation and
enjoying the outdoors." The greenwey is also a centerpiece of the Meadow Creek
Parkway Final Report.
The adjacency of Pen Park to this site also provides a logical outlet for the need for
13ublic ol=en space and recreational area.
The Cros~oads Waldorf School - Site Development Strategy Narrative
2 of 4
Crossroads Waldorf School la additionally senNtfve to the issues
of storm water management, groun~er recharge and habitat protection
in its insistence that 40% of their site remain untouched. One site
(this one in parlicular) cannot possibly Simultaneously fulfill all of
the principles of the Neighbomoocl Model. In particular, the idea of increased
density and maintenance of natural areas seem to be at odds here. See
goal 11, "adapts development to terrain" for connected issues.
Parks and Open Space
The school's Master Plan concept is centered on .the development of functional open
space t6 be used by the school community: The formal establishment of public
access to the site for public use of natural open space and parks raises, serious
issues of liability and security that are contmllod by entitles far beyond the intentions
of the Neighborhood Model, Insurance, security and exposure to liability issues on
the part of the prope~ owner need to be settled in order to have a via~e I:)olicy of
!nterconnectivtty between sites of pdvate owners, The school is investigating the
~esues related to this interconnecttvity and their insurance requirements for secunty
and safety of the their students, Insurance may, in fact, require additional ~ers
and fencing as opposed to interconnecting paths and public access. -These issues
are not clearly defined enough to allow the school to propose any Sl:~ecific public
access to the site at this point,
Neighborhood Centers
A single site cannot pcaslbly be expected to meet all expectations of the
Neighborhood Model. This site may be more appropriately seen as an edge of a
development area as proposed in the Meadow Creek Park'way Final Report. We will
address this issue below. -
6. Buildings and Spaces of Human Scale
'~Vhen proportionate to the human body and considered in their context, buildings
and spaces of human scale improve the quality of a place."
Crossroads Waldorf School specifically relates the scale of the buildings and
courtyard spaces to the human scale, The scale of the early childhood center will be
related to the youngest children while other spaces will reflect their use as gathering
places or structures principally used by older children.
Relegated Parking
"Place Parking out of view"
It would be counter productive in this case to move the parking to the bac~ of the site,
or to provide only street parking, The plan screens the pa~ing from initial view with
the use of trees (both old growth and new) and from the adjacent neighborhood by
means of Iow plantings that will keep the headlights from impacting the neighbors.
Additionally, we have reduced the number of hard-paved parking spaces and
replaced them with a reinforced grass area that will help with storm water
management & beautification of the site.
8. Mixture of Uses
"Contains a mixture of residential and non-residential uses so residents have
convenient access to work, to services and to entertainment." (quote from pg. 7)
Crossroads Waldorf currently provides community activities and cultural enrichment
to the community within the context of their curriculum (such as the holiday craft
The Crossroads Waldorf School- Site Development Strategy NarratiVe
3 of 4
19
11.
12.
10.
festival, Mayfair festival, plays, concerts, etc.) that would welcome members of the
community Into their school. The school ihtends to continue and expand this practice
under the same guidelines of public safety and aupel"vision Encou in ublic
attandartce at the Christmas fes,~:.-, -- ~- _--_-;7 .. . rag g p '
. ~au~al ur an oror~stra coI1cert is dearly within the
school's vision. Unsupervised access to the site by the public, again, raises sedous
concerns from a liability and insurability point of view. The reputation of the achoot
has I~een built around becoming a 'valuable civic citizen, and the school will continue
to do ~3.
Mixture of Housing Types.
This sectfon is not appllcab!e to this submission
Redevelopment.
"The Neighborhood Model emphasizes re-using existing sites and buildings..."
In concert with this goal, the Master Plan specifically utilizes the portion of_the site
that has been previously developed; leaving untouched the oldest and mOSt natural
P~rtions of the site. A casual walk of the ate will show that this site-has beerruead
over the years as an automobile junkyard, with remnants of cam scattered throughout
much of the area the school anticipates activaty developing, in addition, the access
road has clearly done some 'ad hoc' g~a:ling and cut into the natural topography of
the site. The new grading we am proposing will-improve some of this severe grading
at the access road, fix sonde substandard septic systems by connect~g them to
public sewer, and move the final configuration of the front portion of the site more
towards its orfginal topographical configuration.
Site Planning that Respects Terrain
'"l'he Nelghbo~ood Model calls for sensitivity to existing terrain through site design
and architecture
that fits into grades,.,Minimizing destruction of natural
terrain will help Albemarle County retain ~ beautiful landscapes.'"
Clearly, this is a goal that is central to the strategy Of the Master Plan, The TND
proposed in the Meadow Creek Parkway Final Report seriously conflicts with this
goal of the ~NeJghborllood Model. In addition,, when we consider the Transect
Concel3t (see page 30-31 of Neighbo~ood Model book) - The Transect Concept is
based on the theory that the densest development will occur at a core and move out
from there. In the overall Scheme of the Meadow Creek Parkway Final Report, the
site for Crossroads Waldorf is clearly at the edge of the development area, Therefore
it is appropriate that the development of school be considered as a "general" density
use on the given site and provides a transition from the "center" density proposed to
the north and the '~rTlnge" density of Village Square to the south.
Clear Boundaries
The strategy ti3 preserve the western 40% of the site corresponds to the clear
boundaries component of the Neighborhood Model. This will reinforce the concept ~
the greenway proposed along the Meadow Creek Parkway and will preserve a unique
natural area along the edge of this development area.
As the first site to be developed In this area after the adoption of the Neighborhood model, the
Crossroads Waldorf Master Plan carries the burden of meeting the needs of the school while
accommodating the appropriate portions of the general development strategies intended for all
development areas in the County. The proposed strategy provides for a reasonable accommodation
of both agendas when applied t~3 this specific site. We look forward to the opportunity of representing
these concepts in support of the Special Use Permit Application.
The Crossroads Watdod School - Site Development Strategy Narraltve
4 of 4
2O
ATTACHMENT E
Meadow Creek ParkWay
Amendment to Neighborhood Two Profile Recommendations of the Land
Use Plan (p.47)
Adopted 9112/01, (CPA 2001-06, Meadow Creek Parkway)
Limit the Neighborhood Service designation along Rio Road to existing developed areas.
Transportation improvements include:
Improvement to the Free State Road bridge over the railroad track to allow access for emergency
vehicles and development north of Dunlora.
Development of the Meadow Creek Parkway linking Hollymead with McIatixe Road in the City.
Phase I of the Parkway in the County, from Melbourne Road to the railroad bridge on Rio
Road should be developed in a manner consistent with the Meadow Creek Parkway Final
Report, May 2001, by Jones and Jones. In the planning and development of Pti'ase II of the
Parkway, consideration should be given to continuing design concepts of Phase I, including
parkway design with landscaping, bicycle and pedestrian facilities and linear parks features.
ur.~rc,;': ~c bfidg:, c,;';r ~c r."-~c, ad :ack. Reserve usable right-of-way for the location of the
Meadow Creek Parkway in areas of new development. With f'mal alignment determination,
reserve right-of-way in ail areas. Direct access to the Mcadc, w Creek Parkway north of Rio Road
and south of the South Fork Rivanna River (Phase n) from adjacent areas may be permitted at
one tocafion (one intermediate access point).
Provide bicycle facilities and ~valkways in conjunction with all major road improvements in the
area.
Utility improvements include:
Upgrade water distribution in the entire Neighborhood to ensure adequate service.
Construct the Carrsbrook sewer to provide service to the area.
Evaluate the Woodbrook Channel to determine the need to widen in the vicinity, of the area
upstream of the old Woodbrook sewage lagoons. Retain easements for improvements if the
property is sold.
Retain open space areas in the Meadow Creek floodplain, the area along the proposed Meadow Creek
Parkxvav corridor, the lake and stream system north of Rio Road in the Woodbrook, Carrsbrook. and
Northfields areas, and along the Rivanna River floodplain.
Consider the land use and park/open space recommendations of the Meadow Creek Parkway
Final Report, May 2001, by Jones and Jones, for the areas adjacent to or near the Meadow Creek
Parkway/Rio Road corridor.
Construct a greenway along the South Fork of the Rivanna River and Rivanna River. This provides a
pedestrian connection of the IW Creek Natural Area to the Urban Area and an oppormmty for passive
recreation adjacent to the Urban Area. Develop the greenway to meet the recreational and conservation
needs of the residents in Neighborhood Two, and the entire County.
Maintain a wooded buffer between the Community/Regional Service located on Route 29 and adjacent
residential developments.
47A
ATTACHMENT F
C
bruce r. wardell architect o.c.
112 fourth street n.e. chadottesvffla, virginia 2~
22
bruce r. wardell architect p.c.
112 fourth street n.e. charlottesville, virginia 22902 434-971~
23
Febnmry 16, 2002
Amelia Wood Bennett
80 Elizabeth Ridge Road
Carlisle, Massachuse~ 01741
Mr. Charles Martin
200 Pineridge Lane
Charlottesville, Virginia 24590
D~fr Mr. Martin:
My letter is regarding the Special Use P~aanit Application for Crossroads Waldorf SChool, which will be
reviewed by the Board of SupeIxisors on February 20.
I am the owner of parcel 1.'70, off of Rio Road, consisting of 5.8 acres. I have a con~act with the
Crossrtads Waldorf School[ to buy my' land along with parcels 173 and 179A consisting of 7.1 a~res
owned by my brother, Gene Wood. We have been working with the school for almost a year on this
contract. Gene and I are pleased that a school, especially one with such an. ex~FLen~ r~pumfion as the
Waldorf School, will be built on our childhood homeplace. We know that our parents, who owned the
property for nearly half a century, would look favorably on this use as well. It is also my understanding
that the neighbors are in favor of having the school occupy the site.
On February 5~, the planning commission approved the school's application with ten conditions. It would
seem that the conditions were to help align the school's use of the property ~,with the Conceptual Master
Plan devised in 2001. I was not aware of a master plan until the February 5 TM meeting and am very
concerned about its impact on my propexty, Of particular concern is the condition whereby the planning
board is asking the school to donate to the county 2+ acres or more than 1/3 of ~ property bought from
me. This request seems to be unfair both to the school and to me. After carefully considering this
condition, the school has come up with alternatives, which hopefully will satisfy the plmming board. I feel
they have been more than generous in their attempt to comply with the desires of the boar&
I respectfully request that the Boant of Supervisors adopt the school's proposal. The Crossroads Waldorf
School has continually shown a desire to work with the planning board and has developed a proposal tha~
satisfies the school's requirements as well as the planning board's requests. Although I have concerns
about all of the conditions required by the planning board, I am most concerned about item 9. I respectfully
request that the board of s~pervisors accept the s~ool's altera~'x~ proposal and permit the sale of the
property to go forward.
sincerely,
Amelia Wood Bennett
CC: Mrs. Salby Thomas, Chairman Mr. David P. Bowenmm
Mr. Dennis S. Rooker
Mr. Lindsay S. Donier, Jr., Vice-Chairman
Mr. Walter F. Perkins
Crossroads-Waldorf
Portions of the property shall be dedicated, reserved, or restricted as follows':
A fifty (50) foot greenway along Meadow Creek at the western boundary
of the parcel shalI~ be dedicated to Albemarle County at the time of final
site plan approval.
A thirty (30) foot greenway easement along the northwestern side of the
centerline of the intermittent stream shown on the Conceptual MasterPlan
shall be granted to Albemarle County at.the fane of final site. plan
approval. The greenway easement shall authorize Albemarle County to
install and maintain a Class B trail and associated improvements within
the easement, allow public access to the trail, and prohibit improvements
by the owner. The greenway easement shall be subject to review and
approval by the County Attorney.
Co
The area of the parcel between the dedicated greenway and the greenway
easement, containing approximately 1.81 acres, shall be reserved for
dedication and shall be dedicated to Albemarle County at such time a
linear park is established on the contiguous properties to the north and
south of the reserved area. When dedicated, the reserved area shall
become part of the County's and the City of Charlottesville's park.and
trail system. The owner shall preserve the reserved area in its natural
condition and shall install no buildings or structures in the area. The
reserved area ~shall be shown on the final site plan. The deed of dedication
shall be subject to review and approval, by the County Attorney and may
restrict the use of the property to park, open space and greenway uses.
i;ite: L-Supe~sors.02~2~3.~3c (37376 bytes)
DL ~me (50666 b~s): < I
'Thank yo~ aga{n for your time ar~ cor~icieraUon ~n
WaM~Sc~ ~i~ ~rS~l U~ Pe~t SP ~!~. P~y~r
t~ ~ yest~ay. ~ e~J~e
~, P~ ~ ~ k~z ify~ ~ any q~io~ ~ al! or ~ can
~ of ~ ~si~a~e.
Regards,
Kelly
Kelly E. Tm~t
E~ruce R. Werde!l, ArchRect
1t2 Fo~ Street NE
Cherlottesvil!e, VA 22902
434.971.71~0 Ph / 434.971.7166 Fax
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February 16, 2002
Amelia Wood 'Bennett
80 Elizabeth Ridge Road
Carlisle, Massachusetts 01741
Mn Charles Marlin
200 Pineridge Lane
Charlottesville, Virginia 24590
Dear Mr. Martin:
My letter is regarding the Special Use Permit Application for Crossroads Waldorf School, which will be
reviewed by the Board of Supervisors on February 20.
I am the owner of parcel 170, offofRio Road, consisting of 5.8 acres. I have a contract with the
Crossroads Waldorf Schoo~ to buy my land along with parcels 173 and 179A consisting of 7. I acres
owned by my brother, Gene Wood. We have been working with the school for almost a year on this
contract. Gene and I are pleased that a school, especially one with such an excellent reputation as the
Waldorf School, will be built on our childhood homaplace. We know that our parents, who owned the
property for nearly half a century, would look favorably on this use as well. It is also my understanding
that the neighbors are in favor of having the school occupy the site.
On Febmmy 5~, the planning commission approved the school's application with ten conditions. It would
seem that the conditions were to help align the school's usc of the property ~w~th the Conceptual Master
Plan devised in 2001. I was not aware of a master plan until the February 5 meeting and am very
concerned about its impact on my property. Of particular concern is the condition whereby the planning
board is asking the school to donate to the county 2+ acres or more than 1/3 of the property bought from
me. This request seems to be unfair both to the school and to me. After carefully considering this
condition, the school has come up with alternatives, which hopefully will satisfy the planning board. I f~el
they have been more than generous in their attempt to comply with. the desires of the board.
I respectfully request that the Board of Supervisors adopt the school's proposal. The Crossroads Waldorf
School has continually shown a desire to work with the plmming board and has developed a proposal that
satisfies tho school's requirements as well as the planning board's requests. Although I have concerns
about all of the conditions required by the planning board, I am most concerned about item 9. I respectfiffiy
request that the board of supervisors accept the school's alternative proposal and permit the sale of the
property to go forward.
sin,cyely,
Amelia Wood Bemnett
CC: Mrs. Sally Thomas, Chairman Mr. David P. Bowennan
Mr. Denni~ S. Rooker
Mr. Lindsay S. Dorri.er, Jr., Vice-Chairman
Mr. Walter F. Perkins
RECEIVED AT BOS MEE~'ING
:_ f/
We, the undersigned, respectfully request that the Board
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
Petition to the Board of'Supervisors - February 2002
We, the .undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf cumculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
4
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NAME
ADDRESS PHONE
~/¢o /~,2##~~_ ~,
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Petition to the Board of Supervisors - February 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
/
I0 -
20
Petition to the Board of Supervisors - February, 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME
ADDRESS
PHONE
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¢77
Paget
Petition to the Board of Supervisors - February, 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county?s families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain;Ownership of the
back two acres of the parcel, with the tmderstanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME , ADDRESS PHONE
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15
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Page
Petition to the Board of Supervisors - February, 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME~"5 ~ f ~,[ ADDRESS; , /r~ PHONE
. ~ - ..j . ''-, . , -&
Page
Petition to the Board of Supervisors - February, 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
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Page
Petition to the Board of Supervisors - February 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its cumculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
We, the undersigned, respectfully request that the Board of Supervisors of
Albemarle County approve the Special Use Permit application of Crossroads Waldorf
School to build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area thro~/gh its
curriculum and methodology and should be more centrally located, so as to be accessible
to a greater number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further
request that this approval be passed in such a way as to allow the school to retain
ownership of the back two acres of the parcel, with the understanding that those acres
will forever be undeveloped by the school and will exist as a natural area. Thank you for
considering our petition.
NAME ADDRESS PHONE
Petition to the Board of Supervisors - February, 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the WaldOrf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
~F¥- ~r6, 33
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Page
Petition to the Board of Supervisors - February 2002
We, the undersigned, respectfully request that the Board of Supervisors of Albemarle
County approve the Special Use Permit application of Crossroads Waldorf School to
build a permanent facility on Rio Road.
We believe that the school provides a unique service to the area through its curriculum
and methodology and should be more centrally located so as to be accessible to a greater
number of our county's families.
Mindful of the ecological component of the Waldorf curriculum, we further request that
this approval be passed in such a way as to allow the school to retain ownership of the
back two acres of the parcel, with the understanding that those acres will forever be
undeveloped by the school and will exist as a natural area.
Thank you for considering our petition.
NAME ADDRESS PHONE
7
goqb G~.~-.~:~e~' £%,% V~l
244'~qt:)
c?71--TqCt l
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Page
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON
SP-2001-040- Crossroads Waldorf School
NAME (Please print clearly)
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PHONE NUMBER/ADDRESS (Optional)
COUNTY OF ALBEMARLE
Department,of Planning & Community Development
401 McIntire Road. Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
Janua~ 29,2002
John Decarlo
4626 Slam Gate Road
Crozet, VA 22932
RE: SP-2001-052 John Decarlo; Tax Map 26, Parcel 33
Dear Mr. Decarlo:
The Albemarle County Planning Commission, at its meeting on January 15, 2002, unanimously
recommended approval of the above-noted petition to the Board of Supervisors. Please note that this
approval is subject to the following conditions:
1. The applicant shall provide a copy of a signed Army Corps of Engineers permit for this project, or a
written confirmation from the Corps of Engineers that a permit is not required within fours months of
the approval date of this permit.
2. The applicant shall stabilize the area around the culvert pipe to the satisfaction of the Albemarle
County Erosion and Sediment Control inspector within four months of the approval date of this Permit.
Please be advised that the Albemarle County Board of Supervisors will review this petition and receive
public comment at their meeting on February 20, 2002, Any new or additional information regarding your
application must be submitted to the Clerk of the Board of Supervisors at least seven days prior to your
scheduled hearing date
If you should have any questions or comments regarding the above noted action, please do not hesitate
to contact me.
Planner
SC/jcf
Cc:
Ella Carey
Amelia McCulley
Jack Kelsey
Steve AIIsbottse
02-11-02P01:36 RCVD
Staff Contact:
Planning Commission:
Board of Supervisors:
SP 01-052 John DeCarlo Culvert
Scoff Clark
January 15, 2002
February 20, 2002
APPLICANT'S PROPOSAL
The applicant constructed a driveway and culvert in the floodplain of a tributary of Doyle's River/for
access to an existing house) without the necessary special use permit. This SP application is intended to
rectify this violation.
LOCATION AND DESCRIPTION OF PROPERTY
The property, described as Tax Map 26 Parcel 33, contains 75.3 acres, and is located in the White Hall
Magisterial District on Slam Gate Road (Rt. 673), approximately 0.25 miles from its intersection with the
Brown's Gap Turnpike (Route 810).
HISTORY
On September 14, 2001, the applicant was sent a Notice of Official Determination of Violation stating that
his work in the floodplain requ. ired a special use permit under section 30.3.05 of the Zoning Ordinance.
COMPREHENSIVE PLAN
The property is zoned RA Rural Areas. The Comprehensive Plan designates this property as Rural Area.
RECOMMENDATION
Staff recommends approval of SP 01-052 with conditions.
STAFF COMMENT (Special Use Permit)
Staff will address eaCh prowsion of Section 31.2.4.1 of the Zoning Ordinance below:
The Board of Supervisors hereby reserves unto itself the right to issue all special use permits permitted
hereunder. Special use permits for uses as provided in this ordinance maybe issued upon a finding by
the Board of Supervisors that such use will not be of substantial detriment to adjacent property,
The small scale of this project should prevent any significant impacts on adjacent properties. As
long as the approval conditions are met, downstream impacts will be minimal.
that the character of the district will not be changed thereby,
A small area of fill on a hillside does not significantly change the character of the area.
and that such use will be in harmony with the purpose and intent of this ordinance,
This use is not expected to negatively impact the community benefits that are the purpose of the
ordinance. :.
with the uses permitted by right in the district,
Farming, forestry, and other by-right uses wilt not be impacted.
with additional regulations provided in Section 5. 0 of this ordinance,
There are not applicable regulations in Section 5.0.
and with the public health, safety and general welfare.
After visiting the site and analyzing the project's potential impacts on the floodplain, the
Engineering Department provided the following comment:
The driveway and the associated fill are located along the western edge of the FEMA
floodplain. The culvert is located along the northern SR 673 roadside ditch, not in the
stream channel. The floodplain is located along a tributary of the Doyle's River and
appears to be a backwater from the main river channel. The area of fill in the floodplain
is located near the driveway's intersection with SR 673. The remainder of the driveway
to the north is constructed into the existing hillside with some cut for ditches. We believe
the actual amount of fill in the floodplain is not significant and should not restrict the
ca pacity of the floodplain.
SUMMARY
Staff has identified the following factors that are favorable to this request:
1. The project will have minimal (if any) impacts on the floodplain of the Doyle's River.
Staff has identified the following factors that are unfavorable to this request:
1. The culvert installed as part of this project is insufficiently stabilized, The Engineering Department
requests that the applicant stabilize the area within four months of the approval of this permit, They
suggest the use of a Iow-maintenance ground cover or additional riprap. Also, a Corps of Engineer
(COE) permit may be required for this driveway,
2. This project was constructed without the necessary permission. The Zoning Department requests that
the violation be corrected within four months of the approval of this permit.
RECOMMENDED ACTION
The Planning Department recommends approval of SP 01-052 with the following conditions:
1. The applicant shall provide a copy of a signed Army Corps of Engineers permit for this project, or a
written confirmation from the Corps of Engineers that a permit is not required, within fours months of
the approval date of this permit.
2. The applicant shall stabilize the area around the culvert pipe to the satisfaction of the Albemarle
County Erosion and Sediment Control inspector within four months of the approval date of this permit.
ATTACHMENTS
A. Location Map
B. Tax Map
C. Plat showing new driveway
D. Sketch plan of culvert
FOX
G)BSON
MOUN~AIN
MOUNTAIN
ATTACHMENT A
BUCK
MTN.
ALBEMARLE
14
COUNTY
/~"-~., SP 01-52 .lohn Decarlo
*-~... --- !
ATTACHMENT B
SEE 2?--6
40
20
~\ 54
RT 614
13
7E
4O
WHITE HALL
DISTRICT
SECTION
2'6
~7
F. SheHdon,
62.8
\
\
Fo~d
Wm. M. Mod/son, _ir.
N89
/ 969
75. 30 ACRES
i.,~CLUP. ING '7,3 W
~ M. 26- PARCEL
Dorothy F 5heridon
""~' x, ' p.'l~ lc. uno
ATTACHMENT C
TM.
Herbert H Rosson '"x,
L?,; ,;P,9 / 6
/! or
TM. 26 - 538 . 5~.~
Phillip L.8 Mory B. Sheridon
N
~. ~ 416 - 485
January 30, 2002
COUNTY OF ALBEMARLE
Department of Planning & Community Development
401 Mc[ntire Road, Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012 0 ~2-0
RCVD
Jim Grigg
Daggett & Grigg Architects
1001 East Market St
Charlottesville, VA 22902
RE:
SP-2001-055 Albemarle Farm Store and SDP-2001-108 Albemarle Farm Store
Preliminary Site Plan; Tax Map 103, Parcel 10A
Dear Mr. Grigg:
The Albemarle County Planning Commission, at its meeting on January 29, 2002, took the
following actions:
SP-200'!-055 Albemarle Farm Store: Unanimously recommended approval to the Board of
Supervisors subject to the following conditions:
Ali requirements of VDOT. including sight distance requirements (450' for the 45 MPH on Rt.
627), commercial entrance standards (minimum 30' wide, 48' tapers), and a 10ff taper on the
right approach, shall be completed before the issuance of a certificate of occupancy.
There Shall be a maximum of three (3) employees on site at any particular time.
The Albemarle Farm Store's Improvements and the scale and location of the
improvements shall be developed in general accord with the site plan entitled Albemarle
Farm Store, prepared by Daggett & Grigg Architects, and dated December 8, 2001.
The hours of operation shall be 7:00 a.m. to 9:00 p.m., Monday through Sunday.
Please be advised that the Albemarle County Board of Supervisors will review this petition and
receive public comment at their meeting on February 20, 2002 (sp only). Any new or
additional information regarding your application must be submitted to the Clerk of the Board of
Supervisors at least seven days prior to your scheduled hearing date.
SDP-2001.108 Albemarle Farm Store Preliminary Site Plan Waiver: Unanimously approved
a request for a waiver of Section 4.12.6.5 (c) of the Zoning Ordinance to allow a 9' x 45' parallel
parking space to accommodate bus parking
There shall be only one parallel parking space permitted, as shown on the
preliminary site plan, and labeled as bus parking only.
Page 2
January 30, 2002
If you should have any questions or comments regarding the above noted action, please do not
hesitate to contact me.
Sincerely,
Steven Biel
Planner
SB/jcf
Cc~
Ella Carey
Amelia McCulley
Jack Kelsey
Steve Allshouse
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
Steven Biel
January 29, 2002
February 20, 2002
SDP 2001-108 Albemarle Farm Store Preliminary, Site Plan Waivel
SP 2001-055 Albemarle Farm Store
Applicant's Proposal: The applicant has requested approval of a special use permit
for a farm sales facilitv. The total floor area will contain 2,587 sq. ft., with no more than
1,500 sq. ft. being devoted to retail sales. The facility would serve as an outlet for
neighboring farms to sell their produce, as well as for agricultural/horticultural products
produced on the applicant's farm (Albemarle Estate Farm). In addition, the proposed
facility would provide an outlet for wine tasting and wine sales for the' Kluge Estate
Winery, located on an adjacent property (Attachment C). The proposed hours would be
Monday through Friday, between approximately 7:30 AM and 6:00 PM, and on
weekends if there were a demand. There would be a maximum of 3 employees.
The applicant is also requesting a waiver to Section 4.12.6.5(c) of the Zoning Ordinance
to allow a 9' x 45' parallel parking space to accommodate bus parking. The parallel
parking space would be located in an area of the parking area that would not impede
vehicular traffic flow.
Petition: Request for a special use permit, in accordance with the provisions of
Sections 10.2.2(45) and 5.1.35 of the Zoning Ordinance, to operate a Farm Sales facility
on 22.753 acres of land situated at the southwest intersection of State Route 627 (Carter's
Mountain Road) and State Route 727 (Blenheim Road). The property, described as Tax
Map 103, Parcel 10A, is located in the Scottsville Magisterial District. The property is
zoned RA (Rural Areas) and is designated for Rural Area Uses in Rural Area 4 of the
Comprehensive Plan. A Site Development Plan (SDP 01-108) has also been submitted
with this request.
Character of the Area: The property under review contains 22.753 acres, is heavily
wooded, and is located within the Lanark Agricultural & Forestal District (Attachment
B). The surrounding area can be characterized as agricultural and large-lot residential.
The applicant owns the adjacent property to the south, which contains a vineyard.
Planning and Zoning History: No history is available on this property. Currently,
the applicant has a final site plan (SDP 2001-124) for the Kluge Estate Winery (Tax Map
102, Parcel 37) being reviewed by staff.
,,Comprehensive Plan: The Comprehensive Plan identifies this site and surrounding.
area as being located in the rural area. Farm sales are a use that is compatible with the
rural area.
SP 2001-055
Last Revised: 1/23/02 I
RECOMMENDATION: Staff has reviewed this request for compliance with the
provisions of Section 31.2.4.1 of the Zoning Ordinance and recommends approval of SP
2001-041, based on the consistency with the Comprehensive Plan.
STAFF COMMENT:
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance.
The Board of Supervisors hereby reserves unto itself the right to issue all
special use permits permitted hereunder. Special use permits for uses as
provided 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_.
The adjoining properties are large-lot residential sites or farms. While the site is heavily
wooded, the applicant would preserve as many of the existing trees as possible. This
would maintain a natural buffer and minimize any effects the farm store would have on
adjacent property owners.
The applicant has indicated the hours of operation would be during daytime hours only
(Section 4.18.02 of the Zoning Ordinance, define daytime beginning at 7:00 a.m. and
ending at 10:00 p.m.).
that the character of the district will not be changed thereby,
The site is surrounded by agricultural and large-lot residential uses. A farm store use is
permitted by special use permit in the Rural Areas district. The intent of the proposed
farm store would be to provide an outlet for farm sales from the applicant's farm, as well
as surrounding farms.
and that such use will be in harmony with the purpose and intent of this
ordinance,.
Staffhas reviewed the purpose and intent as contained in Chapter 18, SectiOns 1.4, 1.5,
and 1.6 of the Zoning Ordinance. In the opinion of staff, the proposed use would not
conflict with the purpose and intent as described in the Zoning Ordinance.
with the uses permitted by right in the district,
This use would not prevent by right use of adjacent property.
SP 2001-055 2
Last Revised: 1/23/02
with additional regulations provided in Section 5.0 of this ordinance,
Farm sales are governed by Section 5.1.35 of the Zoning Ordinance. The proposed
request complies with the provisions of this section of the Zoning Ordinance.
The site is located within the Lanark Agricultural & Forestal District. Section 3-202 of
the County Code states that "no parcel within the district shall be developed to a use more
intensive than that existing on the date of the creation of the district." Section 3-
202(2)(b) goes on to state that a use is not "more intensive" if it "is permitted by special
use permit in the RA zoning district and the board of supervisors, in considering the
application for a special use permit, determines that the development allowed by the
permit is consistent with the purposes of this chapter." Therefore, the requested use
would be permitted in the RA district, if the Board of Supervisors makes that
determination.
The applicant appeared before the Agricultural & Forestal Committee on November 12,
2001. A recommendation was made by the Committee that the agriCultural products sold
by the farm store, not produced on the applicant's farm, should be produced within
Albemarle County.
The applicant is requesting the Planning Commission consider their request to permit the
farm store to sell products produced in surrounding counties (Attachment D). The
applicant believes this would enable the farm store to provide agricultural products at
times when agricultural products may not be available from Albemarle County. This
could allow the farm store to operate on a year-round basis and be a more economically
viable operation to serve the surrounding communi .ty.
In accordance with Section 5.1.35 of the Zoning ordinance, the total retail area of the
facility would not exceed 1,500 sq. ft. In addition, 50% of the retail sales would be
produced on the applicant's farm. The other 50% of produce for retail sales could be
produced on surrounding farms or farms from neighboring counties as companion items.
Staff believes that by broadening the recommendation by the Agricultural & Forestal
Committee, and permitting produce to be sold from surrounding counties, would be
beneficial to agriculture in Albemarle County, as well as for the entire region. A regional
approach would enhance the County as a destination for agricultural produce from the
entire Central Virginia region.
and with the public health, safe _ty and general welfare
The public health, safety, and general welfare of the community is protected through the
special use permit process which assures that uses approved by special use permits are
appropriate in the location requested.
SP 2001-055
Last Revised. 1/23/02 3
There would be an increase in vehicular traffic as a result of this proposal. VDOT has
requested the applicant improve the entrance to meet sight distance requirements (450'
for the 45 MPH on Rt: 627). In addition, the entrance would be upgraded to meet. the
current commercial entrance standard(minimum 30' wide, 48' tapers). The taper on the
right approach would be extended to 100'.
SUMMARY:
Staff has identified the following factors favorable to this application:
o
The proposal is consistent with the provisions of Section 31.2.4.1.
The level of intensity of the proposed farm would be consistent with the character
of the Rural Areas district
The use is supportive of the agricultural industry.
Staff has not found any factors that are unfavorable to this request. Therefore, staff is
able ~o support this request.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval, subject to
the following conditions:
All requirements of VDOT, including sight distance requirements (450~ for the 45
MPH on Rt. 627), commercial entrance standards (m~mmum 30 w~d , 48' tapers),
and a 100' taper on the right approach, shall be completed befbre the issuance ora
certificate of occupancy.
There shall be a maximum of three (3) employees.
SDP 2001-108 Site Plan Waiver Request,
REQUEST: The applicant is requesting a waiver to Section 4.12.6.5(c) of the Zoning
Ordinance to allow a 9' x 45' parallel parking space to accommodate bus parking (Attach-
ment E).
STAFF ANALYSIS: Specifically, Section 4.12.6.5(c) states, "perpendicular parking
shall be favored. Where practical considerations warrant, the commission may authorize
other angled, curvilinear and/or parallel parking. Parking space and aisle dimensions for
other angled, curvilinear and parallel parking shall be reviewed and approved by the
director of planning and community development."
The proposed farm store would operate in conjunction with the applicant's farm and
vineyard. On occasion, there may be a touring bus visiting the winery facility that would
SP 2001-055 4
Last Revised: 1/23/02
also visit the farm store. By allowing one parallel parking space, a bus would be able to
exit the parking lot without having to back up. This would provide for safer vehicular
movements within the parking lot.
RECOMMENDATION: Staff has reviewed this request for compliance with the
provisions of the Zoning Ordinance and recommends approval of the site plan waiver to
allow one parallel parking space, subject to the following conditions:
There shall be only one parallel parking space permitted, as shown on the
preliminary site plan, and labeled as bus parking only.
Attachments:
A - Application & Plan
B - Tax Map
C - Aerial Map
D - Applicant Request Letter
E - Parking Waiver Request
SP 2001-055
Last Revised: 1/23/02
coUnty of Albemarle + Department of Building Code and Z
IOFFICE USE ONLY
055 __ .m~, I 0._5_ 0 c3. _0_ o _ xP_b
Application for Special:Use'Permit
ATTACHMENT A
4
Project Namet~,,-,,o~d,~,,~r=,ot~i..o~nc.tio.~ Albemarle Farm Store
0.~ '.~/~t' improvements a~,~o~l~a~ ~
*E~sfingUse Vacant parcel'- no Proposed Use ~arm Store
5.1.35 Fa~
*Zo~ng D~tNct. ~ *Zoning Ordinance' Section n~mber requited; 6'- z. ~. q %~ "
(*staff will asist you wi~ these items) . . .
Number of acres to be covered by Special Use Permit tit. ~0. it mint ~ ~eu~,~ o. ,m)
this an amendment to an e~sfing Special Use Per~t?
Are you submitting a site development Dian with ~[s application?
Sales
ClyesZNo
N Yesgl No
Contact Person OVhom should wecall/writeconceraing this project?): Clark
Address 1001 East l~l~rket Street
Gathright,
Daggett & GrZgg
ArcP~it ects
City Charlottesville State VA Zip 22902
Daytime Phone (434 ) 97i~- 8848 Fax # 296-3040 E_mailClark~fw.com
Owner of land (As listed in the County's records): p~tricia K~u=e, sole ~nafic%~of 0r~on Nndi.'[r~k
sclc shareholder of House and Garden, ~
~Address 34~4 Ellerslie Drive City ~arl°ttesvil~ate VA Zip22902~
:Daytime Phone ( 804 .. ) 977-3895 Fax ~ 804-077-0606 E_maii'-~tricia~lugeesta~-~
Patricia Kluge, Oregon Land T-~4st
Applicant (who is the contact person representmg? Who is requesting the special use?): .
House & Garden LIg Cit~-har!ottesviiieState VA
Address ~4i4 E!!ers!ie Drive - "'
E-mad ,.
~Day.?)m~ Phone (804..) 977-3895 . Fax # 804-977-0606 . Patricia®Klugeestate-cc
Tax map and parcel 103 !0A
Physical Address (ifb~gnet[) -
Location of property (landmarks. intersections, or other) Southern corner of intersection of Blenheim
Road and Carter's Mountain Road
Does the owner of this property own (or have an? Bwnership interest in) any abutting property? If yes, please list
tthosetaxmapandparcelnumbers TM 10P Par~'~=1 35B
OFFICE USE ONLY ,OD
History: ~ Special Use Permits:
Concurrent review of Site Developmem Plan?
~ ZMAs and Proffers:
Letter of Authofizauon
Yes ~ No
· :-' Fax: 972-4126
6
401 Mcintire Road + Charlottesville, VA 22902 + Voice: 296-5832
ATTACHMENT A
Section 31.2.4.1 of the Albemarle County Zoning Ordinance' states that, "The board of superv,sors
hereby reserves unto itself the right to issue all 'special-use Permits permitted hereunder. Special use
permits for uses as provided in this ordinance maybe is'~ued upon a finding by the board of ~upervi~ors
flkat such use will not be of substantial detriment to'adjacent property, that the character bf the district
A not be changed thereby and that such use will be in. harmony with the purpose and intent bf this
ordinance, with the uses perrrfitted by right in the district, with ~'dditional regulations provided in section
5.0 of this ordinance, and with the public health, safety.and general-welfare.
The items which follow will be reviewed by the sta~'~ in their analysis of your request. Please complete
this form and provide additional information which'will'assist the County in'its review of your request.
If you need assistance filling out these items, staff is :a',~ailabie'. .....
What is the Comprehensive Plan designation for this property? Rural Areas
The Farm Store will provide v~ue'to
Howwilltheproposeds~cialuseaffecta~acentproperty7
neighboring farms for the sale of their produce. It will also provide an outlet,
as intended under the code, for agricultural or horticultural products produced ar
preserved on the Albemarle Estate Farm.
How willtheproposedspecialuseaf~cttheeh~acterof~e, dktrictsu=oundingtheprope~y?
The Farm Store will be nestled within the tree lines surrounding the approaching
roads (Blenheim & Carter's Mountain). !ts rustic and elegant style will be
.compatable with and enhance the rural character of its surrounding area.
~,owistheusein'harmonywiththepu¢oseandintentoftheZoningOrdinance? The operations of a Farm Sales
Store will promote local agricultural products produced and preserved by the
Albemarle House Estate and surrounding farms. The aesthetics of the Farm Store w~ll
enhance the rural and agricultural character of the area.
Howis~euseinharmonywi~theusespermittedbyrightin ~edistfict? The Farm Store will promote
agricultural interest in rural areas, which will preserve the agricul%ural charac%ar
of the area
What additional regulations provided in Section 5.0 of the Zoning Ordinance apply to this use?. None
HowwilIthisusepmmotethepublichealth. sa~ty, andgeneralwelhreofthecommumty? "~¢Droval of a.Farm Stor,
at this location will provide an outlet for agricultural produce and products that
maintain and stimulate the rural and farming nature of the immediate area and the
7
ATTACHMENT A
Descfibeyourrequest'M dethlandincludeallpertnentin~rmafionsuch ~ thenumbersofpe .....
~volvedintheuse, operafinghours, andanyuniqueMamr~oftheuse: rk ~ ~wp~ctod that the
operation of the farm store will take place between the early morning
hours (approximately 7:30 AM) to early rush hour return (e.g. b:O0 PM)
Weekend operation will depend on the demand'of ~he. neighboring resident
and tourists visiting Monticello' and Ash Lawn. Three to five
individuals will be employed either on a full time or part time basis.
This includes farm workers engaged in preparation of agricultural or
horticultural produce and products. This farm sto~re will also serve
as a' wine tasting and wine 'sales facility for the Kluge~st-ate ~n~
Winery located on the
ATI?ACt-hh4ENTS'REQUI~D '- provide two(2) copi~' of each:' abutting parcel.
Recorded plat or boundary survey of the property requested for the rezoning. If there is
no recorded pixar or boundary survey, please provide legal description of the property and
the Deed Book and page number or Plat Book and page number.
Note: If you are requesting a special use permit only for a portion of the property, it
needs to be described or delineated on a copy of the plat or surveyed drawing.
Ownership information - If ownership of the property is in the 'name of any type of legai
entity or organization including, but not limited to, the name of a corporation, partnership
or association, or in the name of a trust, or in a fictitious name, a document acceptable to
the County must be submitted certifying that the person signing below has the authority
to do so.
If the applicant is a contract purchaser, a document acceptable to the County must be
submitted containing the owner's written consent to the application.
If the applicant is the agent of the owner, a document acceptable to the County must be
submitted that is evidence of the existence and scope of the agency.
OPTIONAL ATTACHM]ENTS:
Drawings or conceptual plans, if any.
Additional Information, if any.
I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner in
filin~ppI~o certify that the information provided is true and accurate to the best of my
Signature Date
Printed Name Daytime phone number of Signatory
ATTACHMENT A
_)
F
!
/
VICINIT"~= MAPl
0 SCALE
447.01'
EXISTING
30" CMP-%
EXISTING
TREELIN[
127.26
TR~ELINEj .- - _
25% SLOPE, ~'P.~
/
,z'....~.~. I ,"
.,kPRIMA~5
:'.."% 5.'
(OVE~I ,I, SITE PLaN !
SCALE: i"- 100'
EXISTING
66.80'
EXISTING
EDI[H GREY LAND TRUST
T.M. ~03 PARCEL 5
ZONING: Pa
PRESENT USE: ~STAT£
GENERAL NOTES:
WATER: WELL- LOCATION TBD
FIRE
HYDRANT: N/A
SANITARY
SElVEP, AGE: SEPIIO S'~-'IEN - 500 GPO EST, DEMAND
DRNNflEL9 LOCAIION$ AND SOILS TO BE V~IRED BY STDA; OOOCH
REFUSE: CN'IS W/ SCHEDULED PICK-UP, KEPT IN SHED
5 FT. C,L TOPOGPSPtW BY:
THOMAS 8 LiNCOH{, L~D SURVEYOR
BENCH
BM ~l EI.['VATION 609.97 -- 2 NAILS ONE FOOT N~OVE
~ROUND IN 10' M~PLE ON NOETH SiDE
OF MNN E~ TO ALBEMAEI.E HOUSE
30' OFF CENIk"EU~ EON).
2 FT. C J, TOPOGR, tPHY BY:
~n~"V~N L KE'Yt INC.
B. AJBREY HUFFN&AN & ~SSOC,
PLAT DATED: FEB, 24, lg82
THE SEE IS NOT IN THE AIRPOET IMPACT AREA.
THE SITE IS NOT '~THIN A RESEINOIR WATERSHED.
THE BITE IS NOT i~[HIN A DEVELOPMEIff AREA.
1HE SITE $ WITHIN THE LANARK AGRICULTURAL ~ -'ORESTA DiSTRICT
SITE OE~B.OPMENT~ DATA
SITE DATATAX ~ 103, PARCEL 1DA
D.R REF:16§2-581
22;753 AC.
VDOT RIGHT-OF-WAY
D.B, REF: 821-495
D.D. REF: 920-22
ZONING: P,A - RUF~,L AREAS ·
FRONT - 75 FI.
SlOE - 25 Fr.
REKR - 35 Ff.
~ODATION:ON BLENHEIM F~,N) (ET, 727). AT THE
INIERSECllON WDlt CARIER'S MGUNTNN RD, (ET. 627)
N ~COITSVI[I.[ M~'TE~ DISI~CT.
ALBEV,~RL~ COUNTY. VIRG
OREGON LANO TRUST
DL%~LOPER.'
.JA~ES W. F~LCONER. ~., TRUSTEE
C/O MCLEAN FAULCON[R INC.
50~ FAULCON£R DRNE
OHARLO~IIF, VA 22§03
THE S~TE IS WOODED. PRIMARILY MATURE POPLARS.
E'XlB~N9
CONDITIONS:
PROPOSED
DEVELOPMF_NT:
LAND USE:
BUILDING USE:
BUILOIN~
HEIOHT:
PARKING:
EMPLOYEES:
UGHTING:
PAVEMENT:
STORMWAT[R
DETENTION:
WATER
QUNJ1Y:
FARM STORE
ALD IN~. 2,587 S.F.
EMENT: 20,403 S,F. (2,t%)~23.495 S,F. iMP. AR~ {2.3~]
SID~S: 505 S.F.
F~M
T~ FLO0~ ~ 2,587 S.F.
U~ GE~ --
CON~U~ON ~PE: --
25' TO M~ HDG~ L~ OF C~O~ ~F
REQUIRED: 15 SPAC~ 0 SPACE P~ 100 S.F, OF
P~B~: 18 SP~ + I aUS SP~E
O~LUBES 1 V~ ~E~I8L[ SPACE)
NO O~D~R U~ING IS P~NED,
O~D~E LUMI~EE EQUIPPED ~ A ~P WHI~ E~
OR MORE [N~ LUMPS S~ BE A FULL C~O~
RE ~O S~ BE ~GED OR SHINED TO
LIG~ A~AY ~OU ~OININ~ R~IOE~ DI~RI~ ~D AWAY
FR~ ~J~ENT
~ SP)~ OF UG~G ~OU O~ LUUE~RES 0~0
PUB~ R~DS ~D PROPE~ IN R~I~ OR RUI~
ZONI~ DI~R~ ~ NOT ~OEED ~E-~F
FdOT-C~DLE.
~WAY: ~' S~ PA~NG ON ~' ~T 21-A CRUSH~ STONE
P~KIN~: ~ ~/~" S~-~ PAVINQ ON 4' ~T 2i-A gRUSH~D
N~ REQUIRED - LESS ~ ~ AC~ OI~RBED AR~ (38.116 SF)
O~)N~ W)~ BE UINtUIZED TO PRES~ THE ~)~IN~
BIOFILT~ AT E~E, IF ~OUIR~
NOTESI
FAi~ j,,t~HINrJ~ AND EQUIPMENT ( EXC15°T HN~D TOOLS), BUILOII'~
MATERIN.S. FURNITURE OR OTH~ U~ ~S S~ ~ BE
~FERED FOR ~
THE TOT~ RUNL ~S ~ tN THE F~M ~ ~RUCTURE
S~ N~ ~C~ 1,5~ SO, ~.
AT ~T 50 P~ OF ~E E~NL ~ ~ iNSIDE ~E
~ ~S ~RE S~L BE ~R~ULTU~ OR
HO~UDU~ P~DUCE OR MERC~O~ P~DUCED QN ~
~, DISP~ O~DE THE F~a ~ ~;C%Lq~a ~5~L
DAGGEI7
& GRIGG
ARCHITECTS
1001 E. MARKET ST.
CHARLOTTESVILLE, VA
VOICE: 804/971-8848
FAX: 804/296-5040
REV: 12-08-01
PROJECT NO,: DATD:
0031 10-22-01
ORAWING NUMBER:
E
~.500 GAL.
SEPTIC TANK-
Ti3, DRAINFIELD W/
CLEANOUTS
100 FT:..INTERVALS
RAMP W/ RAILS
1:12
HC SION---.
%.
R20'm
CONCRETE
FOR PED. C
PAVEMENT TO TERM NAT~
FLUSH W/ ORADE~
~-RS'
SPACE-
LR!~
NOTE5
SPACE SIGN--<
1. ONLY TREES 12" DIA. OR LARGER ARE SHOWN.
OTHER TREES OF SMALLER CALIPER MAY NEED TO BE
REMOVED tN THE TRAVELWAY AND PARKING AREAS.
FARM STORE
831.5
t
SITE PLAN
SCALE:
VDOT
DRAINAGE
EASEMENT~
SINGLE TWO-WAY
RCIAL ENTRANCE
0UT=611.7
12F~. C.I. TOPOGRAPHY BY:
STE~ L KEY, INC.
BENCH hiARK:
~-VA~iON 629,5
P.K. ~L IN 8" POP~ N~ ~ORE ~S
ATTACHMENT A
DAGGETT
& GRIGG
ARCHITECTS
VOICE: 804/971-8848
FAX: 804/296-3040
REX.': t 2.084)1
PROJECT NO.: DATE:
003t 10-22-0
DRAWING NUMBER:
2OF3
10
ALBEMARLE
ATTACHMENT B
")ISTRIOT
SECTION 102"" , ..... :" "
Site
ATTACHMENT C
Winery
~2
3an-09-02 07:57A Albemarl~ Housm ATTACH1MENTD
3414 EZLersli. e I)riue
Ckarlx~ttesv~l~e, ~54 22902
(804~ 977-1557
(804) 977-0606
I,~.Mai
January 9, 2(10[
Stcvcn Bid
Coumy of Albemarle
f'leparlmertt o1' Planning
& (.'olltml. iBtly Dcvc[opmcl~t
401 Mclntire Road
C'harloUcsviltc, VA 22902
Re: "Albemarle County only" rcurricrion with regard to agT'icuttur;d produce not prod,.tccd (. thc
t~rm
l.)car Mr, Bicl:
Thc purpose of lhi.q lcttcr is to cornment on the suggestS, oil u.) the Phmrtil~g CommissKm ccmtamcd
m tl~c report ol' November [5, 2()0 [. that the produce to bc sold m our l~a~'tla s;~lcs storq
1} otll our owll fitr;n ) bc timired to only Albemarle Cuutuy produce,
As you ktlow, ~h¢ Aibcmarle Coun~ building co¢;c already mq~oscs considerable
~he fitn~n sales store. First. the t~cs of items to bc sold m thc [~l'ms sales :tore are
agricultural/horticultural producc. Second, the code also ccquires thai 50% oFt}re
[hc smrc bc produced fi'om ~he i~ll]l. ~or lntmy tkrms in Albemarle C'otm¥ can rnce[
rculnctmns and remain economically viable,
As wc have &scussed. ~t. ~s our ~ntentJon Lo COllrrt~c[ with our nelghbm'ing (brrns and
provide produce [or sate in our Farm store. It IS tmr beLicF that thc suggcslcd
addir~onul reqturcme~t atlowmg only Albemarle CounW produce bc pefl~llltct[ for sate.
unnecessarily rest riots our prodt~cl, inventory and in t~ct has the oppoSLtC C i'lL'ct O I' what
cnvistm~cd, that is improving thc agrtcu[t.ural economtc ctimate,
V~rgirtia is a part of a regiogal agrmulmral culture which has unique and distinguished
aermulmral products, many oC which are no~ produced in Albemarle ('ounry. In isolatu.~.
VTirginia's jurisdictions have their unique specialties. We bclievc Ihcr¢ will hca
tbr a number of o~c-ot2a-kind regmnal products which arc nor }bund iii Albe~l~nrlc (.
including those from producers i~ Orange CounW. Madison County. Fluvanna (
(?ounty. Nelson Coun~ and beyond. For example, thc region's Menmm~te l~rrn
13
Jan-09-02
07:58A
Albema~lo House .....
ATTACHMENTD
Janum'y 9. 2002
Page --2-
Continued
]ocat~]-d ill adjoining countms Ibr the rnosf part, would be unduly and adversely impacted tf thc
prt~posod restrictmn were u'~ apply.
}"or lhese reasons, wu ask that you re-consider the addition o['an "A[bcmarlc-only"
I'hank y(~ /bt' ,/on kind all.ention m this matter, and .~hr your many
(.'1
Khtge Estale Winery & Vineyard
()n hchatfof [~atrlcia Klugc trod thc
· -qlbcmarle l-'am~ Store
14
ATTACHMENT E
DAGGETT
& GRIGG
December 9, 2001
Wayne Cilimberg
Director of Planning & Community Development
Department of Planning & Community Development
County of Albemarle
401 Mclntire Road
Charlottesville, VA 22902
Re:
Albemarle Farm Sales Preliminary Site Plan
Request for Waiver- Parallel Parking Space
Dear Mr. Cilimberg:
We are requesting a waiver to allow one parallel parking space per Chapter 18,
Section 4.12.6.5.c of the Zoning Ordinance. As is evident on the site plan, the
parking space is for bus use only. A bus space is planned to accommodate touring
buses. Establishing a bus space in this configuration will allow the bus to park
and exit the parking area without backing up. In addition, this configuration will
minimize land disturbance.
We appreciate your attention to this request.
Respectfully submitted,
Clark Gathright ~
1001 EAST MARKET STREET · CHARLOT'rES¥1LLE VA 22902 · TELEPHONE 80~1~97~-88~8 · FAX $OZ~t296.30~O · E-MAIL dgareh~@efw, eom
01700700 1~]00~ P,001
APRIL R. FLETCHER
ATTORNEY AND COUNSELOR AT LAW
P.O. Box 587
Chaxloo. esville, Virgirfia 22902
804,954,$545
Pax $04.984.8825
The informatio~ eontain~ itt thi~ t~tc~imile message is ~6~al inflation ~ded ~1~ t~ the u~ of~e ~dMdual ~
~i~ n~ ~low ~d may ~ a~w/cli~t ~vileg~. If~e re~ ~this m~e is n~ the int~d~ ~cipimt, ~ ~
h~~ ~y di~~, d~m ~ ~ng of~ c~uni~i~ is ~i~ly ~ibi~, Ify~ ~ r~iv~
· i~ ~m~ ~ ~, pl~ ~mm~a~iy n~ ~ ~ ~l~hone so th~ we may anange to r~e ~e ~iginal m~g~.
~k ~.
Da~e:
2/20102
Albemarle Coanty of Board of Supervisors (434)
From: April F~etcher (434) 984-8825
Number of Pages (~ncludin~ Cover): 3
Please forward to the Bom-d for this evening's ~,
BOARD OF SUPERS'ISORS
02-20-02P04:58 RCVD
The Clementine Churchill Land Trust
55 Blenheim Lane
Charlottesville, Virginia 22902
Fcbmary20,2002
Ms. Sally Thomas Chairperson
Albemarle County Board of Supervisors
401 M¢lntire Road
Charlottesville, Virginia 22902
Dear lvl~. Thomas:
I write to re-assert my concerns about thc proposed Albemarle Farm Store. Enclosed
please find a letter I sent to thc Plane2ng Commission outlirfing these concerns in detail.
Based on my review of the construction plans~ I remain convinced that this enterprise is
more commercial than agricultural in nature and that thc additionaFtraffic that this business, if
successful, will add to our scenic byways will be detrimental to all who live in this rural and
historically significant area of Albemarle Count>:
t~Most sincereiy,
Val~ie A. Matthews, Trustee
CLEMENTINE CHURCHILL LAND TRUST
Enclosure
~1700/00 12:00A P.008
&
The Clementine Churchill Land Trust
55 Blenhe~ Lane
CTtarlottesville, Virginia 22902
Mr. Jarcd Loewenstcin, Chainmm
Albemarle County Planning Commission
401 Mclrftire Road
CharlottevAllc, Virgini~ 22902-4596
Re: Albemarle Farm Store
Dear Mr. Loew~nsteln:
I am thc Trustee of The Ck:mentine Churchill Land Trust which owns Ble~cim Farm, a
neighboring property to the proposed Albemarle Farm Store. As thc Trustee ora propmy listed
on both the National. and Virginia Historic Registers, I write to express my concerns about the
~le Farm Store wMch is proposed for comstruction across the street fi:om Blcnheim Farm.
This building is proposed and has been carc~lly designed to mcct the regulations ora
"farm stor~" andcr thc lmnnittcd agricultural uses of thc Cotmty Code. However, after I
reviewed the pla~s and met with the owrgrs, I can sec nothhg to distinguish this proposal from
commerchl use. The store Ls designed to attract tourists visiting Monticello, Ash Lawn and area
wineries and proposes to sell prepared foods and beverages as well ~s products produced on thc
Kluge Bstate and from neighboring counties, This plan ~eems to bc much more commercial in
Furthem'~ic, the .Facility, if success~ will increase thc volume ami type of traffic in what
is a quiet, rural portion of Albemarle Coumy. As a neighbor, I ~avel ~hese roads daily and. am
concerned abou~ the suitabiliiy of our country byways for buses and heavier traffic. For example,
'Route 627 has several "blind curves" between Ash Lawn and Bkmheim Road. Will this stoic, if
allowed, eventamlty result in major road construction to accommodate thc increased traffic?
Please catchy coasider the poter~mlly damaging impact that the proposed business will
have on this historically significant portion of Albemarle C, ounty.
alc~ic A, Matthews, Trustee
CLEMENTINB CHURC[nLL LAND TRUST
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON
SP-2001-055-Albemarle Farm Store
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NAME (Please print clearly)
PHONE NUMBER/ADDRESS (Optional
COUNTY OF ALBEMARLE
Department of' Planning & Community Development
401 Mclntire Road. Room 218
Charlottesville. Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
02-06-02A08:]6 RCVD
February 4, 2002
Mark Keller
McKee Carson
301 East High St
Charlottesville, VA 22902
RE:
SP-2001-074 Bartelt Office Park and SDP-2000-134 Bartelt Office Park Preliminary Site Plan;
Tax Map 45, Parcels 158, 159, 166 and 167
Dear Mr. Keller:
The Albemarle County Planning Commission, at its meeting on January 22, 2002, unanimously
recommended approval SP-2001-074 to the Board of Supervisors. Please note that this approval is
subject to the following conditions:
The applicant shall provide recreational amenities, such as a picnic table, grill and/or benches, in the
southeastern portion of the property. These amenities shall be shown on the final site plan and
installed with the construction of the townhouses.
The applicant shall landscape the reconstructed slopes behind the townhouses and 10,000 square
foot office building with screening trees, small shrubs and groundcover, as approved by the County'.s
Landscape Planner.
3. The parking areas outside of the travelway shall be constructed of porous pavement.
4. The applicant shall use construction techn!ques, approved by the Planning Staff, that provide
adequate aeration to the existing oak trees.
Please be advised that the Al bemarle County Board of Supervisors will review this petition and receive
public comment at their meeting on February 20, 2002. Any new or additional information regarding your
application must be submitted to the Clerk of the Board of Supervisors at least seven days prior to your
scheduled hearing date.
SDP-2000-134 Bartelt Office Park Preliminary Site Plan - The Commission approved the following:
· Critical Slopes Waiver Request was approved in accord with Section 18-4.2 of the Zoning Ordinance,
· Parking Lot Travelway approved a waiver to allow for a parking lot travelway (an area not adjacent to
parking spaces) that is steeper than 10%.
· Cooperative Parking approved a coo perative parking arrangement required under Section 4.12.6.6.
Page 2
February 4, 2002
If you should have any questions or comments regarding the above noted action, please do not hesitate
to contact me.
Sincerely;
Michael Barnes
Planner
MB/jcf
Cc: Ella Carey Amelia McCulley
Jack Kelsey Steve AIIshouse
STAFF PERSONS:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
MICHAEL BARNES &
STEPHEN WALLER
JANUARY 22, 2002
FEBRUARY 20, 2002
SP 01-074 BARTELT OFFICE PARK
SDP 00-134 BARTELT OFFICE PARK PRELIMINARY SITE PLAN
CRITICAL SLOPES WAIVER REQUEST
PARKING LOT TRAVELWAY GRADE WAIVER
COOPERATIVE PARKING WAIVER
Applicant's Proposal:.
The applicant, John Bartelt and Sycamore Homes, Inc., has proposed a mixed-use
development consisting of three office buildings, a 5-unit townhouse, and a single family
dwelling on 2.25 acres of commerCially zoned land (Attachment A).
Petition:
The applicant requests a special use permit to allow residential uses within the CO
[Commercial Office] zoning district in accordance With Section 23.2.2.9 of the Zoning
Ordinance. The property, described as Tax Map 45, Parcels 158, 159, 166 and 167 contains
2.25 acres, and is located in the Rio Magisterial District on the north side of Route 631 [Rio
Road] between the intersections of Berkmar drive and Woodbum Road. The property is in
Urban Area Neighborhood 1 (See Attachment B).
Applicant's Justification for the Request:
The applicant has several goals for this project. First, he wishes to Soften the transition
between the residential neighbors to the west on Woodbum Road and the existing
commercial to the east along Rio Road and Greenfields Terrace behind. The project attempts
to achieve this by proposing the residential component in the comer adjacent to the
Woodbum Road properties and office uses adjacent to the existing businesses. A second
goal is to protect two very large oak trees of Par6el 166. A third goal is to provide for an
alternate connection between Greenfields Terrace and Rio Road so that users would have the
option of using either road and avoid left mm movements onto Rio Road during heavy traffic
periods. Finally, the applicant wants to provide for a mixed-use development on the
commercially zoned parcels.
Character of the Area:
The two parcels (166 and 167) along Rio Road contain two small, older homes. The parcels
have been heavily landscaped and Parcel 166 contains two, very large oak trees (See
Attachment C).
The other two parcels (158 and 159) along Greenfields Terrace are a part ora recently
developed commercial area. There are several commercial buildings of various architectural
styles located nearer the intersection with Berkmar Extended. The four vacant properties at
the end of the cul-de-sac were graded previously as part of the road construction and are
vegetated solely with fescue. Man-made critical slopes exist along the rear of these parcels.
A swale slopes away fi.om Rio Road towards Greenfields Terrace and drains all four
properties. There are no streams or other prominent environmental features on the site.
RECOMMENDATION:
The accompanying preliminary site plan (SDP 00-134) can be approved administratively.
The special use permit and waivers require action by the Planning Commission
Staff recommends approval of the special Use Permit (SP 00-74) with conditions.
Staff recommends the approval of the Critical Slopes Waiver, Parking Lot Travelway Grade
Waiver and Cooperative Parking without conditions.
Planning and Zoning History:
All four properties have been in existence for more than twenty years.
Comprehensive Plan.',
The Comprehensive Plan designates this property as Office Service in Urban Neighborhood
1. The Comprehensive Plan indirectly mentions the creation of a wooded buffer between the
residential properties along Woodbum Road and Berkmar Drive. While the properties under
review are not directly in this area, they are a part of a continuation of the buffer if it was to
be extended to the south. The applicant has provided for additional landscaping along the
property line between this project and the residential areas (See Attachment D).
Land Use Standards and the Neighborhood Model
Staff has analyzed this proposal for conformity with Land Use Standards for Designated
Development Areas (General Land Use Standards pp. 20 -22) of the Comprehensive Plan
and with the 12 principles of the Neighborhood Model. These principles are identified below
and highlighted within this section for context within the Land Use Plan. The 12 principles
of the Neighborhood Model are as follows:
· Pedestrian Orientation
· Neighborhood Friendly Streets and Paths
· Interconnected Streets and Transportation Networks
· Parks and Open Space
· Neighborhood Centers
· Buildings and Spaces of Human Scale
· Relegated Parking
· Mixture of Uses
· Mixture of Housing Types and Affordability
· Redevelopment
· Site Planning that Respects Terrain
· Clear Boundaries with the Rural Areas
1. Developrnent should be concentrated and clustered to protect envir°nmental features'
(Parks and Open Space; Site Planning that Respects Terrain).
This is an infill project which covers 2.25 acres. The development utilizes most of the
site while leaving some open space under the two large oaks: There are no sensitive
environmental features on the site (Attachment C).
2
Maintain existing forested areas acting as buffers between subdivisions.
The plan retains the existing trees and shrubs and either transplants or adds additional
plants to the roughly 20-foot wide shelf along the common boundary with the residential
properties (Attachment D).
Staff suggests that the Planning Commission add a condition to the special use permit
requiring additional landscaping on the 2:1 slopes behind the townhouses. This
landscaping will produce a more livable residential environment immediately behind the
townhouses.
3. Limit access points to minimize the impact of development on major roads.
Currently, the two homes along Rio Road have individual curb cuts. The project
originally proposed two entrances on to Rio Road and two separate parking lots (one on
each parcel) (See Attachment E). VDOT expressed concern about the multiple entrances.
To counter this objection,: the applicant proposed an alternative layout that limited the Rio
entrances to a single access point (Attachment A).
The reduction of entrances reduced the area available for parking (e.g., the area east of
the oaks on Parcel 166). A resulting space limitation forced the applicant to provide two
fewer spaces than is required by the Zoning Ordinance's Off-street Parking Requirements
(Section 4.12). Secondly, the space limitation and requirements for Parking spaces
expanded the parking lot towards Parcel 158. This expansion pushed the travelway grade
to exceed the maximum 10% grade allowed in the Ordinance to 11.14% (Attachment A).
The resulting space limitations and design changes have led the applicant to request
approval for cooperative parking and a waiver to the maximum parking travelway grade
requirement. Staff supports granting both these waivers. A fuller discussion of staff
position is provided in the Staff Comment Section below.
4. A sense of community should be maximized by providing connections between
developments; such connections may provide for additional recreational facilities,
increased open space area, bicycle/pedestrian links, improved public transit, emergency
access, and access to schools, parks, and other public facilities. (Pedestrian Access and
Interconnected Streets and Transportation Networks)
The proposed design does allow all four parcels to access either Greenfields Terrace or
Rio Road. While this connection is not intended act as a regional or local traffic solution,
it will increase the mobility and traffic flow for these parcels (Attachment A).
5. Provide for ultimate future transportation improvements and new road locations through
the reservation of adequate right-of-way and by designing and constructing utilities in a
manner consistent with planned transportation improvements, including auto, bus,
bicycle, and pedestrian modes (Pedestrian Access and Interconnected Streets and
Transportation Networks).
The limited acreage and location of the parcels prevent any meaningful contributions to
off-site road improvements. Rio Road already has four traffic lanes and a middle turning
lane along this stretch and further widening to Rio Road is not anticipated at this time.
6. Underground utilities should be provided in new developments.
The plan calls for burying all utilities on-site.
7. Features to prevent impact from impervious surfaces on water quality should be
provided.
By limiting the vehicle entrances to a single point along Rio Road, the revised plan
eliminates the parking area previously proposed along the eastern edge of Parcel 166.
Additionally, by cooperatively sharing parking spaces between the users, the plan reduces
the number of total parking spaces bY two. These measures effectively reduce the site's
impervious cover (Attachment A).
8. Building orientation should be to public streets; parking areas do not need to be located
exclusively in front of buildings. (Buildings and Spaces of Human Scale; Relegated
Parking)
The infill project seeks to retain the two existing homes and the two large oaks. This
leaves limited oppommities to front new buildings on Rio. The home on Parcel 167 is 8
feet from the VDOT fight-of-way and 22 feet from the curb. The second home on Parcel
166 is 80 feet from the curb. The proposed parking lot between t_he two homes it oriented
away from Rio Road (Attachment A).
On the back two lots, the proposed location for the largest office building on Parcel 158
does not front on to Greenfields Terrace. However, it would be difficult to front a
building onto the end of this cul-de-sac because of the lot shapes. First, Parcel 159 is
very narrow with building setbacks that consume the middle portion of the lot. Secondly,
Parcel 158 does not have a significant amount of frontage along the road.
9. Where site illumination is proposed, down-directed and shielded lights should be used.
Any new lighting for the development will have to meet the requirementS of the Outdoor
Lighting Ordinance (Secti°n 4.17).
10. Historic buildings shouM be adaptively reused. (Redevelopment)
There are no buildings of historical importance on this site. However, the retention of
one home and the conversion of the other into an office will save these existing
structures.
11. The phasing of developments shouM match service and infrastructure availability and
capacity.
Water and sewer service is available to serve this development.
12. Overall development density shouM be as high a level as is practical.
The infill project utilizes most of the site while retaining a limited amount of common
open space on Parcel 166. Without the use of parking decks, which would be out of
character for this area, it would be difficult to achieve a higher density (Attachment A).
13. The integrity of adjacent residential areas shouM be maintained through use of buffering,
screening, and separation of adjacent non-residential uses,
Parcel 167 backs a new residential use up against the existing residential uses along
Woodbum Road. The design retains the existing vegetation at the top of the slope along
the common boundary and also calls for additional plantings. The commercial building
on Parcel 158 also backs up on to the homes along Woodbum Road. In this location, the
plan also calls for additional plantings (Attachment D).
14. Developments should be designed with an internal orientation to foster a sense of place
and avoid the image of continuous suburban sprawl. (Buildings and spaces of Human
4
Scale).
The starting conditions placed on this project (e.g., the small parcels, existing homes and
the two large oaks) limit the possibilities to alter the project's appearance fi.om Rio Road.
Staff and the applicant looked at various design changes to provide for a more centralized
green space amenity for the townhouses. One concept was to reorient the rear of the
townhouses away fi:om the steep slopes and towards a common open space. However,
the location of the existing homes, the trees and the grade differential between the front
and rear of the site produced results which were less advantageous than the design
proposed. As a result, staff feels that the proposed layout achieves the best compromise,
especially if the applicant adds additional landscaping on the steep slopes at the rear of
the townhouses.
15. Provisions should be made for innovative design that reduces housing costs.
(Affordability with Dignity)
On Parcel 167, the retention of the small, single family house and the addition of the five
townhouses will provide for moderate income housing possibilities.
16. Lot design and residential layout should be based on a rational use of land that reflects
topographic and other physical features rather than massive grading to eliminate or
counteract those features. (Site Planning that Respects Terrain)
The site plan calls for the disturbance of critical slopes. However, these slopes were
created during previous development initiatives on these parcels or on the surrounding
parcels. Staff believes that the proposed plan limits its impacts on the existing critical
Slopes (PleaSe see the Staff Comment Section below for a fuller discussion).
Staff also believes that the plan works with the existing topography as well as can be
expected. The parking lot on Parcel 159 does call for a 6.5 foot retaining wall; however,
because of the lot width and elevation difference between Greenfield Terrace and the
back of the property, the conditions for the retaining wall are already in place
(Attachment A).
Section 31.2.4.1 Review
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance below:
The Board qf Supervisors hereby reserves unto itsel_f the right to issue all special use permits
permitted hereunder. Special use permits _for uses as provided in this ordinance may be
issued upon a_finding b_¥ the Board qf Supervisors that such use will not be qf substantial
detriment to adiacent proper~_ ,
The special use permit allOws the addition of the five townhouses, which should complement
the adjacent residential uses. If Parcel 167, a commercially zoned property, was developed
as an office, the difference in uses and character between the project and the homes along
Woodbum Road would be more abrupt.
that the character of the district will not be changed thereby.
The residential uses will change the character of the CO district. However, since a majority
of the proposal calls for offices, the addition of residential uses will not significantly effect
the remaining commercially zoned uses along Greenfield Terrace and Rio Road.
Additionally, the proposed commercial uses are adjacent to the existing commercial uses.
and that such use will be in harmony with the purpose and intent o_f this ordinance,
The project provides for an infilt opportunity, helps transition the commercial deVelopment
along Rio Road, and provides for a mixture of uses. These goals are in aCcord with the
ordinance.
with the uses permitted by right in the district,
The project design harmonizes the residential and commercial uses.
with additional regulations provided in Section 5.0 o_f this ordinance,
There are no additional regulations in Section 5.0 that effect this proposal.
and with the public health, safety and general welfare.
The public health, safety and general welfare will not be impacted by this development.
STAFF COMMENT:
Waiver Requests
Critical Slopes Waiver
The critical slopes waiver request received on November 3, 2000 has been reviewed by the
Engineering Department..Based on the preliminary site plan received on September 19,
2001, the site has a total area of 2.25 acres. This includes an approximate critical slope area
of 0.31acres, which is about 14% of the site. Almost all of the critical sl'ope area on the
subject property will be disturbed during construction. As stated in Section 18-4.2 of the
Zoning Ordinance, the following concerns must be addressed before any critical slope waiver
is granted.
1. "Movement of soil and rock"
Proper slope construction, control of drainage, and vegetative stabilization will prevent
any movement of soil. Most of the reconstructed slopes will be 2:1.
2. "Excessive stormwater runoff"
A stormwater management plan that meets th~ requirements of the Water Protection
Ordinance must be submitted with the final plans for approval. A biofilter and detention
basin is proposed with the preliminary site plan. It is possible that detention can be
handled with a pro rata contribution to the Colonial Auto Basin. This facility is currently
in the process of being accepted by the County. The pro rata issue will be handled with
the final site plan. The proposed SWM facility is located on the eastern portion of the
site and partially affects a critical slope area. The location is the outfall for the site
drainage and allows for an easier connection to the existing Greenfields Terrace storm
sewer system. We therefore believe there is no reasonable alternative location for the
proposed SWM facility.
3. "Siltation"
Inspection and bonding by the County will ensure siltation control during construction
that meets state erosion control standards. Proposed stabilization and maintenance will
ensure long term stability.
4. "Loss of aesthetic resource"
6
The existing critical slopes are man-made and are not listed in the County's Open Space
Plan as a critical resource. Some aesthetic loss is expected from tree removal; however,
landscaping is expected to replace these trees.
5. "Septic effluent"
This is not a concern, as this site will be served by public water and sewer.
Parking Lot Travelway Grade Waiver
The applicant requests a waiver to allow for a parking lot travelway (an area not adjacent to
parking spaces) that is steeper than 10%. This travelway is located in the center of the site
and is at an 11.14% grade. This increase in grade allows the relocation of parking spaces
away from the easternmost office building. It also eliminates an additional entrance on Rio
Road for an unconnected parking area, thus enhancing safe site circulation. The Engineering
Department therefore recommends approval of this waiver request. [18-4.12.6.3b]
Cooperative Parking
The applicant has requested a cooperative parking arrangement, under Section 4.12.4, to the
required number of off-street parking spaces required under Section 4.12.6.6.
On Parcel 158 and 159, the plan meets the requirement of 40 parking spaces for the 10,000
square foot office on Parcel 158. However, the plan is 2 spaces short of the 26 spaces needed
to meet the ordinance requirements for the two smaller office building, the single family
home and the 5-unit townhouse. Based on recent parking studies of office/residential
cooperative parking agreements (Rio Square ZMA 01-03), staff believes that the peak
parking demand times for the office (weekday peak) and the residential (nighttime and
weekend peaks) will not coincide. Additionally, a shortfall of two spaces is minimal and is
not expected to create parking conflicts. Ther&fore, staff supports the cooperative parking
arrangement.
SUMMARY:
Staff has identified the following factors, which are favorable to this request:
1. The project is an infill development that provides a mixture of uses.
2. The project reduces the number of curb cuts along Rio Road and provides for
interconnectivity between Rio Road and Greenfield Terrace.
3. The project retains the two homes and two large trees.
4. The project has the potential for providing affordable housing.
Staff has identified the following factors, which are unfavorable to this request:
1. The open space between the 2,016 office and Rio Road should have additional amenities.
2. The proposal calls for grass on the slopes directly behind the townhouses. Shrubs and
trees should be planted on this slope to reduce the visual impact to the rear of the
townhouses.
RECOMMENDED ACTION
Staff recommends approval of this special use permit (SP 00-074)with the following
conditions:
1. Thc applicant shall provide recreational amenities, such as a picnic table, grill and/or
benches, in the southeastern portion of thc property. These amenities shall bc shown on
the final site plan and installed with the construction of the townhonses.
2. Thc applicant shall landscape the reconstructed slopes behind the townhouses and 10,000
square foot office building with screening trees, small shrubs and groundcover, as
approved by the County, s Landscape Planner.
Staff recommends the approval of the Critical Slopes Waiver, Parking Lot Travelway Grade
Waiver and Cooperative Parking without conditions.
ATTACHMENTS:
A - Grading Plan
B - Vicinity/Zoning Map
C- Existing Site Conditions
D - Landscaping Plan
E - Earlier Proposal
t
L
REPLACE -
SECTION OF
CG-6 JOINT
TO
ATTACHMENT A
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McKEE CARSON
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BUFFER, DO NOT
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/R,O,~ VAR/ES/ ~r PLANS ............. 7
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4
...\Mapping Projects\Bartelt.rdl 01/11/2002 10:10:43 AM
170
158
159
PROVIDEP
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ATTACHMENT C
2
Landscape Calculations
TOTAL SITE AREA
TREE CANOPY REQUIRED I10% QE SITEI
'tREE CANOPY TO BE PRESERVED
ADDITIONAL TREE CANOPY NEEDED
G_~.~.~i~J~AL LANDSCAPE CALCULATIOi~
STREET TREES REQI,BRED [§37'/50']
EXISTING STREET TREES TO REMAIN
STREET TREES REQUIRED
SCREENING TREES REQUIRED
PARKING LOT TREES REQUIRED 166/10]
2.25 AC 98.010 SF
0.23 AC 9.801 SF
0.39 AC 16.g35 SF
- O.00 AC 0.00 S#
lEX[ST VEGETATIVE COVER TO BE ENHANCED AS SHOWNI .~
P~)PLAR
LAWN,
{SEED(
.... SCREENING SHRUBS:-
RIO ROAD"' WES T
OFFICE BUILDBIG
"' ~ ...... . 2.018 ~F/2 STORY
"~NTRANOE TO
BERKMAR C/RCLE
'%~_WATER
/
1 ALL HVAD UNITS SHALL BE SCREENED BY EVERGREEN SHRUBS
Contour Interval,2'
8O
ATrACHHENT D
OE 6
PROPOSED,~
L MITS OF 20'
"NO CONSTRUCTION'
BUFFER, DO NOT
DISTURB,
~ VARIABLE V~ DTH
UT LITY EASEMENT
3,500 GF!
WEST RIO ROAD 'R.O. HA VAR/£S!
TIE INTO EXISTING W.L
REPAIR PAVEMENT BY
SAW-CUTTING EDGES
(TO BE OONVERTED
EXTEND
.=XIS TING
ENFR/tNCE TO
BERKMAR CROSSING
ATTACHMENT E
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McKEE CARSON
O~
so,~ 006/,0/-
E4SEMENT
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~cale: H: t" = 20'
1116/00
Pw4ott NO.: 9923
De~lli~e~ AGP
MEK
COUNTY OF ALBEMARLE
Department of Planning & Community Development
401 Mclntire Road, Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
January 31, 2002
02-01-o2~,na: i 4 RCVB
Tim Miller
Rivanna Engineering & Surveying
P O Box 7603
charlottesville, VA 22906
RE: ZMA-2001-016 Bargamin Park,
Tax Map 55, Parcel 67
Dear Mr. Miller:
The Albemarle County Planning Commission, at its meeting on January 29. 2002, unanimously
recommended approval of the above-noted petition to the Board of Supervisors. Please note
that this approval is subject to proffers as amended at tine January 29, 2002 Planning
Commission meeting and. conditioned-upon the Zoning Administrator's approval of the open
space The request for preliminary plat. SUB-01-255. will be approved administratively upon
final approval of the rezoning.
Please be advised that the Albemarle County Board of Supervisors will review this petition and
receive public comment at their meeting on February 20. 2002. Any new or additional
information regarding your application must be submitted to the Clerk of the Board of
Supervisors at least seven days prior to your scheduled hearing date.
If you should have any questions or comments regarding the above noted action, please do not
hesitate to contact me.
Sincerely,
Margaret Doherty
Principal Planner
MD/jcf
Cc:
Ella Carey
Jack Kelsey
Amelia McCulley
Steve Allshouse
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: ZMA-2001-016, Bargamin
Park Rczoning.
SUBJECT/PROPOSAL/REQUEST Request to
rezone 9.59 acres from R-2, Residential to PRD,
Planned Residential Development to create 19
single family detached dwelling units and 23
townhouse units.
STAFF CONTACT(S):
Margaret Doherty
AGENDA DATE: February 20, 2002
ITEM NUMBER:
CONSENT AGENDA: Yes
ACTION: Yes INFORMATION:
ATTACHMENTS: Yes
REVIEWED BY: VWC
BACKGROUND:
This item was heard by the Planning Commission on January 29, 2002. The Planning Commission voted 4-2 to
recommend approval of the rezoning with the understanding that:
1. The proffers would be modified to include the elevations, as revised at the Planning Commission meeting; and
2. The Zoning Administrator would confirm and approve the Plarmed District open space calculation.
DISCUSSION:
The applicant has revised the proffers (see Attachment B), to include the elevations as revised and approved at the
Planning Commission meeting. Additionally, the application plan has been revised to show twenty-five (25) percent of
the site (after dedication of the necessary fight-of-way for Jarman's Gap, as described in the proffers) as open space
(see Attachment H), which has be confirmed by the Zoning Administrator.
Unfortunately, the right-of-way is labeled to be thirty-four 04) feet at the right-mm lane into the site, instead of forty
(40) feet, as required and described in the proffer. The fight-of-way provided scales to forty feet, therefore, the label
was obviously an oversight by the Engineer. As a condition of approval, staff recommends that the Engineer submit a
revised application plan, which labels forty feet of right-of-way. Additionally, the twenty-foot (20) access easement,
which will serve as an alley through the middle of the site, should be labeled as such.
RECOMMENDATION:
Staff recommends approval of ZMA-01-06, Bargamin Park Subdivision, with proffers. Staff recommends the
following revisions to the application plan:
1. Please label the fight-of-way, at the fight-turn lane, as forty (40) feet; and
2. Please label the twenty (20) foot access easement as an "alley".
Attachments:
B-
C-
D-
Corrected Planning Commission Staff Report
Revised Proffers, dated February 20, 2002
Tax Map
Fiscal Impact Analysis
02-13-02P04:32 RCVD
Em
Proffers as presented to the Planning Commission on January 29, 2002
Vicinity Map
"Conceptual Drawings" (elevations) by Kathleen M. Galvin, Architect, dated January, 2002, with notes
from the Planning Commission meeting.
Revised Application Plan, entitled "Preliminary Subdivision Plans for Bargamin Park Subdivision," dated
January 7, 2002
ATTACHMENT A
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS
MARGARET DOI:IERTY
JANUARY 29, 2002
FEBRUARY 20, 2002
CORRECTED REPORT (Please see schools section of Anticipated impact on public facilities
and services on Page 4).
ZMA-2001-016 BARGAMIN PARK REZONING
SUB-2001-255 BARGAMIN PARK SUBDIVISION
Applicant's Proposal: The applicant, Roger Ketchum, proposes to develop the property with 19
single family detached dwellings (including the existing Bain House) and 23 townhome units, on a
modified grid street pattern, as shown onthe application plan (see Attachment E). The applicant is
requesting a Planned Residential District because it allows the most flexibility in development form,
which is critical for such a small piece of property.
Proffers are provided with this rezoning proposal. The proffers include the right-of-way dedication
necessary, for improvements to Jarman's Gap Road, a traditional internal street section, Design
Planner review and approval of exterior alterations to the Bain House, and vehicular and pedestrian
connections to adjoining properties. (See Attachment C)
Petition for Rezoning and Preliminary Plat: Request to rezone 9.59 acres from R-2, Residential to
PRD, Planned Residential Development to create 19 single family detached dwelling units and 23
townhouse units. The applicant has submitted a request for preliminary plat approval as well, see
SUB-01-255, the preliminary plat serves as the application plan. The property, described as Tax
Map 55, Parcel 67 is located in the White Hall Magisterial District on Jarmans Gap Road [Route #
691] approximately .25 miles from the intersection of Jarmans Gap Road and Crozet Avenue [Route
# 240]. The Comprehensive Plan designates this property for Urban Density [Recommended for
6.01-34 dwelling units per acre] in the Crozet Community.
Character of the Area: The immediate area is uaclergoing dramatic changes. The existing large lot,
rural single family character of the area is quickly being changed to an area of higher density
developments, such as Grayrock and Wayland's Grant which are located just west of this project.
Please see the vicinity map provided as Attachment D.
Zoning and Subdivision History: The original Bain family farm/orchard has been slowly
diminished in size over the years. In recent history, subdivision approvals include:
SUB-81-026: Administrative approval of a slight boundary adjustment of 1.8 acres between two
parcels owned by the Bain family; and
SUB-81-154: Planning Commission approval of the creation of a .96 acre parcel for the office of Dr.
Thomas H. Bain.
Applicant's Justification for the Request: The applicant has stated .that by increasing the density of
the property from2 units per acre to 4.4 units per acre, he is addressing a long-standing goal of the
Comprehensive Plan, and more specifically the Neighborhood Model, of increasing densities within
close proximity to a neighborhood center. Further, the applicant's proposal seeks to meet the twelve
principles of the Neighborhood Model without diminishing the quality of public space and private
3
ATTACHMENT A
property. The proposal includes: 1) public streets with detached sidewalks and street trees; 2) the
preservation of a local landmark; 3) the preservation of the view of the historic Bain house, for the
larger community to enjoy and the residents to use as passive open space; 4) a mixture of housing
types; and 5) parking relegated to the rear of lots or behind buildings.
By-right Use of the ProperW: The property is currently zoned R-2 (Residential), which permits
detached single-family dwellings at a density of 2 dwelling units/acre. This would allow 19 detached
units. With approval of a density bonus, the property could be developed at 3 dwelling units/acre,
which would allow 28 detached units.
RECOMMENDATION: Staffhas reviewed the proposal for conformity with the Comprehensive
Plan and the Zoning Ox;dinance and finds that the application is not ripe for action by the Planning
Commission. The application plan must be modified to show the required 25% open space. Further,
staff suggests modifications to the proffers, to include a commitment to the elevations provided by
the applicant, or specific features of said elevations.
Comprehensive Plan: The Comprehensive Plan shows this area to be urban density with a
recommended density of 6.01-34 dwelling units per acre in the Community Of Crozet. The subject
property is relatively flat until it approaches a tributary of Powells Creek. Specific recommendations
for th~s community, relevant to this rezoning include: Consider the recommendations of the Croxet
Community Study to serve as a guide for development in this community.
The Crozet Community Study recommends the following:
Employ innovative housing design and site planning techniques in housing development that
minimizes the amount of impervious surfaces. The proposal includes an alley, parking
relegated to the rear of structures, a mixture of housing types and architectural styles. There
are no unnecessary expanses of impervious surface, as is often the case with a conventional
development.
Provide open space and protect natural features. Open space and natural features are
protected on this site through the boundaries of the development and an undisturbed stream
buffer.
Provide neighborhood activity centers within convenient walking distance to new housing.
The application plan includes a tot lot near the townhomes and an open area in the front to
protect the view of the historic house and provide a passive recreatiOnal facility for the
residents. The closest neighborhood activity center is being provided down the street within
the Wayland's Grant development. Also, the site is within walking distance of downtown
Crozet.
Sidewalks should be located in areas of dense residential development. The applicant
proposes 5-foot sidewalks throughout the development.
The Neighborhood Model: Staffhas analyzed this proposal for conformity with the twelve
principles .of the Neighborhood Model, and finds it generally in compliance, as follows:
Pedestrian Orientation. The elevations show all homes oriented to the street, including the
townhomes on Jarman's Gap, with front porches close to the street and garages relegated to the rear
ATTACHMENT A
of the lots, and parking areas behind buildings.
Neighborhood Friendly Streets and Paths. The streets are designed to VDOT's minimum for an
urban cross-section, with 40 feet of right-of-way, 30 feet of pavement (curb-to-curb) and 5 feet of
grass on either side. The plan includes five-foot sidewalks along ail public streets, which will
connect all homes to the public system proposed within Jarman's Gap right-of-way. The application
plan also shows a connection to a future greenway path system along the tributary to Powells Creek,
which will ultimately create a safe pedestrian pathway system to the Powell's Creek greenway,
which may eventually connect to downtown Crozet and Crozet Park.
Interconnected Streets and Transportation Networks. The plan includes two future vehicular
connections to adjoining properties, which will be dedicated to the County upon demand. The
applicant does not intend to construct these connections, rather they will need to be constructed at the
time the adjoining property is developed.
Parks and Open Space. The plan includes a tot lot, open area around the stormwater detention
facility, a connection to a future greenway path system, and a large open area at the front of the site
which allows for passive recreational opportunities.
Neighborhood Centers. The proposal does not include a neighborhood center, as the site is only 9.59
acres. However, it is within close proximity to downtown Crozet and the neighborhood center being
provided at Wayland's Grant.
Buildings and Spaces of Human Scale. The elevations provided show a variety of building types,
from large single family dwellings to more modest single family dwellings, and variety in the
townhome product as well. Garages are generally diminutive, recessed and/or located to the rear of
buildings.
Relegated Parking. Parking is relegated to the rear of lots, accessed from an alley where possible, or
behind townhomes.
Mixture of Uses. The proposal includes residential housing only.
Mix of Housing Types and Affordability. The proposal includes single family detached and.single
family attached housing/townhomes. Given the character of the area, the relatively small site, and an
existing historic home, which requires careful attention to context, staff finds two housing types
acceptable. The elevations reveal a mixture of house s~zes, which with the mix of housing types will
create a mix of affordability categories.
Redevelopment. Thc plan includes the adaptive reuse of the historic Bain House, incorporating it
into the site plan.
Site Planning that Respects Terrain. The terrain is relatively flat, except where lots back up to
gradual slopes down to the tributary of Powells Creek. Most of this area is protected witha 100-foot
undisturbed stream buffer.
Clear Boundaries with the Rural Areas. The rural areas do not abut this property.
ATTACHMENT A
STAFF COMMENT
Relationship between the application and the purpose and iment of the requested zoning district The
proposed district is PRD, Planned Residential Development. The intent of the PRD is to:
· encourage sensitivity toward the natural characteristics of the site and toward impact on the
surrounding area in land development
· promote economical and efficient land use
· provide an improved level of amenities, appropriate and harmonious physical development, and
creative design
· provide flexibility and a variety of development opportunities for residential purposes
use open space for recreation, protection of areas sensitive to development, provide buffering
between dissimilar uses and preserve agricultural activity
Staffbelieves the proposed PRD meets the purpose and intent of the zoning district in all categories
mentioned above, as described elsewhere in this report, with the 'exception of preserving agricultural
activity, which is not applicable.
Public need and iustification for the change The proposed rezomng allows for more than twice the
amount of units allowed by,right. The Comprehensive Plan promotes higher densities in the
Development Area.
Anticipated impact on public facilities and services
Transportation ' This rezoning request was reviewed by the Engineering Department and
VDOT. Access to the site is from Jarman's Gap Road. VDOT is asking for additional right-of-
way for improvements to Jarman's Gap Road, including a slight realignment and a right-turn lane
into the site. The applicant has proffered the necessary right-of-way to allow the construction of
the design currently anticipated by VDOT. The funds necessaryto make these improvements are
scheduled to be available in fiscal year 2004. Therefore, we anticipate that while these units are
being constructed, but prior to buildout of the development, the road improvements to Jarman's
Gap Road will be made.
Water and Sewer - This site is within the Albemarle County's jurisdictional area for service.
The Albemarle County Service Authority has reviewed the plans and granted preliminary
approval.
Schools -The proposal is projected to generate 10 elementary students, 5 middle school students
and 6 high school students. The schools identified to serve this site are Crozet Elementary,
Henley Middle School and Western Albemarle High School (WHS). Crozet Elementary
currently has 346 students. With existing mobile classrooms, their capacity is 361 students.
There are no additions planned in the near future. Crozet Elementary's enrollment is
projected to be reduced in the 2002/2003 school ltear to 334 students. Henley Middle
School will be receiving funds for additions in 2005. Henley's current enrollment is 675
students. After the addition, it's capacity will be 750 students. Western Albemarle High
School's projected enrollment for next school year is 1035, they are not planning any immediate
additions. The capacity for Western Albemarle High School is 1156 students.
Stormwater Management - A stormwater detention facility has been provided on-site and has
4
ATTACHMENT A
received preliminary approval by the Engineering Dephrtment.
Anticipated impact on natural, cultural, and historic resources -According to the County Design
Planner, the Bain house has architectural significance and its historical significance, at least in part,
derives from its association with the orchards on the property, and more generally with the orchard
industry in Crozet. The most appropriate setting for the house would, therefore, be the original
orchard setting, which no longer exists. The next best option would be the retention of a wooded
setting in the immediate vicinity of the house, which would offer a minimal semblance of the historic
setting of the resource. The current proposal does not provide for a wooded setting and the proposed
position of the house on its lot appears to diminish the character and prominence of the historic
building, by placing it to close to the comer. On the other hand, the applicant is to be congratulated
on his plan to adapt the historic structure so that it may continue to function.
The applicant states that the house is situated close to the street as recommended by the
Neighborhood Model. He provided a large lot around the house, and the large open space in front of
the house, in order to preserve the historic view from Jarman's Gap Road. Staff believes the
treatment of the house is fair, and preservation of the exterior, as prescribed by the proffer offered by
the applicant, which limits alterations to those that do not compromise the architectural integrity of
the house, as determined by the Design Planner, justifies the proposed location.
Analysis of Planned Development Requirements: In accordance with Section 8.5.4 of the Zoning
Ordinance, this rezoning petition is forwarded to the Planning Commission which "shall proceed to
prepare its recommendations to the Board of Supervisors," and "specifically, recommendations of the
Commission shall include findings to:
The suitability of the tract for the general type of PD district proposed in terms of: relation
to the comprehensive plan; physical characteristics of the land; and its relation to
surrounding area;"
Staff finds this proposal consistent with the urban density land use designation in the
Comprehensive Plan, the physical characteristics of the land, including it's historic setting and
treatment of the tributary to Powell's Creek and its relation to the surrounding Crozet community.
"b. Relation to major roads, utilities, public facilities and services;"
The applicant has aligned the proposed entrance to the development to accommodate a proposed
entrance to another development across the street. Further, the application plan shows two vehicular
connections to adjoining parcels. All public facilities are available to the site and have been
preliminarily approved by the appropriate agencies. Schools designated to serve students from this
development will not reach capacity as a result of this rezoning.
Adequacy of evidence on unified control and suitability of any proposed agreements,
contracts, deed restrictions, sureties, dedications, contributions, guarantees, or other
instruments, or the need for such instruments or for amendments in those proposed;"
The deed providing the necessary evidence that Thombirck Development, LLC of Virginia, whose
representative signed the application, is the rightful owner of the property, has been reviewed and
approved by the Zoning Department, prior to review of the petition.
7
ATTACHMENT A
Specific modifications in PD or general regulations as applied to the particular case, based
on determination that such modifications are necessary or justified by demonstration that the
public purposes of PD or general regulations as applied would be satisfied to at least an
equivalent degree by such modifications."
The proposal does not include the required 25% open space. Instead, the application plan shows
19.6%, or. 1.88 acres Where 2.39 acres is required. The application plan does not reflect the latest
requirement~ for fight-of-way, which is stated in the proffers: the Applicant shall dedicate to the
County, that portion of the subject property which is 34 (thirty-four)feet from the centerline of
Jarman 's Gap Road along it's frontage, except where there shall be a right-mm lane into the site,
which shall require the dedication of up to forty feet (40 ')from the centerline of Jarman ' s Gap Road
along the subject property's frontage. As is evidenced by the next sentence of the proffer, the
applicant requests a waiver of this provision: provided however that the area within such forty foot
dedication area shall not be included within the area devoted to residential use for the purposes of
determining the required open space under Section 19. 6. t of the Albemarle County Zoning
Ordinance.
The applicant contends that this request is necessitated by right-of-way requests for the
improvements planned for Jarmans' Gap Road, and because the space allowed for vehicular
connections to adjacent properties cannot be counted towards open space. Further, the applicant
contends that the public purpose of this open space requirement is served by the large areas shown as
not to be developed, including that area around the stormwater detention facility, the open
space/passive park in the front of the development, and along the southwestern edge, and the tot lot
shown east of the townhomes. There is no provision in the ordinance which permits a waiver of the
25% open space requirement in a Planned District. Therefore, the proposal will require an
adjustment of lot lines or the removal of a lot to create the necessary 2.39 acres.
Fiscal Impact Analysis: Attachment B provides a fiscal impact analysis of this development.
Crozet Master Plan:
Staff believes that approval of the proposed rezoning will have little or no bearing on the Crozet
Master Plan, which will begin in February or March of this year. Staff makes this finding based on
the following factors:
· The site is only 9.59 acres, and therefore, the development options are limited;
· The project is being developed according to the twelve principles of the Neighborhood Model;
· The entrance is aligned with a proposed entrance across the street;
· Vehicular connections to adjoining properties are provided;
· The historic home is being preserved and restored;
· Pedestrian access to an eventual greenway system is provided; and
· The plan was designed with input from the Crozet Community Association.
8
ATTACHMENT A
Therefore, staffbelieves that the planning that would oCb~ during the Crozet Master Plan process
for this particular site, has essentially been achieved by the applicant.
Preliminary Plat: The preliminary plat has been reviewed by the Site Review Committee. The only
remaining technical comment from the Engineering Department, is as follows:
The conceptual BMP's indicate a required removal rate of 81%. This is a rather high removal
rate and the site is located about three miles upstream of the Lickinghole Basin; We therefore
feel that on-site BMP measures are needed in addition to a pro-rata fee for the Lickinghole
Basin. For an on-site BMP measure, we suggest installing a biofilter in the bottom of the
currently proposed detention basin. This is cost effective and Will not require enlarging the
detention facility. For the preliminary plat, this can be handled with the proper notation. The
design details can be handled with the stormwater management plan.
Staff recommends that administrative approval be provided when the plat conforms to preliminary
plat requirements, the recommendation from Engineering and the rez0ning approval.
SUMMARY:
Staffhas identified the following factors, which are favorable to this request:
1. The plan meets the applicable principles of the Neighborhood Model;
2. The density of the site will be increased as a result of this rezoning;
3. The historic house will be restored as allowed by the County Design Planner;
4. The historic view of the house is being maintained;
5. A greenway connection is being achieved;
6. The right-of-way necessary for improvements to Jarman's Gap Road is being dedicated; and
7. Connections are being provided for adjacent parcels.
Staff has identified the following factors, which are unfavorable to this request:
1. The lot design does not provide a large wooded setting for the historic Bain house;
2. The proffers do not include the elevations;
3. The PD open space requirement has not been met; and
4. The Crozet Master Plan is not complete.
RECOMMENDED ACTION
Staff finds that the application is not ripe for action by the Planning Commission. The apphcation
plan must be modified to show the required 25% open space. Further, staff suggests modifications to
the proffers, to include a commitment to the elevations provided by the apphcant, or specific features
of said elevations.
9
ATTACHMENT A
ATTACHIVIENTS:
A- Tax Map
B - Fiscal Impact Analysis
C - Proffers Dated February 20, 2002
D - Vicinity Map
E - Reduced copy of Application Plan, entitled "Preliminary Subdivision Plans for Bargamin Park
Subdivision," dated January 2; 2002 and "Conceptual Drawings, (elevations) by Kathleen M.
Galvin, Architect, dated January, 2002.
ATTACHMENT B
Original Proffer
PROFFER FORM
Date: February 20, 2002
ZMA # ZMA-01-06
Tax Map and Parcel Number(s) 55-67
9.59 Acres to be rezoned from R-2 to PRD
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent, hereby
voluntarily proffers the conditions listed below which shall be applied tothe property, if rezoned. These conditions are
proffered as a part of the requested rezoning and it is agreed that: (1) the rezoning itself gives rise to the need for the
conditions; and (2) such conditions have a reasonable relation to the rezoning request.
(1)
Development shall be in general accord with the Application Plan, entitled "Preliminary Subdivision Plans for
Bargamin Park Subdivision," dated February 7, 2002, including building elevations, entitled "Conceptual Drawings
for Bargamin Park Subdivision," dated January, 2002, (with notes to site plan contained therein, initialed and dated
January 29, 2002 by Kathleen M. Galvin, Architect) as reasonably determined by the Agent.
(2)
All street sections shall include: curb and gutter; a 5-foot planting strip for street trees and 5-foot wide concrete
sidewalks on both sides of Bargamin House Road, Powells Creek Lane, and the private road between Lots 34 and
35, as shown on the Application Plan, entitled "Preliminary Subdivision Plans for Bargamin Park Subdivision,"
dated February 7, 2002. Prior to Final Plat approval, the Planning Director shall determine, if necessary, where
underground utilities necessitate relocating or eliminating street trees in order to accommodate utilities.
(3)
Upon demand of the County, the Applicant shall dedicate to the County, that portion of the subject property which is
34 (thirty-four) feet from the centerline of Jarman's Gap Road along it's frontage, except where there shall be a
right-turn lane into the site, which shall require the dedication of up to forty feet (40') from the centefline of
Jarman's Gap Road along the subject property's frontage.
(4)
The existing house, known as the Bain House, shall be renovated in accordance with plans approved by the
Albemarle County Design Planner. Changes to the exterior of the house shall be limited to those that do not
compromise its architectural integrity, as determined by the Albemarle County Desig, n Planner, prior to the issuance
of any building permits for exterior alterations.
(5)
The land identified on the Application'Plan, entitled "Preliminary Subdivision Plans for Bargamin Park
Subdivision," dated February 7, 2002, as "Future public r/w to be dedicated upon demand of the County" shall be
reserved for future dedication as public right-of-way. In the event that the connections to adjacent properties are not
made, this land shall revert to single-family detached dwelling units or open space. The Final Plat shall include the
dedication of construction easements for the benefit of the respective adjacent property owners.
Signatures of All Owners
Printed Names of All Owners
Date:
Thp..rnb. ir.ck..De.ve~.m,~en.t, LLC,
~ML~. Kat~~
3618 Free Union Road
Charlottesville, Virginia 22901
February 8, 2002
54 n~
h--~._..L \
,/
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\
MILES:e:
ATTACHMENT C
75
56
16B !t
71
SAMUEL MILLER AND
WHITE HALL DISTRICTS
112 '
SECTION 55
MEMORANDUM
ATTACHMENT D
TO:
FROM:
DATE:
RE:
Margaret Doherty, Principal Planner
Steven A. Allshouse, Fiscal Impact Planner
January 22, 2002
ZMA 01-16 (Bargamin Park)
I analyzed two separate scenarios for the properties in question. The first scenario involved the
maximum new development that could take place under existing zoning, while the second scenario
involved the new development that would occur if the County approved the proposed zoning changes
for the property. The results of these two analyses appear in the attached "Budget Summary: Current
Zoning" and "Budget Summary: Proposed Zoning" documents.
In the case of the first scenario, I assumed that nineteen sin~e family detached residences (SFD's)
would be built, during the course of the next year. CRIM estimates that, after build-out, the type and
level of development that could take place under existing zoning would result in the following net
annual fiscal impact:
Fiscal Impact -- Current Zoning
Property Taxes $22,000
Other Revenues 44,000
Total Revenues
$66,000
School Expenditures ($109,000)
County Govt. Expenditures(15,000)
Total Expenditures
($124,000)
Net Annual Fiscal Impact ($58,000)
13
ZMA 01-16
January 22, 2002
Page Two
ATTACHMENT D
In terms of the annual impact that the development of nineteen SFD's would have on the County's
capital costs, CRIM estimates the following result:
CIP Impact -- Current Zoning
Schools CF Pay-As-You-Go ($0)
Schools CF Debt Service ($34,000)
Total Schools CIP Impact ($34,000)-
County CF Pay-As-You-Go ($0)
County CF Debt Service ($0)
Total Cty. Govt. C[P Impact- ($0)
Net Annual CIP Impact ($34,000)
Note that these CIP figures are included in the fiscal impact numbers listed onThe previous page.
(The $34,000 in capital costs i.s part of the $124,000 in the estimated total annual eXpenditures
resulting from the development of nineteen SFD 's). These CIP numbers are presented separately
to highlight the magnitude of the capital costs that wouM be associated with such development.
The second scenario that I ran involved the proposed construction of nineteen SFD units and twenty-
three single family attached/townhouse (SFA/TH) units. I assumed the development would be
completed in one year. CRIM estimates that, after build-out, this project would have the following
net annual fiscal impact:
Fiscal Impact - Proposed Zoning
Property Taxes $43,000
Other Revenues 82,000
Total Revenues
$125,000
School Expenditures ($195,000)
County Govt. Expenditures ($31,000)
Total Expenditures
($226,000)
Net Annual Fiscal Impact ($101,000)
ZMA 01--16
January 22, 2002
Page Three
ATTACHMENT D
~' As for the impact of this proposed development on the County of Albemarle's capital costs, CRIM
estimated the following outcome:
CI~ Impact -- Proposed Zoning
Schools CF Pay-As-You-Go ($0)
Schools CF Debt Service ($68,000)
Total Schools CIP Impact ($68,000)
County CF Pay-As-You-Go ($0)
County CF Debt Service ($0) -
Total Cty. Govt. C[P Impact ($0)
Net Annual CH' Impact ($68,000)
Again, these CIP numbers are included in the total annual expenditures of $226,000 shown on the
previous page, and are presented separately to illustrate the relative magnitude of capital costs.
The numbers generated by the two scenarios that I ran indicate that, if the County approves
ZMA 01-16, the differential net annual fiscal impact would be $58,000 - $101,000 = -$53,000.
This number means that, annually, the County would be $53,000 worse off approving ZMA
01-16 than denying the proposal.
NOtes: (1) Although my analysis suggests that approval of ZMA 01-16 would result in a net annual
fiscal drain to the County, this fact alone does not necessarily mean that ZMA 01-16 should be
denied, since the total mix of development taking place in Albemarle County in any given year might
generate a revenue-neutral outcome; (2) If Albemarle does not approve ZMA 01-16, the growth that
is assumed to be associated with this proposed development would likely take place somewhere else
in the County; and (3) When deciding whether or not to approve a proposed development, Albemarle
takes into consideration a number of issues other than just the project's fiscal impact. These issues
include, but are not necessarily limited to, affordable housing, transportation impacts, and
environmontal well-being.
SAA/saa
Budgets '~'ary:
(Values in'$Ooo's)
REVENUES
PROP
TAXES
Proposed Zoning
Residential Real
Nonresidential Real
Res Personal Prop
Nonres Personal Prop
Other (Agricultural)
Subtotal: Property Taxes
OTHER I Public Service Tax
2 Pets Prop Tax-Restd
3 Pets Prop Tax-Nonres
4 Mach& Tools Tax
5 Sales & Use Tax
6 Cons Util Tax-Resid
7 Cons Util Tax-Nonres
8 BPOL Taxes
9 Util Co Licenses
10 Motor Vehicle Licenses
11 Permits & Fees
12 Fines & Forfeitures
13 Charges for Services
14 State Aid
15 Categorical Aid - Federal
16 Hotel/Motel Room Tax
17 Delinquent RE/Pealties
18 State Aid to Schools
19 Meals Tax
20 ANNUAL REVENUES
21 SF Detached
22 SF Attached/TH
23 Multifamily
24 Mobile Homes
Subtotal: Other Revenues
TOTAL ADDITIONAL ANNUAL REVENUES:
EXPENSES
SCHOOLS
Operating Costs
Staff Costs
CF Pay-As-You-Go
CF Debt Service
SUBTOTAL, SCHOOLS
COUNTY GOVT.
Operating Costs
Staff Costs
CF Pay-As-You-Go
CF Debt Service
SUBTOTAL, COUNTY
TOTAL ADDITIONAL ANNUAL COSTS:
Year =>
2OO0
NET FISCAL IMPACT
~ Average Costs
1 2 3 4 5 6 7 8 9 10
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
$43 $43 $43 $43 $43 $43 $43 $43 $43 $43
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$43 $43 $43 $43 $43 $43 $43 $43 $43 $43
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$26 $26 $26 $26 $26 $26 $26 $26 $26 $26
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 S0 $0
$5 $5 $5 $5 $5 $5 $5 $5 $5 $5
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$2 $2 $2 $2 $2 $2 $2 $2 $2 $2
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$3 $3 $3 $3 $3 $3 $3 $3 $3 $3
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 S0 $0
$2 $2 $2 $2 $2 $2 $2 $2 $2 $2
$39 $39 $39 $39 $39 $39 $39 $39 $39 $39
$3 $3 $3 $3 $3 $3 $3 $3 $3 $3
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$4 $0 $0 $0 $0 $0 $0 $0 $0 $0
$3 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
$89 $82 $82 $82 $82 $82 $82 $82 $82 $82
$131 $124 $124 $124 $124 $124 $124 $124 $124 $124
$65 $65 $65 $65 $65 $65 $65 $65 $65 $65
$62 $62 $62 $62 $62 $62 $62 $62 $62 $62
$15 $0 $0 $0 $0 $0 $0 $0 $0 $0
$68 $68 $68 $68 $68 $68 $68 $68 $68 $68
$210 $195 $195 $195 $195 $195 $195 $195 $195 $195
$29 $23 $23 $23 $23 $23 $23' $23 $23 $23
$6 $8 $6 $6 $6 $6 $8 $8 $8 $6
$38 $0 $0 $0 $0 $0 $0 $0 $0 $0
$0 $0 $0 $0 $0 $0 $0 $0 $0 $0
_~7~ $31 $31 $31 $31 __~31 $31 $3t $31 $31
$284 $226 $226 $226 $~26 $226 $226 $226 $226 $226
ZMA0116B.WK4
Annual
Cumulative
CRIM Proprietary Software 01/22/2002
01/22~200204:35 PM
Page 1
ATTACHMENT E
PROFFER FORM
Original Proffer
Amended Proffer
(Amendment #. )
Date: February 20, 2002
ZMA # ZMA-01-06
Tax Map and Parcel Number(s) 55-67
9.59 Acres to be rezoned from R-2 to PRD
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its 'duly authorized agent, hereby
voluntarily proffers the conditions listed below which shall be applied to the property, ifrezoned. These conditions are
proffered as a part of the requested rezoning and it is agreed that: (1) the rezoning itself gives rise to the need for the
conditions; and (2) such condifious have a reasonable relation to the rezoning request.
(1) Development shall be in general accord with the Application Plan, entitled "Preliminary Subdivision Plans for
Bargamin Park Su ' ' ' "
bdiws~on, dated January 2, 2002, as reasonably detem~ined by the Agent.
(2)
All street sections shah include: curb and gutter; a 5-foot planting strip for street trees and 5-foot wide concrete
sidewalks on both sides of Bargamin House Road, Powells Creek Lane, and the private road between Lots 34 and
35~ as shown on the Application Plan, entitled "Preliminary Subdivision Plans for' Bargamin Park Subdivision,"
dated January 2, 2002. Prior to Final Plat approval, the Planning Director shall determine, if necessary, where
underground utilities necessitate relocating or eliminating street trees in order to accommodate utilities.
(3) Upon demand of the County, the AppliCant shall dedicate to the County, that portion of the subject property which is
34 (thirty-four) feet from the centerline of Jarman's Gap Road along it's frontage, except where there shall be a
fight-mm lane into the site, which shall require the dedication of up to forty feet (40') from the centerline of
Jarman's Gap Road along the subject property's frontage; provided however that the area within such forty foot
dedication area shall not be included within the area devoted to residential use for the purposes of determining the
required open space under Section 19.6.1 of the Albemarle County Zoning Ordinance.
(4)
The existing house, known as the Bain House, shall be renovated in accordance with plans approved by the
Albemarle County Design Planner. Changes to the exterior of the house shall be limited to those that do not
compromise its architectural integrity, as determined by the Albemarle County Design Planner, prior to the issuance
of any building permits for exterior alterations.
(5) The land identified on the Application Plan, entitled "Preliminary Subdivision Plans for Bargamin Park
Subdivision," dated January 2, 2002, as "Future public r/w to be dedicated upon demand of the County" shall be
reserved for future dedication as public right-of-way. In the event that the connections to adjacent properties are not
made, this land shall revert to single-family detached dwelling units or open space. The Final Plat shall include the
dedication of construction easements for the benefit of the respective adjacent property owners.
Signatures of All Owners
Printed Names of All Owners
Printed Name of Attorney-in-Fact
Date
Signature of Attorney-in-Fact
(Attach Proper Power of Attorney)
OR
_)
ATTACHMENT F
ATTACHMENT G
'Conceptual' Drawings for:
BARGAMIN PARK SUBDIVISION
Owner:
THORNBIRGK DEVELOPMENT, LL¢
Design Consultant:
KATHLEEN M. GALVIN, ARCHITECT
Date: January, 2002
The attached schematic sketches convey the
variety of house and townhouse types being
explored for the two,fold purpose of meeting the
development principles ~utlined in the
· Neighborhood Model' and addressing some of
the a3noerns raised by the Crozet Community.
Salient recommendations made by the Craze{
Community during two public meetings were;
1.) maintain densities equal to or I_m~_$ than the
neighboring Wayland's Grant Subdivision,
2.) provide a mix of house types and range of
affordability and
3.) preserve the histodc building and view of
that structure from Jarman's Gap Road.
Elevations and three-dimensional
mpmesntations are schematic and do not
constitute final designs. They do reflect the
following underlying guidelines.
1.) Spatial endesure ratios between main
structures typically range between 1:2 and
1:3. Where an accessory building is across
the street from a main structure, this ratio
can be 1:6. Enctosum is meesured from
the face of structure, including porches.
2.) Entrance details such as porches and
stoops (which transition from house to
street) am prevalent.
3.} Exterior wall and roofing materials have not
been finalized, Preferences at this time
inolude wood, mesonry board, brick, stucco,
synthetic stucco or stone for walls, m~phalt-
~hingles or metal for roofs.
4.) The range of styles Indiude (but are not
limited to) revival, bungalow, vernacular and
four-square. Townhouse and house
schematics are intended to depict the
overall mamdng and details curTanfly under
consideration. The ultimate objective is to
actualize buildings that are 'pedestrian' In
scale and oriented toward the street.
ATTACHMENT G ~
20
ATTACHMENT G
ATTACHMENT G
ATTACHMENT G
\
I
I
ATTACHMENT G ~
ATTACHMENT G
ATTACHMENT E ATTACHMENT G
?M
the P~, IN~.
DB 1825-308
491-25 Plat
LOT 2
9,118 SF
LOT 3
13,684 EF
LOT 4
I0,134 SF
LOT 9 ~ LOT 8 \
LOT 5 LO? 8
7,073 SF' 7,191 SF
LOT ?
~9,292 SF
OPEN SPACE
29,685 SF
See.
DB 322-t46
........... ff~se: Res.~e~t~l
TJ!
fib 80-511
I)B 420-88 Pi
[~se:
ATTACHMENT H
LOT?
7,735 SF
F[I1'URE PUBLIC R/F ?0 BE
DgDICA?ED ON DEMAND
OF ?HE COUNt'
4,722 SF
LOT 3I
3.230 SF
LO? 32
2,580 SF
· r.o? 33
2,~0 S;
LO? 34
3,230 SF
LOT 35
3.230
LO? 38
2,580 SF
LOT 3?
2.380 SF
LOT 38
3,250 EF
LO? 12
10,115 SF
LO? 13 LO? 14
6,808 SF 6.809 SF
20' Access
LOT 19
16,471 ,Sc.
~o' PUaMC ~/~o
LO? I8
6.750 SF
OPEN $PAC~
33.145 SF
foOT 15
.115 ~F'
LOT 17 LOT 16
6,750 ~ 7,561 SF
LO? 8
5,025 SF
LOT 9
5,295 SF
LOT 1o
5,617 Sr
LO? 11
6.556
PU~U.RE! PUBIJC R/F ?0 BE
PEDICATgD ON DEMAND'
O~ THE COUN~T
4,995 SF
?07 LOT
OPEN SPACR
9.362 SF
OP~
February 19, 2002
Albemarle County Board of Supervisors
County Office Building
401 Mclntire Road
Charlottesville, VA 22902
RE: ZMA-2001-016, Bargamin Park Rezoning
Dear Supervisors:
As adjacent property owners, we request that the developer, as a condition of rezoning to a
higher density, be required to erect a pdvacy fence demarcating the property line between
parcel 55-67^ and parcel 55-67 before any development of parcel 55-67, Bargamin Park, is
begun. The prospect of 43 dwelling units concentrated in this parcel concerns us greatly.
While we acknowledge the concepts of the "Neighborhood Model", merely deeming a
development a "neighborhood" is insufficient in itself to forge the bonds of trust between
property owners that come, if at all, with time and experience with one another. When our
most recent experience with development on Jarmans Gap Road, Wayland's Grant, was
addressed at the Planning Commission meeting on Jan. 22, 2002 - the promised stream
buffer along Powell's Creek being bulldozed late one evening presumably on the developer's
instruction - one of the members commented that "it wouldn't be the first time that happened
in the County" - a comment that did nothing to allay our concerns about disparities in a
developer's plan and the reality of the execution, for there are far too many similar stories.
Although the preliminary plan shows what is supposed to remain a "wooded buffer", the
minutes from the Planning Commission meeting of Jan. 22, 2002 reflect that the developer
stated that "every tree that can be saved, will be". We consider this an equivocal statement.
He also goes on to state that "basically the whole perimeter of the site is wooded" and therein
lies much of the problem. Disposal of unwanted materials from home repair, yard clean-u p or
landscaping in adjacent woods is attractively easy without a clear boundary. It is foolhardy to
think that a property owner would be able to reliably distinguish the edge of his wooded area
from someone else's property. We value our privacy as well as not being interested in
incurring the liability of someone wandering in our woods, intentionally or unintentionally. In
addition, after a subdivided parcel is purchased, what constraints exist to prevent a property
owner from deciding that he wants to cut down the proffered buffer and how would he know
what is his to cut? To us, prevention is preferable to reparation. We are a working couple
and a privacy fen. ce would free us from the burden of increased vigilance to prevent property
line encroachment and trespassing both during the development phase and after the parcels
are purchased.
Surely it is not the Board's intent that current property owners be penalized as the county
grows. "Neighbors" in the spidt of the concept, have to grow and the process can't be forced.
Please consider our request to require the developer to build a non-organic privacy fence as
a part of the rezoning approval as it is the additional development that makes these property
line concems an issue.
Sincerely,
M~ughes"~
5986 Jarmans Gap Road
Crozet, VA 22932
February 19, 2002
Albemarle County Board of Supervisors
County Office Building
401 Mclntire Road
Charlottesville, VA 22902
RE: ZM^-2001-016, Bargamin Park Rezoning
Dear Supervisors:
As adjacent property owners, we request that the developer, as a condition of rezoning to a
higher density, be required to erect a privacy fence demarcating the property line between
parcel 55-67A and parcel 55-67 before any development of parcel 55-67, Bargamin Park, is
begun. The prospect of 43 dwelling units concentrated in this parcel concerns us greatly.
While we acknowledge the concepts of the "Neighborhood Model", merely deeming a
development a "neighborhood" is insufficient in itself to forge the bonds of trust between
property owners that come, if at all, with time and experience with one another. When our
most recent experience with development on Jarmans Gap Road, Wayland's Grant, was
addressed at the Planning Commission meeting on Jan. 22, 2002 - the promised stream
buffer along Powell's Creek being bulldozed late one evening presumably on the developer's
instruction - one of the members commented that "it wouldn't be the first time that happened
in the County" - a comment that did nothing to allay our concerns about disparities in a
developer's plan and the reality of the execution, for there are far too many similar stories.
Although the preliminary plan shows what is supposed to remain a "wooded buffe¢', the
minutes from the Planning Commission meeting of Jan. 22, 2002 reflect that the developer
stated that "every tree that can be saved, will be". We consider this an equivocal statement.
He also goes on to state that "basically the whole perimeter of the site is wooded" and therein
lies much of the problem. Disposal of unwanted materials from home repair, yard clean-up or
landscaping in adjacent woods is attractively easy without a clear boundary. It is foolhardy to
think that a property owner would be able to reliably distinguish the edge of his wooded area
from someone else's property. We value our pdvacy as well as not being interested in
incurring the liability of someone wandering in our woods, intentionally or unintentionally. In
addition, after a subdivided parcel is purchased, what constraints exist to prevent a property
owner from deciding that he wants to cut down the proffered buffer and how would he know
what is his to cut? To us, prevention is preferable to reparation. We are a working couple
and a pdvacy fence would free us from the burden of increased vigilance to prevent property
line encroachment and trespassing both dudng the development phase and after the parcels
are purchased.
Surely it is not the Board's intent that current property owners be penalized as the county
grows. "Neighbors" in the spidt of the concept, have to grow and the process can't be forced.
Please consider our request to require the developer to build a non-organic pdvacy fence as
a part of the rezoning approval as it is the additional development that makes these property
line concems an issue. :
Sincerely,
5986 Jarmans Gap Road
Crozet, VA 22932
PLEASE SIGN BELOW IF YOU WISH TO SPEAK ON
ZMA-2001-016 Bargamin Park
NAME (Please print clearly)
8
9
10
11
12
13
14
15
16
17
18
19
2O
21
22
PHONE NUMBER/ADDRESS (Optional)
January 31,2002
CO UNTY OF ALBEMARLE
Department of Planning & Community Development
401 McIntire Road. Room 218
Charlottesville, Virginia 22902-4596
(434) 296 - 5823
Fax (434) 972 - 4012
02-01-02^08:14 RCVD
Micahel McGowan
SW 29. LC
P O Box 22
Ivy, VA 22945
RE: ZMA-2001-014 Shoppers World; Tax Map 61U, Parcel 01-15
Dear Mr. McGowan:
The Albemarle County Planning Commission, at its meetin.~ on January 29. 2002, unanimously
recommended approval of the above-noted petition to the I~oard of Supervisors. Please note
that this approval is subject to proffers as amended at the January 29, 2002 Planning
Commission meeting.
Please be advised that the Albemarle County Board of Supervisors will review this petition and
receive public comment at their meeting on February 20, 2002. Any new or additional
information regarding your application must be submitted to the Clerk of the Board of
Supervisors at least seven days prior to your scheduled hearing date.
If you should have any questions or comments regarding the above noted action, please do not
hesitate to contact me.
Sincerely,
Francis MacCall
Planner
FM/jcf
Cc~
Ella Carey
Amelia McCulley
Jack Kelsey
Steve AIIshouse
PROFFER FOR~
Original Proffer
Amended Proffer
(Amendment e
Date: 02/20/2002
ZMA # 2001-014
Tax Map and Parcel Number(s) 61U-01-00-15
1.529 Acres to be rezoned ~ HC tO PD-SC
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent, hereby
voluntarily proffers the conditions listed below which shall be applied to the property, if rezoned. These conditions are
proffered as a part of the requested rezoning and it is agreed that: (1) the rezoning itsetf gives rise to the need tbr the
conditions; and (2) such conditions have a reasonable relation to the rezoning request.
1. The property shall become part of the PD-SC zoning district which includes the following properties: Tax Map 61M
Parcels 12-lC, t2-IC2 and 12-ID which were rezoned as PD-SC in 1980, and are depicted on the Shopper's World
plan prepared by Muncaster Engineering dated l~17/01. Vehicular access to the site fi.om adjoining properties
zoned PD-SC shall be as shown on the plan prepared by Muncaster Engineering dated I~17/01.
2. The development of the parcel shall be in general accord with the application plan entitled "Rezoning Application
Plan Tile Properties Tax Map 6 fu Parcel 01-15" dated 0 t/07/02.
3. The owner shall provide signage for the entrance to Tax Map 61U Parcel 0 l-15 fi.om the US Route 29 South Bound
Lane to eliminate egress to the U.S. Route 29 South Bound Lane. The location shall be in general accord with the
application plan. The signage at the entrance shall be modified prior to the issuance of a zoning clearance for any
new tenant requesting clearance for the use of the building after the Board of Supervisors approval of this Zoning
Map Amendment or within 90 days aRer this approval, whichever occurs first, and shall be done in accordance with
VDOT requirements.
Signature of Attorney-in-Fact
(Attach Proper Power of Attorney)
OR
Date
Prir!ted Names of,All Owners , /
Printed Name of Attorney-in-Fact
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
ZMA 2001-014 Shopper's World Expansio.,
FRANCIS H. MACCALL
JANUARY 29, 2002
FEBRUARy 20, 2002
Aoolicant's Proposal: The applicant is proposing to rezone a parcel of land adjacent to the
Shopper's World Sho~-ping Center on us Route 29 from HC to PD-SC. An application plan
has been submitted ~'or this property. A reduced copy of the application plan is provided as
Attachment C.
Proffers are provided with this rezoning proposal which proffer the application plan and
improvements to the entrance along US Route 29. (See Attachment D) The. applicant has yet
to make the commitment to the improvements. These proffers are under review by the
County Attorney's office at this time.
Petition for Rezoning~ Request to rezone 1.529 acres from HC, Highway Commercial to
PD-SC, Planned Development Shopping Center to inco ·
Shopper's World Develo m , rporate the property anto the adjacent
pent also zoned PD-SC. The property, described as Tax Map 61U
Parcel 01-15 is located in the Rio Magisterial District on Seminole Trail [Route # 29 South]
at the intersection of Route 29 S and Berkmar Drive. The Comprehensive Plan designates
this property as Community Service in Neighborhood 1. The tax parcel map and vicinity
map ~s provided as Attachments A & B, respectively.
Character of the Area: The property is currently developed with one 13,740 square foot
retail building as well as appurtenant parking and landscaping. The Shopper's World
development is located to the south and Fashion Square Mall is directly to the east across US
Route 29.
Zoning and Subdivision History~ The property, Tax Map 61U Parcel 01-15, was at one
time three different parcels, The parcels were combined in 1986 and subsequently developed
to its existing state. The entire property has been zoned commercially since the first zoning
map was adopted.
Anolicant's Justification for the Request: The applicant has stated that the rezoning of the
parcel would make it consistent with the zoning of the adjacent parcel, thus allowing for
better service and convenience to the public.
By-rieht Use of the Property.: The current use of the building is in compliance with the by-
right uses laid out in Section 24, Highway Commercial, of the Zoning Ordinance. The
change of zoning to PD-SC would allow for the uses in.not only the HC zoning district but
also the C-1 and CO districts.
RECOMMENDATION{ Staffhas reviewed the proposal for conformity w/th the
Comprehensive Plan and the Zoning Ordinance and will recommend approval if the applicant
can commit to the improvements as described in the attached proffers.
Comprehensive Plan: The Comprehensive Plan shows this area as Community Service in
Neighborhood 1. The are no aspects of the County's Open Space Plan that are affected with
this proposal.
The Neighborhood Model
Twelve principles of development are set forth in the Neighborhood Model. A staff analysis
of the manner in which this development proposal addresses the principles is included below.
Pedestrian Orientation - The applicant has made changes to the plan that has incorporated
d plan shows striped pedestrian
pedestrian access to the existing Shopper s Worl site. The
access spanning from the sidewalk that is adjacent to the building to the new asphalt
crossover adjacent to the new vehicular connection. Currently there are sidewalks along the
US Route 29 Southbound Lane that this property fronts, which provide for continual
pedestrian access to all of the properties along the Southbound Lane of Route 29.
Interconnected Streets and Transportation Networks - The applicant has just recently
had a minor site plan amendment approved that has provided for both interconnected
vehicular and pedestrian access. These changes are reflected in the application plan.
Neighborhood Centers - This proposal does not meet the definition of a neighborhood
center per the Neighborhood Model. The Shopper's World shopping center could .be
considered a "center" of commercial activity along with other commercial development along
US Route 29.
Buildings and Spaces of Human Scale - The existing building does not exceed one story;
however, the layout of the development does not create good spatial enclosure. The building
fits the pattern that has existed for some time on the Shopper's World site. No changes are
proposed nor recommended for the design of the site.
Relegated.Parking - The Board of Supervisors will be considering the Planning
Commissions recommendation for approval of ZTA-2001-010 Parking Requirements' for
Shopping Centers, at the February 6, 2002 meeting. The Department of Zoning Services has
reviewed this application and has found that if the Board of Supervisors approves the
Planning Commissions recommendation for approval of ZTA-2001-010, then the entire site
will come into compliance with the parking requirements for shopping centers. (See
Attachment E) This issue is significant because currently the Shopper's World site has a
variance for parking and the current parking requirement for the type of uses allowed on the
subject parcel is right at the limit. Although the parking for the entire Shopper's World site is
not changing, bringing it into compliance with the ordinance regulations is a step in the right
direction.
The subject parcel is currently developed with one commercial building and appurtenant
parking and landscaping. The principles referenced below are not criterion for assessment
because of the existing development on the site and the intention to maintain it with by-right
commercial development.
2
Neighborhood Friendly Streets and Paths - There are no new roads proposed.
Parks and Open Space - There are no parks or open space to consider on this site.
Mixture of Uses - This site is developed in a way that would not make a mixture of uses fit
the surrounding area.
Mixture of Housing Types and Affordability - No housing is proposed.
Redevelopment _ There has been no proposal to redevelop this site.
Site Planning that Respects Terrain - There is no regrading proposed.
Clear Boundaries with the Rural Areas - The parcel is located well within the
- Development Area boundary.
Specific Standards fOr Residential, Commercial and Industrial Land Uses (Commercial
Lad use Standards, pp. 23-24)
The standards that are laid out in this section of the Comprehensive Plan for Commercial
Land Use are already b6ing met or are not applicable to this rezoning proposal.
Anal sis of Planned Develo merit Re uirements Section 8.5.4 of the Zoning Ordinance
requires that the Planning Commission review the following issues in making a
recommendation to the Board of Supervisors.
The suitability of the tract for the general type of PD district proposed in terms of, relation to
the comprehensive plan; physical characteristics of the land; and its relation to surrounding
area.
Staff opinion is that this proposal is consistent with the land use designatiOns in the
Comprehensive Plan although there are no specific recommendations regarding this
property.
There are recommendations that the buffers between Community and Regional Service areas
and residential areas be maintained. This property is on the edge of the' community
designation and is not adjacent to any residential use. In addition, the most recent approved
site plan amendment is physically compatible with the existing land uses including the
Shoppeffs World shopping center.
Relation to major roads, utilities, public facilities and services.
Zoning has raised concerns about the existing entrance to the S '
hopper s World development
and the back up of traffic that is created when vehicles enter the site off US Route 29 and try
to turn left to go to the McDonalds (Building #1 on the application plan) or to the other retail
building (South Building) to the south of McDonalds. Staff has determined that adding
13,740 square feet to the 158,652 square foot shopping center would not generate any more
3
traffic to the site than already exists. Staff discussed the possibility of closing or improving
the right-in only entrance to the applicant. Staff determined that the existing right-in only
entrance to the proposed site should remain because it is believed that keeping this entrance
along with the improvement to create interparcel access may alleviate the backup of traffic
by providing another means of access to the main section of Shopper's World. This would
also provide a way to avoid the service entrance to Shopper's World off Berkmar Drive. In
addition, the Virginia Department of Transportation has recommended that the applicant
improve the right-in only entrance to prevent the right-out onto the Southbound Lane of US
Route 29. Also, since the main uses and the size of the building are not changing there would
.be no foreseeable impact on any of the existing utilities and services.
Adequacy of evidence on unified control and suitability of any proposed agreements,
ntracts, deed restrictions, sureties, dedications, contributions, guarantees, or other
Ci°n}truments, or the need for such instruments or for amendments in those proposed.
The applicant has provided evidence that he is the managing member of SW29 L.C., which is
the contract purchaser of this property. Evidence has also been provided of cross easements
for parking, access, drainage, and utilities for this property and the entire shopping center.
Specific modifications in PD or general regulations as applied to the particular case, based
on determination that such modifications are necessary or justified by demonstration that the
public purposes of PD or general regulations as applied would be satisfied to at least an
equivalent degree by such modifications. ~
There are no modifications to the PD or general regulations that are necessary with this
proposal.
STAFF COMMENT
Relationshi between the a lication and the ur ose and intent of the re uested
~ The proposed district is PD-SC, Planned Development Shopping Center.
The intent of the PD-SC zoning district is to provide service to areas not conveniently and
adequately provided with a broad range of commercial and service facilities. Staffbelieves
that adding this property to the existing PD-SC district will broaden the range of commercial
and service facilities currently limited by the HC zoning district.
Public need and |ustification for the chan~ Good zoning practice would suggest that
similarly situated properties be zoned similarly. Staffbelieves that PD-SC zoning is an
appropriate zoning for this property since the surrounding properties are also zoned PD-SC
and are so similar.
.Anticipated impact on public facilities and services
Transportation - Impacts on transportation networks relate to the internal movement of
traffic, and the ingress and egress of the site. The improvements approved with a recent
4
sitemin°rcirculation.amendment and proposed to be proffered. ~ with this rezoning should improve the
Water and Sewer - Water and sewer are available to serve the site.
Stor.mwater Management - Stormwater management has been addressed with the
premous approval of a final site plan in 1986.
Antici ated im act on natural cultural and historic resources - No impacts are
anticipated on any County's cultural or historic resources.
SUMMARY: Staff finds that this rezoning is consistent with the Comprehensive Plan and
good zoning practice. Specifically, it further allows economic development activities that
provide desirable employment anal enlarge the tax base, and would provide for similar
properties to be zoned similarly.
Staffhas identified the following factors, which are favorable to this request:
1. The apphcant has provided for improved pedestrian and vehicular ingress/egress.
2.center.The rezoning allows for a compatible use to be incorporated into an ex~'s~' g~[m s--pp--gno m
Staff has identified the following factors, which are unfavorable to this request:
1. The proffers have not been worked out.
.RECOMMENDED ACTION
Staff would recommend approval of the request to rezone 1.529 acres from HC, Highway
Commercial to PD-SC, Planned Development Shopping Center if the applicant can agree to
proffers as written in Attachment D or as agreed to by both parties. The applicant verbally
agreed to the concept of eliminating the right-out. Unfortunately, at the time that this report
was written, staffhas not received signed proffers to include with the report.
..ATTACHMENTS.
A - Tax Parcel Map
B - Location Map
C - Reduced copy of Application Plan
D - Proffers Dated February 20, 2002
E - Zoning Services Comments
ALBEMARLE
/
"-=' O.B. 820P~] 35i-356
COUNTY
ATTACHMENT A
61M LOTS
61M- BERKELEY COMMUNITY SE(::. I, D.B.337, Pgs. 336,:~.37
$1U ' ~
~ERKELEY COMMUNITY' SEC. 2, D.B.
BERKELE'/~ COMMUNITY SEC..~, D.B. 360,Pgs. 144A,1448
BERKELEY COMMUNITY SEC. 4 D.B.~73Pg.79
BERKMAR D.B. 598
BERKMAR CENTER D.B. 589 Pg.~'ZEt
61-M-U
SECTION
RiO DISTRICT
ATTACHMENT B
./
BUILDXi~ ~
BUXLDXH6 ,I
Shopper :s World
Charlottesville, Virginia
I
I
I
!
~OUTH
BUILDING
US ROUTE 1'9
BUILDING 7
G~AP~C 5CAL~
BUILDING
N(~TH ItUILDII~
ATTACHMENT C
GENERAL CONSTRUCTION NCrrE8
PRIOR TO ANY CONSTRUCTION NITHIN ANY EXISTING PUBLIC RIGHT-OF-NAY,
INQ.I~I~ ~CTI~ TO ~ ~T~ ~ A ~
~ V~INIA ~ ~ TRA~ATI~ [~T). THIS ~ A5 ~ ~Y
~T AC~AT~Y ~ECT ~ ~S ~ T~ ~,
2. ALL PAVING AND DRAINAGE ~LATEO MATERIALS A~ CONSTRUCTION ~THOOS
SHALL CONFORM TO CURRENT SPECIFICATIONS AND STANOARDS OF V.O.O.T.
UNLESS OTHERNZSE NOTED.
3. EROSION AND SILTATION CONTROL MEASURES SHALL BE PROVIDED ZN
ACCORDANCE H[TH THE APPROVED EROSION CONTROL
INSTALLED PRZDR TO ANY CLEARING, GRADINg
d. ALL SLOPES A~ DZST~BED A~AS A~ TO BE FERTILIZe. SEEQED
M~CHED. NAXZH~ ALLOgABLE FILL OR CUT SLOPE ]S 2: L gHERE ~ASONABLY
OBTAINABLE LESSER SLOPES OF 4: ~ OR BETTER ARE TO BE ACH~EVEO.
5 PAVED OR RIP RAP L[~D D~TCH MAY BE REOU]RED NHEN ZN T~ OPINION OF T~
DIRECTOR OF ENgINEERINg. OR HIS DESIGNEES. ZT
ORDER TO STABILIZE ~ DRAINAGE CHANNEL.
6. ALL TRAFFIC CONTROL SIGNS SHALL CONFORM flZTH THE VIRgINiA MANUAL FOR
UNIFORM TRAFFIC CONTROL DEVICES, LATEST
7. UNLESS OTHERNZSE NOTED ALL CONCRETE PIPE ~HALL BE REINFORCED
CONCRETE PIPE CLASS
g. ALL EXCAVATION FOR UNDERGROU~ PZPE INSTALLATION ~HAL~ COHPLY HZTH O~HA
5TA~ARD~ FOR THE CONST~CTZON INDUSTRY ( 2g CFR PART ]gEE ).
g, IT ~ ~ ~ ~CT~'~y TO ~ ~ O~Z~ S~
~ZTZ~ F~ ~ A~ F~O ~Y~ ~ ~ ~ A~ ~ ALL
~TA~ TO ~ E~ ~Y~ A~ECT A~
~TY F~ ~ ~ A~ ~STA~,
JO. THE SPZLLOVER OF LIGHTING FR~~OOH A~EA L~NARE~ ONTO P~LZC ROAD~
ANO PROPERTY ~N REGZDENT~AL OR RURAL AREAS ZONING OZSTRZCT~ SHALL NOT
~ ~ HALF (~/~ ~T
~. ALL SERVICE UTZLZTZE8 ~Rg TO BE PLACED UN~RGRO~D.
J2. ZN L~EU OF CONCRETE STORH DRAIN PIPE AD~ N-t8 CO~UGATEO P~YETYLENE
PIPE HAY BE USED ZN C~CTZ~ HZTH BEODZNG T~E DB-J,
~ZT~ L~ ~ ~ A F~L ~ L~ AND SHALL BE aRRANGED
SHIELDED TO REFLECT LIGHT AWAY FROM ADJOINING R~SIDENTIAL DISTRICTS
AND AWAY FROM ADJACENT ROADS
WATER AND 8EWER GENERAL PLAN NOTE8
t. NORK SHALL BE SUBJECT TO INSPECTION BY ALBEHARLE COUNTY DERVXDE
AUTHORITY INSPECTORS. THE CONTRACTOR MILL BE RESPOt~IBLE FOR
NOTIFYING THE PROPER SERVICE AUTHORITY OFFICIALS AT THE START OF HORK.
;, THE LOCATION OF EXISTING UTILITIES ACROSS O~ ALONG THE LZNE OF THE
PROPOSED NGflK ARE NOT NECESSARILY SHONN ON THE PLANS AND NV~RE
SHOHH ARE ONLY APPROXIMATELY CORRECT. THE CONTRACTOR SHALL OM HIS
ONN INITIATIVE LOCATE ALL UNDEROROUNO LINES ANO STRUCTURES AS
HECESSARY.
3 ALL HATERIALS ANO CONSTRUCTION SHALL COMPLY NITH GENERAL HATER AND
SENER CONSTRUCTION SPECIFICATIONS AS ADOPTEO BY THE ALBEMARLE
COUNTYSERVICE AUTHORITY ON dANUARYtS.lose,
a OATUN FOR ALL ELEVAT:[ONS SNOHN IN NATIONAL GEODETIC SURVEY.
~, THECONTRACTOR SHALL lie RESPONSIBLE FORNOTIFYINg" MISS UTILITY '
( iBOO SS:~ 700] ].
6, ALLMATER AND SE#ER PIPES SHALL HAVE A HINIHUH OF 3 FEET OF
COVER #EASUREO FROM THE TOP OF P/RE, OVER THE CENTERL]HE OF
PIPE, THIS INCLUOES ALL FIRE HYDRANT LINES. EERVICS LATERALS
ANO NATERLINES. ETC,
7. ALL MATER AND SEWER APPURTENANCES ARE TO SE LOCATED OUTSIDE OF
ROADSIDE OITCHES.
S. VALVES ON DEAD ENO LINES SHALL SE ROOOEO TO PROVIDE ADEGUATE
NESTRA]NT FOR THE VALVE DURING A FUTURE EXTENSION OF THE LINE.
REZONING APPLICATION PLAN
TILE PROPERTIES
TAX MAP 61U PARCEL 01-15
RIO MAGISTERIAL DISTRICT
ALBEMARLE COUNTY, VIRGINIA
ATTACHMENT C
81TE TOTAL8 AND LAND USE DATA NOTE8
EUn nING 00V~R~{G: ia,3M S,F. 2tAS
OPEN {{PALE: t3AOR S~. g0.tS
EWl!3TiN8 P~qCZNG · 73 SPICES
PkqC{WG I:'ROV/I~D ~ OEV~.OKq, fNT = 7 I ~PACE~L
PROPERTY /~ NOT LOCATED ~/N A I~-=r-,wO/R NATl--,
B~ARY ~Y BY : GARY M. ~LAN AS ~C~O ZN D.B,~l PAGE548
T~RAPH~C S~VEY BY : ~VZ~LY A~VEO SITE ~AN
THIS AMENDMENT OOES NOT ANTICIPATE ANYNEW LIGHTING
B. AUBREY HUFFMAN AND A880CIATE$, LTD.
9
U, S,
tOHBDUL.I OF LANOIIOAPII MATIRIALI & CANOPY QOMPU TATIONB
~KIY I,?elIIOAL · IIII~INI AY yII?&I, llileN'f
ATTACHMENT C
PL 4N $¢,4 LE: I '
TILE PROPERTIES
TAX MAP El U PARCEL 01- 19
RIO MAGISTERIAL DISTRICT
ALBEMARLE COUNT Y , VlRe I N I A
E. AUEREY HUYFMAN & AIIOC IATEE, LTD.
· 1,1 ·PLOY 1 lily iLL II , V Illll.~l
%' ' REVI~IONli
SHEET 3 OF' $ 10
ATTACHMENT D
PROFFER FORM
Original Proffer
Amended Proffer
(Amendment #
Date: 02/20/2002
Z2VIA # 2001-014
Tax Map and Parcel Number(s) 61U-01-00-15
1.529 Acres to be rezoned from HC to PD-SC
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent, hereby
voluntarily proffers the conditions listed below which shall be applied to the property, ifrezoned: These conditions are
proffered as a part of the requested rezoning and it is agreed that: (1) the rezoning itself gives rise to the need for the
conditions; and (2) such conditions have a reasonable relation,to the rezordng request.
The property shall become part of the PD-SC zoning district which includes the following properties: Tax Map 61M
Parcels 12-1C, 12-1C2 and I2-1D, and are depicted on the Shopper's World plan prepared by Mtmcaster
Engineering dated 12/17/01. Vehicular access to the site from adjoining properties zoned PD-SC shall be as shown
on the plan prepared by Muncaster Engineering dated 12/17/01
2. The development of the parcel shall be in general accord with the application plan entitled "Rezoning Application
Plan Tile Properties Tax Map 61U Parcel 01-15" dated 01/07/02.
The owner shall reconstruct the entrance to Tax Map 61U Parcel 01-15 from the US Route 29 South Bound Lane to
eliminate egress m the U.S. Route 29 South Bound Lane. The location.shall be in general accord with the
application plan. The entrance width shall be reconstructed prior to the issuance of a zoning clearance for the use of
the building and shall be done in accordance with VDOT requirements.
Signatures of All Owners
Printed Names of All Owners
Printed Name of Attorney-in-Fact
Date
Signature of Attorney-in-Fact
(Attach Proper Power of Attorney)
OR
ATTACHMENT E
Albemarle County Development Departments
SPIN Submission and Comments
Zoning Rezoning
ZMA-2001-014
Shoppers World Expansion
revision 2
reviewer received reviewed decision
Jan Sprinkle 11/7/01 1/16/02
Zoning needs a land use summary that states the gross leaseable floor area (GLFA) for the entire
district. It should spell out individually this building on parcel 15; the main L-shaped building, the
McDonald's, and the restaurant on parcels 1C and lC2; and, the newest building on parcel 1D. The
parking on this parcel does not appear to meet our current requirement for either retail establishments in
a traditional commercial district or the shared parking standard for the PD-SC zone. It is possible that the
rezoning to PD-SC with its reduced parking standard which considers that the district will share their
spaces, may make the parcel conform to the parking requirement. Is the applicant proposing cross
easement for parking and access? If this is done, we can look at the entire district's parking to determine
if it conforms. There is a pending ZTA that may reduce the parking requirement even further, depending
on the aggregate square footage of the GLFA for the entire district.
This department has received complaints about the circulation at the Rt. 29 entrance and the entryway to
the McDonald's site. It would be helpful if engineering could review the entire site circulation with this
proposed connection between this parcel and the existing parcels, considering the in-only entrance from
the south-bound lane of Rt. 29. Would the problem be reduced or exacerbated by this change in the
entrances and traffic flow?
January 15, 2002 Revised Comments:
With the Land Use Sum mary provided, the total square footage of this PD-SC district will be 172,392 ~.
square feet gross leasable'area if the rezoning is approved. Similarly, if the ZTA.to reduce the PD-SC
parking is approved when it goes to the Board of Supervisors on February 6, this shopping center will
conform to our parking regulations. At this time, the main part of the center conforms via a variance, the
most recently developed portion conforms, and this proposed addition is nonconforming. The
combination and ZTA reduction will improve the situation regarding conformity. The cross-easements for
both access and parking insure that all uses and parcels share all of the available improvements.
1/17/02 11:42 AM Page I Of I
12
To:
From:
Subject:
Date:
Members, Board of Supervisors_~ ,,:~
Ella Washington Carey, CMC, ~/~i~r~
Reading List for February 20,
February 14, 2002
MI MOilANDIJM
September 27(A), 200~
Ms, Thomas
October 3,200l
Pages 33 (beginning Item # l ~) - enct - Ms: Thomas
/ewc