HomeMy WebLinkAboutSP200900001 Legacy Document 2009-02-11COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
SP 2009 -0001 Montessori Community School
(Pantops) Extension
SUBJECT /PROPOSAL /REQUEST:
Request for extension of time allowed special use
permit (SP 06 -038) for 48 months
STAFF:
Rebecca Ragsdale
PLANNING COMMISSIO
February 17, 2009
BOARD OF SUPERVISORS:
March 11, 2009
OWNER/APPLICANT: Montessori Community School of Charlottesville; represented by Hunter McCardle, Water Street
Studio
BACKGROUND
A special use permit (SP 06 -038) for new buildings and campus improvements at the Montessori School was approved by
the Board on March 14, 2007. The campus improvements include a phased plan to replace temporary modules with
permanent classrooms and to develop the site with features such as an amphitheatre, ball field and ball court,
playgrounds, gardens, lawns, and other associated site improvements like parking. (Refer to Attachment C -Staff Report
for SP 06 -038, page 20- Attachment H)There was no increase in enrollment, staffing or change in operating hours
associated with SP#2006 -038 and it was approved with the following conditions. (Attachment A- Approval letter,
Attachment B -PC minutes)
At the time SP 06 -038 was reviewed, a zoning violation existed on the site (VIO- 2006 -239) because a fence was installed
without site plan or ARB approval. Most of the fence is chain link and visible from the Entrance Corridor. The applicant
agreed, following ARB discussion of the matter at their meeting on February 5, 2007, to address the fence violation. The
fence issue has not yet been resolved.
DISCUSSION
The existing special use permit is due to expire on March 14, 2009 and the applicant has not yet started construction to
prevent its expiration. The applicant is requesting an additional four years and is nearing final site plan approval for Phase
I of the project. It is uncertain when the school will begin construction on Phase 1 so this additional time is needed. The
purpose of the time period provision for special use permit approvals in the ordinance is to allow any ordinance changes
to be applied at the time the extension is reviewed. It allows the County to consider whether there have been changes in
circumstances such that the granting of the special use permit should be revisited. In the case of this request for
extension, there is no reason to revisit the special use permit and there have been no ordinance changes since the SP
was approved in 2007. Staff does not foresee any upcoming amendments or changes of circumstance to suggest the use
will not be appropriate at this location.
The applicant has gotten preliminary site plan approval and final site development plans are under review for phase 1,
which will address the fence issue with the ARB. It is the consensus of the ARB that the new fence shall be erected by
September 1, 2009. Alternatively, an extensive landscape plan showing landscaping that will completely screen the fence
from the EC can be submitted for review, with the planting to be installed by September 1, 2009. Staff is concerned,
however, that the fence issue be resolved to the ARB's satisfaction in a timely manner. For that reason, an additional
condition has been recommended below. (Condition #3)
SP 2009 -01 Montessori Community Sohool Extension
Planning Commission 2117/09 Board of Supervisors 3±11/09
Staff Report Page 1 of 2
RECOMMENDATION
Staff has found no unfavorable factors to this request, other than the ongoing fence issue, and recommends approval of
SP 2009 -0001 with the conditions below. These include the same conditions as those previously approved, with #2
modified to use new standard condition language, #4 and #5 are new conditions. (Updates /new conditions in bold
italics.)
1. Maximum enrollment shall be three hundred (300) students.
2. The s4a shall b&-develeped in 9apaFal 2anerd with the plan ant tied "fifinniesser Rantops Mount
:R 03", PF8P8Fed by Neal R. _Dep*rArGNteeWIFe 9. P-Ila-* plappiAg, last revise
Development of the use shall be in conformity with the "Montessori Pantops Mountain
Community School Sheets SP01- SP -03 ", prepared by Neal R. Deputy, Architecture & Master Planning, last
revised January 16, 2007, as determined by the Director of Planning and the Zoning Administrator. To be
in conformity with the plan, development shall reflect the general size, arrangement, and location of
proposed Buildings A, B, C, D, and E, Central Lawn, Amphitheatre, playgrounds and ball fields, wooded
natural area, and parking areas. Minor modifications to the plan which do not conflict with the elements
above may be made to ensure compliance with the Zoning Ordinance.
3. Fencing shall be provided at a minimum around the perimeter of the Central Lawn, Lower Elementary
Playground, and Children's House Playground, or at other locations as required by the County to ensure safety of
children adjacent to Route 250 and Rolkin Road. Final design of the fence shall be subject to review and approval
by the Architectural Review Board. However, to address safety concerns, the fence details shall include:
a. At least forty -eight (48) inches tall;
b. No more than a two (2) inch gap under the fence;
c. Openings shall be small enough that a four (4) inch sphere will not pass through;
d. No ornamental indentations that can be used as a ladder;
e. Maximum mesh size for chain link fences is two and one - quarter (2 -1/4) inches, and
f. Maximum mesh size for diagonal lattice fences is one and three - quarter (1 -3/4) inches.
4. The existing chain link fence shall be replaced with a new fence that satisfies the requirements of the
Architectural Review Board by September 1, 2009. Alternately, planting shall be installed by September 1,
2009 that will screen the fence from the Entrance Corridor. That planting shall be in accord with an
approved landscape plan that satisfies the requirements of the Architectural Review Board.
5. Special Use Permit 2009 -01 shall be valid for forty -eight (48) months from [date of approval].
ATTACHMENTS:
A. SP 2006 -038 Board of Supervisors approval letter with conditions, dated April 5, 2007
B. Planning Commission February 20, 2007 meeting minutes for review of SP 2006 -038
C. Staff Report for SP 2006 -038 Montessori Community School, dated February 20, 2007
SP 2009 -01 Montessori Community School Extension
Planning Commission 2/17/09 Board of Supervisors 3/11/09
Staff Report Page 2 of 2
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COUNT' OF ALBEM.4RLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -SS32 Fax (434) 972 -4012
April 5, 2007
Neal Deputy
134 Tenth Street, N W, Suite 1
Charlottesville, VA 22901
RE: SP 2006 - 00038, Montessori Community School - Amendment (Signs # 49 R 50)
Tax Map 78 Parcels 12A and 12A1
Dear Mr. Deputy:
On March 14, 2007, the Albemarle County Board of Supervisors took action on SP- 2006 - 00038,
Montessori Community School Amendment, to amend an existing special use permit for a private school
to allow for replacement of modular trailers with permanent buildings for 40,700 square feet of total
building area on a 6.71 acre site on Tax Map 78 Parcels 12A and 12AI in the Rivanna Magisterial
District. This special use permit was approved based on the following conditions:
1. Maximum enrollment shall be three hundred (300) students;
2. The site shall be developed in general accord with the plan entitled "Montessori Pantops
Mountain Community School Sheets SPOI- SP -03 ", prepared by Neal R. Deputy, Architecture &
Master Planning, last revised January 16, 2007;
3. Fencing shall be provided at a minimum around the perimeter of the Central Lawn. Lower
Elementary Playground, and Children's House Playground, or at other locations as required by
the County to ensure safety of children adjacent to Route 250 and Rolkin Road. Final design of
the fence shall be subject to review and approval by the Architectural Review Board. However, to
address safety concerns, the fence details shall include:
• At least forty -eight (48) inches tall;
• No more than a two (2) inch gap under the fence;
• Openings shall be small enough that a four (4) inch sphere will not pass
through;
• No ornamental indentations that can be used as a ladder;
• Maximum mesh size for chain link fences is two and one - quarter (2-1/4)
inches; and
• Maximum mesh size for diagonal lattice fences is one and three - quarter (1 -3/4)
inches.
I
Attachment A
Please be advised that although the Albemarle County Board of Supervisors took action on the
Project noted above, no uses on the property as approved above may lawfully begin until all
applicable approvals have been received and conditions have been met. This includes:
• compliance with conditions of the SPECIAL USE PERMIT;
• approval of and compliance with a SITE PLAN; and
• approval of a ZONING COMPLIANCE CLEARANCE.
In the event that the use, structure or activity for which this special use permit is issued is not commenced
within twenty -four (24) months from the date of Board approval, it shall be deemed abandoned and the
permit terminated. The tern "commenced" means "construction of any structure necessary to the use of
the permit."
If you have questions or comments regarding the above -noted action, please do not hesitate to contact
Sherri Proctor at 296 -5832.
Sincerely,
V. Wayne iC limberg
Director of Planning
Planning Division
VWC /aer
Cc: Montessori Community School of Charlottesville
1538 Richmond Rd, Charlottesville, VA 22911
Tex Weaver
Chuck Proctor
Sherri Proctor
4
1. Maximum enrollment will be two hundred fifty (250) students;
2. Normal hours of operation for school shall be from 7:30 a.m. to 6:00 p.m. with
occasional uses in the evenings and weekends; and
The motion passed by a vote of 6:0. (Mr. Craddock was absent.)
Ms. Joseph stated that SP- 2006 - 00042, Charlottesville Day School - Amendment, would go before the
Board of Supervisors on March 14, 2007 with a recommendation for approval.
Ms. Monteith left the meeting at 8:06 p.m.
The Planning Commission took a break at 8:08 p.m.
The meeting reconvened at 8:17 p.m.
SP- 2006 - 00038, Montessori Community School - Amendment (Signs # 49 & 50)
PROPOSED: Special Use Permit (SP) request to amend an existing special use permit for a private school
to allow for replacement of modular trailers with permanent buildings for 40,700 square feet of total
building area on a 6.71 acre site.
ZONING CATEGORY /GENERAL USAGE: CO Commercial Office - offices, supporting commercial and
service uses; and residential use by special use permit (15 units/ acre)
SECTION: 23.2.2.9 Private School
COMPREHENSIVE PLAN LAND USE /DENSITY: Urban Density Residential - residential (6.01 -34
units /acre) and supporting uses such as religious institutions, schools, commercial, office and service uses
in Neighborhood 3 (Pantops) Development Area.
ENTRANCE CORRIDOR: Yes
LOCATION: 305 Rolkin Road, adjacent to the NW of the intersection of Rolkin Road and Richmond Road
(Route 250)
FAX MAP /PARCEL: TMP 78 -12A and 12A1
MAGISTERIAL DISTRICT: Rivanna
STAFF: Rebecca Ragsdale
Ms. Ragsdale summarized the staff report and presented a power point presentation.
• This is a special use permit request from the Montessori Community School to replace the
existing modular trailers with permanent buildings in a revised campus or site layout plan with no
request for increase in the enrollment at the school. The applicant plans to phase the plan.
• The property is zoned CO, Commercial Office. The surrounding uses are commercial on both
sides. To the rear of the property or north is residentially zoned property. There are pavilions
and townhouses at various stages of approval that are proposed adjacent to the school site. That
was considered during the review of the plan.
• There are no proposals to remove the main house. But, all of the other structures will be removed
and replaced with permanent structures.
• There are two waiver requests. One is relative to critical slopes. The other is for the screening
and buffer requirements adjacent to a residential property line that is a requirement of the
commercial zoning district of the property. The Planning Commission can modify that.
• The plan shows the uses proposed. The requirement is that there is no disturbance within 20' of
the property line. Staff is recommending that the screening requirements be in place, but that
they are allowed to do some grading to put in the trails and the outdoor features.
• An ARB application was submitted as part of the SP and the ARB reviewed and provided
advisory comments to the Planning Commission at their meeting on February 5, 2007. The ARB
did not have any objections to the proposed concept plan and offered the following comments,
which planning staff feels can be addressed at the site plan stage:
1. There is insufficient information to comment on architectural design, compatibility of scale, or
the impact of blankness in building design on the EC.
ALBEMARLE COUNTY PLANNING COMMISSION — FEBRUARY 20, 2007 Attachment B
2. Regarding fencing:
a. Remove the existing chain link and wooden fence that parallels the EC and remove
the length of chain link fence on the west side of the site that extends from the
southwest corner of the site 160' north to the "wooded area to remain" shown on the
concept plan; and
b. Add a black picket style fence, or alternate style fence as approved by the ARB,
along the side of the site that parallels the EC, and extend it from the southwest
corner of the site 160' north to the "wooded area to remain" shown on the concept
plan, and
c. This fence removal and replacement shall be accomplished as part of Phase 1
construction or by the end of August 2008, whichever is sooner.
3. Regarding the inconsistencies in the submittal regarding landscaping:
a. Coordinate the proposal regarding the wooded area at Building E; clarify if the trees
in this area are to remain or are to be replaced.
b. Include in each phase of construction the proposed landscaping adjacent to the area
of construction.
4. No building shall be constructed higher than the existing administration building.
There were no factors unfavorable identified
• Staff has identified the following factors favorable to this application:
1. The private school will continue to provide expanded educational opportunities to the
community.
2. The Land Use Plan suggests residential and residentially supportive uses in this area of
Pantops.
3. There will be no detrimental impacts on surrounding properties.
• Additionally, staff notes that there is a zoning violation on the property regarding fencing;
however, the applicant is currently working to abate the violation.
• Based on the findings contained in this staff report, staff recommends approval of
Special Use Permit 2006 -38 with the following conditions, which replace those
previously approved:
1. Maximum enrollment shall be 300 students.
2. The site shall be developed in general accord with the plan entitled "Montessori
Pantops Mountain Community School Sheets SP01- SP -03 ", prepared by Neal
R. Deputy, Architecture & Master Planning, last revised January 16, 2007.
3. Fencing shall be provided at a minimum around the perimeter of the Central
Lawn, Lower Elementary Playground, and Children's House Playground, or at
other locations as required by the County to ensure safety of children adjacent
to Route 250 and Rolkin Road. Final design of the fence shall be subject to
review and approval by the Architectural Review Board. However, to address
safety concerns, the fence details shall include:
• At least 48" tall
• No more than a 2" gap under the fence
• Openings shall be small enough that a 4" sphere will not pass through
• No ornamental indentations that can be used as a ladder
• Maximum mesh size for chain link fences is 2 -1/4"
• Maximum mesh size for diagonal lattice fences is 1 -3/4"
• There are no engineering concerns with the critical slopes waiver request. Staff recommends
approval of this modification of Section 4.2.3.
• Staff recommends approval of the waiver of Section 21.7.3 to allow construction activity including
grading or clearing of vegetation closer than twenty (20) feet to the adjoining residential property
line, in accordance with the concept plan provided as Attachment H. Provided that:
ALBEMARLE COUNTY PLANNING COMMISSION — FEBRUARY 20, 2007 18
1. Screening requirements of Section 32.7.9.8 are met.
Mr. Joseph asked if there were any questions for Ms. Ragsdale
Mr. Edgerton asked staff to give a little more feedback about how things went with the February 5 ARB
meeting.
Ms. Ragsdale said that the ARB basically reviewed the plan or layout that is before the Commission and
discussed the fencing issue. They are recommending that the fencing be addressed during the first phase
of development of the site. The comments in the staff report are in regard to some of the issues staff felt
could be addressed at the site plan stage or when the applicant comes back when they are further along in
the design process when they would have architecture and fence details to show the ARB. The conditions
on page 6 of the report are the feedback they got from the ARB. There was a comment regarding building
height and keeping the proposed buildings below the existing house on the property.
Ms. Joseph opened the public hearing and invited the applicant to address the Commission.
Neal Deputy, the concept planner for the Montessori Community School, made the following comments
• The Montessori Community School has been operating on the current site on Pantops Mountain
since 1991 on 6.7 acres of Commercial Office zoned property under a special use permit granted
by County. At this time it is the school's intention to seek an amendment to their existing special
use permit to allow for the erection of permanent structures to replace the aging trailers that are
currently populating the site. He began work on the concept plan in May of last year. They
worked diligently with the Building and Grounds Committee and various staff, etc. for about six
months to develop a phased campus redevelopment plan. The plan will primarily do three things:
1. It will provide a road map for replacement of temporary structures over time and in line with
the school's financial protections and current financial capabilities.
2. To provide a phasing sequence that would allow for the school to continue their ongoing daily
operations during the respective phasing and construction cycles.
3. Ultimately to produce a legible and cohesive campus that would further their thoughts and
dedication to environment stewardship and sustainability in building design and in site
development.
• To highlight a few goals and features of the concept plan:
• They are retaining historic structures on site and removing the existing trailers by the dates of
their installations in a way that would embrace the terrain and natural topography of the rather
hilly site on top of Pantops.
• To consolidate the new structures around the central lawn to ease access between the various
buildings and programmatic functions and allow them to share common facilities.
• To connect the new buildings with colonnades and provide scale, protection and transitional
areas not unlike Mr. Jefferson's design of the lawn.
• To orient the new and existing buildings in such a way as to shape and create legible outdoor
spaces, such as lawns and court yards, the amphitheater, playgrounds and outdoor function
areas, nature trails and the like, as well as provide appropriate orientation to the Entrance
Corridor.
• To relegate the parking to the rear of the site out of the view of the Entrance Corridor and be
assessable to all of the new site functions they are planning.
• To reforest the site as much as they are able to create an area for reforestation to further their
plan for wildlife habitats and to provide a greatly improved experience from within the physical
bounds of the site as well as the view of the campus from its exterior.
• Others present include Wendy Fisher, Head of the School and a representative from McKee
Carson, Bridge Costmary and the Chair of their Building and Grounds Committee, Janice
Chapman, their Facilities Coordinator and Manager, Elli Greenspun as well as other educators
and members of the Building and Grounds Committee such as Bryan Fisher, Sue Alston, Jan
Elmore, etc.
ALBEMARLE COUNTY PLANNING COMMISSION — FEBRUARY 20, 2007 ��
Ms. Joseph asked if there were any questions.
Ms. Joseph asked if any of these buildings would be Leeds certified
Mr. Deputy replied that there has been discussion among their group about Leeds certification. There are
really two camps. There is a certain value to being a Leeds certified building. However, with that goes
associated costs for the certification process. He is yet to make up his own mind. He did not believe that
Leeds invented sustainable design. He felt that many of the principles that are reflected in the Leeds
system are in fact inherent in any responsible design that respects the landscape that tries to be a steward
to the environment and is in fact sustainable with respect to the topography, the vegetation, and the
landscape, the orientation of the sun and how they reuse products. Sustainability is a life style choice that
he believes expands to much more than actual building design and construction. He felt that the
Montessori School is at the forefront of that kind of sustainability in education. They are a certified
Audubon Sanctuary there on that hill. He said that he did not know the answer to the question at this time.
Ms. Joseph invited public comment. There being none, the public hearing was closed and the matter
before the Commission.
Mr. Morris supported the proposal, but voiced concerns about clearing the vegetation closer than 20'. But,
it looks like the applicant is taking every precaution to make sure that it does not impede upon surrounding
areas.
Ms. Joseph pointed out that the re- vegetation was going to occur on the critical slopes, which is something
that the Commission has looked at in the past.
Motion for Special Use Permit, SP- 2006- 00038:
Motion: Mr. Morris moved, Mr. Cannon seconded, to approve SP- 2006 - 00038, Montessori Community
School - Amendment, subject to the conditions recommended by staff.
1. Maximum enrollment shall be 300 students.
2. The site shall be developed in general accord with the plan entitled "Montessori
Pantops Mountain Community School Sheets SP01- SP -03 ", prepared by Neal R.
Deputy, Architecture & Master Planning, last revised January 16, 2007.
3. Fencing shall be provided at a minimum around the perimeter of the Central Lawn,
Lower Elementary Playground, and Children's House Playground, or at other
locations as required by the County to ensure safety of children adjacent to Route
250 and Rolkin Road. Final design of the fence shall be subject to review and
approval by the Architectural Review Board. However, to address safety concerns,
the fence details shall include:
• At least 48" tall
■ No more than a 2" gap under the fence
■ Openings shall be small enough that a 4" sphere will not pass through
• No ornamental indentations that can be used as a ladder
• Maximum mesh size for chain link fences is 2 -1/4"
■ Maximum mesh size for diagonal lattice fences is 1 -3/4"
The motion passed by a vote of 6:0. (Mr. Craddock was absent.)
Motion for Screening Buffer Waiver:
Motion: Mr. Edgerton moved, Mr. Morris seconded, to approve the waiver of Section 21.7.3 — 20 foot
buffer zone adjacent to Residential /Rural Districts for SP- 2006 - 00038, Montessori Community School -
Amendment, subject to the condition recommended by staff, as amended.
1. Screening requirements of Section 32.7.9.8 are met.
The motion passed by a vote of 6:0. (Mr. Craddock was absent.) e
ALBEMARLE COUNTY PLANNING COMMISSION — FEBRUARY 20, 2007 20"" rl
Motion for Critical Slopes Waiver:
Ms. Joseph noted that there were 2 reasons she could support approval of the critical slopes waiver. One
is that they were man made quite recently with site plan approval and that they were mitigating this by
putting in a lot of extra vegetation.
Motion: Mr. Morris moved, Mr. Strucko seconded, to approve the critical slope waiver request of Section
4.2.3 for SP- 2006 - 00038, Montessori Community School — Amendment.
The motion passed by a vote of 6:0. (Mr. Craddock was absent.)
Ms. Joseph stated that SP- 2006 - 00038, Montessori Community School — Amendment would go before
the Board of Supervisors on March 14, 2007 with a recommendation for approval.
SP 2006 - 00039, Pantops Veterinary Hospital (Signs # 54 & 55)
PROPOSED: Special Use Permit (SP) request for Veterinary Hospital at Rivers Edge Offices in a 6,600
total square foot building on a 1.32 acre parcel.
ZONING CATEGORY /GENERAL USAGE: C -1 Commercial - retail sales and service uses; and residential
use by special use permit (15 units/ acre)
SECTION: 22.2.2(5) and 5.1.11
COMPREHENSIVE PLAN LAND USE /DENSITY: Regional Service - regional -scale retail, wholesale,
business and /or employment centers, and residential (6.01 -34 units /acre) in Neighborhood 3 (Pantops)
Development Area,
ENTRANCE CORRIDOR: Yes
LOCATION: West side of Stony Point Road (Route 20), 0.1 miles north of its intersection with Richmond
Road (Route 250)
TAX MAP /PARCEL: TMP 78 -58G3
MAGISTERIAL DISTRICT: Rivanna
STAFF: Rebecca Ragsdale
Ms. Ragsdale summarized the staff report and gave a power point presentation
• This site is on Pantops along Stony Point Road adjacent to the McDonalds and where
the Charlottesville Power Equipment rezoning was approved. It is part of the Rivers
Edge Office Park. The entire office park is between Free Bridge Lane and Stony Point
Road. The building is already under construction for the veterinary office, which will be
on the first floor. The parking for the vet will be to the side.
• This is commercially zoned property. There is residential property nearby, but there are
not residences within close proximity.
• The applicant is proposing a veterinary hospital within the 3,300 square foot ground floor
of a 6,600 total square foot office building that is currently under construction. The
applicant has indicated that there will be minimal outdoor activity, with occasional dog
walking but no other outdoor activities or kennels. Operating hours are proposed
between 7:30am and 6:OOpm, Monday through Friday and 7:30- 12:OOpm on Saturdays.
The expected number of employees will be 6 -8, and there may be additional interns or
summer employees. There will be no boarding services provided, except for those
animals at the vet for treatment. A proposed floor plan is provided.
• The 1.32 -acre site of the proposed vet building, along with most of Rivers Edge Office
Park has been designated C -1 Zoning since 1980 and commercially prior to that. The
site plan for the proposed vet office building was approved June 2006 and this site plan
showing the building for vet use is provided as Attachment F.
Staff has identified the following factors favorable to this application:
1. The Land Use Plan is supportive of the vet use.
2. The vet use will be located in the ground level of the building and separated from surrounding
uses.
3. There will be no detrimental impacts on surrounding properties.
ALBEMARLE COUNTY PLANNING COMMISSION — FEBRUARY 20, 2007 �1
COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2006 -00038 Montessori
Staff: Rebecca Ragsdale
Community School
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
February 20, 2007
March 14, 2007
Owners: Montessori Community School
Applicant: Neal R. Deputy, Architect
Acreage: 6.71 acres
Special Use Permit: Private School
TMP: TM 78, Parcels 12 & 12A
Existing Zoning and By -right use: CO
Location: 305 Rolkin Road at the intersection
Commercial Office — offices, supporting
of Richmond Road (Route 250 & Rolkin Road)
commercial and service uses; and residential
use by special use permit (15 units/ acre)
Magisterial District: Rivanna
Conditions: Yes
Proposal: Phased replacement of existing
Requested # of Dwelling Units: NA
modular trailers with permanent buildings in a
revised site layout plan.
DA (Development Area): Pantops
Comprehensive Plan Designation: Urban
(Neighborhood 3)
Density Residential ( 6 -34 units /acre) and
supporting uses in Pantops (Neighborhood 3)
Character of Property: The Montessori School
Use of Surrounding Properties: The
is already established on the parcel subject to
property is surrounded by commercial uses to
the Special Use Permit.
the south, east, and west and residential uses
to the north.
Factors Favorable:
Factors Unfavorable:
1. The private school will continue to
There were no factors unfavorable
provide expanded educational
identified.
opportunities to the community.
2. The Land Use Plan suggests
residential and residentially supportive
uses in this area of Pantops.
3. There will be no detrimental impacts
to surrounding properties.
RECOMMENDATION: Staff recommends approval of the special use permit with conditions. A
critical slopes waiver and buffer /screening waiver are requested and are recommended for
approval.
SP 2006 -038 Montessori School
PC 2/20/07 BOS 3114/07
Attachment C
STAFF PERSON:
PLANNING COMMISSION DATE:
BOARD OF SUPERVISORS DATE:
Rebecca Ragsdale
February 13, 2007
March 14, 2007
SP 2006 -00038 Montessori Community School
Waiver requested to Section 4.2 Critical Slopes
Waiver request to Section 21.7.3 Buffer Zone Adjacent to Residential districts
PETITION
PROJECT: SP 200600039 Montessori Community School - Pantops Mountain
PROPOSED: Special Use Permit (SP) request to amend an existing special use permit for a private school to
allow for replacement of modular trailers with permanent buildings for 40,700 square feet of total building area on
a 6.71 acre site.
ZONING CATEGORY /GENERAL USAGE: CO Commercial Office - offices, supporting commercial and service
uses; and residential use by special use permit (15 units/ acre)
SECTION: 23.2.2.9 Private School
COMPREHENSIVE PLAN LAND USE /DENSITY: Urban Density Residential - residential (6.01 -34 units /acre) and
supporting uses such as religious institutions, schools, commercial, office and service uses in Neighborhood 3
(Pantops) Development Area.
ENTRANCE CORRIDOR: Yes
LOCATION: 305 Rolkin Road, adjacent NW of the intersection of Rolkin Road and Richmond Road (Route 250)
TAX MAP /PARCEL: TMP 78 -12A and 12A1
MAGISTERIAL DISTRICT: Rivanna
CHARACTER OF THE AREA
The Montessori Community School is located on the north side of Richmond Road (Route 250
East) in the Pantops neighborhood. It is located across Rt. 250 from the Rivanna Ridge /Giant
shopping center, east of the American Legion, south of residential developments, and west of
the Eckerds pharmacy, the Luxor commercial development and Westminster Canterbury of the
Blue Ridge. The site sits high above the Route 250, an Entrance Corridor. The slope that
occupies the right -of -way between the site and Rt. 250 is partially vegetated. (Attachments A-
Aerial Location map, B -Land Use Plan exhibit, C- Zoning exhibit)
SPECIFICS OF THE PROPOSAL
The Montessori School is seeking an amendment to their existing special use permit (SP 99-
04- Attachment D) to allow for the construction of permanent buildings to replace their aging and
deteriorating modular trailers. A recently updated survey is attached to indicate the Existing
Campus Plan and buildings on -site, Sheet EX -01 of the attached plan, the proposed Concept
Plan (Sheet SP -01 of the attached plan), and the phasing approach to construction (Sheet SP-
02). (All plan sheets provided in Attachment H) There are currently 8 one -story buildings with 32
parking spaces throughout the site. The modular classroom units that are currently on the
Montessori site were not intended to be permanent.
The proposed amendment to the special use permit is to replace the temporary modules with
permanent classrooms and to develop the site as indicated on the concept plan with an amphitheatre,
ball field and ball court, playgrounds, gardens, lawns, and associated site improvements. (Attachment
H) There is no increase in enrollment, staffing or change in operating hours requested. The existing
1924 main house and carriage house would be retained, with the carriage house being moved to a
different location on the site. New buildings will be two to three stories in height and total 40,700 total
square feet with 54 parking spaces. The applicant has noted that the total footprint of the buildings will
remain comparable to the existing campus plan with 20,800 square feet as the proposed foot print and
20,880 square feet as the existing buildings foot print. The applicant has indicated that the proposed
buildings will reflect the traditional architecture of the site and the surrounding area, modified as
required to support the environmental and educational goals of the school. The school intends to
employ green roof technology in most or all of the new buildings. New classroom buildings are
organized around the main administration building, linked by colonnades. The carriage house is shown
in a new location, on axis with the administration building and the amphitheater. The proposed building
layout acknowledges the existing historic residence and reuses the carriage house in a new location
that will improve the conditions on the site.
PLANNING AND ZONING HISTORY
The Montessori Community School was established in the early 1980's and located at the
Pantops Mountain site in 1991. The site was rezoning from R -15 to CO Zoning, including
proffers, with ZMA 82 -03. A subsequent rezoning (ZMA 95 -12) and special use permit (SP 95-
22) allowed for deletion of the proffers approved with the previous ZMA, and permitted up to
120 students at the school. SP 99 -04 was approved May 12, 1999 to allow for expansion of the
school with 9 modular units, a multi - purpose building, increased enrollment up to 300 students
and additional grade levels, along with 25 additional parking spaces. (Attachment D -SP 99 -04
approval letter)
There is currently a zoning violation on the site (VIO- 2006 -239). A fence was installed around a majority of
the perimeter of the site without site plan or ARB approval. Most of the fence is chain link; a 100' length of
fence situated parallel to the EC near the east end of the site is a board fence. Both fences are
approximately 6' tall and are visible from the EC. Over the past several months, representatives from the
school have been discussing abatement of the violation with staff. ARB staff recommended that the
applicant pursue replacing the fence along the EC and any other portions of the fence that are visible from
the EC with black aluminum (or other metal) picket style fencing. Because it appeared that the school was
moving forward with abating the violation, a formal notice of violation was not processed at that time.
However, an ARB application was never submitted for review. With the submittal of the request for the
amendment to the SP, a formal notice of violation has been processed. The existing fence is shown on the
Existing Campus Plan EX -01 in Attachment H. As an interim measure, the school has offered to add plants
to minimize the visibility of the fence, but a proposal for new fencing coordinated with the phased expansion
plan has not been provided. The applicant has agreed, following ARB discussion of the matter at their
meeting on February 5, 2007 to address fencing, providing details and location, with the site plan for Phase
1 improvements as shown on the Concept Site Plan SP -02 in Attachment H.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Land Use Plan -
The property is located in Pantops (Neighborhood 3) of the Development Area and is designated Urban
Density Residential in the Land Use Plan. As determined with previous land use applications (ZMA 82-
03, ZMA 95 -12, and SP 95 -22 and 99 -04) to allow the use, the school is consistent with this residential
land use designation. It is supportive of nearby residential uses and an appropriate use at this location
in Pantops, as a transition from the nearby residential areas to commercial uses. The proposed Pantops
Master Plan is also supportive of this use at this location, along with expansion of the school, and the
proposed land use designation is to remain Urban Density Residential.
Neighborhood Model-
SP 2006 -033 Montessoh School
PC 2120107 BOS 3/14/07
The Neighborhood Model sets forth twelve principles for evaluating development proposals within the
Development Area. How these principles are met with the requested amendment to the special use
permit is addressed in the table below:
Pedestrian
The proposed Concept Plan provides for improved pedestrian
Orientation
orientation and pedestrian circulation system on the school campus.
All buildings, central features, and parking areas will be connected
with walkways, including colonnades. (Attachment E) This principle
has been met on -site.
Off -site, a sidewalk exists along both sides of Rolkin Road, which is
on the north side of Route 250, leading to the school campus. There
is no sidewalk located along the north side of Route 250 adjacent to
the Montessori School. Since the Montessori School is not proposing
an intensification of the school use on this site, staff did not
recommend any off -site improvements to the sidewalk system as a
requirement of approval of this special use permit request. Staff did
bring the lack of a sidewalk at that location and need for
improvements to the school's attention but they declined to offer the
off -site improvement to Route 250.
Neighborhood
There are existing sidewalks on Rolkin Road adjacent to the site.
Friendly Streets and
These sidewalks are not buffered by street trees but the applicant is
Paths
proposing enhanced vegetation of the bank adjacent to the sidewalk
and leading up to the school campus. While this principle is not met
due to the slopes adjacent to the sidewalk, no changes to Rolkin Road
are expected.
Interconnected
The site is located along Rolkin Road, which will eventually provide for
Streets and
interconnections to Fontana and an east -west parallel route to Route
Transportation
250, north of the school site. This site is not expected to provide for
Networks
any interconnections to adjoining properties and this principle has
been met.
Mixture of Uses
Pantops has been rapidly developing and a greater mix of office,
commercial, and future residential uses have emerged adjacent to this
site. The institutional use of this site, along with the American Legion
site to the west, adds an appropriate use to the mix in this area of
Panto s. This principle has been met.
Neighborhood
The Montessori School is located adjacent to two neighborhood
Centers
centers, one at Luxor and the other across Route 250 at Rivanna
Ridge /Giant Shopping Center. This principle has been met.
SP 2006 -038 Montessori School
PC 2/20/07 BOS 3/14/07
Building and Spaces
Buildings will be two to three stories in height and range in size from
of Human Scale
5,000 -7,000 square feet in size with one building proposed at 10,000
square feet in size at the southwest corner of the property adjacent to
Route 250. Buildings and site features will be connected with
colonnades. This principle is met on the school campus. Due to its
location on a hill above Route 250 and Route 20, the new buildings
will not have a relationship to those adjoining streets. Internally this
principle is met; externally the grades make the principle hard to
achieve.
Relegated Parking
Parking is relegated from Route 250, with the campus buildings and
other features located between the parking and road. It Is located to
the side of buildings in relation to Rolkin Road and vegetation
between the parking area and Rolkin Road will be enhanced. This
principle has been met.
Site Planning that
The applicant has indicated that the previous flat- graded -site-
Respects Terrain
approach established for the modular classrooms will not be
continued with the new plan for expansion. Instead, a more sensitive
approach will be used, where 2 -3 story structures will be built into the
hillside, allowing walk -outs at -grade for classrooms. Two site sections
have been provided to describe the relationship of the proposed
structures to the grade. (Attachments E and F) There are existing
critical slopes on the site that the applicant is proposing to impact and
a critical slopes waiver is attached. (Attachment G)
The applicant is proposing to use low impact design techniques and
biofilters. Sheet SP -03 of the Concept Plan in Attachment H illustrates
the conceptual stormwater management strategies, utilities and tree
conservation. This principle is met.
Parks and Open
The redesign of the school campus will provide intentionally designed
Space
open space on the site with the central lawn, gardens, and
playgrounds on the campus. The applicant has noted that the site is a
Certified Audubon Sanctuary and the school is careful in maintaining
native plant and wildlife habitat. Woods, nature trails, orchard, and
gardens are proposed along the northern property line to enhance the
site with new landscaping and vegetation. This principle is met.
Mixture of Housing
No residential uses are proposed but a variety of residential uses are
Types and
located nearby with Fontana and the proposed Pavilions town homes
Affordability
adjacent. This principle is met.
Redevelopment
This proposal represents redevelopment of the site to better
accommodate the school use with an improved layout, landscaping,
and additional square footage, while keeping the school centrally
located in the Pantos Development Area.
Clear Boundaries with
This project is located central to the Pantops Development Area.
the Rural Areas
Staff finds that the proposed Concept Plan for redevelopment of the Montessori Community School campus
appropriately address the 12 Principles of the Neighborhood Model.
SP 2005 -038 Montessori School
PO 2(20/07 BOS 3114/07
STAFF COMMENT
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:
31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a
finding by the Board of Supervisors that such use will not be of substantial detriment to
adjacent property,
The proposed buildings and new campus plan to accommodate the existing school are not
expected to have any impact on adjacent properties and the use is considered compatible with
adjacent uses.
As part of the review of the special use permit request, the need for additional setbacks or buffering
beyond those required in the Zoning Ordinance Section 21.7 for CO zoned property is considered to
address any impacts to adjacent properties. (see below) There is R -6 zoned property adjacent to the
Montessori School to the north /northwest where a townhouse development called Pavilions is proposed.
A final site plan (SDP 06 -43) is under review for that project. Staff does not feel that there is a need for
additional requirements for setbacks and buffering beyond that which is provided for on the proposed
Concept Plan. The Concept Plan, if approved as proposed, requires a waiver of the required buffer
zoned adjacent to the residential district to allow for trails. This waiver is recommended to achieve the
concept plan and is discussed in the Waivers section of the report.
21.7 MINIMUM YARD REQUIREMENTS
21.7.1 Adjacent to public streets: No portion of any structure, except signs, shall be erected closer than
thirty (30) feet to any public street right -of -way. No off - street parking or loading space shall be
located closer than ten (10) feet to any public street right -of- way. (Amended 7- 10 -85; 7 -8 -92)
21.7.2 Adjacent to residential and rural areas districts: No portion of any structure, excluding signs, shall
be located closer than fifty (50) feet to any residential or rural areas district. No off- street parking
or loading space shall be located closer than twenty (20) feet to any residential or rural areas
district. (Amended 7- 10 -85; 7 -8 -92)
21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including
grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural
areas district. Screening shall be provided as required in section 32.7.9. (Amended 9 -9 -92)
Except, the commission may waive this requirement in a particular case where it has been
demonstrated that grading or clearing is necessary or would result in an improved site design,
provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored. (Added 7-
10-85)
that the character of the district will not be changed thereby and
There will be site development changes and new buildings on the property. No intensification in land
use is expected The Architectural Review Board will ensure that the appearance of buildings and
landscaping visible from Route 250 are in keeping with the Entrance Corridor guidelines for
improvements. An ARB application was submitted as part of the SP and the ARB reviewed and
provided advisory comments to the Planning Commission at their meeting on February 5, 2007. The
ARB did no have any objections to the proposed concept plan and offered the following comments,
which planning staff feels can be addressed at the site plan stage:
1. There is insufficient information to comment on architectural design, compatibility of scale, or the impact of
blankness in building design on the EC.
SP 2006 -038 Montessori School
PC 2120/07 BOS 3114107
2. Regarding fencing:
a. Remove the existing chain link and wooden fence that parallels the EC and remove the length of
chain link fence on the west side of the site that extends from the southwest corner of the site 160'
north to the "wooded area to remain" shown on the concept plan; and
b. Add a black picket style fence, or alternate style fence as approved by the ARB, along the side of the
site that parallels the EC, and extend it from the southwest corner of the site 160' north to the
'.wooded area to remain" shown on the concept plan, and
c. This fence removal and replacement shall be accomplished as part of Phase 1 construction or by the
end of August 2008, whichever is sooner.
3. Regarding the inconsistencies in the submittal regarding landscaping:
a. Coordinate the proposal regarding the wooded area at Building E; clarify if the trees in this area are to
remain or are to be replaced.
b. Include in each phase of construction the proposed landscaping adjacent to the area of construction.
4. No building shall be constructed higher than the existing administration building.
that such use will be in harmony with the purpose and intent of this ordinance,
The Commercial Office (CO) Zoning District was created to establish a zone that provides for
administrative, business, and professional offices and supportive accessory uses and facilities.
It is intended to act as a transition between residential districts and other more intensive
commercial and industrial districts. Private schools are allowed by special use permit in this
district.
The Montessori School is consistent with this purpose and intent and provides an appropriate
transitional use, along with the adjacent American Legion, between the more intensive
commercial uses to the west and the adjoining residential uses.
with uses permitted by right in the district,
Uses permitted by -right in the CO Zoning District include offices and institutions, churches,
libraries, museums, and child care facilities. This private school is similar to many other
institutional uses and child care facilities allowed by -right in the zoning district.
with the additional regulations provided in section 5.0 of this ordinance,
There are no additional regulations in Section 5.0 relating to private schools.
and with the public health, safety and general welfare.
The public health, safety, and general welfare of the community is protected through the special
use permit process which assures that the proposed uses are appropriate in the location
requested. The Fire Marshall, Albemarle County Service Authority (ACSA) and VDOT have
provided comments.
The Albemarle County Service Authority (ACSA) has indicated that water and sewer service is
adequately available for the proposed use and the site is currently served with both water and
sewer. The Fire Marshall has reviewed the plan and has no concerns to the proposal, noting
that when the phases of construction begin, they will make field visits to ensure adequate
access is being maintained. Adequate fire flow will also be verified during phases of site
development plan approvals.
Regarding transportation, the Virginia Department of Transportation (VDOT) has commented
that the recent improvements to the entrance and Rolkin Road are adequate for this use;
improvements have included alignment of Rolkin Road, turning lanes, sidewalks, and
signalization.
SP 2006 -038 Montessori School 7
PC 2/20107 BOS 3114/07
Staff has identified the need to ensure adequate fencing for safety on the site. Due to its proximity to
Route 250 and Rolkin Road the fencing of the Lower Elementary Playground should be required during
the special use permit. Potentially the Central Lawn should also have fencing adjacent to Route 250 to
address safety. A condition of approval is recommended to address this issue and the specifications
recommended are those provided by the Building Official for fencing of swimming pools.
SUMMARY
Staff has identified the following factors favorable to this application:
1. The private school will continue to provide expanded educational opportunities to the
community.
2. The Land Use Plan suggests residential and residentially supportive uses in this area of
Pantops.
3. There will be no detrimental impacts on surrounding properties.
Additionally, staff notes that there is a zoning violation on the property regarding fencing;
however, the applicant is currently working to abate the violation.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use
Permit 2006 -38 with the following conditions, which replace those previously approved:
1. Maximum enrollment shall be 300 students.
2. The site shall be developed in general accord with the plan entitled "Montessori Pantops
Mountain Community School Sheets SP01- SP -03 ", prepared by Neal R. Deputy,
Architecture & Master Planning, last revised January 16, 2007.
3. Fencing shall be provided at a minimum around the perimeter of the Central Lawn,
Lower Elementary Playground, and Children's House Playground, or at other locations
as required by the County to ensure safety of children adjacent to Route 250 and Rolkin
Road. Final design of the fence shall be subject to review and approval by the
Architectural Review Board. However, to address safety concerns, the fence details
shall include:
• At least 48" tall
• No more than a 2" gap under the fence
• Openings shall be small enough that a 4" sphere will not pass through
• No ornamental indentations that can be usedas a ladder
• Maximum mesh size for chain link fences is 2 -1/4"
• Maximum mesh size for diagonal lattice fences is 1 -3/4"
Conditions approved with Special Use Permit 99 -04 are provided for information below, marked up
to show recommended changes and staff comments:
1. Modular Linits whiGh aFe net sLAbjeGt to AFGhiteGtLlFal Review BGaFd ARB approval will he a shade 9
greeR Glesely matching Pine needle an G010F and design with the FnedulaF Units 'R the photographs
shown at the Dlenn'ng GGFRFR'S et'n Rd atta Ghed to the report
This condition is not necessary. The applicant has not provided architectural details of the proposed
buildings and the ARB will address that with the site development plans.
2. Enrollment will be limited to not more than students 300 students.
SP 2006 -038 Montessori School 8
PC 2/20/07 BOS 3/14/07
3. SeweF GGnneGtion shall be made prier to ic;c;- i;;nnp Pf rprtifiGate GfE)GGUpanGy for the first additional
elassreem
The school is now connected to sewer and all new buildings will be connected to sewer, this condition is
no longer needed.
4. A conservation plan will be provided with the PFeIiFninaFy site PlaR to ShOW how the undisturbed
buffer between the Fesidentially zoned PFOPeFtmes and the SGho-o-1 vVill he retained if FeqWlF9d by
construction of a retaining Wak
This condition is not necessary and there are no retaining walls proposed.
5.
This condition is not needed because ARB is a requirement of the Ordinance
WAIVERS
CRITICAL SLOPES WAIVER
The applicant has submitted a request for modification of Section 18 -4.2 of the Zoning Ordinance and
provided all pertinent analysis and information in their request which is attached. (Attachment H) Critical
slopes, which are slopes greater than 25 %, on the site are located primarily around the perimeter of the site
and would be disturbed for the parking area and ball field. The areas of critical slopes are illustrated on
Sheet SP -03 of the concept plan provided as Attachment H. These critical slopes are not identified in the
Open Space Plan for protection.
Recommended Action:
There are no engineering concerns with the critical slopes waiver request. Staff recommends approval of this
modification of Section 42.3,
WAIVER OF SECTION 21.7.3 -20 FOOT BUFFER ZONE ADJACENT TO RESIDENTIAL /RURAL
DISTRICTS
Section 21.7.3 of the Ordinance requires a 20 foot undisturbed buffer adjacent to residential zoning districts.
The concept plan submitted with the special use permit requires a modification of Section 21.7.3 to allow
removal of vegetation for nature trials and some passive recreation areas adjacent to the R -6 Zoned
property line to the north of the site. This is illustrated on Sheet SP -01 of the Concept Plan provided as
Attachment H. This area is noted on the plan to be reforested with a deciduous /evergreen mix of Piedmont
specific vegetation. Screening must be provided in accordance with Section 32.7.9.5 below.
21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including
grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural
areas district. Screening shall be provided as required in section 32.7.9. Except, the commission may waive this
requirement in a particular case where it has been demonstrated that grading or clearing is necessary or would result in an
improved site design, provided that:
a. Minimum screening requirements are met; and
b. Existing landscaping in excess of minimum requirements is substantially restored. (Added 7-
10-85)
32.7.9.8 SCREENING
The following requirements shall apply to screening:
a. When required, screening shall consist of a planting strip, existing vegetation, a slightly
opaque wall or fence, or combination thereof, to the reasonable satisfaction of the agent.
Where only vegetative screening is provided, such screening strip shall not be less than
SP 2006 -038 Montessori School q
PC 2/20/07 BOS 3/14/07
twenty (20) feet in depth. Vegetative screening shall consist of a double staggered row of
evergreen trees planted fifteen (15) feet on center, or a double staggered row of evergreen
shrubs planted ten (10) feet on center. Alternate methods of vegetative screening may be
approved by the agent. Where a fence or wall is provided, it shall be a minimum of six
(6) feet in height and plantings may be required at intervals along such fence or wall.
(32.8.6.1, 7- 10 -85; Amended 5 -1 -87)
b. Screening of parking lots shall not be counted toward the interior landscaping
requirement. When screening is required along the frontage of public streets, the agent
shall determine if the street tree requirement has been met. (32.8.6.2, 7- 10 -85)
c. Screening shall be required in the following instances:
1. Commercial and industrial uses shall be screened from adjacent residential and
rural areas districts. (32.8.6.3.a, 7- 10 -85)
2. Parking lots consisting of four (4) spaces or more shall be screened from
adjacent residential and rural areas districts. (32.8.6.3.b, 7- 10 -85; Amended 5 -1-
87)
3. Objectionable features including, but not limited to, the following uses shall be
screened from adjacent residential and rural areas districts and public streets:
- loading areas
- refuse areas
- storage yards
- detention ponds
- recreational facilities determined to be of objectionable character by the agent
other than children's play areas where visibility is necessary or passive
recreation areas where visibility is desirable. (32.8.6.3.c.5, 7- 10 -85; Amended
5 -1 -87)
4. Double frontage residential lots shall be screened between the rear of the
residences and the public right -of -way when deemed appropriate by the agent.
(32.8.6.3.d, 7- 10 -85; Amended 5 -1 -87)
5. The agent may require screening of any use, or portion thereof, upon
determination that the use would otherwise have a negative visual impact on a
property listed on the Virginia Historic Landmarks Register. (32.8.6.3.f, 7 -10-
85; Amended 5 -1 -87)
Recommended Action:
Staff recommends approval of the waiver of Section 21.7.3 to allow construction activity including
grading or clearing of vegetation closer than twenty (20) feet to the adjoining residential property
line, in accordance with the concept plan provided as Attachment H. Provided that:
1. Screening requirements of Section 32.7.9.8 are met.
ATTACHMENTS
A.
Location Map - Aerial
B.
Location Map -Land Use Plan
C.
Location Map- Zoning
D.
Approval Letter for Special Use Permit 99 -04 Montesorri School
E.
Cross Section Diagram A
F.
Cross Section Diagram B
G.
Montessori Pantops Mountain Community School- Request of Modification of
Section 4.2 to allow Activity on Critical Slopes
H.
Concept Plan sheets entitled "Montessori Pantops Mountain Community
School ", prepared by Neal R. Deputy, Architecture & Master Planning, last
revised January 16, 2007.
SP 2006 -038 Montessori School
PC 2/20107 BOS
3114/07
Attachment A
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Map is (or nisplay purposes only • Aetlal Imagery 2002 GommonweaBF d Virginia - ebruary 2. 2UU/
PLANNING COMMISSION
STAFF REPORT
FEBRUARY 20, 2007
ATTACHMENT C 10
Attachment D
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COUNTY OF ALBEMARLE
Dept. of Planning & Community Development
401 McIntire Road
Charlottesville, Virginia 22902 -4596
(804) 296 -5823
May 27, 1999
Marcia Joseph
481 Clarks Tract
Keswick, VA 22947
RE: SP -99 -04 Montessori CommunitySchool
Tax Map 78, Parcels I2A and 12A1
Dear Ms. Joseph:
The Albemarle County Board of Supervisors, at its meeting on May 12, 1999, unanimously
approved the above -noted petition. Please note that this approval is subject to the following
conditions:
1. Modular units which are not subject to Architectural Review Board (ARB) approval will
be a shade of green closely matching Pineneedle in color and design with the modular units
in the photographs shown at the Planning Commission meeting (and attached to the
report).
2. Enrollment will be limited to not more than 300 students.
3. Sewer connection shall be made prior to issuance of a certificate of occupancy for the first
additional classroom.
4. A conservation plan will be provided with the preliminary site plan to show how the
undisturbed buffer between the residentially zoned properties and the school will be
retained if required by construction of a retaining wall.
5. Approval of the conceptual plan does not constitute approval of the design or appearance
of modular structures. Any buildings constructed in the Entrance Corridor must meet
requirements of the Architectural Review Board.
In the event that the use, structure or activity for which this special use permit is issued shall not
be commenced within eighteen (18) months after the issuance of such permit, the same shall be
deemed abandoned and the authority granted thereunder shall thereupon terminate. For purposes
Page 2
May 27, 1999
of this section, the term "commenced" shall be construed to include the commencement of
construction of any structure necessary to the use of such permit within two (2) years from the
date of the issuance thereof which is thereafter completed within one (1) year.
Before beginning this use, you must obtain a zoning clearance from the Zoning Department.
Before the Zoning Department will issue a clearance, you must comply with the conditions in this
letter. For further information, please call Jan Sprinkle at 296 -5875.
If you should have any questions or comments regarding the above -noted action, please do not
hesitate to contact me.
Sincerely,
V. Wayne Cilimberg
Director of Planning &
VWC /jcf
Cc: Amelia McCulley
Jack Kelsey
Tex Weaver
Steve Allshouse
Charlottesville Overlook Land Trust
Montessori Community School
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Cross Section Diagram A
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Woods
Ball Field & Recreation
NEAL R. DEPUTY CONSULTANT
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Attachment E
Main Building &Central Lawn UE & LE LE Garden &Playground Exst'g Bank Rolkin Rd.
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Montessori Pantops Mountain Community School D R A�WNG ISSUES SITE SECTIONS
305 Rolkin Road, Charlottesville, Virginia 22911 SS -01
TMP 78 -12A & 78 -12A 1
SCALE: 1 "= 25' -0" DEC OS, zoos SHEET01 of 02
Cross Section Diagram B
Rt 250, Rt 250 R.O.W iWki Berm
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Central Lawn Exstg Bldg; Amphitheatre Entry Grdn (Drop-Off Parking
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Attachment F
Woods PL.
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NEAL R. DEPUTY
CONSULTANT
DRAWING ISSUES
SITE SECTIONS
A R C H I i E C i U R E g
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Montessori Pantops Mountain Community School
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305 Rolkin Road, Charlottesville, Virginia 22911
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SCALE: I "= 25' -0"
DEC OB, 2006
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Attachment G
MONTESSORI PANTOPS MOUNTAIN COMMUNITY SCHOOL - REQUEST OF MODIFICATION OF
SECTION 4.2 TO ALLOW ACTIVITY ON CRITICAL SLOPES.
The proposed site plan for the Montessori Pantops Mountain Community School seeks to
impact locations of existing critical slopes. These impacts are proposed within areas
where existing critical slopes are the result of previous mass grading rather than natural
areas where no previous development has occurred. The following diagram indicates
areas of critical slopes within the limits of site disturbance.
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Exhibit 1: Areas of Critical Slope Disturbance
Montessori Pantops Critical Slopes Waiver Request] -16-07 1 1 O
Descriotion of critical slope area and proposed disturbance
Of the 6.71 acres that encompass the site, there are approximately 42,685 sf (.97 acres)
of critical slopes. Approximately 20,096 sf (.46 acres) of the critical slope area are within
the limits of disturbance.
As apparent in the above diagram, very little of the encroachment into critical slopes is
occurring where buildings are proposed. The primary areas of disturbance are adjacent
to the proposed and required parking lot and adjacent to the proposed ball court. The
majority of critical slopes is outside the limits of disturbance and will not be impacted by
the proposed development.
Areas
Total site
6.71 acres
Critical slopes
.97 acres
14% of site area
Critical slopes disturbed
.46
Less than 48% of critical slopes
Explanation for reauest for critical slopes waiver
The following concerns regarding waivers for critical slopes are addressed below:
"Movement of soil and rock"
The critical slopes in question were created as a result of grading that had
occurred prior. As such, the proposed disturbance is unlikely to cause movement
of soil and rock beyond what is occurring presently.
"Excessive stormwater runoff" and "siltation"
The proposed development will include the construction of bioretention areas
and other facilities to mitigate excessive stormwater runoff and siltation. Most of
the proposed regrading is part of this low impact strategy.
"Loss of aesthetic resource"
The areas of critical slopes are not currently considered an aesthetic resource.
The proposed renovation and expansion of the existing facilities and site
development will only enhance the aesthetics of the existing site.
"Septic effluent"
The area of development is within the County's existing sewer system.
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