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Home My WebLink AboutSP200900015 Legacy Document 2009-07-13COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: SP2009- 00015, Senior Staff: Judith Wiegand, AICP Center Planning Commission Public Hearing: Board of Supervisors Public Hearing: Not July 21, 2009 scheduled Owner(s): Four Seasons of Virginia, LLC Applicant: Senior Center, Inc. Acreage: 5.556 acres Special Use Permit: To permit the relocation of the Senior Center. Section 20.4.2 of the Zoning Ordinance applies to this proposal. TMP: TMP 061X2-00-00-004130 and TMP Existing Zoning and By -right use: PUD, with 061 X1- 00- 00 -004AO proffers, which allows residential (3 -34 units per Location: 200 Four Seasons Drive, acre, mixed with commercial and industrial uses. Charlottesville, VA 22901, approximately A community center is allowed by Special Use 2,000 feet from the intersection of Four Permit in a PUD. Seasons Drive and Rio Road (Rt. 631) (See Attachment A). Magisterial District: Rio Conditions: YES Proposal: The Senior Center proposes to Requested # of Dwelling Units: NA relocate from its current location at 1180 Pepsi Place to the Four Seasons Drive location. The Senior Center will not be making any changes to the exterior of the building at the new location. DA (Development Area): Neighborhood 1. Comp. Plan Designation: Urban Density Residential, which allows residential (6.01 -34 units /acre) and supporting uses such as religious institutions, schools, commercial, office and service uses in Neighborhood 1. Character of Property: The parcels subject Use of Surrounding Properties: The to the Special Use Permit are part of the surrounding parcels include the pool and related Four Seasons development, which includes facilities owned and operated by ACAC, a single - family detached homes, townhomes, stormwater detention facility, and residential and apartments. The Senior Center will be uses. located is in the recreational part of the complex near parking, tennis courts, and a pool /health spa. Factors Favorable: Factors Unfavorable: 1. Relocation of the Senior Center will allow Staff has identified no factors unfavorable to this it to expand programs that are needed in project. and an asset to the community. 2. Relocation of the Senior Center will mitigate or eliminate some of the issues with the current private school use. RECOMMENDATION: Staff recommends approval of Special Use Permit 2009 - 00015, Senior Center, with conditions. STAFF PERSON: Judith C. Wiegand, AICP PLANNING COMMISSION: July 21, 2009 BOARD OF SUPERVISORS Not scheduled SP2009- 00015, Senior Center PETITION PROJECT: SP200900015 Senior Center PROPOSED: Community Center ZONING CATEGORY /GENERAL USAGE: PUD Planned Unit Development - residential (3 - 34 units per acre), mixed with commercial and industrial uses SECTION: 20.4.2.1 Community Center COMPREHENSIVE PLAN LAND USE /DENSITY: Neighborhood 1 -- Urban Density Residential - residential (6.01 -34 units /acre) and supporting uses such as religious institutions, schools, commercial, office and service uses ENTRANCE CORRIDOR: No LOCATION: 200 Four Seasons Drive approximately 1450 feet from intersection of Four Seasons Drive and Rio Road West. TAX MAP /PARCEL: 061X1-00-00-04A0 and 061X2-00-00-04B0 MAGISTERIAL DISTRICT: Rio CHARACTER OF THE AREA The proposed location for the Senior Center is 200 Four Seasons Drive, which is in the center of the Four Seasons PUD. It is surrounded by the ACAC pool facility, a stormwater pond, and residential uses, both townhomes and single - family homes. Access to the facility is from Four Seasons Drive and parking will be in the lot that also serves the ACAC pool facility. SPECIFICS OF THE PROPOSAL The Senior Center proposes to relocate from its current Pepsi Place site to these facilities on Four Seasons Drive. The Senior Center has 12 employees who manage the site, with the assistance of volunteers. At this time, the Center has more than 2,000 members, with a daily average attendance of 225 people. The Center expects membership and participation to increase, based on the demographics of the community. The new location will offer nearly twice the finished space and twice the parking of the Pepsi Place facility, so there is room for growth in membership and programs. APPLICANT'S JUSTIFICATION FOR THE REQUEST The demand for the Center's programs exceeds the current facility's capacity and, due to demographic trends, the Center expects an increase in demand for its services. Because the current Pepsi Place site is landlocked and the cost of expanding vertically exceeds the benefits, the Center must relocate in order to expand. The Center provides programs and services that will serve those living near the new facility, as well as throughout the County. PLANNING AND ZONING HISTORY The original rezoning for the Four Seasons Development was approved in 1969. The clubhouse was constructed in 1975. Two special use permits, SP1980 -023 and SP1981 -031, were approved for a daycare at this site with a maximum enrollment of 175 children. The approval for the daycare has expired. In 1984, the owner filed a rezoning application (ZMA1984 -009) for condominiums and townhomes. The Planning Commission recommended denial of the project SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 2 and the petition was withdrawn prior to public hearing by the Board. In 1985, another rezoning application (ZMA1985 -015) was submitted. It requested permission to expand the clubhouse by 25,500 square feet to allow for the recreational facilities in place today. This space eventually became the ACAC facility. After ACAC moved to their indoor facilities at Albemarle Square, the vacant building was converted into the Charlottesville Catholic School. A rezoning application (ZMA1998 -004) was approved in May 1998 to allow for daycare by -right and private schools by special use permit. The rezoning also contained proffers which restricted the commercial (C -1) and commercial office (CO) activities permitted. The special use permit (SP1998 -001) that accompanied ZMA1998 -004 included conditions limiting enrollment to 180 students, operating hours from 7:30a.m. to 6:00p.m., and "sunsetting" the school use as of June 30, 2001. SP2000 -010, approved May 5, 2000, increased the enrollment to 220 students. The Catholic School subsequently left the facility. SP2001 -009, approved June 20, 2001, allowed an early childhood education center operated by the Crossroads Waldorf School, with a maximum enrollment of 85 students. A rezoning request (ZMA 2003 -001, approved July 9, 2003) allowed administration and professional offices, libraries, museums, nurseries, daycare centers, and health spas in the facility. A separate, but concurrent, special permit amendment (SP2003 -017) allowed ongoing school use in the facility in the name of Four Seasons of Virginia, LLC. The maximum number of students permitted under this SP was 85. On March 14, 2007, the Board of Supervisors approved SP2006 -00042 to allow the Charlottesville Day School to expand the number of students to 250, with specific operating hours. Under the terms of this Special Use Permit, a private school would not be able to operate on the property at the same time as the Senior Center. COMPREHENSIVE PLAN Land Use Plan: The two parcels are designated Urban Density Residential, which allows residential uses (6.01 -34 units /acre) and supporting uses such as religious institutions, schools, commercial, office and service uses. The proposed Senior Center is a service use that is consistent with this designation. Open Space Plan /Green Infrastructure Map: The Open Space Plan does not show any special features on either of these two parcels. The Neighborhood Model: Since the Senior Center is not proposing any exterior changes to the building or site, a Neighborhood Model analysis has not been prepared. Staff notes that the site is already pedestrian - friendly, is on a CTS route, and is built at a human scale with respect for the terrain. 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, SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 3 Staff believes that locating the Senior Center on this property will enable it to expand its programs as needed and will offer meeting space and other amenities to the surrounding community. Residents of the surrounding community will be able to walk to the Center. The change in type of use from a private school to a Senior Center is also expected to mitigate or eliminate three of the effects on adjacent properties posed by the previous uses: traffic, parking, and noise. Traffic: Traffic to and from the Senior Center is expected to be spread throughout the day, rather than occurring primarily at student dropoff and pickup times. So, there should be less conflict between those arriving at the Center and those driving in /out of the surrounding neighborhood. Parking: Since the Senior Center and ACAC will share the existing parking facilities, the Senior Center has agreed to close when swim meets are scheduled at the adjacent ACAC pool facility (see staff recommended Conditions). Based on previous experience, all of the available 200 parking spaces will be needed for the swim meet. ACAC also rents spaces across Four Seasons Drive for overflow parking. Otherwise, staff has determined that the existing parking will be sufficient. The facilities that will be used by the Senior Center have also been home to a number of activities in addition to the private school. Some of these will continue and some will not, as indicated in the chart below: Current Uses Uses After Approval of SP Average Daily Parking Need Charlottesville Day School Ceases 0 ACAC After School Program Ceases 0 ACAC Tennis Stays the same 28 max., April - October ACAC Waterpark Stays the same 50 /hr, summer only ACAC Summer Camp Minimally, at Waterpark 0, students will be bused in ACAC Academies (indoor Only November - February 50, winter only lacrosse /soccer leagues) weeknight evenings ACAC Birthday Parties Minimally, at Waterpark 15 max., summer only ACAC Swim Meets Stays the same 2 -3 meets /year, all spaces plus overflow parking Senior Center 165 car trips daily ■ 250 visitors /day ■ 5 participants walk ■ 5 -10 use CTS ■ 5 -10 use JAUNT ■ 5 -10 use community bus 220 arrive by car, 25% share a car = 165 SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 4 Noise. Staff has been informed that, at the private school currently using the facilities, children are outside for much of the day. Some neighbors have complained about the noise. Once the Senior Center occupies the space, these noises are not expected. that the character of the district will not be changed thereby and The area has been a community facility— either a school or a sports facility —since the early 1980s. Having the Senior Center in the facility is not expected to change the character of the district. that such use will be in harmony with the purpose and intent of this ordinance, Planned Unit Developments are intended to serve as neighborhoods or mini - neighborhoods within designated communities and the urban area. In order to encourage a community function, appropriate commercial and industrial uses can be provided, in addition to a variety of residential uses. The Senior Center will serve as a community center and focal point for the surrounding neighborhoods and will provide programs that will benefit the entire community. The Center will provide a place for community gatherings, such as neighborhood association meetings and community celebrations. with uses permitted by right in the district, Uses permitted by right in a Planned Unit Development include residences, parks, playgrounds, and other recreational facilities, public buildings (including schools), and other related uses. A Senior Center would complement these uses. with the additional regulations provided in section 5.0 of this ordinance, Section 5.0.14, Community Center, provides that: Any such use seeking public funding shall be reviewed by the commission in accordance with section 31.2.5. Specifically, the commission shall find that the proposed service area is not already adequately served by another such facility. In addition, the commission shall be mindful that such use is appropriate to villages, communities and the urban area of the comprehensive plan. The Senior Center has indicated that they do not seek public funding, so the issue of the proposed service area is not relevant. Also, the proposed location is within one of the County's designated Development Areas. and with the public health, safety and general welfare. Impact on Environmental, Cultural, and Historic Resources: Staff believes that there will be no additional impact on environmental, cultural, and historic resources due to the relocation of the Senior Center to this site. Anticipated impact on public facilities and services: Streets: VDOT has indicated during a telephone conversation that they are not expecting any additional impact on the street system from relocation of the Senior Center, since the private school will be leaving the area. For this reason, VDOT did not provide written comments on this Special Use Permit application. Schools: No residential units are proposed as part of this Special Use Permit. SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 5 Fire and Rescue: The closest fire - rescue station to the proposed Senior Center is the Seminole Fire Station. Utilities: Water and sewer services are presently available on the site. Comments from ACSA are attached (Attachment B). The Senior Center's purpose is to involve, enrich, and empower seniors in the community. The Center offers programs for seniors and has been recognized for the excellence of these programs. By serving citizens age 50 and above, the Center provides the resources to help these citizens maintain their independence. Many Center members volunteer in the Center and the community, providing an average of 30,000 hours of service each year. SUMMARY Staff has identified the following factors, which are favorable to this rezoning request: 1. Relocation of the Senior Center will allow it to expand programs that are needed in and an asset to the community. 2. Relocation of the Senior Center will mitigate or eliminate some of the issues with the current private school use. Staff has identified no factors that would be unfavorable to this rezoning. RECOMMENDATION Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2009 - 00015, Senior Center, with the following conditions: 1. The use allowed by SP2006 -00042 shall not be permitted on the property while the use permitted by SP2009 -00015 is operated on the property. 2. The Senior Center shall begin operations at 200 Four Seasons Drive on or before 60 months from the date of approval of this Special Use Permit by the Board of Supervisors or this Special Use Permit shall expire. 3. Once the Senior Center occupies the premises at 200 Four Seasons Drive, whenever a swim meet is scheduled at the adjacent pool facility owned and operated by ACAC, the Senior Center shall close to the public at least one hour before the swim meet is scheduled to begin and shall remain closed until at least one hour after the swim meet ends. ATTACHMENT A: Location Map ATTACHMENT B: Comments from ACSA, no date (e -mail transmittal dated May 29, 2009) ATTACHMENT C: Comments from RWSA, dated May 28, 2009 SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 6 SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 7 ~~�j~"w.s,�~ ---' ��_---- _ _ _ _-' __- --__' O—� `~~ SP2OOS'00O15. Senior Center Planning Commission: July 21'2OOS Staff Report Page 9 SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 10 ALBEMARLE COUNTY COMMUNITY DEVELOPMENT — Information from Service 1. 2. 3. 4. 5. 6. Providers SP200900015 Senior Center To be filled out by ACSA for ZMAs and SPs Site is in jurisdictional area for _X water _X sewer water to existing structures only not in jurisdictional area. Distance to the closest water line if in the development area is —on site. Water pressure is with gallons per minute at psi. Distance to the closest sewer line if in the development area is on site. Capacity issues for sewer that may affect this proposal none Requires Rivanna Water and Sewer Authority capacity certification Yes X No Water flow or pressure issues that may affect this proposal none 7. Red flags" regarding service provision (Use attachments if necessary) 8. _Fat, oil and grease mitigation will be necessary if not already in place. ATTACHMENT B From: Justin Weiler Uweiler @rivanna.org] Sent: Thursday, May 28, 2009 11:09 AM To: Judith Wiegand Cc: Michelle S. Simpson, PE Subject: SP200900015 Senior Center Follow Up Flag: Follow up Flag Status: Completed Judith, RWSA has reviewed the application for SP200900015 Senior Center. Below is a completed copy of the form that was provided to us by Elaine Echols for SP applications. Please let me know if you have any questions or concerns. Thanks. Justin To be filled out by RWSA for ZMA's and SP's 1. Capacity issues for sewer that may affect this proposal None Known 2. Requires Rivanna Water and Sewer Authority capacity certification Yes X No 3. Water flow or pressure issues that may affect this proposal None Known 4. "Red flags" regarding service provision (Use attachments if necessary) None Known Justin Sterling Weiler, E.I.T. Civil Engineer Rivanna Water and Sewer Authority 695 Moores Creek Lane Charlottesville, VA 22902 Phone: 434.977.2970 ext.206 Fax: 434.295.1146 ATTACHMENT C SP 2009 - 00015, Senior Center Planning Commission: July 21, 2009 Staff Report Page 12