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COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2008-009 Animal Wellness Staff: Rebecca Ragsdale
Planning Commission Public Hearing: Board of Supervisors Public Hearing:
August 18, 2009 Not yet scheduled
Owners: 1100 Crozet Avenue, LLC
(Gwendolyn/Henry Smith)
Acreage: 1.32 acres
TMP: 56A2-1-07
Location: 1100 Crozet Avenue
Magisterial District: White Hall
Proposal:
Reuse of an existing building for a veterinary
clinic
DA: Community of Crozet
Character of Property:
Previously residential, now vacant/storage use
Factors Favorable:
Applicant: Animal Wellness
Special Use Permit: Veterinary Hospital
Existing Zoning and By -right use:
Downtown Crozet District (DCD)
Units: NA
Conditions: Yes
Requested # of Dwelling
Comprehensive Plan Designation: CT 5
Urban Center & CT 1 Preservation
Use of Surrounding Properties:
office, residential, and undevelop+
Factors Unfavorable:
1. The Land Use Plan is supportive of There are no unfavorable factors.
the vet use.
2. The vet will be a new business located
in Downtown Crozet adaptively
reusing a currently vacant building.
3. There will be no detrimental impacts on
surrounding properties. _
RECOMMENDATION: Staff recommends approval with conditions of the special use permit
request. Modifications to regulations to minimum setbacks for veterinary clinics of Section 5.1.11
and waiver of parking location requirements of the Downtown Crozet District are also requested
and recommended for approval.
0
STAFF PERSON: Rebecca Ragsdale
PLANNING COMMISSION DATE: August 18, 2009
BOARD OF SUPERVISORS DATE: Not yet scheduled
SP 2008-009 Animal Wellness
PETITION:
PROJECT: SP 2008-009 Animal Wellness Center
PROPOSED: Veterinary Clinic for small animals
ZONING CATEGORY/GENERAL USAGE: DCD Downtown Crozet District -variety of commercial uses
including office, retail, service, and civic uses; residential uses if mixed use (up to 36 units/acre); light industrial
uses by special use permit.
SECTION: 208.2.E.17 Veterinary offices and animal hospitals.
Veterinary office and hospital; 5. 1.11 Commercial Kennel, Veterinary Service, Office Or Hospital, Animal
Hospital, Animal Shelter
COMPREHENSIVE PLAN LAND USE/DENSITY: Community of Crozet, CT5 Neighborhood Center in the
Crozet Master Plan which allows for a mix of uses and residential types at net densities of up to 12 units
per acre; up to 18 units per acre if in a mixed use setting and CT 1 Development Area Preserve.
ENTRANCE CORRIDOR: Yes
LOCATION: 1100 Crozet Avenue/Route 240, approx. 400 feet south of the intersection of Jarmans Gap
Road and Crozet Avenue
TAX MAP/PARCEL: 056A2-01-00-00700
MAGISTERIAL DISTRICT: White Hall
CHARACTER OF THE AREA
The veterinary hospital is proposed within an existing one-story building, previously used as
apartments, that dates to 1950. The parcel is about 3.4 acres, is zoned Downtown Crozet
District (DCD) and is designated CT 5 and CT 1 in the Crozet Master Plan on the edge of
Downtown. The building is set back from Crozet Avenue with driveway, parking, and trees in
front. The back half of the property is mostly undevelopable. Powell's Creek forms the western
boundary of the property with stream buffers and there is also a drainage way that runs behind
the existing building, which is included in the County's stormwater project for Downtown. The
adjoining property to the north is also zoned DCD and house on that property is used for as
offices. The properties adjoining to the south, east and west are zoned R2 Residential. The
property to the south will be purchased and used for the County's stormwater project.
Properties to the east and west are used for residences. (Attachments A -Aerial, Attachment 13 -
Zoning, Attachment C -Crozet Master Plan)
SPECIFICS OF THE PROPOSAL
The applicant is proposing a veterinary clinic within the existing 24'x100' structure. The
applicant has indicated that there will be minimal outdoor activity, with occasional dog walking
but no other outdoor activities or kennels. There will be no boarding services provided, except
for those animals at the vet for treatment. The expected number of employees will be 6-8, and
there may be additional interns or summer employees. A proposed floor plan is provided as
Attachment D. With reuse of the property, VDOT requires a relocated entrance and parking is
needed which necessitates a site plan. The applicant is also requesting a modification from the
DCD requirements for the location of parking, since it will not be relegated. Since this is reuse
of an exiting building with limited site improvements, the special use permit review is limited to
impacts of the veterinary clinics land use, which is only permitted by special use permit in the
DCD district (Concept Plan is provided as Attachment E)
PLANNING AND ZONING HISTORY
The property was zoned R2 Residential prior to 1980 when it was zoned C-1 Commercial. The
property was rezoned to Downtown Crozet District (DCD) by the County on June 11, 2008. The
property could develop by -right with a range of commercial uses or mixed use under the DCD
district.
CONFORMITY WITH THE COMPREHENSIVE PLAN
Crozet Master Plan
Staff believes that this proposal is in keeping with the master plan goals for Downtown. The property is
designated CT 5 Urban Center and CT1 Development Area Preserve. The range of land uses
recommended for CT 5 is open, including retail, services, office, and residential uses, so veterinary
clinics would be a commercial use consistent with that land use designation. The Master Plan also
recommends Development Area Preserve CT1 (natural area greenway) on the parcel. (see insets
below) The CT1 (green) area running through the middle of the property is intended to represent
preservation of the drainage channel that runs behind the building proposed for redevelopment. The
Green Infrastructure Plan also suggests a future greenway connection (white line on Green
Infrastructure map below) running along the rear property line. The County has not begun discussions
with the applicant regarding the future greenway as efforts have been focused on working with the
applicant to accomplish the County Stormwater project, which would impact portions of the front of this
property, as well as along the drainage channel behind the building, with needed easements.
Crozet MasterPlan Place -Type u Built Infrastructure Map
Green Infrastructure Map
Neighborhood Model -
A full analysis of the Neighborhood Model has not been done because of the low level of change
proposed for the site. The relevant principles are redevelopment, relegated parking and pedestrian
orientation. The special use permit request is for a veterinary use within an existing building and site
development changes to accommodate reuse of the building include relocation of the entrance drive,
parking, and landscaping. The existing building pre -dates zoning and the neighborhood model. Until or
unless a new building is constructed which would be closer to Crozet Avenue and given the
environmental features on the site, it is not possible to relegate parking. This is discussed further under
the DCD waiver request for parking location below. The Downtown Crozet District also requires a
sidewalk and street tress, which would provide for pedestrian orientation/neighborhood friendly streets
and paths. Staff notes that this proposal will provide redevelopment in Downtown Crozet.
STAFF COMMENT
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:
39.2.4.9: 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,
There is no expected detriment to adjoining properties. The supplemental regulations in Section
5.1.11 of the Zoning Ordinance discussed below address potential impacts unique to a
veterinary use, such as noise affecting nearby residential properties or compatibility with other
adjacent commercial uses.
that the character of the district will not be changed thereby and
This proposal is for reuse of an existing structure and a relocation of a new driveway to meet
VDOT standards. The property is located along an Entrance Corridor (Route 240/Crozet
Avenue) and within the potential Crozet Historic District. Advisory staff comments have been
provided regarding the proposal from ARB staff. This property forms a portion of the southern
boundary of the potential Crozet Historic District. As such it forms the entrance to the historic
district from the south on Crozet Avenue. The district has been determined eligible for listing in
the National Register of Historic Places, and this property is considered a contributing resource
to that district. The one-story masonry structure was constructed as an apartment building ca.
1950. The property currently retains a residential character. Retaining the existing drive would
have less impact on the site in general and on the wooded area in particular and was
recommended instead of creating a new drive to reduce impacts to the Entrance Corridor and
the historic district. However, the relocated driveway is needed to meet sight distance and
provide for a safe entrance /exit to the property. To mitigate impacts to the Entrance Corridor
from the new drive, new planting will be required along the frontage and in the disturbed areas.
Entrance Corridor guidelines and recommendations from the Crozet Historic Resources study
will be considered during the review of the planting proposal, at the time a site plan is
submitted. The planting will be expected to maintain the residential character of the site and to
screen the view of the parking from the road.
that such use will be in harmony with the purpose and intent of this ordinance,
The DCD Zoning District was established to facilitate traditional downtown development, as described
for the CT6 Urban Core and CT5 Urban Center transects in the Crozet master plan. To these ends, the
DCD provides for flexibility and variety of development for retail, service, and civic uses with light
industrial and residential uses as secondary uses. The regulations for the DCD are intended to promote
a development form and character that is different from typical suburban development allowed by
conventional zoning, and are also intended to: (i) promote the economic and social vitality and diversity
of downtown Crozet; (ii) implement the Crozet master plan for the downtown area of Crozet so that it
may serve as the commercial hub of Crozet and its environs; (iii) provide a greater mix of uses in
downtown Crozet, including increased employment; (iv) facilitate infill and redevelopment; (v) increase
the utility of the land; (vi) retain the uniquely diverse character of Crozet; and (vii) promote a pedestrian -
friendly environment.
The proposed vet at this location is consistent with this district in that it provides for reuse of the site in a
manner that adds to the mix of uses in Downtown and a contributing structure to the potential historic
district is being adaptively reused.
with uses permitted by -right in the district,
Veterinary uses are by special use permit so that any conflicts with other uses in the district can
be considered. Supplemental regulations ensure that noise and other potential impacts are
addressed so there is on conflict with other by -right uses. The veterinary clinic will use the entire
building on the property so there would be no conflicts with other by -right uses on the site.
with the additional regulations provided in section 5.0 of this ordinance,
Section 5. 1.11 is applicable to the proposed vet use and each regulation is addressed below.
a. Except where animals are confined in soundproofed, air-conditioned buildings, no structure or area
occupied by animals shall be closer than five hundred (500) feet to any agricultural or residential lot line.
For non -soundproofed animal confinements, an external solid fence not less than six (6) feet in height
shall be located within fifty (50) feet of the animal confinement and shall be composed of concrete block,
brick, or other material approved by the zoning administrator; (Amended 11-15-89)
Animals will be confined to the building while receiving treatment at the veterinary clinic.
b. For soundproofed confinements, no such structure shall be located closer than two hundred (200) feet
to any agricultural or residential lot fine. For soundproofed confinements, noise measured at the nearest
agricultural or residential property line shall not exceed fifty-five (55) decibels; (Amended 11-15-89; 6-14-
00)
A request from the applicant has been made to modify this requirement
The building in which the veterinary use would be located is less than 200 feet from the adjoining R1
Residential lot line to the south and is approximately 50' from that property line. The County is under
negotiations to purchase that property for the Crozet Stormwater Project and it is not anticipated to
develop with residential uses. The applicant has also submitted an engineer's report confirming that the
building is soundproofed, but that if the room with a window is used for treatment, additional
soundproofing may be needed as a precaution. Staff recommends approval of this modification,
provided that additional soundproofing around the existing windows is provided, or for new window,
adequate sound dampening is provided. The applicant has indicated they intend to replace all windows,
which would provide additional sound dampening.
c. In all cases, animals shall be confined in an enclosed building from 10:00 p.m. to 6:00 a.m.
(Amended 11-15-89; 6-14-00)
The applicant has indicated that this requirement will be met based on proposed business hours, by
appointment, between 7:30a.m. and 6Mp.m. There would be no outdoor activity outside these hours.
d. In areas where such uses may be in proximity to other uses involving intensive activity such as
shopping centers or other urban density locations, special attention is required to protect the public
health and welfare. To these ends the commission and board may require among other things: (Amended
11-15-89)
-Separate building entrance and exit to avoid animal conflicts;
(Added 11-15-89)
-Area for outside exercise to be exclusive from access by the public by fencing or other
means. (Added 11-15-89)
As mentioned above, the vet will be the sole occupant of the building on the property so there is not
need to impose any additional requirements for a separate building entrance. The applicant has
explained that there is not a need for the proposed vet business to have a defined fenced -in area as the
only outdoor activity will be occasional walking of dogs. Nevertheless, staff feels that the area of outdoor
activity should be specified with the special use permit and has recommended a condition of approval
that separates this activity from public access.
and with the public health, safety and general welfare.
The public health, safety, and general welfare of the community are protected through the
special use permit process which assures that the proposed uses are appropriate in the
location requested. Albemarle County Service Authority (ACSA) and the Rivanna Water and
Sewer Authority (RWSA) have provided comments. (Attachment G and H) The site is currently
served by public water but is not connected to sewer. The applicant intends to connect to sewer
as part of this project and will connect to the ACSA line although there is also a RWSA sewer
line near the site.
Virginia Department of Transportation (VDOT) requires that the entrance to the site be
relocated to the south to provide adequate site distance and that it be upgraded to VDOT
standards for a commercial entrance. (Attachment I)The relocated entrance is provided on the
applicant's Concept Plan.
DCD Requirements- Waiver to allow alternative location of parking area
The DCD requires relegated parking and for that parking as an accessory use, that it be no
closer to the right-of-way than any existing or proposed primary structure on a lot. Parking areas
are required to be located to the rear/and or side of primary structures as viewed from the right-
of-way. The ordinance makes no exception for existing parking areas but provides for a
Planning Commission waiver to allow an alternate parking location. The waiver section and
staff analysis are provided below.
Waiver to allow alternative locution of parking area. The parking area setback requirements in subsection
20B.3(A) may be waived as follows:
1. Consideration by commission. The commission may waive the parking area setback requirements in
subsection. 20B.3(A) and allow a parking area to be located between a street and a primary structure,
subject to reasonable conditions that it may impose, upon a finding that:
a. There are unusual physical conditions on the lot or an adjoining lot including, but not limited to, the
location of existing structures and parking areas, steep topography or other environmental features,
narrowness or shallowness or the size or shape of the lot that make it impossible or unfeasible to provide
parking to the side or rear of a primary structure;
The waiver is requested and supported by staff based on this criteria of the ordinance. The applicant wishes
to reuse an existing structure, which is permitted in the DCD district. However, due to the location of the
existing structure and drainage channels on the site, and narrowness of the lot, it is not possible to locate
parking so that it is no closer to the street than the existing structure.
b. The potential safety of patrons and employees cannot be achieved with adequate lighting and other
reasonable design solutions; or
There are no safety concerns and this is not an issue for consideration of the waiver.
c. The strict application of the applicable regulations in subsection 20B.3(A) would not further the
purposes of this chapter or otherwise serve the public health, safety, or welfare or achieve the goals
established in the comprehensive plan
The strict application of the parking setbacks can only be achieved if the site is completely redeveloped.
There are no conflicts public safety issues or conflicts with the goals of the comprehensive plan with
permitting this waiver. The project would meet the following goals for Downtown from the master plan and
also stated in the intent of the DCD district:
o Implement the Crozet master plan for the downtown area of Crozet so that it may
serve as the commercial hub of Crozet and its environs;
o Provide a greater mix of uses in downtown Crozet, including increased employment;
o Facilitate infill and redevelopment
Staff recommends approval of the waiver, provided that the parking is screened in accordance with the
DCD requirements and recommendations of the ARB.
SUMMARY
Staff has identified the following factors favorable to this application:
1. The Land Use Plan is supportive of the vet use.
2. The vet will be a new business located in Downtown Crozet adaptively reusing a currently vacant
building.
3. There will be no detrimental impacts on surrounding properties.
Staff has identified not identified unfavorable factors to this application.
RECOMMENDED ACTION:
SP 2009-008
Based on the findings contained in this staff report, staff recommends approval of Special Use
Permit 2008-009 with the following conditions:
1. Development of the use shall be in accord with the concept plan, entitled "Animal Wellness"
prepared by TCS Engineering Co., LLC and last revised July 14, 2009, as determined by the
Director of Planning and the Zoning Administrator. To be in conformity with the plan, development
shall reflect the following elements only and all other elements of the plan may be modified during
site plan review and approval: entrance relocation, general location of parking areas, and outside
area for walking animals. Minor modifications to the plan which do not conflict with the elements
above may be made to ensure compliance with the Zoning Ordinance.
2. This special use permit applies to the existing building and any new buildings forthe veterinary use will
require a new special use permit.
3. No overnight boarding use, other than for those animals under medical care shall take place at the
veterinary hospital.
4. The building shall be sound -proofed and air-conditioned.
5. No outdoor exercise area shall be permitted. However, walking of animals is permitted and shall be
separated from access by the public and limited to the area behind the building as identified in
Attachment D.
6. Use shall not commence until the building is served by public sewer.
Waiver and Modification Requests
Request for modification of Section 5.1.11.b
Staff recommends the modification of minimum 200 foot setback requirements be approved. Staff
recommends approval of this modification, provided that additional soundproofing around the existing
windows be provided or for new windows they provide for adequate sound dampening. (Condition #4
above)
Waiver to allow alternative location of parking area
Staff recommends approval of the waiver, provided that the parking is screened in accordance with the
DCD requirements and recommendations of the ARB.
ATTACHMENTS
A. Location Map -Aerial
B. Location Map -Zoning
C. Location Map -Crozet Master Plan
D. Concept Plan
E. Floor Plan of proposed veterinary hospital
F. Engineers Report certifying soundproof building
G. Albemarle County Service Authority comments, e-mail dated October 24, 2008
from Gary Whelan and memo dated March 12, 2008 from Gary Whelan
H. Rivanna Water and Sewer Authority comments, e-mail dated July 14, 2009 from
Justin Weiler, E.I.T.
I. VDOT comments, e-mail correspondence last dated November 14, 2008 from
Joel DeNunzio, P.E., Staff Engineer
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Re. Acoustic Engineering Inspection
Attachment F
109 South Wayne Ave Waynesboro, Virginia 22980
540-942-1161 • FAX: -140-942-1163 • E-MAIL: jmaCbrucheum.com
February 15, 2008
The purpose of this letter is to provide you with the results and recommendations from our acoustic
engineering inspection of the room in a building located at 1 100 Crozet Avenue in Crozet Virginia,
based on the inspection we conducted on Friday, February 15, 2008. The scope of this report is
limited to the room closest to the nearest property line that could be designated as the treatment,
surgery, and confinement area of the building. The purpose of this space is to treat and confine
domestic animals (mostly cats and dogs).
Existing Conditions
The location is in a long building measuring approximately 24 X 101 feet with three existing
entrances.
2. The room used for testing measures approximately 150 square feet and has two 36 X 45 inch
windows. It is the closest room to the property line. But it will probably be not be used to contain
or treat animals.
3. The room backs to a 10 inch wall made of cinder block (CMU) and covered in dry wall on the
inside. The room is adjacent to another about the same size.
4. The property line is approximately 49 feet behind the structure and is marked with a fence.
Testing Conditions
A Realistic sound level meter (VAT. NO 33-2050) was used to perform the control and audio
level testing on the site.
2. We determined that the loudest sounds would come from a dog's barking or howling. The
average dog bark measures about 100dB. The loudest bark from the accumulative bark of three
dogs is around 150dB.
3. We used several sources including a constant sound source and replicated sounds from samples of
dogs barking and a live human simulation.
Findings and Recommendations
The control was set to the loudest perceived dog bark at around 150dB. From all audio sources
tested, the loudest direct signal measured over 160 dB with the decibel meter directly in front of
the source.
2. The sound source was placed close to the weakest audio and structural reinforced area (the
window).
As indicated in Albemarle County code section 5. t.11, we tested the various audio signals at the
property line (approximately 49 feet from the building where the window is located.) We were
not able to produce levels higher than 52 dB, notably quieter than the 55 decibel figure as
indicated in paragraph b.
4. As a precaution, we recommend some sound reinforcement around the window if the room is
used as a treatment or confinement area. We feel the CMU wall is more than adequate in
dampening the sound.
Please contact me if you have any questions,
Respectfully submitted,
Mark Rathke
John McNair & Associates
Consulting Engineers
SP200800009 Animal Wellness Center
Attachment G
Rebecca Ragsdale
From: Gary Whelan [gwhelan@serviceauthority.org)
Sent: Friday, October 24, 2008 3:00 PM
To: Rebecca Ragsdaie
Subject: SP200800009 Animal Wellness Center
Attachments: Animal Wellness.doc
Rebecca,
The ACSA has no additional comments. RWSA will have to be notified of the applicant's intent to connect to their
manhole. I'll attach our previous comments.
gmw <<...>>
8/10/2009
Mende
ty
Service Authority
TO: Rebecca Ragsdale
FROM: Gary Whelan, Civil Engineer
DATE: March 12, 2008
RE: Site Plan Technical Review for: Animal Wellness Center
SP200800009
TM 56A2-1-7
The below checked items apply to this site.
X 1. This site plan is within the Authority's jurisdictional area for
X
A. Water and sewer
B. Water only
C. Water only to existing structure
D. Limited service
X 2.
An 6 inch water line is located approximately 270' distant.
3.
Fire flow from, nearest public hydrant, located distant from this site plan, is
Gpm + at 20 psi residual.
X 4.
A 8 inch sewer line is located approximately 210' distant.
5.
An Industrial Waste Ordinance survey form must be completed.
X 6.
No improvements or obstructions shall be placed within existing or future
easements.
7.
and plans are currently Under review.
8.
and plans have been received and approved.
9.
No plans are required.
10.
Final and plans are required for our review and approval prior to
granting tentative approval.
11.
Final site plan may/may not be signed.
X 12.
RWSA approval for water and/or sewer connections.
13.
City of Charlottesville approval for sewer.
Comments: They don't appear to be a customer. RWSA will have to notified of
any activity within their easements.
The site plan does not show or incorrectly shows:
meter locations water line size
waterline locations sewer line size
sewer line locations expected wastewater flows
easements expected water demands
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Attachment H
Rebecca Ragsdale
From:
Justin Weiler Uwei#er@rivanna.org]
Sent:
Tuesday, July 14, 2009 3:02 PM
To:
henry@centralvirginiabuilde(s.com
Cc: Michelle S. Simpson, PE; Bill Fritz; Rebecca Ragsdale; 'Gary Whelan'
Subject: Animal Wellness Sewer Connection
Henry,
I spoke with our Chief Engineer this morning regarding your desire to connect to RWSA's manhole to provide
sewer service to the proposed Animal Wellness center in Crozet.
Since this is a proposed development and there is an Albemarle County Service Authority (ACSA) sewer that you
can connect to on your property, RWSA is maintaining its position that you should connect to the ACSA sewer.
As noted in yesterday's meeting, the connection should be at feast 10' away from the RWSA manhole.
Please let me know if you have any questions. Thanks.
Justin
Justin Sterling Weiler, EIT.
Civil Engineer
Rivanna Water and Sewer Authority
695 Moores Creek ?_ane
Charlottesville, VA 22902
Phone 434.977 2970 ext 206
Fax 434 2951146
8/10/2009
Animal Wellness Center - Hillary Cook SP -2008-00009
Rebecca Ragsdale
From: Denunzio, Joel D., P.E. [Joel.Denunzio@VDOT.virginia.gov]
Sent: Friday, November 14, 2008 1:39 PM
To: Rebecca Ragsdale
Subject: FW: Animal Wellness Center - Hillary Cook SP -2008-00009
Rebecca,
Attachment I
I have reviewed the above SP and it appears that VDOT's comments have been addressed. Please let the
applicant know that any proposed work within the VDOT Right of Way will require a Land Use Permit.
Thanks
Joel
Joel DeNunzio, P.E.
Staff Engineer
434-293-0011 Ext. 120
joeI-den unzio4vdot.virginia.gov
From: Denunzio, Joel D., P.E.
Sent: Wednesday, June 04, 2008 11:17 AM
To: 'Rebecca Ragsdale'
Subject: RE: Animal Wellness Center - Hillary Cook SP -2008-00009
Rebecca,
I have reviewed the plan and have the following comments:
• The layout appears to be In accordance with the requirements that VDOT stated on a site visit this past
February.
• The site plan needs to show sight distance along S.R. 240 and adequate dimensions in accordance with
The Minimum Standards for Entrances to State Highways.
• The site plan needs to include a profile in accordance with the CG -11 standard entrance design in the
VDOT Road Design Manual.
If you have any questions, please let me know.
Thanks,
Joel
Joel DeNunzio, P.E.
Staff Engineer
434-293-0011 Ext. 120
joel.denunzio@vdot.virginia.gov
8/10/2009
Animal Wellness Center - Hillary Cook SP -2008-00009 Page 2 of 2
From: Rebecca Ragsdale [mailto:rragsdale@albemarle.org]
Sent. Monday, June 02, 2008 12:19 PM
To: Denunzio, Joel D., P.E.
Subject: RE: Animal Wellness Center - Hillary Cook SP -2008-00009
Joel -
They submitted a concept plan that reflects these comments. I sent it over for you to review a few weeks ago Do
you have any comments? Please let me know. Thanks!
-Rebecca
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From: Denunzio, Joel D., P.E. [mailto:Joel.Denunzio@VDOT,virginia.gov]
Sent: Wednesday, April 23, 2008 1:21 PM
To: Rebecca Ragsdale
Subject: Animal Wellness Center - Hillary Cook SP -2008-00009
Animal Wellness Center - Hillary Cook SP -2008-00009
Rebecca,
We evaluated the entrance on the above mentioned property to determine if it was suitable for commercial
entrance standards at the request of the applicant in mid February. We found that the location and condition of
the existing entrance is not adequate and needs to me relocated to the southern most property line of the lot to
allow for adequate sight distance. A site plan needs to be submitted with the location and design of the entrance
for approval from VDOT and to be permitted to construct a new entrance. If you have any questions, please let
me know.
Thanks,
Joel
Joel DeNunzio, P.E.
Staff Engineer
434-293-0011 Ext. 120
joe1.den unzio@v dot. virginia.gov
8/10/2009
Attachment J
Special Use Permit Application Supplement
Animal Wellness Center
How will the proposed special use affect adjacent property?
There is no anticipated affect on the adjacent property as sound dampening is achieved
with the existing structure according to the sound test performed and within the boundaries
zoning law 5.1.1. Although a residencial lot line is approxiamately 49 feet away, a sound
test has been performed (see attatched) which proves that sound dampening according to
zoning law 5. 1.1 can be achieved at less than 49 feet away. Animals will always be
enclosed in the building for day case stay or office visit time. Infrequently, sick animals will
be housed overnight. There will be no boarding of well animals in this facility_
How will the proposed special use affect the character of the district(s) surrounding the
property?
The veterinary clinic will be in harmony with the character of the district (C-1) by increasing
client visits to the surrounding businesses. It will help provide oportunities for jobs in
balance with available housing in Crozet. The building is scale appropriate. I am
remodeling an existing . building -
Ho w
uilding_
How is the use in harmony with the purpose and intent of the zoning ordinance?
There will be an entrance to the facility to code_ There will be i S, parking
spaces provided following code 4.12.6. The veterinary clinic will create five new jobs for
the county and will provide a service to the community.
How is the use in harmony with the uses permitted by right in the district?
The veterinary clinic will provide a service to the community.
What additional regulations provided in section 5.0 of the zoning ordinance apply to this
What additional regulations provided in section 5.0 of the zoning ordinance apply to this
use?
Although the sound proofed confinement is 49 ft from the surrounding lot line instead of 200
feet, it has been sound tested by Jahn McNair and Associates (see attached documents).
The result of the test has proven that the existing structure dampens sound necessary to fit
the requirements of the code 5.1.11. Because of this I feel the code requirements should
be waived in this instance as it meets the criteria for sound proofing at a shorter distance
from the residential lot line.
How will this use promote the public health, safety, and general welfare of the community?
As a veterinarian and business owner, I will use my skills and knowledge for the benefit of
society, through the protection of animal health, the relief of animal suffering, and the
promotion of public health by preventing the spread of zoonotic disease and in doing so
make the community safer. There are several separate entrances to avoid animal conflicts.
There will be no confined outside animal exercise areas. The water use is through town
use, and town sewer is planned for hookup. Animal waste will go through medical waste
disposal.
Describe your request in detail and include all pertinent information such as the number of
persons involved in the use, operating hours, and any unique features of the use
plan to practice integrative veterinary medicine and surgery for dogs, cats and small exotic
patients. Surgery making up less than 25% of the gross and medicine making up 75% of
the gross. I do not plan to have more than 5 animals in the building at one time. The
practice hours will be from 8am to bpm Monday through Friday and Saturdays gam to
12am. I will not provide after hour emergencies. I plan to employ myself and two other
staff members who will be full time, and 2 part-time off site business support staff. I do not
plan to see more than fifteen patients daily at one half hour intervals.