HomeMy WebLinkAboutSP200900035 Legacy Document 2010-04-28COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP 2009 - 00035, St. Anne's Playing Field
Staff: Judith C. Wiegand, AICP
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
May 4, 2010
Not scheduled
Owners: University of Virginia Foundation.
Applicant: St. Anne's - Belfield, represented by
Richard E. Carter, Zunka, Milnor, Carter & Inigo, Ltd..
Acreage: 13.5 acres of a 265 -acre tract..
Special Use Permit: Section 13.2.2.5, Private
Schools. This special use permit is related to SP
2007 - 00053, St. Anne's Belfield -New Academic
Buildings.
TMP: TMP 60 -24 (Portion)
Existing Zoning and By -right use: R -1 Residential,
Location: 1600 feet from the intersection of Faulconer
which allows private schools by special use permit.
Drive and the Ivy Road /Rt 250 offramp from the 250
Entrance Corridor Overlay District (US Route 29/250
Bypass on property adjacent to the existing school. (See
Bypass (Monacan Trail/ Richmond Road)
Attachment A).
Magisterial District: Jack Jouett
Conditions: Yes
Proposal: To construct a new playing field, spectator
Comprehensive Plan Designation: Neighborhood
area, and overflow parking. This playing field was
Density Residential — residential (3 -6 units /acre) and
originally proposed to be located on the main school
supporting uses such as religious institutions and
campus under SP 2007 - 00053. The school proposes to
schools and other small -scale non - residential uses, in
move the field across Faulconer Drive and to construct a
Neighborhood 7.
spectator area and overflow parking with the new field.
Requested # of Dwelling Units: NA
DA (Development Area): Neighborhood 7
Character of Property: The portion of TMP 60 -24
Use of Surrounding Properties: St. Anne's main
between Faulconer Drive and the 250 Bypass is an
campus is north across Faulconer Drive from the
undeveloped, grassy area.
proposed field location. The property on the west side
of Faulconer Drive is largely undeveloped, except for
a few, scattered homes and outbuildings. The 250
Bypass forms the eastern and southern boundaries of
the property. The main campus of the University of
Virginia is located east across the 250 Bypass from
the subject property.
Factors Favorable:
Factors Unfavorable:
Staff has identified the following factors that are favorable
Staff has identified no factors that are unfavorable to
to this application:
this application.
1. There will be less environmental impact on St.
Anne's campus because the new location requires
less grading and no trees will need to be removed.
2. Moving the playing field to the proposed location will
result in preservation of more of the buffering
vegetation along the 250 Bypass (the original
location).
3. The new field location will be easier for attendees at
events to locate.
RECOMMENDATION: Staff recommends approval of this special use permit with conditions.
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
SP 2009 -035, St. Anne's Playing Field
PETITION
PROJECT: SP2009- 00035, St. Anne's Playing Field
JUDITH C. WIEGAND, AICP
May 4, 2010
Not scheduled
PROPOSED: Allow playing field, spectator area, and overflow parking on 13.5 acres
ZONING CATEGORY /GENERAL USAGE: R -1, Residential
SECTION: 13.2.2.5 which allows private schools by Special Use Permit.
COMPREHENSIVE PLAN LAND USE /DENSITY: Neighborhood density residential (3 -6
units /acre) and supporting uses such as religious institutions and schools and other small -scale
non - residential uses in Neighborhood 7.
ENTRANCE CORRIDOR: Yes X No
LOCATION: 1600 feet from the intersection of Faulconer Drive and the Ivy Road /Rt 250 off
ramp from the 250 Bypass
TAX MAP /PARCEL: Portion of TMP 60 -24
MAGISTERIAL DISTRICT: Jack Jouett
CHARACTERISTICS OF THE AREA
The portion of TMP 60 -24 between Faulconer Drive and the 250 Bypass is an undeveloped
grassy area. This area is south across Faulconer Drive from St. Anne's - Belfield Lower School
campus. The area to the west across Faulconer Drive is undeveloped, except for a few residences
and outbuildings.
SPECIFICS OF THE PROPOSAL
On April 13, 2008, the Board of Supervisors approved a special use permit (SP2007- 00053) for
changes to St. Anne's - Belfield Lower School campus (See Attachment D, Action Letter). One of
the facilities included in that special use permit was a new playing field. This application
(SP2009- 00035) relates to SP2007- 00035, but is on a separate parcel. It is proposed to allow
construction of the new playing field, along with a spectator area and unpaved parking, in a new
location across Faulconer Drive from the main school campus. Most of those attending sports
events at the new field will park in a lot on the main campus. The parking to be constructed along
with the proposed field is for overflow or "as needed" parking. Locating the playing field in the
new location will result in less environmental disturbance because the new location is a grassy
field that is used occasionally for overflow parking now. The former location would place the
field very close to the edge of school property, would require removal of mature trees, would
involve more grading on the site, and would be closer to the 250 Bypass. Proximity to the 250
Bypass Entrance Corridor would make screening to fulfill Entrance Corridor requirements more
difficult.
The applicant has requested a waiver from the minimum design requirements for parking lots in
order to allow the lot to be surfaced with pervious materials. The County Engineer has reviewed
the waiver request and has indicated that the waiver can be approved. Details will be processed
with the site plan.
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has asked for this special use permit in order to make construction simpler and to
avoid disturbing the buffer along the eastern edge of the campus between the school and the 250
Bypass. The location proposed in this special use permit application is also closer to Faulconer
Drive; those coming to sporting events at the field will not have to drive as far into the campus in
order to reach the new field.
PLANNING AND ZONING HISTORY
St. Anne's - Belfield is currently operating under SP2007- 00053, St. Anne's Belfield -New
Academic Buildings, which was approved on August 13, 2008.
The property on which the proposed playing field is to be built, a portion of TMP 60 -24, is
owned by the University of Virginia Foundation and is zoned R -1, Residential. This portion has
been zoned R -1 since the current Zoning Ordinance was adopted in 1980.
BACKGROUND
On April 29, 2008, the Planning Commission approved SP2007- 00053, to permit construction of
new academic buildings and related facilities on St. Anne's existing lower school campus. One
of the fields proposed to be constructed was to be located to the east of the existing football field
in an area where a building was to be demolished. Since that special use permit was approved,
the school has reached an agreement with the University of Virginia Foundation to lease a
portion of TMP 60 -24 and to locate the field and overflow parking facilities in that area.
COMPREHENSIVE PLAN
The Comprehensive Plan designates the subject property as Neighborhood Density Residential,
which includes schools, universities and colleges and ancillary facilities and public facilities and
utilities. The requested Special Use Permit is consistent with this designation.
The Comprehensive Plan also recommends to:
Maintain or establish a buffer [along] the Route 250 bypass to protect the visual quality
and character of the area as seen from the roadway. (page 76)
This buffer is also shown on the Open Space Plan map.
The Neighborhood Model: This special use permit application amendment would allow
construction of a playing field with spectator area and an overflow parking lot. A Neighborhood
Model analysis was conducted as part of the approval process for SP 2007 - 00053, St. Anne's -
Belfield New Academic Buildings, which allowed construction of new buildings and other
facilities on the main school campus. Staff has determined that this new application would only
change the location of one athletic field, so a complete Neighborhood Model analysis is not
necessary for this amendment. The only principle that is relevant to the changes in the
amendment is Pedestrian Orientation. The applicant has shown pedestrian paths and crosswalk
locations on the concept plan, so this principle is met.
STAFF COMMENT
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance:
31.2.4.1: The Board of Supervisors hereby reserves unto itself the right to issue all special use
permits permitted hereunder. Special use permits for uses as provided in this ordinance may
be issued upon a finding by the Board of Supervisors that such use will not be of substantial
detriment to adjacent property.
The proposed location for the playing field, spectator area, and parking lot is in an
undeveloped area adjacent to the existing lower school campus. Other than the school, the
nearest structures are far enough away that potential noise from games being played will
not affect residents. Further, the 250 Bypass separates the field from the main campus of
the University of Virginia. Traffic issues were addressed during approval of SP 2007-
00053 and have not changed with the new field location. Locating the playing field and
other facilities in this area will not be a detriment to adjacent properties.
that the character of the district will not be changed thereby,
The school is compatible with the R -1, Residential zoning district, so the proposed
playing field, spectator area, and parking lot are not expected to change the character of
the district. Since there is almost no surrounding development, no change in character
should result from construction of these facilities.
and that such use will be in harmony with the purpose and intent of this ordinance,
The intent of the Rl- Residential District is to recognize the existence of previously
established low density residential districts, to provide incentives for clustering of
development along with various types of amenities, and to provide for low density
residential development in the urban area. Private schools are allowed in Residential
districts by special use permit approved by the Board of Supervisors. Granting this
request for the playing field and related facilities will support continuing programs at St.
Anne's - Belfield. Providing schools in residential areas can be a service to the area and an
amenity for the surrounding neighborhoods.
The school also adjoins the 250 Bypass, one of the County's Entrance Corridors. So, the
proposed development must meet the requirements of the Entrance Corridor Overlay
District. The intent of that district is to protect the county's natural, scenic and historic,
architectural and cultural resources. The County's design planner has indicated that the
proposed playing field and overflow parking can be treated in a way that will produce an
appropriate appearance for the Entrance Corridor. The landscaping and fencing shown on
the concept plan may require revisions to achieve this appearance. The conditions of
approval have been written to allow modifications to the concept plan to meet the
requirements of the Architectural Review Board (ARB). The applicant will have to obtain
ARB approval prior to site plan approval.
with the uses permitted by right in the district,
The primary use in an R -1 district is single - family homes. Schools are permitted in
residential neighborhoods, although St. Anne's - Belfield has its own campus, rather than
being part of a surrounding neighborhood. Schools contribute to the moral fabric of the
community and are expected in residential districts.
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
with additional regulations provided in Section S.0 of this ordinance,
There are no supplemental regulations in Section 5.0 that address private schools.
and with the public health, safety and general welfare.
Traffic and other potential impacts of the school were analyzed during the approval
process for SP2007- 00053. Since the amendment to that special use permit would allow
only a small shift in location of facilities, no additional or increased impacts are expected
(See VDOT comments in Attachment Q. So, in conjunction with the original special use
permit, this amendment supports the public health, safety and general welfare of the
community.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. There will be less environmental impact on St. Anne's campus because the new location
requires less grading and no trees will need to be removed.
2. Moving the playing field to the proposed location will result in preservation of more of
the buffering vegetation along the 250 Bypass (the original location).
3. The new field location will be easier for attendees at events to locate.
Staff has identified no factors that are unfavorable to this application.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use
Permit 2009 - 00035, St. Anne's Playing Field, with the following conditions:
1. Development of the use on TMP 60 -24 shall be in general accord with the Conceptual
Plan entitled "UVAF Property /Plan (Leased) Athletic Field/Gravel Parking Area,"
Revision 1, prepared by Gloeckner Engineering /Surveying, Inc., and dated February 10,
2010 (hereinafter "Conceptual Plan"), as determined by the Director of Planning and the
Zoning Administrator. To be in accord with the Conceptual Plan, development shall
reflect the following major elements within the development essential to the design of the
development:
• The location of the playing field and overflow parking
as shown on the Conceptual Plan, except that the landscaping and fencing may be
modified to meet the requirements of the Architectural Review Board (ARB) and the
location of the crosswalks on Faulconer Drive may be changed to meet the requirements
of the Virginia Dept. of Transportation (VDOT). Minor modifications to the Conceptual
Plan, which do not conflict with the elements above, may be made to ensure compliance
with the Zoning Ordinance.
2. The playing field shall not be lit.
ATTACHMENTS
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
Attachment A — Location Map
Attachment B — Concept Plan, "UVAF Property /Plan (Leased) 200'x350' Athletic Field/Gravel
Parking Area, No. 1)," prepared by Gloeckner engineering /Surveying Inc., and
dated February 10, 2010.
Attachment C — Comments from VDOT, dated April 8, 2010
Attachment D — Action Letter for SP2007- 00053, St. Anne's - Belfield New Academic Buildings
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
ATTACHMENT A
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
ATTACHMENT C
From: DeNunzio, Joel D., P.E. [ Joel .DeNunzio @VDOT.virginia.gov]
Sent: Thursday, April 22, 2010 8:31 AM
To: Judith Wiegand
Subject: FW: SP- 2009 -00035 St. Anne's Playing Field
Follow Up Flag: Follow up
Flag Status: Flagged
Judy,
My comments are in the below e-mail.
Thanks,
Joel
Joel DeNunzio, P.E.
Staff Engineer
434 - 293 -0011 Ext. 120
ioel. den unzioCa vdot.viroinia.00v
From: DeNunzio, Joel D., P.E.
Sent: Thursday, April 08, 2010 8:49 AM ,
To: 'Judith Wiegand'
Subject: SP -2009 -00035 St. Anne's Playing Field
SP- 2009 -00035 St. Anne's Playing Field
Judy,
I have reviewed this application and my only comment is that the applicant will need to get a Land Use
Permit or revise the existing permit for the addition of the marked crosswalks on the State Maintained
Road.
Please let me know if you have any questions.
Thanks
Joel
Joel DeNunzio, P.E.
Staff Engineer
434 - 293 -0011 Ext. 120
ioel.denunzio@vdot.virginia.gov
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010 8
ATTACHMENT D
A ti
COUNTY OFALBFI IARLE
Department of Community Dewloprnent
401 hlclntim Road, Room 277
Charlofuesaille, VirgiNa 2290245%
Phow 1134) 296,-5832 Fazi4A4'1972 -3012
August 16, 2,308
Gloeckner Engineerin4&rveying, Inc.
&o Kurt Gioeckner
5o8 Dale Avenue, Suite A
Charlotiogolle, Va 22903
RE: SP2007 -00053 St. Anne's- Belfield
TAX MAP,,PARCEL: TM 60, Parcels 57, 57A, 5713, 57C
Dear Mr. GloQckner
On August 13, 2008, the Albemarle County Board of Supervisors took action on SP #2007 -00053 to
increase the number of students from 300 to 550 by adding new bWchngs and demolishing some existing
buildlings. No residential units are proposed on TAX MAPIPARC EL: TM 60, ,Parcels 57, 57A, 57B, 57C in
the Jade Jouett District. This special use permit was approved based on the following conditions=
1 _ The site shall be developed in substantial accord with the concept plan entitled 'St. Anne's -
eothekf Proposed Lower / Middle School Preliminary Site Plan,' dated June 6. 2008, except that
changes may be made provided the Zoning Administrator funds that all other special use
conditions are met;
2_ The maximxn enrollment shall be 550 students;
3- Arrival and dismissal times for Lower and Middle school students shall be staggered at a
minimum twenty (20i - minute interval so that all students do not arrive at''depart from the campus
at the same time;
4- The Owner shall design and construct all improvements at the Beffield campus to meet the
minimum standards for LEED certificalbn under the LEER for Schools Rating System and shall
seek to obtain such certification at the minimum level or better within two (2) years from the date
of the Certificate of Occupancy;
5- Stormwater management shall be provided in the form of biolilters for any new impervious
surfaces. In addition to the requirements of the County's Wafer Protection Ordinance, the majority
of foot runoff shall be captured in a rainwater collection and reuse system;
6- Erosion control shall be provided within the property by the use of sediment trapping measures
and diversions. Off -site easements or work, or variations from the standards, shall not be used;
7- In order to address off -site transportation impacts caused by this project, the Canner shall
contribute cash in the amount of forty -nine thousand two hundred forty six dollars ($49,246.00) to
the County for the purpose of funding road safety improvements, traffic signalization
improvements, of other transportation improvements located within the boundaries of
Neighborhoods 6 or 7 as delineated in the County Comprehensive Plan's Land Use Pian adopted
June 5, 1996- The cash contrbution shall be made prior to issuance by the County of the first
building permit for the project;
8. A raw of two and one -half inch (2 —) caliper shade trees spaced forty (40) feet on center shall be
provided along the east side of the relocated portion of SR 855;
9- A minimum) of twenty (20) -foot deep landscape buffers shall be provided, free of utilities, to
screen the parking lot located southeast of the existing football field from the US 299'250 Bypass;
and
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010
10. Landsr:aping may be required to be in excess of the minimum requirements of ARB guidelines or
the Zoning Ordinance to compensate for the negative visual impact of the playing fields and
parking on the Entrance Corridor.
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 term '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
Sham Proctor at 296 -5832_
Sincerely,
V- Wayne Cilimberg
Director of Planning
cc: St Anno's Belfield School Inc Attn Dr Lctwis Stephens
2132 fvy Rd
Charlottesville, Va 229,03
Planning Commission Public Hearing: SP 2009 -035 St. Anne'sPlaying Field Staff Report, May 4, 2010 10