HomeMy WebLinkAboutSP201100006 Staff Report 2011-04-19COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2011 -00006 Elks Farmers
Staff: Elaine K. Echols, AICP
Market
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
April 19, 2011
TBD
Owners: Charlottesville Lodge #389 Protective
Applicant: Ellis Frazier, representing Elks
Order of Elks Trustees
Trustees
Acreage: 6.34 acres
Special Use Permit for: Request for
Farmers Market in accordance with Section
13.2.2.14 of the Zoning ordinance
TMP: 07800- 00- 00 -058AO
Conditions: Yes
Location: 389 Elk Drive approximately 265 feet
from intersection of Elks Drive and Rt 20N
Existing Zoning and By -right use: R -1 with 1
Magisterial District: Rivanna
dwelling per acre
Comprehensive Plan Designation: Urban Density
DA (Development Area): X
Residential which allows 6.01 -34 units /acre and
RA (Rural Area):
supporting uses such as religious institutions,
schools, commercial, office and service uses in
Pantops Neighborhood.
Character of the Property: Developed with
Use of Surrounding Properties: Public park,
buildings, parking, and a swimming pool.
residential, and wooded /undeveloped. (See
Attachment A.)
Factors Favorable:
Factors Unfavorable:
1. The Farmers Market would promote and
There are no unfavorable factors.
preserve agricultural businesses in the
County.
2. No new parking is required because the
Farmers Market makes use of a parking lot
which is typically underutilized during the
proposed time period.
3. Nearby and neighboring residential
neighborhoods will have easy access to
fresh local produce and products.
RECOMMENDATION: Staff recommends approval with conditions.
SP 2011 -00006
PC April 19, 2011
Page 1
STAFF PERSON: ELAINE K. ECHOLS, AICP
PLANNING COMMISSION: APRIL 19, 2011
SP201100006 Elks Farmers Market
Applicant's Proposal: The Elks fraternal organization is requesting approval for a farmers
market in the parking lot of the existing lodge. Farmers, artisans, and food vendors selling
packaged, prepared, baked, or canned goods would be allowed to sell products produced in the
surrounding area and state. No permanent structures are proposed and operation would take
place April through December on Tuesdays and Saturdays. A full description of the proposal and
the Concept Plan is provided as Attachment B and the concept.
Petition:
PROJECT:SP201100006 Elks Farmers Market
PROPOSED: Farmers Market on 6.34 acres; no residential units proposed
ZONING CATEGORY /GENERAL USAGE: R1 Residential (1 unit /acre)
SECTION: 13.2.2.14 Farmers Market
COMPREHENSIVE PLAN LAND USE /DENSITY: Urban Density Residential which allows 6.01-
34 units /acre and supporting uses such as religious institutions, schools, commercial, office and
service uses in Pantops Neighborhood.
ENTRANCE CORRIDOR: Yes
LOCATION: 389 Elk Drive approximately 265 feet from intersection of Elk Drive and Rt 20N
TAX MAP /PARCEL: 078000000058A0
MAGISTERIAL DISTRICT: Rivanna
Character of the Area: The Elks Lodge is across Elks Drive from Darden Towe Park. Residential
uses are adjacent to the property as well as across Route 20 North. An 18 acre wooded
undeveloped parcel which is recommended for Neighborhood Density in the Comprehensive Plan
adjoins the property to the south.
Planning and Zoning History: SP -509 was approved in September 1975. Conditions of that
special use permit are in Attachment C. Approval of a site plan was a requirement of the special
use permit. The site plan file from 1975 is unavailable.
Comprehensive Plan: The Pantops Master Plan
designates this property as Urban Density Residential.
The Urban Density land use designation allows for
residential uses at a density of 6.01 to 34 units /acre and
some non - residential support uses and institutional uses.
Small scale retail uses are also allowed. The area outlined
in red is the Elks Lodge property.
SP 2011 -00006
PC April 19, 2011
Page 2
According to the Master Plan, the property is located in the Darden Towe Park /Stony Point
Road (Cascadia — Fontana — Avemore) Neighborhood which is described below:
This Neighborhood is located near Route 20 North and Darden Towe Park as well as land east of Route
20. It is the largest neighborhood in Pantops and the edges are formed by a stream running south of Wilton
Farm and Avemore and by the edges of the Pantops Development Area on the north, east, and west sides.
This neighborhood includes a Neighborhood Service center will consist of the non residential uses planned
within Avemore and Cascadia. There are other important neighborhood focal points, including the Elks
Lodge and Darden Towe Park.
• Pantops Master Plan recommends the following for land use in this neighborhood in Pantops:
• Maintain the residential character of existing neighborhoods.
• Allow for Neighborhood Density and Urban Density residential uses with a Neighborhood Service
(NS) center.
• Protect the rural scenic qualities of Route 20 from the northern edge of the development area south
to Elks Drive /Fontana Drive where development along Route 20 should transition to an urban
character to the City of Charlottesville.
• Preserve stream corridors and flood plain in this neighborhood and allow for pedestrian paths in
those areas, where natural features allow.
• Retain existing amenities and open space within residential developments.
As indicated above, the Elks Lodge is a major focal point.
The Rural Areas section of the Comprehensive Plan promotes preservation and utilization of the
County's agricultural lands. The County's Economic Development Policy recommends the
following:
Increase the promotion of local agricultural industry consistent with the goals, objectives and
implementation strategies of the Comprehensive Plan, more specifically by
Increasing support to local agricultural infrastructure such local food networks and programs.
(The agricultural infrastructure provides markets and supplies to farmers and significant
economic activity to Albemarle County as a whole.)
Establishing a proactive rural - support program that provides assistance to the local agricultural
community, and that includes an on -going dialogue with farm - industry stakeholders.
Supporting farmers.
Staff views the use as supportive to the Rural Areas and Economic Development policies as well
as in keeping with the recommended land uses in the Master Plan.
Staff has also reviewed the use for conformity with the Neighborhood Model. The only applicable
standards are: 1) Pedestrian Orientation and 2) Interconnected Streets and Transportation
Systems.
SP 2011 -00006
PC April 19, 2011
Page 3
The use will primarily be accessed by vehicle and located on an already developed site. The
undeveloped property to the south is under review as a (mostly) residential development.
Provision of an asphalt path from the Elks Lodge site to the adjoining property is recommended to
allow for future residents to conveniently access the Farmers Market without the need to drive.
With provision of a path, staff believes that the principles of pedestrian orientation and
interconnectivity will be provided.
Staff Comment:
31.6.1: 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, that the character of the district will not be changed thereby,
The current fraternal use includes outdoor activities and the special use permit for the lodge
provides protections to the surrounding residential properties. Because of the limited activities of
the proposed Farmers Market operating outside of the primary operating hours of the lodge, no
detriment is expected to adjacent properties, nor will a change occur in the character of the
district.
and that such use will be in harmony with the purpose and intent of this ordinance,
The R1 zoning district allows this use by special use permit if it is viewed as an appropriate use for
the location. No adverse impacts are expected. Staff believes that the Farmers Market in
conjunction with the Elks Lodge is in harmony with the purpose and intent of the Zoning
Ordinance.
with the uses permitted by right in the district,
The R1 Zoning District exists to provide for an area of low- density residential development as well
as to provide for institutional and support uses by special use. A Farmers Market is viewed as
supportive to the nearby neighborhoods by providing residents the opportunity to purchase fresh,
locally grown produce.
with additional regulations provided in section 5,
Section 5.1.47 Farm Stands, Farm Sales, and Farmers Markets describes the requirements for
Farmers Markets. How this proposal meets those requirements is described below:
1. Zoning Clearance — The Zoning Administrator will require a zoning clearance prior to the
Farmers Market use begins.
2. A Letter from VDOT establishing it has approved the entrance from the public street to the
proposed use — VDOT comments are provided as Attachment D.
3. Temporary or Permanent Structures must comply with applicable yard requirements -- The
applicant is not proposing to use any structures for the farmers' market. It is intended that
vendors will provide their own tents and tables or otherwise sell out of their trucks. In addition,
the area in which the Farmers Market is proposed meets all current yard requirements.
SP 2011 -00006
PC April 19, 2011
Page 4
4. Number of Parking Spaces must meet standard of 1 space per 200 square feet of retail area —
The applicant is providing a sufficient number of parking spaces for the use in the existing
parking lot.
5. Parking location must be no located closer than 10 feet to the public right -of -way — This
requirement is met.
6. Design and improvements — The parking design has been provided by the applicant and is
judged to provide safe ingress and egress to and from the site, safe vehicular and pedestrian
circulation on the site.
and with the public health, safety and general welfare.
The Zoning Administrator, the County Engineer, a representative of Fire /Rescue, VDOT staff,
Architectural Review Board staff, and Current Development staff have reviewed this proposal,
have indicated no objection to the proposed farmers' market use, and have made no
recommendations for additional improvements to address health and safety considerations. In
addition, the hours of operation have purposely been set as to not interfere with other activities of
the lodge.
Summary:
Staff has identified the following factors, which are favorable to this request:
1. The Farmers Market would promote and preserve agricultural businesses in the County.
2. No new parking is required because the Farmers Market makes use of a parking lot which
is typically underutilized during the proposed time period.
3. Nearby and neighboring residential neighborhoods will have easy access to fresh local
produce and products.
Staff has identified no factors that are unfavorable to this request.
Recommended Action:
Staff recommends approval of the special use permit with the following conditions:
1. Development and use shall be in general accord with the conceptual plan on Page 3 of the
Plan entitled "Special Use Permit Elks Lodge" prepared by the applicant and dated 2 -18 -11
(hereafter "Conceptual Plan "), as determined by the Director of Planning and the Zoning
Administrator.
2. The use shall operate during the months of April through December of each year.
3. The hours of operation for sales at the Farmers Market shall not begin earlier than 3:00 P.M.
and shall end not later than 7:00 P.M. on Tuesdays, and not begin earlier than 8:00 a.m. and
shall not end later than 1 :00 p.m. on Saturdays.
SP 2011 -00006
PC April 19, 2011
Page 5
4. In order to provide safe and convenient access to the adjoining property when the adjoining
property is developed, a Class A — Type 1 low maintenance asphalt pedestrian path shall be
constructed to the adjoining parcel in accordance with the County's Design Standards Manual.
The path shall be located to connect to a similar path to be constructed on the adjoining parcel
described as Tax Map Parcel 07800- 00 -00- 05800. Construction of the path shall begin after
the final site plan or subdivision plat is approved for the area adjoining the Elks property and
be completed before April of the following year.
Planning Commission Motion:
Should a Planning Commissioner move to recommend approval of the special use permit,
staff recommends approval with the conditions above.
Should a Planning Commissioner move to recommend denial of the rezoning, he or she should
state the reason(s) for recommending denial.
ATTACHMENTS:
Attachment A: Location Map
Attachment B: Elks Farmers Market descriation and conce
Attachment C: Action Letter for SP 509
Attachment D: VDOT Comments dated March 31, 2011
SP 2011 -00006
PC April 19, 2011
Page 6
Ian dated 2 -18 -11
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ATTACHMENT `B"
ELKS FARMERS MARKET
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1. The Farmers market will be located on parcel 78 -58A, in the 1st north paved parking lot
(60`x252`). There will be dedicated area of the sizes 18'x 18' each for vendor rental.
a. Total parking lot area - 15,120 sq.feet
b. parking space area -8,748 sq.feet
c. total vendor space reserved for market: 6804 sq.feet (21 spaces ,18'x18', of the stated
parking area b.)
d. farmers market would operate, April thru December ( weather permitting, snow, high
winds or other dangerous weather reports, or unforeseen circumstances)
e. Months /Days /Hours of operation:
April thru December
Tuesday - 3 -7 pm
Saturday- 8 -1 pm
f. collections of fees and operations will be managed by the Elk/Doe club members, (1)
or more persons.
2. No permanent structure(s) are allowed, only temporary portable tents /small p/u trucks, Tables
or mini vans. Temporary spaces will be offered to each vendor for stated month, days and hours
of market operation.
3. Only agriculture class products produced in the surrounding area/State will be allowed for
sale by vendors.(see below) No resale from warehouses.
3.1 Artisan: (25%): nyone who offers: arts, crafts, jewelry for sale at the Market or who performs an
artistic service on the market.
3.2 Farmers: (50 %) Anyone who offers produce: Including but not limited to: Fruits, Vegetables, and
cut greener, live plants, Herbs, flowers, meat, Poultry, eggs and dairy products.
3.3 Food Vendor(25 %) Any vender selling packaged, prepared, baked or can goods.
4. No vehicle traffic will be allowed in market area during hours of operation, both ends of
dedicated farmers market area will be barricaded to allow only pedestrian access.
5. Parking: .
Paved parking lots (parallel to market area) consisting of 58 spaces (8HP). Parking and
market areas are separated by grass mediation and connected by concrete walk -way
Unique features:
a. Additional parking area also available at east end of paved parking lots,
accessible by gravel driveway to an open grass field, (approx. 300'x 300'),
which includes parcel (78 -8A)
b. water is available (outside facets) <100'
c. portable restroom will be made available (approx.100' from market/parking
area)
d. Market / parking areas are lighted
ATTACHMENT B
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ATTACHMENT B
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ROBERT W. TUCKER, JR.
AS=TANT ORIECTOROF PUNNING
OF ALBjeMq�
CP ° " e 4 (4j�"
Planning Department
411 EAST HIGH STREET
— CHARLOTTESVILLE, VIRGINIA 22901
JOHN L HUMPHREY
DIRECTOR U PUNNING
September 5, 1975
MARY JOY SCA(A
PLANNER
B.P.O.E. No. 389
East High Street
Charlottesville, Virginia
Re: Board of Supervisors Action
SP -509
Dear Sirs:
The Albemarle County Board of Supervisors at its meeting on August 27,
1975, approved your request for SP -503,• subject to the following
conditions:
1. Approval of site plan and-planting -plan by Planning Commission
through site plan review procedures;
2'. Removal of only those trees where buildings and parking are to
.be 'Located;
3. Parking requirement shall be one space per one hundred square
feet of gross floor area;
4. Approval by appropriate state and local agencies;
5. Twenty -five foot buffer of existing trees or additional trees as may
be required by the Planning Commission to be left along the west
property line;
6. Lighting directed away from adjacent properties of two foot candles;
7. Entrance /exit on east of property;
8. Hours of operation 8:00 a.m. to 10:00 p.m. outside; 8:00 a.m. to
1:30 a.m. inside, except N Year's Eve, then unlimited;
9. Setbacks of 100 feet �� -.m s, Y Vlvr , IL .
j liSincerel
Jane Carter
Planning Department
jc/
CC: Hartwell Clarke
ATTACHMENT C
V
i
C-0 MMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
CHARLOTTESVILLE RESIDENCY OFFICE
701 VDOT WAY
CHARLOTTESVILLE, VA 22911
Gregory A. Whirley
COMMISSIONER
March 3Is', 2011
Mr. Bill Fritz
Dept. of Planning & Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Special Use Permits and Rezoning Submittals
Dear Mr. Fritz:
Below are VDOT's comments for the March 2011 Rezoning and Special Use Permit applications:
SP- 2011 -00057 Riverside Village. Floodulain (Ervn Brennan)
1. The Route 20 plan included in the rezoning application needs to be correct prior to
determining the extension of the culvert and fill in the floodplain.
ZMA- 2007 -00024 Riverside Village, Development Plan (Ervn Brennan)
1. The public roads in the development will be added to the state maintenance system under
the SSAR's. The applicant will need to submit the items listed in 24VAC30 -92 -70 with
the conceptual sketch to ensure that the proposed public roads can be added. Items not
included in this application include:
a. Proposed Functional Classification of each Street. These streets appear to be
Local.
b. The connectivity index.
c. Reductions in the connectivity index.
2. The full frontage improvements to Route 20 do not appear to be in accordance with the
Pantops Master Plan, previous VDOT and Albemarle County comments sent to the
applicant in November 2008 or follow up comments sent by VDOT in December 2008.
3. The proffers state that a left turn lane and an additional southbound lane will be
constructed but the attached plan only shows a left turn lane and does not reflect the
proffers.
4. VDOT previous asked for a ultimate plan of Route 20 in accordance with the four lane
section to accurately locate drainage structures and sidewalk in addition to ensuring that
the extension of the box culvert is correct. This is not included in the plan and may have
additional impacts to the floodplain for the fill section.
5. There is not enough distance shown along Route 20 to evaluate that the road widening
has adequate tie ins and transitions.
6. Add a right turn lane to enter the site.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
ATTACHMENT D
SP- 2011 -00002 Castle Hill Cider (Joan McDowell)
1. There is inadequate sight distance to the right from the egress of the entrance to Route
640. The trees across the road block sight distance and need to be removed and a sight
distance easement will need to be platted for the sight lines.
2. The entrance width and throat do not meet the minimum standards. This entrance should
at a minimum meet the standard for a private road entrance which would be 24 feet paved
with 25 foot radii and an entrance throat length of 30 feet. The brick columns on either
side of the entrance should be relocated to add additional width to reduce the chance of
occurrence of traffic queuing on Route 640 when events have continuous ingress and
egress traffic conflicting with one another.
SP- 2011 -00003 Scottsville Elementary School (AT &T) (Meean Yanielos)
SP- 2011 -00004 Eaelebureer Property (AT &T) (Gerald Gatobu)
SP- 2011 -00007 Glendower (AT &T Tier III PWSF) (Gerald Gatobu)
1. Show sight distances at existing entrances.
SP- 2011 -00006 Elks Lode Farmers Market (Elaine Echols)
1. Recommend providing a pedestrian and vehicular connection to the adjacent proposed
Riverside development.
If you have any questions, please contact me.
Sincerely,
Joel DeNunzio, P.E.
Staff Engineer
VDOT Charlottesville Residency
WE KEEP VIRGINIA MOVING
ATTACHMENT D