HomeMy WebLinkAboutSP201500024 Review Comments Special Use Permit 2016-09-21p� .4L
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
Initial Comments: July 31, 2015
Rev 1 Comments: November 18, 2015
Rev 2 Comments: July 8, 2016
Rev 3 Comments: September 21, 2016
Kelly Strickland
201 E. Main Street
Suite M
Charlottesville, VA 22902
kelly@shimp-engineering.com
RE: SP 201500024 The Field School of Charlottesville
Rev 1: October 19, 2015
Rev 2: June 6, 2016
Rev 3: August 1, 2016
Dear Mr. Strickland:
Staff has reviewed your resubmittal for the request for a special use permit for a private school
in the Rural Areas zoning district. All comments from all reviewers are provided in this letter (or
attached), however the major issues that staff feels should be addressed before moving forward
to the Planning Commission are listed below. Many of these show up in other comments listed
in this letter. We would be glad to meet with you to discuss these issues.
• It is unclear where proposed drainfields will be located since these have been removed
from the concept plan. Staff strongly recommends VDH approved drainfields be
identified on the site prior to moving forward to the PC. Drainfields should be located
outside of screening buffers, WPO buffer, and critical slopes. If applicant is not willing to
complete additional soils work at this time to locate alternative drainfield sites, staff's
recommendation will be for drainfeilds to be located outside of these features as a
condition of approval.
• Based on the exhibit, it appears additional disturbances to critical slopes may be needed
to accommodate the proposed entrance and/or turn lanes. All critical slopes to be
disturbed should be shown on the concept plan and the critical slopes waiver request
should be updated to include this additional area of disturbance.
The concept plan should show the proposed treeline. Since this site is within the Rural
Area, it is staff's expectation that areas outside of the envelopes identified for the
school and ball fields not be disturbed and existing trees be preserved.
Planning Comments (Rachel Falkenstein)
• Please note that, as with any special use permit in the Rural Area, this request will be
evaluated based on its appropriateness under the County's Rural Area land -use goals in the
Comprehensive Plan (with priority given to resource conservation, agriculture, forestry, and
open -space uses) and on its impacts (safety, traffic, noise, etc.) for the surrounding area.
• Application Narrative
1. Building footprint
o Include more information about the proposed building(s). Are multiple buildings
anticipated?
Rev1: Comment addressed
o Provide the maximum total footprint and maximum height/number of stories for
the school buildings.
Rev1: Comment addressed.
2. Well and septic
o The proposed school should be able to operate on this site without access to
public water and sewer. Future approval of a jurisdictional boundary
amendment for public water is not guaranteed. Staff will not recommend
approval of the SP unless it is determined that the site can support an adequate
onsite sewage disposal system and has access to safe drinking water.
o Provide more information regarding sewage disposal and onsite water quality for
Health Department review (see comments below from Virginia Department of
Health).
Rev1: See below comments from VDH. Staff strongly suggests the applicant
consult with the VDH Office of Drinking Water during the SP review regarding
the availability of safe and adequate groundwater to support the use.
Rev2: Well site is shown on site exhibit. Please provide written documentation
from VDH showing approval of proposed well site. Staff is in receipt of
jurisdictional boundary amendment request. Board action is required and Board
review of this request will occur at the same time as the special use permit
request. Staff comments regarding the jurisdictional boundary amendment will
be provided separately.
Rev3: Comment no longer applicable. Upon further examination property does
appear to be located within the ACSA jurisdictional boundary area for water
only.
3. Vegetated buffer
o Provide more information about the 75 foot landscaped buffer along Barracks
Road. Existing vegetation should be preserved where possible within the buffer
and areas without existing vegetation should be replanted with native species
and in accordance with ARB guidelines.
Rev1: Comment partially addressed. Please also state that existing vegetation
will be preserved where possible.
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Rev2: Comment addressed.
4. Clarify what the "summer school options" will be. Will these follow the same hours as
the regular school day?
Rev1: Comment addressed.
5. Will there be any outdoor amplified sound associated with the use?
Rev1: Comment addressed.
• Concept Plan
1. Entrances
o Two entrances are shown on the concept plan, yet the existing conditions sheet
says the western most entrance will be removed. If existing entrance is to be
removed it should not be shown on the concept plan.
Rev1: Comment addressed
o It would be a good idea to determine at the SP stage if turn lanes are needed and
if the proposed entrance meets sight distance requirements. Entrances and turn
lanes might have impacts to the proposed buffer and the critical slopes on the
site (see attached VDOT comments).
Rev1: Comment not addressed. Turn lanes are shown on sheet 3, but no further
information has been provided.
Rev2: See engineering and VDOT comments regarding turn lane warrants. Turn
lanes should be shown on concept plan and should be taken into consideration
with buffer width along Barracks Road.
Rev3: VDOT has stated that turn lanes will be required with the proposed
enrollment of 150 students. Unless you plan to reduce enrollment, you should
plan to accommodate turn lanes on the site and if additional site disturbances
are necessary for turn lanes, these should be accounted for on the concept
plan/critical slopes waiver.
2. Critical slopes
o If disturbances to critical slopes are anticipated, a critical slopes waiver should be
submitted and reviewed with the SP request in accordance with Section 4.2.5.
o Areas of critical slopes to be disturbed should be shown on the concept plan.
Rev1: Comments not addressed. A critical slopes waiver will be required for the
proposed development. The waiver can be reviewed with the site plan submittal,
however, it is not guaranteed to be approved, which would significantly limit
how the site develops and would prevent an entrance in the proposed location.
Staff strongly recommends this be reviewed with the SP request rather than
waiting for the site plan.
Rev2: See engineering comments. Disturbances to critical slopes should be
shown and noted on sheet 4 (concept plan).
Rev3: Comment addressed.
o FYI - New slopes on the site, resulting from disturbance of critical slopes should
comply with County design standards for disturbance of managed slopes
(section 30.7.5) and resulting slopes should not be steeper than 3:1.
3. Boundary Line
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o Show the location of the proposed boundary line between the school site and
the single family residential site.
Rev1: Comment addressed.
4. Site vegetation
o In addition to the 75 foot vegetated buffer along Barracks Road, there should be
a vegetated buffer providing screening between the school site and
residential/Rural Area parcels. The buffers should consist of existing vegetation
and be replanted with native species where existing vegetation does not exist.
The buffer should be maintained outside of the pond as well as between the
proposed residential lot and school site.
Rev1: Comment addressed. Please also include in note if existing vegetation
will be preserved within Barracks Road buffer. Label buffer width.
Consider extending "buffer A" a little further southeast around the building
envelope to provide more complete screening from Colthurst neighborhood.
Rev2: Comment addressed.
o Do you intend to maintain the 75 foot buffer along Barracks Road in front of the
future residential lot as shown?
Rev1: Comment addressed
o Existing vegetation on site should be preserved wherever possible. The concept
plan should show the future tree line after construction. Show the existing tree
line on the existing conditions sheet and the proposed tree line on the concept
plan sheet.
Rev1: Comment not addressed; show proposed tree lines after development on
concept plan or more clearly label trees to be preserved.
Rev2: Comment not addressed. Show proposed tree line on sheet 4 (concept
plan).
Rev3: Comment not addressed. Show proposed tree line on sheet 4 (concept
plan).
5. Stream tsurrer
o The concept plan shows a proposed picnic pavilion within the stream buffer. A
picnic pavilion may be possible here, depending the size, materials, area outside
of disturbance, etc. Provide more details about the pavilion for engineering staff
to review or consider locating the pavilion outside of the stream buffer.
Rev 1: Comment not fully addressed. The final location of the pavilion can be
reviewed with the site plan; please note that just because it is shown on the
concept plan within the stream buffer, there is no guarantee that this location
will be permitted. Engineering staff will need to review a more detailed plan
for the pavilion to determine if the location within the buffer is permissible.
Rev2: Comment addressed.
6. Septic field
o As stated above the location of the septic field should be reviewed by the Health
Department with the SP request. The approved location should be shown on the
concept plan.
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Rev1: Potential drainfield locations are shown on the attached exhibit. Drainfield
areas should be identified on the concept plan (sheet 2) or included within the
building envelopes. Drainfields should be located outside of slopes, buffers and
areas identified for preservation. Identify alternative drainfield locations on the
concept plan that will not require disturbances to these features. Staff
recommends the portion of the site formally owned by VDOT also be surveyed
for potential drainfield locations.
Rev2: Comment not addressed. Drainfield locations should be shown on sheet 4
(concept plan). Staff from VDH has indicated that providing drainfield locations
within the vegetative buffer could be problematic and cause conflicts with tree
roots. To avoid this potential conflict, staff strongly suggests exploring
alternative locations for reserve drainfields to eliminate need for clearing in the
buffer.
o Rev3: It is unclear where proposed drainfields will be located since these have
been removed from the concept plan. Staff strongly recommends VDH
approved drainfields be identified on the site prior to moving forward to the
PC. Drainfields should be located outside of screening buffers, WPO buffer and
critical slopes. If applicant is not willing to complete additional soils work at
this time to locate alternative drainfield sites, staffs recommendation will be
for drainfeilds to be located outside of these features as a condition of
approval.
Rev1 New Comments:
• The maximum building height in RA zoning is 35 feet. Revise note on concept plan.
Rev2: Comment addressed.
• It is staffs understanding is that sheet 3 is intended to provide an exhibit showing
how the site could develop rather than to be a concept plan for development. If this
is the case, label this sheet as an exhibit and it will not be part of the adopted
concept plan for the SP. The existing conditions sheet will also be separate from
concept plan and should be labeled as an exhibit.
Rev2: Comment addressed.
• It is recommended that a boundary line survey be provided before the SP goes to
public hearing to firmly establish the SP boundary. If a boundary line adjustment plat
is approved prior to the SP moving forward, the school site will be a separate parcel,
which will allow the residential portion to be removed from the SP concept plan.
Rev2: Comment addressed. BLA currently under review.
• The proposed residential lot will need to be reviewed under the requirements of the
subdivision ordinance. Staff will review the proposed residential lot with the
submittal of the Boundary Line Adjustment Plat.
Rev2: Comment addressed. BLA currently under review.
Rev2: New comments
• Section 17-600 (B) of Albemarle County's Water Protection Ordinance calls for
retention of stream buffers where they exist and establishment of stream buffers
where they do not exist within water supply protection areas or other rural
land. Please indicate how you will establish a vegetative buffer (in areas that are not
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already vegetated) at least 100 feet wide, using native trees and other native
vegetation, along the intermittent stream and lake in the western portion of the
property. The dam and access to the dam would be the only areas not requiring the
vegetated buffer.
• Rev3: Comment not addressed. Concept plan should show proposed tree line
including areas to be revegetated within stream buffer. It appears that Buffer area
"A" may achieve this goal but is unclear. Please more clearly show proposed buffer
boundaries on plan as well.
Virginia Department of Transportation Comments
Comments attached.
Virginia Department of Health Comments (Josh Kirtley)
At this point in the special use review phase, the applicant has submitted a feasibility
assessment from Old Dominion Engineering for the proposed use. As such, it appears
that it is feasible to have an onsite sewage disposal system to serve the intended use.
Please note that this is not a guarantee that a sewage disposal construction permit will
be issued, as there are many additional requirements to obtain the final VDH permit. I
would expect the applicant and his engineer to contact me to work through the site plan
phase.
Action after Receipt of Comments
After you have read this letter, please take one of the actions identified on "Action after
Receipt of Comment Letter" which is attached.
Resubmittal
If you choose to resubmit, please use the attached form. There is a $1,075.00 fee for each
additional resubmittal. See resubmittal schedule for resubmittal dates.
Notification and Advertisement Fees
Prior to scheduling a public hearing with the Planning Commission, payment of the following
fees is needed:
$123.05 Cost for newspaper advertisement
$200.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per
owner after 50 adjoining owners)
$323.05 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for
the Board hearing is needed:
$123.05 Additional amount due prior to Board of Supervisors public hearing
$446.10 Total amount for all notifications Fees may be paid in advance. Payment for both the
Planning Commission and Board of Supervisors public hearings may be paid at the some time.
Additional notification fees will not be required unless a deferral takes place and adjoining
I.
owners need to be notified of a new date.
Feel free to contact me if you wish to meet or need additional information. I can be reached at
rfalkenstein@albemarle.org or 434-296-5832, ext. 3272.
Sincerely,
Rachel Falkenstein
Senior Planner
Planning Division
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DEPARTMENT OF COMMUNITY DEVELOPMENT
ACTION AFTER RECEIPT OF COMMENT LETTER
Within 30 days of the date of this letter, please do one of the following:
(1) Resubmit in response to review comments
(2) Request indefinite deferral
(3) Request that your Planning Commission public hearing date be set
(4) Withdraw your application
(1) Resubmittal in Response to Review Comments
If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a
resubmittal date as published in the project review schedule. The full resubmittal schedule may
be found at www.albemarle.org in the "forms" section at the Community Development page.
Be sure to include the resubmittal form on the last page of your comment letter with your
suhmittal_
The application fee which you paid covers staff review of the initial submittal and one
resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee
Schedule.)
(2) Request Indefinite Deferral
If you plan to resubmit after 30 days from the date of the comment letter, you need to request
an indefinite deferral. Please provide a written request and state your justification for
requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a
public hearing be set with the Planning Commission after the 30 day period.)
(3) Request Planning Commission Public Hearing Date be Set
At this time, you may schedule a public hearing with the Planning Commission. However, we
do not advise that you go directly to public hearing if staff has identified issues in need of
resolution that can be addressed with a resubmittal.
After outstanding issues have been resolved and/or when you are ready to request a public
hearing, staff will set your public hearing date for the Planning Commission in accordance with
the Planning Commission's published schedule and as mutually agreed by you and the County.
The staff report and recommendation will be based on the latest information provided by you
E-
with your initial submittal or resubmittal. Please remember that all resubmittals must be made
on or before a resubmittal date.
By no later than twenty-one (21) days before the Planning Commission's public hearing, a
newspaper advertisement fee and an adjoining owner notification fee must be paid. (See
attached Fee Schedule) Your comment letter will contain the actual fees you need to pay.
Payment for an additional newspaper advertisement is also required twenty-two (22) days prior
to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad
Payments for Public Hearings form.
Please be advised that, once a public hearing has been advertised, only one deferral prior to the
Planning Commission's public hearing will be allowed during the life of the application. The
only exception to this rule will be extraordinary circumstances, such as a major change in the
project proposal by the applicant or more issues identified by staff that have not previously
been brought to the applicant's attention. As always, an applicant may request deferral at the
Planning Commission meeting.
(4) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
If we have not received a response from you within 30 days, we will contact you again. At that
time, you will be given 10 days to do one of the following: a) request withdrawal of your
application, b) request deferral of your application to a specific Planning Commission date as
mutually agreed to with staff, or c) request indefinite deferral and state your justification for
requesting the deferral. If none of these choices is made within 10 days, staff will schedule
your application for a public hearing based on the information provided with your original
submittal or the latest submittal staff received on a resubmittal date.
Fee Payment
Fees may be paid in cash or by check and must be paid at the Community Development Intake
Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the
Review Coordinator.
PJ
FEE SCHEDULE FOR ZONING APPLICATIONS
A. For a special use permit:
1.
Additional lots under section 10.5.2.1; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
2.
Public utilities; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
3.
Day care center; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
4.
Home occupation Class B; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
5.
Amend existing special use permit; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
6.
Extend existing special use permit; application and first resubmission
Fee.....................................................................................................................................
$1,075.00
Each additional resubmittal..................................................................................................$538.00
7.
All other special use permits; application and first resubmission
Fee.....................................................................................................................................
$2,150.00
Each additional resubmittal...............................................................................................
$1,075.00
8.
Deferral of scheduled public hearing at applicant's request
Fee........................................................................................................................................
$194.00
B. For amendment to text of zoning ordinance:
Fee.................................................................................................................................... $1,075.00
C. Amendment to the zoning map:
1. Less than 50 acres; application and first resubmission
Fee.........................................................................................
2. Less than 50 acres; each additional resubmission
Fee.........................................................................................
3. 50 acres or greater; application and first resubmission
Fee.........................................................................................
4. 50 acres or greater; each additional resubmission
Fee.........................................................................................
5. Deferral of scheduled public hearing at applicant's request
Fee.........................................................................................
10
.................................. $2,688.00
.......................................... $19344.00
.................................. $3,763.00
.......................................... $19881.00
............................................. $194.00
FOR OFFICE USE ONLY SP #
Yee AmmmL 11ate Paid ay who? Receipt # Ck# By:
Resubmittal of information for 4
Special use rermit
PROJECT NUMBER THAT HAS BEEN ASSIGNED: SP201600024 Field School of Charlottesville
Owner/Applicant Must Read and Sign
1 hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Ovmer, Contract Purchaser Date
Print Name
Daytime phone number of Signatory
FEES to be paid after annlication
For original 5peeial Use Permit tee of $ I,075
First resubmission [I'0 BE PAID 11'Hto, rHE REsi. zmissiw% J5 1LNDE 'IYy IN I'AKE SrAYY1
Free
Each additional resubmission ('I'() BE FAIli WHE', 'rHE. RESL'Eb11SMON IS NtAL)E 7'01N'I'AKE S7'AFT1
I $538
For original 5peeial Usc Permit fee of $2,OCC
D Firstresubmission ('10 BE PA Ill 1%11LN'rRL REM E_misi1i1N is 4LiDE'10INI'AKE SYAFYI
Free
Each additional resubmission ('ro BE PAIDWHEN'rHE. REsi 11i11!MON MruAnE TO V%TAKE47AFY1
%1,075
11