HomeMy WebLinkAboutSP200700044 Staff Report Special Use Permit 2008-01-09 COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
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AGENDA TITLE: AGENDA DATE:
SP 2007-044 SPCA Amendment. January 9, 2008
SUBJECT/PROPOSAL/REQUEST: ACTION: X INFORMATION:
Request for a Special Use Permit to allow
construction of outside fenced dog exercise areas CONSENT AGENDA:
on TMP 45-86, with conditions. ACTION: INFORMATION:
STAFF CONTACT(S):
Cilimberg, Wiegand ATTACHMENTS: YES
LEGAL REVIEW: NO
BACKGROUND:
On August 9, 2000, the Board adopted ZMA 2000-005 to allow the SPCA to use the site. On the same date, the Board
approved SP 2000-022, with conditions, for operation of an animal shelter on the site.
On December 11,2007,the Planning Commission held a public hearing on the special use permit request to construct outside
fenced dog exercise areas at the SPCA's current facility on Berkmar Drive. The Commission asked for three changes to the
conditions of approval. First,the Commission wanted the hours that dogs would be walked/exercised outside to correspond to
the hours of operation, from 8:00 am to 7:00 pm. Second,the Commission wanted the condition to require that dogs outside be
supervised at all times. Third,the Commission wanted screening specified between the SPCA and residentially zoned property
to the north.The Commission unanimously recommended approval with the following seven conditions, as listed in the Action
Memo (Attachment I):
1. Planning Department approval of a tree conservation plan for the areas located along the Berkmar Drive road frontage
in order to preserve existing trees and provide shade and shelter for people and animals.
2. An evergreen screen consisting of a double row of trees planted 15' on center, to conform with ordinance
requirements, shall be provided between the dog pens and the adjacent residential property.
3. Fundraising activities and other special events shall not occur unless a zoning clearance has been issued by the
Department of Community Development.
4. The site shall be developed in accord with the attached site plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA
2000-005, SP 2000-022, revised November 6, 2007."
5. Animals may be walked and/or exercised outside only between the hours of 8:00 am and 7:00 pm.While animals are
outside, they must be supervised.
6. Uses shall be limited to an animal shelter and a veterinary hospital with associated offices only.
7. Fencing shall be of the material identified and installed in the locations shown on the plan entitled
"Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022, revised November 6, 2007."
The Commission also unanimously approved two waivers with this SP:
1. Waiver of Section 5.1.11 of the Zoning Ordinance to allow construction of non-soundproofed animal confinements
(the fenced exercise areas) less than 500 feet from the lot line of a residential district and to allow use of a fencing
material that is not solid masonry or similar material around the non-soundproofed animal confinements.
2. Modification of the 20-foot buffer along the boundary with property owned by Foundations LLC to allow for a fence
and path.
Attachment I contains the Commission's action memo. Attachment II is the staff report reviewed by the Planning
Commission. Attachment Ill is the Application Plan, revised November 6, 2007.
DISCUSSION:
Following the Commission's meeting, staff, including zoning and the county attorney, reviewed the conditions and
recommended further changes. Staff's recommended conditions are:
1. A Tree Conservation Plan shall be submitted for those areas shown as Tree Conservation Areas on the
attached plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022, revised November 6,
2007."
Staff believes that this language better specifies the area intended for the tree conservation plan.
3
2. At least one row of screening evergreens trees shall be planted 15' on center along the north side of the
property.
The applicant has shown one row of screening evergreens on the application plan along the north side
of the property. While the Commission expressed concern for adequate screening between the SPCA
and residentially zoned property to the north, staff notes that the property to the north is owned by
VDOT and that both the current Comprehensive Plan and the draft Places29 Master Plan show this
area as nonresidential. Staff believes that this property is unlikely to develop residentially, so a single
row of evergreens, as proposed by the applicant, will be appropriate screening.
3. Fundraising activities and other special events shall not occur unless a zoning clearance has been issued by
the Department of Community Development. [same as the condition recommended by the Planning
Commission]
4. The site shall be developed in accord with the attached site plan entitled "Charlottesville/Albemarle S.P.C.A.
ZMA 2000-005, SP 2000-022, revised November 6, 2007." [same as the condition recommended by the
Planning Commission]
5. Animals may be walked and/or exercised outside only between the hours of 8:00 am and 7:00 pm. While
animals are outside, they must be supervised and be on a leash if outside the fenced area or contained within
a fenced area if not on a leash.
This condition is the same as that approved by the Commission, except that staff added the phrase
"and be either on a leash if outside the fenced area or contained within a fenced area if not on a leash"
to further define "supervised."
Staff deleted the Commission's recommended Condition 6 that restricted the uses because staff believes that
the current special use permit limits the SPCA to an animal shelter.
6. Fencing shall be of the material identified and installed in the locations shown on the plan entitled
"Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022, revised November 6, 2007." [renumbered,
otherwise the same as the condition recommended by the Planning Commission]
RECOMMENDATIONS:
Staff recommends approval of SP 2007-044, SPCA Amendment, with the six conditions listed above in the Discussion
section.
ATTACHMENTS:
ATTACHMENT I: Planning Commission Action Memo for December 11, 2007
ATTACHMENT II: Staff Report dated December 11, 2007
ATTACHMENT Ill: Application Plan, revised November 6, 2007
4
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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)972-4012
December 21,2007
Susan Kogut, Executive Director
Albemarle Society For The Prevention Of Cruelty To Animals Inc
3355 Berkmar Drive
Charlottesville,VA 22901
RE: SP2007-00044 Charlottesville Albemarle SPCA (Sign # 74)
TAX MAP/PARCEL: 45-86
Dear Ms. Kogut:
The Albemarle County Planning Commission,at its meeting on December 11,2007, recommended
approval by a vote of 7:0, of the above-noted petition to the Board of Supervisors.
Please note that this approval is subject to the following conditions:
1. Planning Department approval of a tree conservation plan for the areas located along the Berkmar Drive
road frontage in order to preserve existing trees and provide shade and shelter for people and animals.
2. An evergreen screen consisting of a double row of trees planted 15'on center,to conform with ordinance
requirements, shall be provided between the dog pens and the adjacent residential property.
3. Fundraising activities and other special events shall not occur unless a zoning clearance has been issued by
the Department of Community Development.
4. The site shall be developed in accord with the attached site plan entitled "Charlottesville/Albemarle
S.P.C.A. ZMA 2000-005, SP 2000-022, Revised November 6, 2007."
5. Animals may be walked and/or exercised outside only between the hours of 8:00 am and 7:00 pm. While
animals are outside,they must be supervised.
6. Uses shall be limited to an animal shelter and a veterinary hospital with associated offices only.
7. Fencing shall be of the material identified and installed in the locations shown on the plan entitled
"Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022, Revised November 6, 2007."
Action on the Waivers:
The motion of approval of the waivers to the 500-foot setback and solid fencing regulations and to the 20-foot
residential setback requirement passed by a vote of 7:0.
Please be advised that the Albemarle County Board of Supervisors will review this petition and receive
public comment at their meeting on January 9,2008.
If you should have any questions or comments regarding the above noted action, please do not hesitate to
contact me at(434)296-5832.
Sincerely,
�`. ())cQ
Judith C. Wiegand, AICP
Senior Planner
Planning Division
JW/SM
cc: Susan Schlenger Landscape Design
611 N. Boston Road
Troy,Va 22974
File
2-
Albemarle County Planning Commission
December 11, 2007
The Albemarle County Planning Commission held a meeting and a public hearing on Tuesday, December
11, 2007, at 6:00 p.m., at the County Office Building, Lane Auditorium, Second Floor, 401 McIntire Road,
Charlottesville, Virginia.
Members attending were Marcia Joseph, Chairman; Duane Zobrist, Jon Cannon; Bill Edgerton; Pete
Craddock; Eric Strucko and Calvin Morris, Vice-Chairman. Mr. Strucko arrived at 6:03 p.m. Mr. Cannon
arrived at 6:05 p.m. Mr. Zobrist arrived at 6:08 p.m. Julia Monteith, AICP, Senior Land Use Planner for the
University of Virginia was absent.
Other officials present were Bill Fritz, Chief of Community Development; David E. Pennock, Principal
Planner; Joan McDowell, Principal Planner; John Shepherd, Manager of Current Development & Zoning;
Wayne Cilimberg, Director of Planning; Scott Clark, Senior Planner; Judith Wiegand, Senior Planner;
Jonathan Sharp, Engineer; Gerald Gatobu, Planner; Rebecca Ragsdale, Senior Planner and Greg
Kamptner, Deputy County Attorney.
Call to Order and Establish Quorum:
Ms. Joseph called the meeting to order at 6:02 p.m. and established a quorum.
Other Matters Not Listed on the Agenda from the Public:
Ms. Joseph invited comment from the public on other matters not listed on the agenda. There being
none, the meeting moved to the next item.
Review of Board of Supervisors Meeting— December 5, 2007.
Mr. Cilimberg summarized the actions taken by the Board of Supervisors on December 5, 2007.
Regular Items:
SDP-2007-00082 Patterson(Verizon)Tier II PWSF-Final
Request for approval of a treetop personal wireless service facility with a steel monopole that would be
approximately 117 feet tall (10 feet AMSL above the height of the tallest tree within 25 feet), with a 12'x
30.42' x 10.58' (W x L x H) shelter/equipment cabinet. This application is being made in accordance with
section 10.1.22 of the Zoning Ordinance, which allows for Tier II wireless facilities by right in the Rural
Areas. The property contains 13.382 acres, described as Tax Map 71, Parcel 37J, is located in the
Whitehall Magisterial District and is zoned RA, Rural Areas and EC, Entrance Corridor. The
Comprehensive Plan designates the property as Rural Area in Rural Area 3. (Gerald Gatobu)
Motion: Mr. Morris moved, Mr. Zobrist seconded, for approval of SDP-2007-00082, Patterson (Verizon)
Tier II PWSF— Final with the height to be up to ten (10) feet taller than the tallest tree.
The motion for approval passed by a vote of 7:0.
Ms. Joseph stated that SDP-2007-00082, Patterson (Verizon) Tier II PWSF—Final was approved.
SDP-2007-00048 Crozet Gateway Center— Final
Request for final site plan approval for the construction of two (2) buildings for commercial and office use
on 1.99 acres zoned HC Highway Commercial and EC Entrance Corridor. This request includes a
request for a waiver in order to allow shared parking within the site. The property, described as Tax Map
56, Parcels 32 and 32A are located in the Whitehall Magisterial District in the northeast corner of the
intersection of Route 240 (Brownsville Road) and Route 250 (Rockfish Gap Turnpike). This is currently
the site of a convenience store. The Comprehensive Plan designates this property as Crozet Community.
(David Pennock)
ALBEMARLE COUNTY PLANNING COMMISSION — DECEMBER 11, 2007 Attachment I
FINAL ACTION MEMO— REVISED 12-19-07
Motion: Mr. Zobrist moved, Mr. Strucko seconded, for denial of SDP-2007-00048, Crozet Gateway
Center, for the reasons identified in the staff report.
The motion for denial passed by a vote of 5:2. (Ms. Joseph and Mr. Morris voted nay.)
Ms. Joseph stated that SDP-2007-0048, Crozet Gateway Center — Final was denied. This item can be
appealed to the Board of Supervisors within ten (10) days.
SDP2007-00104 Church of Jesus Christ Latter-Day Saints— Minor Amendment
Request for approval of a waiver to allow disturbance of critical slopes related to the construction of a
regional storm water detention pond that will serve adjacent development. This property is described as
Tax Map 32, Parcels 17 and 17E3, and is zoned RA, Rural Areas and EC, Entrance Corridor. The
property is located in the Rio Magisterial District. Access to this property is approximately 0.75 miles
from the intersection of Seminole Trail [Rte. 29N] and Airport Road [Rte. 649]. The Comprehensive Plan
designates this area as Industrial Service in the Hollymead Community. (David Pennock)
Mr. Zobrist disclosed that he was a member of the Church of Jesus Christ Latter-Day Saints and has
represented the church. He disqualified himself and left the room even though the church is not the real
party in interest.
Motion: Mr. Strucko moved, Mr. Morris seconded, for approval of SDP-2007-00104, Church of Jesus
Christ Latter-Day Saints—Critical Slopes Waiver with the following conditions.
1. Vegetation shall be provided all around the proposed facility and the 100' buffer to be maintained
between the storm water management facility and the stream and be depicted to maintain the
natural vegetation that exists within that buffer zone as much as possible.
2. The disturbance shall be minimized to access the facility.
The motion for approval passed by a vote of 6:0. (Mr. Zobrist abstained.)
Ms. Joseph stated that SDP-2007-00104, Church of Jesus Christ Latter-Day Saints — Critical Slopes
Waiver was approved.
The Planning Commission took a 10 minute break at 7:26 p.m.
The meeting reconvened at 7:36 p.m.
Mr. Zobrist returned to the meeting.
Public Hearing Items:
SP-2007-00041 Collin Gallahue -Violin Maker(Sign #8)
PROPOSED: Home Occupation to permit a violin making operation in an accessory structure on a 131
acre property
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre)
SECTION: 10.2.2 (31) Home Occupation Class B
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural,
forestal, open space, and natural, historic and scenic resources/density ( .5 unit/acre)
ENTRANCE CORRIDOR: Yes No_x_
LOCATION: 6551 Heards Mountain Rd. (Rt. 633), Covesville
TAX MAP/PARCEL: TMP 97 -24
MAGISTERIAL DISTRICT: Samuel Miller
(Joan McDowell)
ALBEMARLE COUNTY PLANNING COMMISSION — DECEMBER 11, 2007 Co
FINAL ACTION MEMO— REVISED 12-19-07
Motion: Mr. Strucko moved, Mr. Morris seconded, for approval of SP-2007-00041, Collin Gallahue —
Violin Maker, with the recommended conditions, as amended.
1. SP 2007-41 is limited to the making, repair, and sales of musical instruments.
2. No employees shall be permitted, without approval of an amendment to this special
use permit.
3. Storage of materials shall be entirely within the accessory building, as shown on
Attachment A.
The motion for approval passed by a vote of 7:0.
Ms. Joseph stated that SP-2007-00041, Collin Gallahue — Violin Maker will go before the Board of
Supervisors on January 9, 2008 with a recommendation for approval.
SP-2007-00044 Charlottesville-Albemarle SPCA (Sign #74)
PROPOSED: special use permit for outside fenced dog exercise areas, also for potential adopters to
socialize with dogs. No residential units proposed.
ZONING CATEGORY/GENERAL USAGE: C-1 Commercial--retail sales and service uses; and residential
use by special use permit(15 units/acre).
SECTION: 22.2.2.13. Animal Shelter, uses permitted by special use permit in Commercial district.
COMPREHENSIVE PLAN LAND USE/DENSITY: Transitional- neighborhood-scale commercial uses,
offices, townhouses and apartments (6.01-34 units/acre) in Neighborhood 1.
ENTRANCE CORRIDOR: Yes No X
LOCATION: 3355 Berkmar Drive, Charlottesville, VA, approximately 1100 feet north of intersection with
Woodbrook Drive.
TAX MAP/PARCEL: TMP 45-86
MAGISTERIAL DISTRICT: Rio
(Judy Wiegand)
Motion: Mr. Strucko moved, Mr. Morris seconded, for approval of SP-2007-00044, Charlottesville-
Albemarle SPCA, with the conditions recommended in the staff report, as amended.
1. Planning Department approval of a tree conservation plan for the areas located along the Berkmar
Drive road frontage in order to preserve existing trees and provide shade and shelter for people and
animals.
2. An evergreen screen consisting of a double row of trees planted 15' on center, to conform with
ordinance requirements, shall be provided between the dog pens and the adjacent residential
property.
3. Fundraising activities and other special events shall not occur unless a zoning clearance has been
issued by the Department of Community Development.
4. The site shall be developed in accord with the attached site plan entitled "Charlottesville/Albemarle
S.P.C.A. ZMA 2000-005, SP 2000-022, Revised November 6, 2007."
5. Animals may be walked and/or exercised outside only between the hours of 8:00 am and 7:00 pm.
While animals are outside, they must be supervised.
6. Uses shall be limited to an animal shelter and a veterinary hospital with associated offices only.
7. Fencing shall be of the material identified and installed in the locations shown on the plan entitled
"Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022, Revised November 6, 2007."
The motion passed by a vote of 7:0.
Action on the Waivers:
ALBEMARLE COUNTY PLANNING COMMISSION — DECEMBER 11, 2007
FINAL ACTION MEMO— REVISED 12-19-07
Motion: Mr. Morris moved, Mr. Edgerton seconded, for approval of the waivers to the 500-foot setback
and solid fencing regulations and to the 20-foot residential setback requirement for SP-2007-00044,
Charlottesville-Albemarle SPCA.
The motion passed by a vote of 7:0.
Ms. Joseph stated that SP-2007-00044, Charlottesville-Albemarle SPCA, would go before the Board of
Supervisors on January 9, 2007 with a recommendation for approval with conditions.
SP-2007-00042 Grace Baptist Church (Sign # 38)
PROPOSED: New church with seating for 280 persons.
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre);
SECTION: 10.2.2.35, Church building and adjunct cemetery
COMPREHENSIVE PLAN LAND USE/DENSITY: RA -- Rural Areas: agricultural, forestal, and fishery
uses; residential density (0.5 unit/acre)
ENTRANCE CORRIDOR: No
LOCATION: Watts Passage Rd (Route 600), approximately 1,750 north of the intersection with Pritchett
Ridge Lane.
TAX MAP/PARCEL: Tax Map 33 Parcel 56
MAGISTERIAL DISTRICT: Rivanna
(Scott Clark)
Motion: Mr. Strucko moved, Mr. Morris seconded, to accept the applicant's request for indefinite deferral
of SP-2007-00042, Grace Baptist Church.
The motion passed by a vote of 7:0.
Ms. Joseph stated that SP-2007-00042, Grace Baptist Church, was indefinitely deferred.
The Planning Commission took a break at 9:06 p.m.
The meeting reconvened at 9:17 p.m.
ZMA2007-00016 Watkins Route 250 Rezoning (Sign # 95)
PROPOSAL: Rezone 3.0 acres from R1 - Residential (1 unit/acre)
to HC Highway Commercial which allows commercial and service uses; and residential use by special
use permit (15 units/ acre) for a Landscape Contracting business
PROFFERS: No
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Community of Crozet; CT-3 Urban Edge:
single family residential (net 3.5-6.5 units/acre) supporting uses such as religious institutions and schools
and other small-scale non-residential uses
ENTRANCE CORRIDOR: Yes
LOCATION: 5168 Rockfish Gap Turnpike/Route 250 West, east of Radford Lane & adjacent to Clover
Lawn
TAX MAP/PARCEL: Tax Map 56, Parcels 107C & 98D
MAGISTERIAL DISTRICT: White Hall
(Rebecca Ragsdale)
APPLICANT REQUESTS DEFERRAL TO A DATE TO BE DETERMINED
Motion: Mr. Strucko moved, Mr. Zobrist seconded, to accept the applicant's request for indefinite deferral
of ZMA-2007-00016, Watkins Route 250 Rezoning.
The motion passed by a vote of 7:0.
Ms. Joseph stated that ZMA-2007-00016, Watkins Route 250 Rezoning, was indefinitely deferred.
ALBEMARLE COUNTY PLANNING COMMISSION — DECEMBER 11, 2007 '
FINAL ACTION MEMO — REVISED 12-19-07
Old Business
Ms. Joseph asked if there was any old business.
Due to changes in the agenda there is no 4:00 p.m. work session next week.
There being no further old business, the meeting proceeded.
New Business
Ms Joseph asked if there was any new business. There being none, the meeting proceeded.
Adjournment
With no further items, the meeting adjourned at 10:36 p.m. to the Tuesday, December 18, 2007 meeting
at 6:00 p.m. at the County Office Building, Second Floor, Auditorium, 401 McIntire Road, Charlottesville,
Virginia.
V. Wayne Cilimberg, Secretary
(Recorded and transcribed by Sharon C. Taylor, Clerk to Planning Commission & Planning Boards)
ALBEMARLE COUNTY PLANNING COMMISSION — DECEMBER 11, 2007 j7
FINAL ACTION MEMO— REVISED 12-19-07
COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2007-044 SPCA Amendment Staff: Judith C. Wiegand, AICP
Waiver of Section 5.1.11 a. that requires a 500-foot
setback for animal confinements and solid
fencing.
Waiver of the Residential District 20-foot setback
requirement for the area adjacent to the property
owned by Foundations LLC.
Planning Commission Public Hearing: Board of Supervisors Public Hearing:
December 11, 2007 January 9, 2008
Owners: The Albemarle Society for the Applicant: Susanne Kogut, Executive
Prevention of Cruelty to Animals ("SPCA") Director, SPCA.
Acreage: 6.35 acres Special Use Permit: to construct
outdoor fenced-in exercise areas for
dogs.
TMP: TMP 45-86 Existing Zoning and By-right Use:
Location: 3355 Berkmar Drive, Charlottesville, C-1 Commercial, which allows retail
VA, approximately 1100 feet north of intersection sales and service uses; and
with Woodbrook Drive. residential use by special use permit
(15 units/acre).
The SPCA operates by special use permit,
section 22.2.2.13. Animal Shelter.
Magisterial District: Rio Conditions: Yes
DA(Development Area): Neighborhood 1. Requested # of Dwelling Units: NA
Proposal: Applicant requests a special use Comprehensive Plan Designation:
permit to allow construction of some new and Transitional—neighborhood-scale commercial
some replacement outside fenced exercise areas uses, offices, townhouses and apartments
for dogs. Volunteers would exercise and play with (6.01-34 units/acre).
the dogs in these enclosures. The areas will also
be used by potential adopters to allow them to get
acquainted with an animal.
Character of Property: The property is currently Use of Surrounding Properties: The SPCA
serving as an animal shelter. The current building is surrounded by residentially zoned
was completed in 2005. properties, except for a commercial parcel
adjacent to the southeast corner.
Factors Favorable: Factors Unfavorable:
1. The proposed Dog Exercise Areas are an Staff has found no factors unfavorable to this
appropriate addition to the current facility. They special use permit.
are a means of enhancing the lives of the dogs
at the facility and improving their chances of
being adopted.
2. The proposed Dog Exercise Areas and the
Attachment II
10
paths will provide a safer and more
comfortable environment for staff, volunteers,
and potential adopters to take care of and
interact with the dogs.
3. The Dog Exercise Areas have been designed
with the surrounding community in mind.
RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.
Staff also recommends approval of waivers to the 500-foot setback and solid fencing regulations
and to the 20-foot residential setback requirement.
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 , ' 1
STAFF PERSON: JUDITH C. WIEGAND, AICP
PLANNING COMMISSION: DECEMBER 11, 2007
SP 2007-044 SPCA AMENDMENT
Waiver of Section 5.1.11 of the Zoning Ordinance, which requires a 500-foot setback for
animal confinements and a solid 6-foot high fence around non-soundproofed animal
confinements.
Petition:
PROJECT: SP-2007-044 SPCA Amendment
PROPOSED: special use permit for an outside fenced dog exercise area, also for potential
adopters to socialize with dogs. No residential units proposed.
ZONING CATEGORY/GENERAL USAGE: C-1 Commercial—retail sales and service uses; and
residential use by special use permit (15 units/acre).
SECTION: 22.2.2.13. Animal Shelter, uses permitted by special use permit in Commercial
district.
COMPREHENSIVE PLAN LAND USE/DENSITY: Transitional—neighborhood-scale
commercial uses, offices, townhouses and apartments (6.01-34 units/acre) in Neighborhood 1.
ENTRANCE CORRIDOR: Yes No X
LOCATION: 3355 Berkmar Drive, Charlottesville, VA, approximately 1100 feet north of
intersection with Woodbrook Drive.
TAX MAP/PARCEL: TMP 45-86
MAGISTERIAL DISTRICT: Rio
Applicant's Proposal:
The applicant wishes to construct fenced outside exercise areas to provide a place where the
dogs could exercise and play to improve their overall health and well-being. In addition, the
fenced areas will be used by potential adopters to socialize and play with the dogs, and to
interact with the dogs to see if they would be a good addition to their family. The hours of use
for potential adopters would be 12 noon to 6:00 pm seven days per week. The hours when
volunteers exercise the dogs and play with them would be from 8:00 am to 7:00 pm, Monday
through Thursday, and 8:00 am to 6:00 pm on Friday, Saturday, and Sunday.
Character of the Area:
The current SPCA facility is surrounded by various commercial and office uses, along with a
few residential and vacant properties. The SPCA has been in operation for over two years in its
current facility. A portion of the right-of-way (ROW)for the proposed Western Bypass abuts the
northern edge of the property.
Planning and Zoning History:
Prior to adoption of the County's current Zoning Ordinance, this parcel was zoned R-2,
Residential. When the current Zoning Ordinance was adopted in December 1980, the parcel
was zoned R-6, Residential.
On August 9, 2000, the Board of Supervisors approved ZMA 2000-005 to rezone the parcel to
C-1 Commercial so the SPCA could construct and operate an animal shelter on the property. At
the same time, the Board approved SP 2000-022, with six conditions, to permit operation of an
animal shelter on the property. (See Attachment B)
Since approval of the ZMA and SP, preliminary and final site development plans have been
approved and the new building has been constructed.
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 7v.
Conformity with the Comprehensive Plan:
The Comprehensive Plan designates this parcel and the surrounding property as Transitional,
which allows neighborhood-scale commercial uses, offices, townhouses and apartments (6.01-
34 units/acre) in Neighborhood 1. The C-1 Commercial district is appropriate in a transitional
area, and the operation of an animal shelter in a C-1 district is allowed by special use permit.
Neighborhood Model:
The special use permit is for fenced outside exercise areas. The main building has already
been approved and is in use, and no significant site development changes are proposed. For
these reasons, staff has not undertaken an analysis of the site in relation to the 12 Principles of
the Neighborhood Model. Staff notes that the path that is internal to the parcel provides a
walking loop that will enable people and animals to move around within the site. The loop
passes through existing "Tree Preservation Areas"—landscaped areas that will be enhanced
with additional plantings, as funds become available. This landscaping will offer welcome
respite, especially on hot days, for people and animals as they walk around the site.
Staff Comment:
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:
31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a
finding by the Board of Supervisors that such use will not be of substantial detriment to
adjacent property,
Staff believes that the fenced outside exercise areas will not be of substantial detriment to
adjacent property because similar facilities are already in use and have not created problems.
Staff also does not believe that there will be a significant increase in the amount of noise since
the animals are now walked and exercised outside. (See further discussion in the Waiver
Analysis section below.)
Staff is also recommending that several of the conditions that apply to the current operation of
the facility remain in force and a new condition be added to regulate the type of fencing for the
exercise areas.
that the character of the district will not be changed thereby and
The surrounding properties are all zoned R-6 Residential (except for one that is zoned R-15
Residential). These properties have a mixture of primarily commercial and office uses with a
few residences and vacant properties. In other words, the SPCA is a commercial district
surrounded by a residential district, but the districts do not reflect the uses in the area.
The facility is currently operating as an animal shelter under a rezoning and a special use
permit approved by the Board of Supervisors. The changes that will result from the special use
permit amendment are minor and not likely to result in any changes in the character of the
district.
that such use will be in harmony with the purpose and intent of this ordinance,
Animal shelters are allowed by special use permit in Commercial districts. The approval of a
special use permit (SP 2000-022)for the SPCA by the Board of Supervisors on April 17, 2000
reflected a finding that this use would be in harmony with the ordinance's purpose and intent.
The current request for an amendment to the special use permit will simply further the
approved use of this property.
with uses permitted by right in the district,
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 3
Uses permitted by right in a Commercial district include retail sales and service uses. The
animal shelter is consistent with these uses, and has functioned well with the surrounding uses
and should continue to do so.
with the additional regulations provided in section 5.0 of this ordinance,
Section 5.1.11 Commercial Kennel, Veterinary Service, Office or Hospital, Animal Hospital,
Animal Shelter lists several regulations some of which apply to the SPCA facility:
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 no 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)
The applicant has applied for a waiver of these two requirements. See the waiver request and
staff's analysis below.
b. For soundproofed confinements, no such structure shall be located closer than two
hundred(200) feet to any agricultural or residential lot line. For soundproofed
confinements, noise measured at the nearest agricultural or residential property line
shall no exceed fifty-five (55) decibels; (Amended 11-15-89; 6-14-00)
This requirement was met when the current building was constructed.
c. In all cases, animals shall be confined in an enclosed building from 10:00 pm to 6:00
am.(Amended 11-15-89; 6-14-00)
This requirement has been met through a condition of the first special use permit. The same
condition is recommended for the amendment now under consideration.
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)
-Areas for outside exercise to be exclusive from access by the public by fencing or other
means. (Added 11-15-89)
The SPCA facility is not located in proximity to such shopping centers or other urban density
locations, so these requirements do not apply.
and with the public health, safety and general welfare.
Staff believes that the current facility fulfills a community need by providing a home and
adoption services for dogs, cats, and other animals. The current proposal for fenced outside
exercise areas will only improve the service provided by the SPCA by contributing to improved
health and well-being of the animals and providing an opportunity for potential adopters to
interact with dogs before adoption takes place.
Staff notes that the original special use permit was approved with the understanding that the
dogs would be not walked outside between the hours of 10:00 pm and 6:00 am (as prohibited
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 )4/
in the conditions), which is proposed to remain in the new conditions. This amendment to the
SP would simply provide a safer environment for dogs, volunteers, and prospective adopters
by giving them fenced areas where the dogs can run and play off the leash.
Waiver of Section 5.1.11 a:
The applicant is requesting a waiver of section 5.1.11a of the Zoning Ordinance, which states:
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
no 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)
As described in the applicant's waiver request (see Attachment D, letter dated November 9,
2007), these confinement areas:
....include several fenced in dog exercise areas throughout the property, one larger
agility confinement area at the front of the property on Berkmar Drive, and one larger
fenced in area located at the back of the property (collectively referred to as "Dog
Exercise Areas"). The SPCA proposes that the Dog Exercise Areas will be enclosed
with at least 6-foot [high] chain-link fencing for the exercise areas throughout the
property and for the large enclosed area at the back of the property, and 6-foot [high]
decorative aluminum fencing for the agility area at the front of the property on Berkmar
Drive. The SPCA suggests these materials for several reasons: reasonable cost,
materials are non-porous and can be cleaned and sanitized,and with respect to the
decorative fencing around the agility area, the aesthetics of the surrounding community.
The purpose of the Dog Exercise Areas is as a venue for dogs to play and get exercise
to improve their overall health and well-being. Dogs will be taken into the Dog Exercise
Areas by staff and volunteers to play with and train the dogs, thereby making them more
adoptable. Dogs in the Dog Exercise Areas will always be under the supervision of staff
and volunteers. Dogs in the agility area at the front of the property will be under the
direct supervision and training of staff and volunteers running through the agility course.
The Dog Exercise Areas may also be used by potential adopters. Adopters will be able
to take dogs into the Dog Exercise areas to play and interact with them to determine
whether the dog would make a good addition to their family. On these occasions, the
dogs will always be with the potential adopter and may also be accompanied by staff or
volunteers.
The Dog Exercise Areas are not to be used for permanent confinement but for
temporary exercise outings. The kennels inside of the SPCA facility will continue to be
where dogs are permanently confined during their stay at the SPCA.
The first part of section 5.1.11 a requires that any structure not soundproofed be at least 500
feet from the lot line of any residential district. Since most of the SPCA's property is
surrounded by an R-6 Residential district, this requirement applies.
The applicant is requesting a waiver of this setback provision because it would effectively
prohibit the opportunity to locate any outdoor Dog Exercise Areas on their property. The dogs
will only be outside temporarily for exercise; they would not be permanently confined outside.
Dogs in a shelter or kennel environment bark primarily to satisfy a need, usually a desire for
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 )5 ,A
human interaction. The dogs in the Dog Exercise Areas will be receiving this human
companionship, in addition to fulfilling their need for exercise and play. The applicant believes
that "these Dog Exercise Areas will, in fact, reduce overall noise levels as dogs that are well
exercised and trained will be quieter in their indoor confinement kennels and are generally
adopted more quickly."
The second part of section 5.1.11a requires that a solid, 6-foot high fence made of concrete
block, brick, or similar materials be constructed around any non-soundproofed confinements.
The applicant requests a waiver of this requirement for several reasons. First, the requirement
would be cost prohibitive because the cost of installing a solid masonry wall around all of the
Dog Exercise Areas would greatly increase the cost of the project. The SPCA is a nonprofit
organization that is dependent primarily on private donations for funding. The SPCA has a
donor for the Dog Walking Project, but the requirement for a solid masonry wall greatly
exceeds the budget.
Further, for safety reasons, it is important that staff and volunteers be able to observe what is
going on inside the Dog Exercise Areas. If someone in one of these areas requires assistance
with a dog, they are much more likely to receive assistance quickly is staff or volunteers can
see them. So, enclosing these areas in a 6-foot high opaque fence would be
counterproductive and possibly even dangerous.
Lastly, the applicant believes that "it improves the character of the surrounding community to
see the activities of the dogs being walked around the property, playing in the agility area and
enjoying their temporary stay at the SPCA."
Staff Comment:
According to section 5.1, the Planning Commission may waive such a requirement upon a
finding that such a requirement would not forward the purposes of the ordinance or otherwise
serve the public health, safety, or welfare. In granting such a waiver, the Commission may
impose such conditions as it deems necessary to protect the public health, safety, or welfare.
Staff notes that the property was rezoned and the original SP approved in 2000, with the
understanding that this was an appropriate location for the SPCA and that the facility would
include walking dogs outside. It would be inconsistent with the SPCA's functions to not allow
the SPCA to establish formal outdoor facilities at this location. It should also be noted that
while there are adjacent R-6 zoned properties, the actual uses are primarily commercial and
office, with a few residences and vacant properties.
Staff believes that the applicant's request is justifiable and appropriate. Staff recommends
approval of a waiver for both parts of section 5.1.11 a and notes that the original conditions
governing the special use permit will still apply.
Waiver of Residential District 20-foot Setback:
The applicant is also requesting a waiver of the Residential District 20-foot setback
requirement for the fencing that will be along the right front side of the SPCA property adjacent
to the property owned by Foundations LLC. The area at this side of the property is very narrow.
If the fencing is moved to comply with the setback requirement and to enclose the dog walking
paths, the paths would be so narrow that there would be insufficient room for separation of
dogs while walking. If the applicant removes the fencing and leaves the paths where they are
presently located, then the paths would not be fully enclosed by the fencing. This would leave
an open area from which the dogs might escape to the adjacent property and at the front of the
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007 /4 i
property on Berkmar Drive.
Staff Comment:
Staff supports this request for a waiver of the 20-foot setback in a limited area as this will allow
the paths and the fencing to be designed in the safest manner to avoid conflict for the dogs,
the dog walkers, and the surrounding properties.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The proposed Dog Exercise Areas are an appropriate addition to the current facility. They
are a means of enhancing the lives of the dogs at the facility and improving their chances
of being adopted.
2. The proposed Dog Exercise Areas and the paths will provide a safer and more
comfortable environment for staff, volunteers, and potential adopters to take care of and
interact with the dogs.
3. The Dog Exercise Areas have been designed with the surrounding community in mind.
Staff has identified no factors unfavorable to this application.
RECOMMENDED ACTION:
Staff recommends approval of SP 2007-044 SPCA Amendment, with the following conditions:
1. Planning Department approval of a tree conservation plan for the areas located along
the Berkmar Drive road frontage in order to preserve existing trees and provide
shade and shelter for people and animals.
2. The proposed use shall not accommodate the seasonal "Rummage Sale" or any other
fundraising activities without amendment to this special use permit, or appropriate
permitting by the Department of Building Codes and Zoning Services.
3. The site shall be developed in accord with the attached site plan dated May 12, 2000;
revised June 12, 2000, and revised(date of SP approval to be inserted].
4. Animals shall be confined in an enclosed building from 10:00 pm to 6:00 am.
5. Full frontage improvements as required by VDOT shall be installed.
5. Uses shall be limited to an animal shelter and a veterinary hospital with associated
offices only.
6. Fencing shall be of the material indicated and installed in the locations shown on
the plan entitled "Charlottesville/Albemarle S.P.C.A. ZMA 2000-005, SP 2000-022,
Revised November 6, 2007."
VDOT has indicated that the full frontage improvements required under the original Condition
#5 have been installed, so that condition can be deleted and the condition that was #6 will now
be #5.
Waivers:
Staff recommends approval of waivers to both requirements of section 5.1.11 a and to the
Residential District 20-foot setback requirement in a limited area along the right front side of the
property, which abuts the property owned by Foundations LLC.
ATTACHMENTS
Attachment A— Location Map
Attachment B — Letter stating approval of SP 2000-022, August 21, 2000
Attachment C —Application Plan, Revised November 6, 2007
Attachment D — Waiver Request Letter, dated November 9, 2007
SP 2007-044 SPCA Amendment Staff Report, December 11, 2007
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Attachment A
��ili! y9�
of
COUNTY OF ALBEMARLE
Department of Planning&Community Development
401 Mclntire Road, Room 218
Charlottesville, Virginia 22902-4596
(804)296-5823
Fax(804)972-4012
August 21, 2000
Daniel J. Meador, Jr
43 Park Street
Charlottesville, VA 22901
RE: ZMA-00-005 Albemarle SPCA (New Shelter)
SP-00-22 Albemarle SPCA (New Shelter)
Tax Map 45, Parcel 86
Dear Mr. Meador:
The Albemarle County Board of Supervisors, at its meeting on August 9, 2000, unanimously
approved the above-noted petitions. Please note that this approval is subject to the following
conditions:
• ZMA-00-005 Albemarle SPCA (New Shelter) - Approved the request to rezone the
petitioned 5.88 acres to C-1, Commercial, from R-6, Residential
• SP-00-22 Albemarle SPCA (New Shelter) - Approved subject to the following conditions:
1. Planning Department approval of a tree conservation plan for the area located along the
Berkmar Drive road frontage.
2. The proposed use shall not accommodate the seasonal "Rummage Sale" or any other
fundraising activities without amendment to this special use permit, or appropriate
permitting by the Department of Building Codes and Zoning Services.
3. The site shall be developed in accord with the attached site plan dated May 12, 2000;
Revised June 12, 2000 (Attachment B).
4. Animals shall be confined in an enclosed building from 10:00 p.m. to 6:00 a.m..
5. Full frontage improvements as required by VDOT shall be installed.
6. Uses shall be limited to an animal shelter and a veterinary hospital with associated
offices only.
Attachment B I /
In the event that the use, structure or activity for which this special use permit is issued shall not
be commenced within eighteen (18) months after the issuance of such permit, the same shall be
deemed abandoned and the authority granted thereunder shall thereupon terminate. For
purposes of this section, the term "commenced" shall be construed to include the
commencement of construction of any structure necessary to the use of such permit within two
(2) years from the date of the issuance thereof which is thereafter completed within one (1)
year.
Before beginning this use, you must obtain a zoning clearance from the Zoning Department.
Before the Zoning Department will issue a clearance, you must comply with the conditions in
this letter. For further information, please call Jan Sprinkle at 296-5875.
If you should have any questions or comments regarding the above-noted action, please do not
hesitate to contact me.
Sincerely,
V. Wayne Ci mberg
Director of Planning &Commun. y Development
VWC/jcf
Cc: Amelia McCulley
Jack Kelsey
Tex Weaver
Steve Allshouse
Bob Ball, VDOT
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Albemarle
cu
kV
A No Kill Organization
November 9, 2007
Judith C. Wiegand, AICP
Senior Planner
County of Albemarle
Department of Community Development
401 McIntire Road, Room 227
Charlottesville VA 22902-4596
Re: SP-2007-044 SPCA Amendment
Dear Ms. Wiegand,
Waiver Request: The Charlottesville-Albemarle SPCA (the"SPCA")hereby request a
waiver of 5.1.11 a of the County's Zoning Ordinance in its entirety which requires a 500-foot
setback for animal confinements and a solid 6-foot high fence made of concrete block,brick or
other approved materials.
The SPCA also requests a waiver of the Residential District 20-foot setback requirement
solely with respect to the fencing on the front right side of the property which borders the
property owned by Foundations LLC.
General Project Description:
The SPCA serves the City of Charlottesville and Albemarle County residents as the only
animal care facility for homeless animals and as the City and County pound. The mission of the
SPCA is to provide a safe environment for the lost, abandoned, and homeless animals of
Charlottesville and Albemarle County and place them in good homes. Our belief is that
Charlottesville and Albemarle County should be the number one place not only for people but
also for our companion animals.
The SPCA is fortunate to have a supporter in our community that shares the SPCA's values
and high standards of care. This donor has pledged certain funds for the purposes of enhancing
the lives of the dogs in our care and making our SPCA a more inviting place for the community
to volunteer and potential adopters to visit with dogs. As a result,the SPCA is embarking on
P.O. Box 7047 Charlottesville, VA 22906 434.973.5959 Fax: Attachment 1)22,
E-mail: infoc�casoca.ore www.casoca.orQ
the Dog Walking Project(the"Project")to create dog-walking paths and fenced in dog exercise
areas on the SPCA's property. The SPCA is working with a landscape professional to design
the Project in a way that balances the cost of the project with the following important factors:
safety of the animals and people, ongoing maintenance requirements, acceptance from
surrounding community, aesthetics and affect on adjacent property, character of the community
and the health, safety and general welfare of the community.
Description of Dog Exercise Areas:
The Project includes several animal confinement areas that are the subject of this waiver
request. These confinement areas include several fenced in dog exercise areas throughout the
property, one larger agility confinement area at the front of the property on Berkmar Drive and
one larger fenced in area located at the back of the property(collectively, referred to as "Dog
Exercise Areas"). The SPCA proposes that the Dog Exercise Areas will be enclosed with at least
6-foot chain-link fencing for the exercise areas throughout the property and for the large
enclosed area at the back of the property and 6-foot decorative aluminum fencing for the agility
area at the front of the property on Berkmar Drive. The SPCA suggests these materials for
several reasons: reasonable cost, materials are non-porous and can be cleaned and sanitized, and
with respect to the decorative fencing around the agility area,the aesthetics of the surrounding
community.
The purpose of the Dog Exercise Areas is as a venue for dogs to play and get exercise to
improve their overall health and well-being. Dogs will be taken into the Dog Exercise Areas by
staff and volunteers to play with and train the dogs, thereby making them more adoptable. Dogs
in the Dog Exercise Areas will always be under the supervision of staff and volunteers. Dogs in
the agility.area at the front of the property will be under the direct supervision and training of
staff and volunteers running through the agility course. The Dog Exercise Areas may also be
used by potential adopters. Adopters will be able to take dogs into the Dog Exercise Areas to
play and interact with them to determine whether the dog would make a good addition to their
family. On these occasions, the dogs will always be with the potential adopter and may also be
accompanied by staff or volunteers.
The Dog Exercise Areas are not to be used for permanent confinement but for temporary
exercise outings. The kennels inside of the SPCA facility will continue to be where dogs are
permanently confined during their stay at the SPCA.
Reasons for Waiver Request of Section 5.1.11a of the County's Zoning Ordinance:
We are requesting a waiver 5.1.11 a of the County's Zoning Ordinance which requires a
500-foot setback, as this would prohibit any outdoor Dog Exercise Areas. As set forth above,
the noise concerns would not be at issue since the dogs will be outdoors with people for the
purpose of exercising. The dogs will not be permanently confined in these areas but will
only be there temporarily for play and socialization. These Dog Exercise Areas will not
increase any sound levels from the SPCA. Dogs in a shelter or kennel environment bark
primarily to satisfy a need, usually a desire for human interaction. The dogs in the Dog
2 Attachment D23
Exercise Areas will be receiving this human companionship, in addition to fulfilling other
needs such as exercise and play. We believe these Dog Exercise Areas will, in fact, reduce
overall noise levels as dogs that are well exercised and trained will be quieter in their indoor
confinement kennels and are generally adopted more quickly.
We arc requesting a waiver of the requirement that the Dog Exercise Areas be
surrounded (within 50 feet) by a solid fence not less than six (6) feet in height and composed
of concrete block, brick or other approved material. We are requesting this waiver for
several reasons. This requirement could be cost prohibitive to the Project. To enclose the
front agility course,the back exercise area and all of the pens, which are dispersed
throughout the property in this manner, would greatly increase the overall cost of the Project.
As a nonprofit, the SPCA is dependent primarily on private donations for funding. Although
we have a donor for this project, the funding of the donor is not unlimited and this
requirement results in the Project cost greatly exceeding budget.
Additionally,we believe for safety reasons, it is important that other staff and volunteers
on the property are able to observe the activities inside of the Dog Exercise Areas. If
someone in the nog Exercise Areas requires assistance handling a dog, it is best that others
can observe happenings in the Dog Exercise Areas and offer assistance when needed.
Enclosing these areas with solid 6-foot concrete or brick would close them off to the view of
others. Lastly, we believe it improves the character of the surrounding community to see the
activities of the dogs being walked around the property, playing in the agility area and
enjoying their temporary stay at the SPCA.
As stated above, due to the proposed use of the Dog Exercise Areas, we do not feel that
there are significant noise issues raised by these Dog Exercise Areas. We believe that these
Dog Exercise Areas will, in fact, reduce overall noise levels as dogs that are well exercised
and trained will be quieter in their indoor confinement kennels and are generally adopted
more quickly.
Reasons for limited Waiver Request of Residential District 20-foot setback:
The SPCA also requests a waiver of the Residential District 20-foot setback requirement
solely for the fencing on the front right side of the property which borders the property owned by
Foundations LLC. The area at this side of the property is very narrow. If the fencing is moved
to comply with the setback requirement and to enclose the dog walking paths,the paths would be
very narrow leaving little room for separation of dogs while walking. If we remove the fencing
and leave the paths where presently located, then the dog walking paths would not be fully
enclosed by the fencing. This would leave an open area for escape next to the bordering property
and at the front of the property on Berkmar Drive. The SPCA requests the waiver of the 20-
foot setback requirement, as this allows the paths and the fencing to be designed in the safest
manner for the dogs, the dog walkers and the surrounding community.
3 Attachment D 714
Conclusion:
For the reasons set forth above, we respectfully request a waiver of 5.1.11 a of the County's
Zoning Ordinance in its entirety which requires a 500-foot setback for animal confinements and
a solid 6-foot high fence made of concrete block, brick or other approved materials.
Additionally, we request a waiver of the Residential District 20-foot setback requirement solely
with respect to the fencing bordering the property owned by Foundations LLC. Please feel free
to contact me with any questions or should you need additional information.
Sincerely,
Susanne M. Kogut
Executive Director
434-973-5959 ext. 254
4 Attachment D 2S