HomeMy WebLinkAboutZMA201700008 Application Special Use Permit 2017-11-18 FOR OFFICE USE ONLY ZMA# d,at 9 6 b Ur 6 V SIGN#
Fee Amount S Date Paid By who? Receipt# Ck# By:
Application for e
Zoning Map Amendment twat!'
PROJECT NAME:(How should we refer to this application?) Cf1A 2 L-(5T DS yI t •A ILZ)4A2C. SPCA ( r.JOy6np t..4
E?5C t-1Sl014
TAX MAP PARCEL(s): ' 5'
Does the owner of this property own(or have any ownership interest in)any abutting property? If yes,list those tax map and parcel numbers
yam, L45'P°
PROPOSAL:REZONE 2.53 ACRES PROPOSAL:AMEND ZMA- -
FROM 1`:10 ZONING DISTRICT by doing the following:
TO 64- ZONING DISTRICT ❑ By adding Acres
EXISTING COMP PLAN LAND USE/DENSITY:
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from Zoning District
Ur- As-% Det,-ISM/ E IDEI-MA .& O r1C' to ZoningDistrict
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LOCATION/ADDRESS OF PARCEL(S)TO BE REZONED:
❑ Amend an existing Planned District
Beet -lAe. ve1VE AdS•Ae t rr-ro y5$lc
0 Amend existing proffers
CONVENTIONAL DISTRICT'S—RA,VR,R-1,R-2,R-4,
R-6,R-10,R-15,C-1,CO,HC,LI,HI,and DCD zoning ❑ Amend a Code of Development
districts EXISTING COMP PLAN LAND USE/DENSITY:
PLANNED DEVELOPMENT DISTRICTS-MHD,PRD,
PUD,NMD,PDMC,PDSC,and PD-IP zoning districts. LOCATION/ADDRESS OF PARCEL(S)TO BE REZONED:
Are you submitting a preliminary site plan with this application? 0 YES ( t)10
Are you submitting a preliminary subdivision plat with this application? 0 YES 0-)40
Are you proffering a plan with this application? 0 YES 1.Yr NO
Contact Person(Who should we call/write concerning this project?): iews Qty) t--11 L..E.b7C I4 E. Fq -n- egs
Address 3 00 • b-ve City C y1 LLE State 144 Zip 22902_
Daytime Phone(434) fop•3152. Fax#( ) E-mail eaAy pA .CO
Owner of Record 6.4-1,4 a LC5TriaS y t L.L- 4 113E to f?Com. S Fk2sA (I-IL
Address F) 1C R City C V I LI_e State VA Zip ZZaI olo
Daytime Phone( ) Fax#( ) E-mail
Applicant(Who is the Contact person representing?): ' t-iE ,4S r I s-1E.�.
Address City State Zip
Daytime Phone( ) Fax#( ) E-mail
County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville,VA 22902 Voice: (434)296-5832 Fax: (434)972-4126
Zoning Map Amendment Application Revised 11/02/2015 Page 1 of 4
Section 15.2-2284 of the Code of Virginia states that, "Zoning ordinances and districts shall be drawn and
applied with reasonable consideration for the existing use and character of property,the comprehensive
plan,the suitability of property for various uses,the trends of growth or change,the current and future
requirements of the community as to land for various purposes as determined by population and economic
studies and other studies,the transportation requirements of the community, the requirements for airports,
housing, schools,parks,playgrounds,recreation areas and other public services,the conservation of natural
resources,the preservation of flood plains,the preservation of agricultural and forestal land, the
conservation of properties and their values and the encouragement of the most appropriate use of land
throughout the locality."
REQUIRED ATTACHMENTS&OTHER INFORMATION TO BE PROVIDED for
,_.,/ THE APPLICATION TO BE OFFICIALLY SUBMITTED
l:7 One(1)completed&signed copy of the appropriate checklist(see list on page 3).
arOne(1)copy of the Pre-application Comment Form received from county staff
,/One(1)copy of any special studies or documentation as specified on the Pre-application Comment Form
lJ Seventeen(17)folded copies of a Conceptual Plan for conventional zoning districts(see districts on page 1)
OR
Seventeen(17)folded copies of an Application Plan for planned development districts(see districts on page 1)
Seventeen(17)copies of a written narrative with section TITLES as follows:
• PROJECT PROPOSAL
The project proposal,including
o its public need or benefit;
(be as descriptive as possible)
• For proposed Neighborhood Model District(NMD)-Provide a statement describing how the
proposed district satisfies the intent of Chapter 18 and if one or more characteristics of the
neighborhood model delineated in section 20A.1 of Chapter 18 are missing from the application,
then provide a justification as to why any characteristics cannot or should not be provided with the
proposal.
• CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed project's consistency with the comprehensive plan,including the land use plan and the master
plan for the applicable development area;
• Proposed Neighborhood Model District(NMD)-Provide a narrative as to the project's
consistency with the neighborhood model.
• IMPACTS ON PUBLIC FACILITIES&PUBLIC INFRASTRUCTURE
The proposed project's impacts on public facilities and public infrastructure.
• IMPACTS ON ENVIRONMENTAL FEATURE
The proposed project's impacts on environmental features.
• PROPOSED PROFFERS TO ADDRESS IMPACTS
The proposed proffers to address impacts from the proposed project.
Proffers are voluntary offers to use property in a more restrictive way than the overall zoning district
classification would allow. By State Code,proffers must have a reasonable relationship to the rezoning and
are not mandatory. The rezoning must give rise to the need for the proffers;the proffers must be related to
the physical development or physical operation of the property;and the proffers must be in conformity with
the Comprehensive Plan.
REQUIRED ATTACHMENTS CONTINUED
Zoning Map Amendment Application Revised 11/02/2015 Page 2 of 4
tirk-E1 One(1)copy of a local traffic impact statement as required by Virginia Code§ 15.2-2222.1 and 24 VAC 30-155-40.
E1 One(1)copy of the most recent recorded plat,that shows the Deed Book/Page Number,of the parcel(s)
composing the proposed project,or a boundary survey if a portion of one or more parcels compose the proposed
roject,both of which shall include a metes and bounds description
tion of the boundaries.
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1ob-1 r,�� CcW �'w4.148 t �+-1 p2cr II t t>.
One(1)copy of ownership information(if applicant is not also the owner).
If ownership of the property is in the name of any type of legal entity or organization including,but not limited to,
the name of a corporation,partnership or association,or in the name of a trust,or in a fictitious name,a document
acceptable to the County must be submitted certifying that the person signing below has the authority to do so.
If the applicant is a contract purchaser,a document acceptable to the County must be submitted containing the
owner's written consent to the application. If the applicant is the agent of the owner,a document acceptable to the
County must be submitted that is evidence of the existence and scope of the agency. Please attach the owner's
written consent.
,/See Attachment A in the Land Use Law Handbook for more information.
IJ As the owner/agent I certify that any delinquent real estate taxes,nuisance charges,stormwater management utility
fees,and any other charges that constitute a lien on the subject property,which are owed to the County of Albemarle
and have been properly assessed against the subject property,have been paid.
For a Neighborhood Model District(NMD)-new or amendment of an existing NMD
4-0 Seventeen(17)copies of the Code of Development satisfying the requirements of section 20A.5.
4JOne(1)copy of a parking and loading needs study that demonstrates parking needs and requirements and includes
strategies for dealing with these needs and requirements,including phasing plans,parking alternatives as provided in
section 4.12.8,and transportation demand management strategies as provided in section 4.12.12;provided that the
applicant may elect to submit the parking and loading needs study in conjunction with the preliminary site plan for
the development if it determines that the uses that may occupy the buildings are not sufficiently known at the time of
the zoning map amendment.
4c-EI One(1)copy of strategies for establishing shared stormwater management facilities,off-site stormwater
management facilities,and the proposed phasing of the establishment of stormwater management facilities.
OPTIONAL ATTACHMENTS:
U Proffer Form signed by owner(s)(1 copy).
U Additional Information,if any.(17 copies)
THE FOLLOWING ZONING DISTRICT CHECKLISTS WILL BE USED BY BOTH THE APPLICANT AND
STAFF DURING THE MANDATORY PRE-APPLICATION MEETING.
ALSO CONSULT THE OTHER DOCUMENTS BELOW BEFORE SUBMITTING AN APPLICATION:
CONVENTIONAL ZONING DISTRICT
CHECKLIST STAFF ANALYSIS OF ZMA&SP REQUESTS
PLANNED DEVELOPMENT ZONING DISTRICT WATER AND SEWER EVALUATION CHECKLIST
CHECKLIST
PLANNING COMMISSION REQUEST FOR INFO
NEIGHBORHOOD MODEL DISTRICT
CHECKLIST
PROFFER FORM(MS Word doe)
Zoning Map Amendment Application Revised 11/02/2015 Page 3 of 4
r C
Owner/Applicant Must Read and Sign
I hereby certify that I own the subject property,or have the legal power to act on behalf of the owner in filing this application.
I also certify that the information provided on this application and accompanying information is accurate,true,and correct to
the best of my knowledge.By signing this application I am consenting to written comments,letters and or notifications
regarding this application being provided to me or my designated contact via fax and or email. This consent does not
preclude s ch written 'omm ication from also being sent via first class mail.
��..'4' 'j ill/17
Signature o Owner Agent or Contract Purchaser Date
I c_ Currier (-I 3L1- l3— 59x9 e* 31 Z
Print N e Daytime phone number of Signatory
Required FEES to be paid once the application is deemed complete:
What type of Zoning Map Amendment are you applying for?
Zoning Map Amendment of less than 50 acres $2,688
❑ Zoning Map Amendment of greater than 50 acres $3,763
To be raid after staff review for public notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one
public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by
publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore,at least two
fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors.
The total fee for public notice will be provided to the applicant after the fmal cost is determined and must be paid before
the application is heard by a public body.
D Preparing and mailing or delivering up to fifty(50)notices $215+actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty(50) $1.08 for each additional notice+actual
cost of first-class postage
➢ Legal advertisement(published twice in the newspaper for each public hearing) Actual cost
(averages between$150 and$250)
➢ Special Exception—provide written justification with application-$457
Other FEES that may apply:
❑ Deferral of scheduled .ublic hearin l at :••licant's re•uest $194
Resubmittal fees for original Zoning Map Amendment fee of$2,866
❑ First resubmission FREE
❑ Each additional resubmission(TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,344
Resubmittal fees for original Special Use Permit fee of$3,763
❑ First resubmission I FREE
U Each additional resubmission(TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,881
The full list of fees can be found in Section 35 of the Albemarle County Zoning Ordinance.
Zoning Map Amendment Application Revised 11/02/2015 Page 4 of 4
1 1 '
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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(439 972-4126
To: Ellie Ray(eravemilestoneoartners.co), L.J. Lopez(Ilopezta'�nilestonepartners.co)
From: J.T. Newberry, Planning Division(inewberrvi albemarle.orq)
Date: 9/12/17
Subject: Mandatory Pre-application Meeting for SPCA on 8/28/17
This meeting satisfies the requirement for a pre-application meeting prior to submittal of a rezoning and special use
permit. The purposes of the meeting are found in Section 33.4 of the Zoning Ordinance and are italicized below followed
by staff comment:
(i)provide the applicant and the county a common understanding of the proposed project;
The proposal was discussed in detail with the Planning Commission during a pre-application work session at their
meeting on September 5, 2017. The proposal includes a rezoning request of TMP 45-88 and an amendment to the
existing special use permit on TMP 45-86.Additional detail about the proposal can be found in the staff report.
(ii)inform the applicant about the proposed project's consistency with the comprehensive plan, other relevant
policies, and county regulations;
Both parcels lie in Neighborhood 1 of the Places29 Master Plan. Parcel 86 is designated for"Office/R&D/Flex/Light
Industrial" uses and is zoned C-1 while Parcel 88 is designated almost entirely for"Urban Density Residential"and is
zoned R-6.The Places29 Master Plan provides more detail for each land use designation.
Staff believes the concept that was presented and discussed in the work session with the Planning Commission is
generally consistent with the Comprehensive Plan.
In addition to consistency with the Comprehensive Plan and the other factors listed in Section 33.8(a),this proposal must
also comply with the supplemental regulations found in Section 5.1.11. The narrative and concept plan included with the
special use permit application should recognize these provisions by either showing how compliance with each of them is
achieved or by providing a special exception request from any supplemental regulation that applies.A justification for
each special exception should be included.An additional$457 fee is required regardless of the number of exceptions
requested.
(iii) broadly identify the planning,zoning and other issues raised by the application that need to be addressed by
the applicant;
The second discussion item with the Planning Commission related to the rezoning of Parcel 88 and its future
compatibility with nearby residential areas. Several Commissioners expressed some concern with allowing all of the
permitted uses in the C-1 zoning district on Parcel 88. The rezoning application should factor this feedback into the
request. If all of the permitted by-right and special use permit uses are desired on Parcel 88,then the application should
explain how impacts from the most intensive uses would still allow it to be compatible with adjacent residential areas.
(iv) inform the applicant about the applicable procedure;
As with all legislative applications, a community meeting will be required to discuss your proposal with the public prior to
meeting with the Planning Commission. Staff has previously provided a notification list and guidelines for hosting a
community meeting.
A complete special use permit amendment application is made once we have received the following two items:
1. A completed special use permit application with fee. The final total fee will be determined after submittal.
a. Please note that an authorized signatory of the property owner(shown as "Albemarle Society for the
Prevention of Cruelty to Animals Inc." in our Real Estate records) is required to sign the application.
1
CONVENTIONAL DISTRICT
kA.tioOF
ZONING MAP AMENDMENT CHECKLIST for , ,
SPCA on TMP 45-86 and 45-88 %woo;:
Project Name/Tax Map Parcel Number
(CONVENTIONAL ZONING DISTRICTS-RA,VR,R-1,R-2,R-4, R-6, R-10,R-15,C-1 CO,HC, LI,HI,DCD)
After the mandatory pre-application meeting,county staff will mark this checklist appropriately so
that it is clear to the applicant the information from Section 33.4(c)that must be submitted with
the official application
Required for Provided with
application? application
(County Staff) (Applicant) SECTION 33.4(c)
X X
YES NO
x \/ A narrative of the project proposal, including its public need or benefit;
x �C A narrative of the proposed project's consistency with the comprehensive plan,
Xincluding the land use plan and the master plan for the applicable development area;
x A narrative of the proposed project's impacts on public facilities and public
infrastructure.
A narrative of the proposed project's impacts on environmental features.
A narrative of the proffers proposed to address impacts from the proposed project.
x One or more maps showing the proposed project's regional context and existing natural
and manmade physical conditions;
An application plan showing,as applicable:
x 1) the street network, including
Cl circulation within the project and
❑ connections to existing and proposed or planned streets within and outside of
the project;
2) typical cross-sections to show
U proportions,
U scale and
❑ streetscape/cross-sections/circulation;
CONVENTIONAL DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 1 of 2
.
3)the general location of pedestrian and bicycle tacilities;
x X 4)building envelopes;
x X 5)parking envelopes;
6)public spaces and amenities;
7)areas to be designated as conservation and/or preservation areas;
x 8)conceptual stormwater detention facility locations;
x V 9)conceptual grading;
/� Other special studies or documentation, if applicable,and any other information
identified as necessary by the county on the pre-application comment form.
A local traffic impact statement as required by Virginia Code§15.2-2222.1 and 24 VAC
30-155-40.
Please note:There are additional submittal requirements outlined on the official application for a Zoning Map Amendment.
Read and Sign
I hereby state that,to the best of my knowledge,the official application submitted contains all information marked on
this checklist as required for application.
C. ei0U-4 alis/l.
Signature of person completing this checklist Date
et-US L a• �-a4'I 1-1&-) �1eO S/52-
Print Name I Daytime phone number of Signatory
CONVENTIONAL DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 2 of 2
CHARLOTTESVILLE-ALBEMARLE SPCA ZMA & SP NARRATIVE
Project Proposal:
Background Information:
The Charlottesville-Albemarle SPCA(CASPCA), founded in 1914, is a nonprofit, open admission animal
shelter whose purpose is finding permanent adoptive homes for animals. In addition to functioning as a
nonprofit organization, the CASPCA performs an important community function by providing pound
services to the City of Charlottesville and Albemarle County for seized, stray, homeless, abandoned, or
unwanted animals. The organization also serves this community by offering lost&found services, low-
cost spay-neuter, vaccinations, and microchipping, as well as educational opportunities, youth camps, pet
therapy and dog obedience. The CASPCA provides employment for an average of 60 people, and serves
over 2,700 shelter animals a year. More than 4,500 spay/neuter surgeries were performed in 2016, 2,900
of which were for owned pets within our community. CASPCA continues to serve at the forefront of No Kill
communities in this country, helping thousands of animals each year receive the care they need to find
homes or remain with their families.
The CASPCA has completed a multi-year Master Planning process and is now ready to move forward
with implementing the Master Plan. The Charlottesville-Albemarle SPCA's entire current facility is located
on TMP 45-86, but it purchased an adjacent parcel, TMP 45-88, in late 2013 in anticipation of future
expansion needs. TMP 45-86 is zoned C-1 and has Special Use Permits in place for an animal shelter,
veterinary hospital, and outside fenced dog exercise areas. TMP 45-88, however, is zoned R-6, which
does not permit these uses. The CASPCA is submitting this rezoning application to request a change
from R-6 to C-1 for TMP 45-88. They are also submitting a special use permit application to amend and
expand their current special use permits for an Animal Shelter, Veterinary Hospital and outside fenced
dog exercise areas (reference SP200000022& SP200700044) for both parcels.
Need for Improvements:
CASPCA's current facility was designed and built over a decade ago for a population who was either
adopted quickly or euthanized. The organization realized a No Kill vision in 2006 and committed to saving
all healthy and treatable animals brought to the shelter. With this policy shift, however, the length of stay
and number of animals with serious health and behavioral problems has increased, and the facility is
consistently strained to meet the needs of the animals and the community. Additionally, veterinary
services have substantially expanded to address the comprehensive health care of shelter animals, yet
function from a space originally designed for limited, short-term care. Despite dramatically increased
needs and demands, there is little that can be done with the existing shelter design to accommodate
these changes.
The proposed building expansion and renovation will address several immediate needs:
Improved housing for dogs and cats:As services have expanded, the CASPCA has been able to save
more lives of those animals requiring extensive medical and behavioral rehabilitation. Subsequently,
these animals have a longer length of stay in the shelter. The proposed building expansion and
renovation will allow for enhanced housing options for the animals, providing stimulation, increased social
interaction, and promoting expression of natural behaviors.
Updated, expanded veterinary facility:The CASPCA clinic provides care for all animals residing in the
shelter, the 100+ animals in foster homes throughout the community, feral and free roaming community
cats, and pets from underserved areas within our community. In addition, spay/neuter services are
available to all members of the public.All of this work is currently accomplished in a small, outdated clinic
that shares a lobby with the rest of the shelter. The proposed building expansion and renovation includes
an updated veterinary facility with a separate entrance. This clinic will support our work to prevent disease
transmission and outbreak both in the shelter and in the community, and save more lives of injured and
diseased animals in need.
Refined capacity to address behavioral concerns: Leading shelters across the country are able to save
more sick and injured animals;therefore, addressing behavioral health of sheltered animals is becoming
increasingly necessary. As one of the leading shelters in the country, this trend holds true at the
CASPCA. We have found that unwanted behavior is one of the main reasons for animal relinquishment.
The proposed building expansion and renovation will provide appropriate space to address these
concerns, allow for stress reduction via enhanced housing, and offer the ideal space to hold obedience
classes for members of the public.
Enhanced ability to function as a community resource center: In addition to sheltering homeless animals,
the CASPCA promotes animal welfare through educational opportunities for the community, such as
youth camps, birthday parties, pet therapy, and obedience classes. The proposed building expansion and
renovation will increase our ability to provide these important services within the community through
meeting spaces, a resource center, and allowing adequate parking.
Saving more lives through collaboration with other organizations: The proposed building expansion and
renovation will strengthen our established relationship with the City of Charlottesville and Albemarle
County Animal Control. New space will be designated as intake and isolation for animals brought in by
Animal Control, as well as a private office for Animal Control Officers. In addition, the expansion and
renovation will give us the ability to widen our area of support for shelters in neighboring and outlying
communities, providing aid for animals residing in kill facilities.
Project Information:
The project is a multi-phased renovation and expansion of the CASPCA facility. The expansion consists
of the construction of an approximately 9,200 SF cat facility and veterinary clinic, and other existing
shelter additions such as a salliport, intake addition and new entrance totaling +/-3,225 SF. The design
also includes a new entrance canopy. The renovation includes extensive renovation of the existing facility
(dog kennels, vet clinic, reception and front desk area, etc.). The project will also include construction of
additional parking and a stormwater facility. The phases are planned to be executed in a linear manner.
A more long-term phase is the addition of an animal training center.
Phase 1 —Dog Kennel and Outdoor Atrium Renovation
Phase 2—Cat FacilityNeterinary Clinic Addition, Sitework, Parking, Salliport/Intake
and Kennel Additions
Phase 3—Main Building Interior Renovation
Phase 4—Entry and New Canopy Facade Addition
Phase 5—Training Center/support building, outside fenced exercise areas and trails
Special Use Permit Information:
A special use permit on TMP 45-86 was approved in 2000 for an animal shelter and veterinary clinic. In
2007 a special use permit was also approved for outside fenced dog exercise areas. These uses have
not resulted in substantial detriment to adjacent lots. Given the history of the current facility, the scope of
the proposed renovation and expansion, the services provided to the community, and the limited size of
TMP 45-88, amending and expanding the special use permit should not result in any substantial
detriment to the adjacent parcels. The parcels are either currently undeveloped or have existing
commercial or industrial uses. The conceptual layout provides additional screening area where possible,
and keeps the uses as condensed as topography, logistical requirements, and other site constraints
allow. CASPCA has existed in this same area for decades and hasn't had issues with their neighbors.
This proposal will not change the character of the zoning district.
The Zoning Ordinance allows for all of these uses by special use permit in the C-1 district;therefore, the
intent of the ordinance would appear to be to allow these uses where appropriate. As noted, all of these
uses are already permitted on TMP 45-86 and expanding the special use permit to TMP 45-88 allows for
•
necessary enhancement and expansion of CASPCA services. The C-1 zoning district allows for a variety
of uses;the proposed/existing special permit uses are in keeping with the uses permitted by right.
It is imperative that the CASPCA maintain a location that is convenient for County and City animal control
employees, as well as citizens of the community. This location is, however, limited in size which makes it
difficult to provide the separation requirements listed in section 5.1.11. While this proposal includes
applications for special exceptions from the separation requirements, as were approved for the current
facility, the CASPCA intends to continue to be a good neighbor with a concept that, while it cannot
provide a 200'or 500'separation, will maintain as much wooded area as possible between CASPCA
uses and neighboring parcels. The planning commission was generally supportive of the necessary
special exceptions during the CCP review;the associated applications have been included as part of this
submittal package.
The public health, safety and welfare is very closely tied to the mission of, and services provided by, the
CASPCA. As mentioned throughout this narrative, they provide several important community services
that benefit the health, safety and welfare of citizens. In addition to providing high quality pound services
for Albemarle County and the City of Charlottesville, they also serve the public at large through their
various services. The goal of this proposal is to enhance their facility to provide even better-quality
services to the community.
Consistency with Comprehensive Plan:
The subject properties have two different Comprehensive Plan designations; Parcel 86 (existing SPCA
facility) is shown as Office/R&D/Flex/Light Industrial and Parcel 88 is shown as primarily Urban Density
Residential with a small portion as Office/R&D/Flex/Light Industrial. These properties lie within the
Berkmar Drive corridor. This particular section of the corridor is increasingly exhibiting a more commercial
character. Most of the parcels along Berkmar are zoned either C-1 or HC. TMP 45-88 was sold to the
CASPCA by the current owner of TMP 45-90 to the south. The CASPCA has been in this location, either
in the previous or current building, since 1955; as it grows to offer improved and additional services it is
essential that it has room to adequately address the needs of the animals in its care, and the community
at large.
This proposal was reviewed through a CCP application for conformity with the comprehensive plan. Both
staff and the planning commission felt that the proposal was in conformity and did not necessitate a
comprehensive plan amendment. As was included in the Staff Report, uses like the SPCA, which blend
elements of institutional, service, and public use categories, may be considered as a secondary use in the
Urban Density Designation, particularly when proposed at an appropriate scale.
The Comprehensive Plan speaks to the importance of compatibility with surrounding neighborhoods and
uses when introducing infill and redevelopment. Specific language that is most relevant to this proposal is
found under"Objective 6: Promote infill and redevelopment that is compatible with surrounding
neighborhoods and uses."This proposal to rezone TMP 45-88 seeks to match the existing zoning of the
adjacent current CASPCA parcel and will provide screening in the required 50' building setback along the
adjacent residentially zoned parcels. Given the dense, urban designations provided in the comprehensive
plan, a 50'wooded screening area should provide for adequate compatibility with the neighboring parcels.
As mentioned above, it is imperative that the CASPCA maintain a location that is convenient for the
community but this convenient location means there is limited land available.
Since Phase 5, the training and support facilities, is a future phase of the project, the exact location and
size of this building is yet to be determined. The concept plan shows the 50'screening area along the
adjacent property lines, but allows for flexibility for the future locations of the building, parking, fenced
exercise areas, walking trails and other associated elements. The entire area outside of the 50'
screening will not all be developed, but this plan allows for options within that area as the layout for the
training facility is finalized over time. This training facility is an integral part of furthering the no-kill mission
of the CASPCA. The training facility will not offer housing of any animals. Statistics show that one of the
main reasons people surrender their pets is due to behavior issues. If the CASPCA can provide a low-
cost training service to help resolve behavioral issues, less pets will end up in the shelter system. There
are also pets within the shelter system already that need training to become adoptable and may require
ongoing training to happily remain in their adoptive homes. The CASPCA plans to offer free training
services to families that adopt pets that require ongoing training. The training facility with also help with
aggression assessments;which is an important health and safety issue for the community.
The purpose of the training facility is multifaceted including:
-Offer training classes to the public
-Keep shelter dogs behaviorally healthy
-Work with shelter dogs who need behavior training
-More effectively access a dog's propensity for aggression prior to adopting them to the public
The end goal is to keep more animals from entering the shelter due to behavior issues, rehabilitate
animals that enter the shelter with behavior issues, and provide a low-cost training option for the
community.
Objective 6 from the Development Areas chapter of the Comprehensive Plan also notes that all the
Neighborhood Model Principles may not apply when considering infill and redevelopment. As a result,
only selected principles were assessed with the CCP application: pedestrian orientation, buildings and
space of human scale and relegated parking. Due to the unique use and logistical requirements of the
CASPCA, and topography of the site, the Planning Commission determined that the concept layout as
presented was acceptable. There was a request to investigate locating some parking on the opposite
side of the entrance travelway. However, this investigation revealed that the topography in this area does
not allow for parking that meets the requirements of the Zoning Ordinance.
Impacts on Public Facilities and Public Infrastructure:
The existing building is currently served by public water and sewer. The proposed building additions will
tie to the existing building plumbing system internal to the building. While the proposed free-standing
expansion will tie to the existing utility infrastructure on site, location to be determined during final design.
The existing water connection is to the main located in Berkmar Drive. It is not expected that this existing
connection will be impacted. However, a portion of the ACSA owned water line will have to be adjusted
around one of the building additions. It is expected that the existing water meter will be used. Capacity of
the existing meter will be verified during final design.
The building sanitary system drains to an existing pump station located at the southern property corner
adjacent to Berkmar Drive. The system is then pumped to a manhole located at 2013 Woodbrook Court.
The capacity of this pump station to handle the additional flows generated by this project shall be verified
during final design.
Impacts on Environmental Features:
Wetlands:There are wetlands located on the property. It is not expected that they will be impacted as a
part of this project. If any impacts do result from this development, all regulations will be followed.
Steep slopes: There are some managed steep slopes present on the property. The majority of these
slopes are a result of construction of the existing CASPCA facility. All design requirements in the County
Code will be followed for construction on these slopes.
Stormwater quality: Stormwater quality requirements shall be calculated during final design using the
virginia runoff reduction method redevelopment spreadsheet. Polutant removal requirements shall be
achieved by the installation of either non-proprietary bmps, manufactured bmps, or the purchase of
nutrient credits.
Stormwater quantity:The additional stormwater flows shall be detained to meet the requirements outlined
in 9vac25-870-66. Calculations showing compliance with all state and local stormwater managment
requirements will be provided with the final design plans.
Existing vegetation: Much of the existing CASPCA facility's parcel, TMP 45-86, and all of TMP 45-88 are
wooded. This proposal seeks to maintain as much of the existing trees as possible. The trees provide a
measure of safety for the animals, sound buffering, and shaded areas for walking trails and outdoor
exercise areas.
Streams:There are no known streams on either parcel.
Proposed Proffers to Address Impacts:
There are no proffers currently proposed as the impacts of this proposal should be limited. However, the
CASPCA will work with staff to determine if proffers are necessary, and if so, what should be proposed.
Thank you for your consideration and guidance in helping the CASPCA plan for the future. The proposed
expansion and renovation of the CASPCA shelter is integral to the achievement of the CASPCA mission:
Advance the compassionate treatment of animals by providing sheltering, medical care, and behavioral
services for dogs and cats; promoting permanent, caring homes; and furthering education and outreach.
in
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SITE DATA:
TAX MAP PARCELS: 45-86, 45-88
PARCEL AREA: 8.88 ACRES
ZONING: C-1 COMMERCIAL(45-86), R-6 RESIDENTIAL (45-88)
ZONING AMENDMENT: C-1 COMMERCIAL (45-88)
SOURCE OF BOUNDARY AND TOPOGRAPHY: TIMMONS GROUP
28 IMPERIAL DRIVE
STAUNTON, VA 24401
TELEPHONE: 540-885-0920
CONTACT: PAUL HUBER
PAULHUBER@TlMMONS.COM
SURVEY CONDUCTED: OCTOBER 2014
DATUM: HORIZONTAL: NAD83(NA2011) VIRGINIA STATE GRID SOUTH
VERTICAL: NAVD88 ESTABLISHED THROUGH LEICA
SMARTNET
EXISTING/PROPOSED USES: ANIMAL SHELTER
UTILITIES: ACSA
SEPTEMBER 18, 2017
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VICINITY MAP
SCALE I":1000'
OWNER:
ALBEMARLE SOCIETY FOR THE PREVENTION OF CRUELTY TO ANIMALS INC
PO BOX 7047
CHARLOTTESWILLE, VA 22906
ENGINEER OF RECORD:
TIMMONS GROUP
608 PRESTON AVENUE SUITE 200
CHARLOTTESVILLE, VA 22902
CONTACT: CODY PENNETTI, P.E.
TELEPHONE: 434-327-1692
Sheet List Table
Sheet Number
Sheet Title
C0.0
COVER
C1.0
EXISTING CONDITIONS
C2.0
SITE PLAN
62.1
GRADING & DRAINAGE
Tj1vt_\
EXISTING
PROPERTY LINE
Y'
POST/BOLLARD
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SIGN
-
BUMPER BLOCK
Fs
SATELLITE DISH
SANITARY
TRAFFIC CONTROL BOX
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UNKNOWN MANHOLE
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z;
STORM SEWER MANHOLE
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CATCH BASIN
x
CATCH BASIN WITH DOME GRATE
;;:_._...............
TRENCH DRAIN
SANITARY CLEAN OUT
SANITARY SEWER
r,, .. ... ..... .... ...
SANITARY SEWER MANHOLE
°��
WATER LINE
„
WATER MANHOLE
---
WATER VALVE
w°
WATER LINE MARKER
GAS VALVE
FIRE HYDRANT
ya
MONITORING WELL
STREET SIGN
GAS LINE
GAS METER
GAS METER
LIMITS OF DISTURBANCE
GAS VENT
GUARDRAIL
GAS MARKER
- -
COMMUNICATIONS/TELEPHONE LINE
XXX
TELEPHONE/COMMUNICATIONS MANHOLE
XXX
TELEPHONE PEDESTAL
('-3
COMMUNICATIONS VAULT
TOTAL: 4 SHEETS
■ �
W
ELECTRIC LINE
=F i
ELECTRIC MANHOLE
CONCRETE SDWK, SW
ELECTRIC PULLBOX
Fs
ELECTRIC METER
SANITARY
UTILITY POLE
COMM DUCT BANK
DECIDUOUS TREE
ELECTRIC DUCT BANK
GROUND EP
CATCH BASIN
CONIFEROUS TREE
STORM MANHOLE
BUSH
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FENCE
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MAJOR CONTOUR
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SURVEY CONTROL MONUMENT
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GAS VALVE
O
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1494
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