HomeMy WebLinkAboutSP199900004 Action Letter
COUNTY OF ALBEMARLE
Dept. of Planning & Community Development
401 Mcintire Road
Charlottesville, Virginia 22902-4596
(804) 296-5823
May 27, 1999
Marcia Joseph
481 Clarks Tract
Keswick, VA 22947
RE: SP-99-04 Montessori Community 'School
Tax Map 78, Parcels 12A and 12Al
Dear Ms. Joseph:
The Albemarle County Board of Supervisors, at its meeting on May 12, 1999, unanimously
approved the above-noted petition. Please note that this approval is subject to the following
conditions:
I. Modular units which are not subject to Architectural Review Board (ARB) approval will
be a shade of green closely matching Pineneedle in color and design with the modular units
in the photographs shown at the Planning Commission meeting (and attached to the
report).
2. Enrollment will be limited to not more than 300 students.
3. Sewer connection shall be made prior to issuance of a certificate of occupancy for the first
additional classroom.
4. A conservation plan will be provided with the preliminary site plan to show how the
undisturbed buffer between the residentially zoned properties and the school will be
retained if required by construction of a retaining wall.
5. Approval of the conceptual plan does not constitute approval of the design or appearance
of modular structures. Any buildings constructed in the Entrance Corridor must meet
requirements of the Architectural Review Board.
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
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Page 2
May 27, 1999
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 Cilimberg
Director of Planning &
VWC/jcf
Cc: Amelia McCulley
Jack Kelsey
T ex Weaver
Steve Allshouse
Charlottesville Overlook Land Trust
Montessori Community School
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STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
ELAINE K. ECHOLS, AICP
APRIL 6, 1999
MAY 12,1999
Revised April 7, 1999
SP 99-04 Montessori Community School
Applicant's Proposal: The Montessori Community School wishes to expand at its facility
located at 1538 Richmond Road [Route 250 East] in Pantops. At present there are 120 students
in pre-K to sixth grade enrolled in the school. With the expansion, there would be two new
grades and a student increase of 180. At buildout, the school would serve 300 students.
The Montessori School has been in operation at this location since the 1991. The property
consists of 6.3 acres. It has an office, four classrooms, and play areas. The special use permit
would allow for 9 additional modular classrooms, a multipurpose building, an office and 25
additional parking spaces. A site development plan is currently under review by the staff. As
Route 250 East is an Entrance Corridor, Architectural Review Board approval is required for the
expansIOn.
Petition: The petition is for approval of a special use permit, in accordance with Section
23.2.2.9 of the Zoning Ordinance, to allow a private school in a CO Commercial Oflice district.
This petition is requested for the parcels described as Tax Map 78 Parcels 12A and 12A1 (See
Attachments A and B). The property is located in the Rivanna Magisterial District and is
recommended for Regional Service on the Land Use Plan.
Applicant's ,Justifi~ationf()r theJ1eque~t: The applicant has said, "Schools represent an
important element necessary for the health of the community. The parents supporting this school
at this location are dedicated and committed. They are settled and comfortable on this site and
would like to see their school grow to retain a certain stability for the children as they progress
through the grades." The applicant has said that the use will be compatible with the residential
uses to the north and east and the commercial uses to the south.
Character of the Area: The Pantops area along Richmond Road is developing rapidly. The
property in question is adjoined by property zoned for urban density to the north and east. These
parcels are undeveloped. To the west. the property is zoned commercially with a house and the
American Legion Hall. Across the street a major commercial development with a new Kroger
and DMV building is planned. The lot on which the school operates is largely undeveloped.
RECOMMENDATION: Staff has reviewed the proposal for conformity with the
Comprehensive Plan and the Zoning Ordinance and recommends approval of the special use
permit with conditions.
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Planning and Zonin2 Historv: The Montessori School use was established on this site in the
early 1980's with ZMA 82-03. A subsequent rezoning (ZMA 95-12 and special use permit (SP
95-22) allowed for an expansion in the early 1990's. The special use permit required a sewer
connection when the enrollment exceeded 120 students and an additional building was
constructed. The additional building was never constructed and enrollment has not exceeded 120
students.
Comprehensive Plan: The Comprehensive Plan shows this area as Regional Service. Regional
Service areas are provided as areas to accommodate regionally the needs of the residents. Uses
such as commercial malls, medical centers, and corporate offices are considered appropriate to
this classification. Urban Density Residential USes are allowed within this designation as a
secondary use. Private schools can serve residential neighborhood or regional residential needs.
Site Plan ReQuirements: A site plan has been submitted for this use which is under staff review.
It would be approved if the special use permit is approved. Parking shown on the site plan meets
zoning ordinance requirements; however, school-wide events will periodically exceed the
parking capacity of the lots shown. The applicant anticipates using the shoulder of the
travelways to accommodate excess vehicles.
Phasing of the project is shown on the conceptual plan submitted with this special use permit
application (Attachment C). The first phase to be developed involves construction of three new
modular buildings and the entire parking lot expansion. Ultimate buildout is expected by the
year 2015.
En2ineerin2 Analvsis: The County's Engineering staff has reviewed this request for general
engineering issues shown on the conceptual plan. They have indicated that the entrance to the
site will need to be realigned with Rolkin Court, prior to completion of the first phase of the
expansion. A traffic signal is already planned for this intersection with the construction of the
new DMV building across Route 250. This entrance road will need to be available to serve the
residential land to the east of the property. The Engineering Department will require that the
improvements to the intersection be shown on the site plan. When the adjoining property is
ready for development, the driveways on the Montessori property may need to be modified. This
issue can be addressed in subsequent site plans.
Utilities: The Montessori School is on public water and a septic system. Parcel 12A 1 was
created as a "well lot" when the school was served by a private well. Connection to the public
sewer was a requirement of the last special use permit; however, the school has not yet connected
to the sewer. Plans for a connection are shown on the site development plan submitted with the
application.
STAFF COMMENT:
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Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance below:
The Board of Supervisors herebv reserves unto itself the right to issue all special use permits
permitted hereunder. Special use permits for uses as provided in this ordinance mav be issued
upon a finding bv the Board of Supervisors that such use will not be of substantial detriment to
adiacent property,
If approved, the Montessori Community School will be a large private school on a hill near a
major thoroughfare in Albemarle County. It is not anticipated to be detrimental to adjacent
properties. The Land Use Plan suggests that this area would be appropriate for higher intensity
commercial type uses; however the proposed use provides a regional service to residents of
Albemarle County.
Any exterior lighting for the school will be required to meet the new lighting ordinance
requirements. No formal playing fields, such as were recently approved for the Charlottesville
Catholic School, are proposed. No substantial noise is expected to be generated by the school
expansIOn.
A retaining wall was formerly proposed next to the 20 foot undisturbed buffer. A 20 foot
undisturbed buffer is required for commercial developments that adjoin residentially zoned land.
The retaining wall has been removed from the site plan. Zoning has asked that a conservation
plan be submitted to show how the buffer will be retained if any retaining wall is proposed in
the future.
that the character of the district will not be changed thereby,
At the present time, the property is mostly undeveloped and only a small portion is used for the
school. The addition of the school will not change the appearance of the zoning district, nor will
it change the appearance of the neighborhood. The property would look much different if
commercial buildings were constructed.
and that such use will be in harmony with the purpose and intent of this ordinance,
The CO Commercial Office zoning district was created to establish a zone that provides for
administrative, business and professional offices and supporting accessory uses and facilities. It
is intended to act as a transition between residential districts and other more intensive
commercial and industrial districts. Private schools are allowed by special use in this district.
The Montessori School appears to be an appropriate transitional use between the commercial
arcas closer to Charlottesville and the residentially zoned propertics to the east. As such, it is
viewed as being in harmony with the purpose and intent of the Zoning Ordinance.
with the uses permitted bv right in the district,
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Uses permitted by-right in the CO Commercial OfTice zoning district include offices and
institutions, churches, libraries, museums, and child care facilities. This private school is similar
to many other institutional type uses and child care facilities. It is viewed to be in harmony with
these uses and supportive of nearby residential development.
The Architectural Review Board will ensure that the appearance of the improvements visible
from Route 250 are in keeping with Entrance Corridor guidelines for improvements. Modular
structures are proposed; however, the Architecture Review Board will need to review this request
and approve any modular or other type of structure proposed for the Entrance Corridor.
with additional regulations provided in Section 5.0 of this ordinance,
There are no additional regulations in Section 5.0 relating to private schools.
and with the public health, safetv and general welfare.
The public health, safety, and general welfare of the community is protected through the special
use permit process which assures that proposed uses are appropriate in the location requested.
The addition of a private school to the County's educational facilities is viewed as enhancing the
general welfare of the community. Not only will the private school be supported by private
rather than public funds, but educational opportunities for residents also will be expanded.
Regarding transportation safety, the entrance will be aligned and signalized prior to the
completion of Phase I. StafT recommends that a path or sidewalk be constructed along that
entrance to the intersection or from the school to the intersection if the entrance is to be changed
further. This pathway or sidewalk will provide access to the intcrsection of Rolkin Court and
Route 250.
Sewer connection is recommended as a condition of final site plan approval. Sewer plans have
been made and approvcd preliminarily by the Albemarle County Service Authority.
SlJMMARY:
Staff has identified the following factors which are favorable to this request:
1. The Land Use Plan suggests residential and residentially supportive uses in this area of
the County.
2. Entrance improvements, including a new traffic signal will be made prior to completion
of the first phase of the project.
3. As \\lith churches and day care facilities" private schools are vie\\/cd as enhancing the
moral fiber of the community.
4. Private schools reduce pressure on the County for additional public schools.
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5. The Architectural Review Board will ensure conformity with Entrance Corridor
guidelines.
Staff has identified the following factors which are unfavorable to this request:
1. Staff has found no factors that are unfavorable to this request.
RECOMMENDED ACTION
Staff recommends approval of this special usc permit with the following conditions:
1. The site plan shall conform generally to the conceptual plan, dated, March 8, 1999.
Relationships of buildings and parking areas to adjoining properties shall be as shown on
the conceptual plan.
2. Enrollment will be limited to not more than 300 students.
3. Pedestrian access will be provided from the front of the school to the intersection with
Route 250 and Rolkin Court.
4. Sewer connection shall be made prior to issuance of a certificate of occupancy for thc
first additional classroom.
5. A conservation plan will be provided with the preliminary site plan to show how the
undisturbed buffer between the residentially zoned properties and the school will be
retained if required by construction of a retaining wall.
6. Approval of the conceptual plan does not constitute approval of the design or appearance
of modular structures. Any buildings constructed in the Entrance Corridor must meet
rcquirements of the Architectural Review Board.
ATTACHMENTS:
A - Tax Parcel Map
B - Location Map
C - Conceptual Plan
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Prior includ~~
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Albemarle
Amendment Includes
Add:
180 Additional
9 Additional Nodular
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Phase l~our includes:
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