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HomeMy WebLinkAboutSP201700017 Review Comments Special Use Permit 2017-10-06COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4176 October 6, 2017 Mr. Andrew Cox Greenmont Hopworks 427 Park Street Charlottesville VA 22902 RE: SP201700001 North Garden Farmers' Market Mr. Cox -- Thank you for the recent submittal for this special use permit. Please find review comments for the application included in this letter. Also note the section regarding notification fees at the end of this letter. Review Comments Planning Conceptual plan: o Indicated limits of the use should not be located within the setbacks. Ideally, limits of the use should follow measurable or existing lines (setbacks, lines parallel to property lines, etc.) wherever possible, rather than new lines that are identified on the plan but that don't have easily -identifiable corners or edges on the ground. o Please see the Zoning comments for important guidance about plan contents and appropriate setbacks for commercial and light -industrial uses that will help to set appropriate boundaries for the proposed use. o Before the next submittal, we would recommend a brief in -person meeting to discuss and agree on use boundaries to be shown on the conceptual plan. Zoning Other than the air conditioning unit, what equipment that would be located outside the building (parked trailers with cooling units, for example?) would have noise impacts? What are the generated noise levels for each such source? For the equipment that is located indoors (harvester, compressor, cold storage, etc.), are there exhausts or other outputs to the outdoors? If so, what are the sound levels at those outputs? Are uses other than the hops -processing facility expected to occur on the site after the approval? For example, will uses related to the owners' farms occur on the site? Or will the other existing structures on the site be used for agricultural or commercial uses? (We want to make sure that the conditions of approval for this use do not inadvertently prohibit necessary by -right farm uses on the site.) What lighting is proposed for the site? Would the parking area be lit with lights on poles, or would lighting (if any) only be located on the building? See attached memo. En in�g No objections VSMP will be required if land disturbance area exceeds 10,000 sf. Entrance Corridor/Architectural Review Board At its closest point, this parcel is located approximately 350' from the Rt. 20 Entrance Corridor (EC), and only the eastern portion of the parcel falls within the overlay district. The distance from the EC street and the intervening structures and wooded area are expected to significantly minimize visibility of the proposed new development from the EC. When a detailed site plan is submitted for review, a more specific determination on visibility can be made. It is anticipated that any visible new development can be designed to meet the EC design guidelines. Historic Preservation The subject parcel falls within the Southern Albemarle Rural Historic District, which is listed in the National and State registers. The district inventory information for the property (copied below) lists a contributing barn and garage, and a non-contributing trailer. The addition of a building for a new hops processing facility is not expected to have a negative impact on the overall historic district. For documentation purposes, the applicant is requested to identify the barn, garage and trailer on the plan. 1463 Plank Road 002-5045-0185 Primary Resource Information: Barn, Stories 1.00, Style: Other, ca 1940 This wood -frame barn is one-story high and is capped with a front -gable roof. It is clad with vertical -board siding. Individual Resource Status: Barn Contributing Total: 1 Individual Resource Status: Garage Contributing Total: 1 Individual Resource Status: Trailer Non -Contributing Total: 1 Virginia Department of Transportation 1. Existing entrances and/or intersection within proximity to the proposed entrance must be shown and dimensioned on the Site Plan. Note that the minimum entrance spacing for a 55 mph Collector road 445 feet; otherwise, an Access Management Exception is required. 2. Intersection sight distances must be shown on the Site Plan and profiles provided. 3. Entrance geometry must be provided on the Site Plan. Note that the minimum radius for a commercial entrance without a separate truck access is 42 feet. 4. Note that the final site plan must show conformance with the VDOT Road Design Manual Appendices B(1) and F, as well as any other applicable standards, regulations or other requirements. Fire/Rescue: No objections Transportation Planning No objections Building Inspections Full stamped plans will be required for building permit application. Action After Receipt of Comments After you have read this letter, please take one of the actions identified in the "Action After Receipt of Comment Letter" memo that is attached. Resubmittal If you choose to resubmit, please use the attached form. Note that, as listed on the form, further resubmittals for these applications will require a fee of $538. Notification and Advertisement Fees Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: $266 Cost for newspaper advertisement $215 Cost for notification of adjoining owners $481 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing is needed: $266 Additional amount due prior to Board of Supervisors public hearing $747 Total amount for all notifications. Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. I can be reached at sclark@albemarle.org or 434-296-5832, ext. 3249. Sincerely, Scott Clark Senior Planner, Planning Division County of Albemarle Department of Community Development Memorandum To: Amelia McCulley, Zoning Administrator From: Leah Brumfield, Senior Planner Date: October 6, 2017 Subject: SP201700017 Greenmont Hopworks —review comments I've reviewed this submittal and have the following comments: 1. The application plan outlines accurate Rural Area (RA) setbacks, but does not show potential building envelopes or paving/parking. As the applicant has expressed a desire for flexibility in building and outdoor activity locations, the applicant may omit specific locations on the plan, but should include a general area in which the building and outdoor activities will be located. This may be designated on the plan as "Limits of Proposed Improvements," and will include paving/parking areas, outdoor activity areas, and building envelopes. In particular, we are concerned with the locations of the operations which will occur outside, if any, including loading or unloading of trailers and trucks, and storage of material in refrigerated trailers. Please outline on the plan a designated area for those activities. 2. Special conditions are typically approved subject to development in general accord with the plan. Later development of additional uses, including by -right uses like residential structures and farm buildings, may impact the special use permit (SP) if their development is not in accord with the approved plan. In order to reduce conflicts of this nature, please describe any potential additional uses for the property. This should address both off-season use and uses on the portions of the property not used in operations of the hops processing facility. Our recommendation to simplify this on the plan is to restrict the SP use to a portion of the property which will encompass all proposed improvements and operations, similar to the "Limits of SUP" demarcation indicated on the original plan. 3. However, we suggest, if possible, aligning the limits of proposed improvements parallel with parcel boundaries, to increase ease of plan implementation and administration/enforcement. Additionally, we suggest aligning the limits of the SP use parallel with parcel boundaries. 4. The labeled Limits of SUP as outlined on the application plan intrude past the standard RA building setback limits. As the proposed use is similar to an industrial use, we suggest a condition of increased setback requirements and an undisturbed buffer to match the standards for industrial zoned parcels adjacent to RA or residential properties. These setbacks are fifty (50) feet along the backs and sides of the parcel, and ten (10) feet along the right-of-way (Section 4.20(b)), with a thirty (30) foot undisturbed buffer zone along the parcel boundaries (Section 26.5). 5. Confirmation of the maximum sound levels of equipment from the property line by the manufacturer or a sound professional would be helpful. The maximum sound levels and location of refrigerated trailers in particular, if utilized outside, should minimize audibility at the parcel boundary. 6. Since hours of operation are often considered for conditions of approval, and the applicant has stressed a need for 24/7 operation during harvesting season, we suggest including in the SP conditions year-round standard 7am — 7pm operating hours, with 24/7 indoor -only operation limited to the specified season. This can serve to alleviate potential concerns over noise. 7. Please address outdoor lighting requirements and indicate on the plan the location, types, and brightness of intended lighting fixtures, and the hours of use. Our practice has been to impose a more restrictive light spillover standard for SPs in the RA. 8. Please address intended uses for the existing structure on the property (transmission shop). DEPARTMENT OF COMMUNITY DEVELOPMENT ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found here. Be sure to include the resubmittal form on the last page of your comment letter with your submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed with a resubmittal. After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with the Planning Commission's published schedule and as mutually agreed by you and the County. The staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. By no later than twenty-one (21) days before the Planning Commission's public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule) Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad Payments for Public Hearings form. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. Failure to Respond If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date. Fee Payment Fees may be paid in cash or by check and must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. FOR OFFICE USE ONLY SP# Fee AmauffL$ Dare Paid BV %ola? Becemi N Ckm By Resubmittal of information for it Special Use Pumit PRUJEC-f NCHBER THAT HAS SEEN ASSIGNED: SDP201 6-02 Commonwealth Office Owner/Applicant Most Read and Sign I hereby certi6- that the information provided %%ith this resubmittal is what has been requested from staff Signature of Owner, Contract Purchaser Date Print Alamc Daytime phone number of Signatory FEES to be paid after application For original Special Use Permit fee of $1,075 ❑ First resubmission (TO BE PAID WHEN THE RESt'B_HISSION IS %QLDE TO INTAKE STAFF) Fret ❑ Each additional resubmission (TO BE PAID WHEN THE RESUB MSIOhti 151E+1DE TO WTA[a STAFF) For original Special Use Permit fee of $2,000 Id First resubmission (TO BE PAID WHEN THE RESUBMIS.SIO.NIS MADE TO INTAKE STAFF) Free Each additional resubmission (T4 BE PAID WHEN THE RESUBMISSION IS NIADE TO INTAKE STAFFI 1$1,075 County of Albemarle Department of Community Development 401 N-lelodre Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax- (434) 972-4126