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SP201500024 Resubmittal Special Use Permit 2016-06-06
5F 2015-0002A Aibemarle, County, Vir( inia BOUNDARY LINE ADJUSTMENT APPLICATION fOK: TAX MAP GO, PA,KCf-L Gb TAX MAP GO, PA,KCEL GbE SPECIAL USE PERM IT APPLICATION fOK: TAX MAP GO, PARCEL G6 JACK JOUETT MAGISTERIAL DISTRICT, ALBEMARLE COUNTY, VIRGINIA JUNE 15, 2015 Current Revision Date: June G, 201 G RENDERED CONCEPT Of DEVELOPMENT (not to scale) SHEET INDEX CI - COVED SHEET PROJECT MANAGEMENT C2 - EXHIBIT - BOUNDARY LINE ADJUSTMENT PLAT CIVIL ENGINEERING C3 - EXHIBIT - EX15TING CONDITIONS LAND PLANNING C4 - CONCEPT PLAN Of DEVELOPMENT -GU I DELI NES C5 - EXHIBIT - CONCEPTUAL PLAN Of DEVELOPMENT 201 EAST MAIN 5TKEET, 5U ITE M CHARLOTTESVILLE, VA 22902 (434) 277-5140 5HEET I Of 5 f —1 -- o �41 / (� General Notes: a) The Boundary Line Adjustment Plat shown on this page has been submitted to Albemarle County (51JB20 160004 I ) for a preliminary review in conjunction with the Special Use Permit for The Field School (SP201 500024)• The purpose of this submittal and exhibt is to demonstrate that the reconfiguration of parcels GO -08 and GO -08E will permit a 25 -acre private school site and a G -acre rural area parcel. It is the Owner's intent to complete the Boundary Line Adjustment after the approval of 5F201 500024. ,tl g --------------------- -4- ------------- A36' DAVID' NGEPCQ 1 R 2.19 ACRE Z D RURAL 1 ! ..2493/5 9 � f d 5 i 5 1 i rtii I 1 1 1 I ' q s t ,\ }1 i 9 1 1 r I PATEIL, VIPUL N OR MANISHA V 2.84 ACRES ZION ED RURAL AREAS D.B. 26121270 CURVE TABLE LINE TABLE RADIUS COURSE DELTA BEARING CHORD BEARING DISTANCE Ll N 480532 1" E 28.23' L2 N 36015'04" E 10.00' L3 N I G° I I' 10" W 0.90' L4 N 27015'48" E 39.99' L5 N 1203222" E 47.30 PATEIL, VIPUL N OR MANISHA V 2.84 ACRES ZION ED RURAL AREAS D.B. 26121270 CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD CHORD BEARING C, i 080.20 20.19' 1 °4 1 '08" 20.19' S 4705020" E 100 0 100 200 31 ■■■■ 1 INScale: •• �101 \ \ \ _ v�--------- —------------ ---------- - ---- --- -- —_ a—� _-------- _ J Irl 7 -ARRAC J I I — Z= _ _-; . NV7 - - _-_-_-----_-_----_----_-_ - ' F I \ r J SIGHT DSTANCE EXHIBIT •. 0 100 200 300 ■.... 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I / / / ' /J / I t l f 1 I l J r / / I / IJ ^� .�� - `�ti '\.�•''`• `, l i 1 t t' I 1\\ # (\ \\ \ l 1 / J /� +F 1 (J / / I rl t t % 1 1 Jr / r // , / / 1 / / / I , ^'� w,: ..-" _ ,_ l `\ \\ \ �' \ `,� ` . / ( , '' .-' 'fill:.- 8=-� -�� ���- ,, , , ,`; ( OJ ( / I / / J - O ~,CO O WE �; — , .e ! 9 I , \ \ \ ( \\ \ J\ ( i �\ ( / It 1P I 11 /r r rl ,r /,r �''' ,,-',, /t /'..-' (\w "`-__ �\ ` `� `, •,, ! ! t ' i \ \ \ \ \ \ ` \ \ \,` {\ 1 � I J/ ! ( f I t I (I � lI ' /'/ / V !I / rJ ! J ,I- r/- ' ` ,�� VC _" -,,- '``^.,O \�\ ` `''\ 1 l T.M. 60C-OE-B \ \ - O r ( cb r - r ro N1I��INFA` --~ `, \;, , I ( i '\ \ \ t \ ,r \ \ �n i ( ! Q 7 f I r l /' f / I r J /' r r' , \ , \ , I WILLIAMSON BLAIR K TRUST I \ \ \ \ \ I r \ - ;�1\\\ \ I `\ \\\ co I ,0 / 1 11 ,/' ,' / \ ~' �; , _ ``', \ \ 1 \ \ \ 1 1 \ \ , W ' I it i `' I l/ r , ' 1 .-- -'\ \ , \ y , \ I \ \ \ \ \ 3 \ O ( r ' r .9:73 AGf�E! , . ` l �\` t1 \ 1 \\ \ \\ , 1 i \ \\ \ r' 9 \ \ \ \ f , 1 f t II / ,�! I/ I, ,'\ .,\ \ , , -, \,, \\,`; \ 1. 7 2.99 ACRES i \\ i\ , TQM. 60C-OE19 , I \ , \ \ I! !� \\ . `'`11_\ \ \ t\ j I f I ; ' ( I / // / ��NED F�UfF A% A_ Z EAS \ \`\\\; \ \ �(1 ZONED RURAL AREAS k HUjn//�PHI�IS 'RdBE tT & RLOTTE \\ \ , \ `\ \ \ \ I T i I ( ') / / / - l __ -1 ,,, \,,,, \`\\ , t (' / \ l I e \ \\\\ r ~ ' \ \, `\ ` G'~` NAV A T I Q� �V�R IA (' ' r r' /\ r - -rs ` `\\\ ' \ D.B. 3382/737 I ' \l \ \\ I i \ \ \ \ i 1 f' I ,' %/ /r /\ / rr '' \\ ` \\\\`\`\ P \ 2. 3 ACF�ES \ g \\\ r J \ I 'l \ It '\ \\ ' '1 \ ` \ , ,\ \ /! �)\\ \ 3 \\ d ` } t 1 2. 8, ACR I I 1 1 I j j t ,' / J' / i r rl'/ / , �' A`� ,`~' ', \ P } / t I / n \ -. . 9 4 \ 1 \ 1 \ \ / ) \ ,..� I \ \ } I i I } I I \ I I I i I I 4 1 ' _' I /I t / / /I / / / / J /' '' \ `\, ,`.,\ , \ ZONED \RURAL AREAS, \ \ I I k t dd /� �7 \ 1 1 ^ I' ` , \ j \ i \ ' 'I \ \ \ \ / i �\ 1 ,Z0N Ej l�1 A� EA I I ` / / ,! / r /J ' I, / / ,/ /,' ''/, ./ I / //r - , `y. t \ I �\ t \ I i 1 -- \''\\ , . '\ \ b.B. 15$6117\ \ I I I i 1 r-M----, / / J 1 t t I \ \ \ \ \ \ ! 1 \ ! #I I \ I I J ! 1 1 ! 1 A l l i / l 1 � I i l I I aj l/ / J J ,r / ' \ \ \ `\ \ \ \ r` ' ` \\ � �i I \\� i i i I � i 1 , I r t i ' "\ i / t ' r .� t)1 I / / ' \ 1 ,> \\ \\ `\ .\ b J1 \\ `\ �� di 1 1 1 1 1 f 1 I j Ii 11 I 1 ,' I ' ` l / ✓' I I # 1 . I / I t I t 1 s! gI � ;! , • � � • � � � • PJ 1) 0 0 ----------- - H� (51 0 US 0— --------- – – --------- ---------------- --------- – – – – ------ % ----- - --- --------------- ----------------------- j L - - - – — - – – -1 – – – – tBARM --------- — ----- L - --------- --------------------------------- – – – ----------- 7 77- ------ ------- \ \ -•\-- N -; 4'`, 1 1 �1 LAN'k� D BZ1i-f£R, - - -- - _ _SGA _- _-„` _ - , r �, � 4� D _ }�R_ _�� _-- \ _,\\ _� , \��`���. ----------- - -- nt� - -------- - IN�',,W06E' -------- ------- --- L N E�IS7 s 'u ------- A-- I&T—\ ---------- PimsEg' D” ------------ : ------- 4V ACRE ST JRW --W -RCr-A N, _!�ORME _k_, MAkJAqE4ENT -- ------------ - I I ------------- LOCATION 01 1,11 tRyt 0 ------------- t -- -------------- --- -RANCE 7-0 EXISTING ENTRANCE --------------------- N� ------------ ---- TED AND OPENED - — ---------------- -00 REMAIN (�A --- -------- o ONLY FOR MOWING AND 560 MAINTENANCE OF DAM AND POND AREA 3,OACIZE !7f - ------------ T ------------- -PUIZP' UL - -------- L -------- --- -13j4LL'F&,L1DA r 10, 6 1 Ln ko ------- -- --------- V ------------------ -- 60-158H J. --- -------------- -- ---------------- A,TOO YU HQA CHAN Li 3 -ACRE 2, 3 ACRS F --------- ZONEER L;ARkAS 3,ACFF b. 03/058 1 POND I ( I I � -- ---- HOOL "4PUS'\,\' -------- ------ ---- MATWIN ------ VARIABLE WIDT'ff L --- -- "A" TREE BUFFER ---------- ---- TVBSER -- ------------------- - ----- --- -------- 7EE -------- --------- --t-t -:7 --- ---------------- ----------------- . . . .. . ---- ----- ----- -------- - ----- --- ---- ------------------ ---: - ---- ------- ---------------- 90 11-- ------ j - - - ------- U0 -------- -,'350 ---------- 'V ------- — ---- V, ------- 540 -------------- - --- ------- 0 TWIN �R k014EP RLIftA 0" D.B. 125/. -- ---- CA LiMIt5 Of SPCCIal Use Permit:CAVIL a) Th15 5FC01al u5c permit application 15 limited to the 25 acesdelineated on this 5heet a5 ATI Parcel 60-65 (proposed). A boundary line adjustment plat 15 included with this application to — ------------ ------ -acre contiguous I create the 25 ------ JUOU5 parcel. ---------------- --------------- Land5capincj along Barracks Road Frontage shall Include the --------- ----------- - - - --------- followincj: ryISTIWAVOODEV ------ --- - ----- .q) Large shade trees shall be planted parallel to the Entrance Corridor Street. Such trees shall be ------ V '0Rfs6?zVEb at least 3 112" caliper measured G" above the ground) and shall 11C Of a plant 5PCCIC5 -V common to the area. Such trees, where not currently existing on the site, shall be located at ---------- ------- least 35 feet on center. b) Flowering ornamental trees Of a species common to the area shall be mter5lper5ecl among the trees required by the preceding paragraph. The ornamental trees need not alternate one for ---- --- one with the large shade trees. They may be planted among the largte shade trees in a less ---------------- ---- ---------- ______ -- regular spacing pattern. CD 17 c) A three or four board fence or a low stone wall, typical of the area, may align the frontage of L0 (9, the Entrance Corridor street. T.M 60C -OE -8 (0 -VIKjifINtA d) An area Of sufficient width to accommodate the foregoing plantings an g shall be g d fencin LQ" WILLIAMSON, BLAIR K TRUST 0' -05ig I T�WP06 reserved parallel to Barracks Road, and exclusive of the road right-of-way and utility easements. 2.99 ACRES -- - - --- --------- NyVp�. A M ZONED RURAL AREAS HUMAPHPIS,RO TE *1' Buildings: D.B. 33821737 2.13 ACRES, QFVR j5: _�EIRT k & O�IRLDT 2.741A iONEDRUkAI21A a) The maximum square footage (footprint) for the entire site 15 30,000 5f. REA& 1\ X, b) The maximum square footage (footprint) for any individual building 15 12,000 5f.I( I 1 1jr D.B 158,6/1 �4 EA c) Maximum building accordance with Section 10.4 of the Zoning Ordinance. j height 15 35 ft. in ar cl) The prop`05CCI pcnic pavilion shall be located as close to the treelime (and away from the existing pond) as possible. No fill shall be placed within the 100' stream buffer. Tree Buffer / Preservation Areas: a) The area labeled tree buffer area "A" shall include supplemental plantmcj5 to provide the C6jUtvalCnt Of two staggered rows of mixed native deciduous and evergreen trees planted at 25 ------------ ------------ �7- feet on center along with mter5lper5ecl shrubs. 1b) EX15t1rg trees over 4" in diameter shall not be removed in the area labeled tree buffer area '15". Any trees over G" in diameter that might require removal for the installation of a drainfeid shall replanted, in the ratio of two new trees per one tree removed, in the 5aMC location to provide a buffer for adjoining land owners. c) The equivalent Of two staggered rows of mixed native deciduous and evergreen trees planted at 25 feet on center along with inter5r2CMCCI shrubs shall be planted in the area labeled as tree buffer area "C". 60 0 60 120 180 N" iiiWEEME0111 Graphic Scale: 1"=60' ,. \ -\`\_ -l`-. r f I f I `\ `, `\ \ 1 }\ 1 \ \ \ { ♦\ \\ \ , 1 1 !' \ I 1 \\ `\ \ \ t .t \ `\ 1, `, ) / I I / \\ \ t \ ` - ) l I I \ t \ \ \ \ 1 t \ \ \ \\\ I I , 1 \ � i r r I r \\ \ \ , ~.4 � - -P.-,,,,,J 1 1 ! ' 11 , \ \ \ \ \ `� , \ t \ \ \ \ ` ` t i `\ I i \ \ \ �`, \ `, \ `, t I S , I P } 1 / l ' r f \\\ \} \ L --,-,�`''e`' �~1 i t i ! \ I \ \ \ , \t \ \ \ \ \ 1 t I \ \ ♦ I" \ \ i { I } p I / J i / \`•.. 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I l 1i / I 0 • 60 120 1 4 ■ ■ ■ ■ ■ NALAILM ■ Graphic• - •0 HIMPROJECT MANAGEMENT CIVIL ENGINEERING LAND PLANNING ENGINEERING The Field School of Charlottesville Special Use Permit Request Project Narrative June 15, 2014 Latest Revision June 6, 2016 Written Description of the Proposal: In Accordance with Section 10.2.2(5) of the Albemarle County Zoning Ordinance, The Field School of Charlottesville is applying for a Special Use Permit to operate a private school in a rural area district. The property consists of two parcels: TM/P 60/68 is currently 21.81 acres, with approximately 2/3 of the acreage currently on the west side of TM/P 60/68E, which is currently 9.28 acres. This SUP request is in conjunction with a boundary line adjustment request to create a 25 -acre contiguous parcel 60/68 for the private school use. The remaining 6 -acres would become parcel 68E, a separate rural area parcel, not included in this special use permit application. Parcel 60/68 is owned by Aguilera LLC and parcel 60/68E was recently purchased by Aguilera LLC from the Commonwealth of Virginia-VDOT Right of Way Section. The right-of-way acquisition, done many years ago, bisected parcel 60-68; creating three acreages on two parcels. The Owner (Aguilera LLC) wishes to make a Boundary Line Adjustment creating a 6 -acre (+/-) parcel 60/68E with one residential development right and a 25 -acre (+/-) parcel 60/68 school site (please see attached Application Plan and conceptual layout). Each use is proposed to have its own entrance onto Barracks Road. In addition a gated entrance will remain at the western end of the property to provide for maintenance and repair of the existing dam and pond, which will remain on the school parcel 60/68. The entire 31 -acre site includes critical slopes, a 3 -acre pond (to remain on the school property), a stream buffer, and an area that was previously used as a construction demolition waste area. The property lies within the watershed of the South Fork Rivanna Reservoir. There are no existing buildings on the site. The property is zoned Rural Areas and the Comprehensive Plan Land Use designation is also Rural Areas. The site lies within the Barracks Road entrance corridor and ARB review of the application is required with a future site plan submittal. The proposed school use will maintain and supplement (where necessary) existing vegetative screening buffers along the Barracks Road frontage, along shared property lines with adjoining residential uses in the Colthurst neighborhood, and along the shared property line for the proposed 6 -acre parcel 68E (see attached application plan). Building size and massing will be limited to accommodate the school use. A maximum of 30,000 sf of total building footprint will be constructed and a maximum of 12,000 square feet will be constructed for any individual building footprint. Outdoor • 0 lighting for the school use will be limited to parking and building entrances. No lighting or amplification of noise will be permitted on the athletic fields. Use of the school and school facilities will be limited outside of the hours of the regular school day. The school will enroll boys in grades 5-8 and will be limited to 150 students. The regular hours of operation for the school will be between 9 am and 4 pm for approximately 170 days of the year and some additional summer school options will be made available. Summer school operations will have substantially the same limitations (time of day, number of students, etc.) as the limitations provided during the regular school year. Approximately 15-20 after school sporting events will occur on the site. These events typically occur directly after school and are over by 5:45 pm. An additional 10-12 evening school events are anticipated throughout the school year. A multipurpose ball field will be graded adjacent to the 100 foot stream buffer (which will not be impacted by the grading). No outdoor lighting or amplified noise is proposed for the ball field. It is anticipated that ten permanent paved parking spaces will be required to accommodate the regular daily needs of the students, and approximately 10 additional paved parking spaces will be required to accommodate school faculty and staff. 20-30 additional "temporary" parking spaces will accommodate overflow parking when needed for events. It is anticipated that these overflow parking spaces will be on grass surfaces, approved in conjunction with site plan review at a future date. It is not anticipated that any onsite parking will be visible from Barracks Road or from adjoining parcels. Consistency with the Comprehensive Plan: The mission of The Field School is similar to the mission of Albemarle County Public Schools and includes a substantial outdoor component, requiring a significant campus. It would be convenient and practical to locate a school campus on 20-30 acres within a County Development Area. Doing so would provide a convenience for families within the development area and would limit vehicle trips on rural roads. In actuality, there are many hardships that prevent school campuses from locating within community development areas. Section 3 of the Public Facilities chapter of the Comprehensive Plan notes the following: "...In cases where it is not possible to locate a new school in the Development Areas due to physical constraints, land area needs or availability, or service considerations, they may be located adjacent to or in very close proximity to the Development Areas where infrastructure and utilities can easily be provided." In addition, private schools require a special use permit in every district except the recently created Downtown Crozet District. This additional hardship further limits private schools from competing with by -right uses for land within the development area. Over half of Albemarle County public schools, which are publicly funded and do not require special use permits, are located within the rural areas of Albemarle County. Section 3 of the Public Facilities chapter continues to provide guidelines for the siting of new schools in Albemarle County: "When siting new schools, as many of the characteristics below as possible should be met: • Elementary schools should be located within neighborhoods or at the edge of neighborhoods to promote walkability; • Middle schools and high schools should be located in a central location relative to elementary schools, which feed these schools, to support the feeder pattern policy of the School Board; • Safe and convenient access should be provided between the schools and pedestrian and road networks; • Compatibility with adjoining planned and existing land uses should be achieved. Though not preferred, locations near industrial and major commercial developments are not prohibited; C� Public water and sewer service should be provided; Police and fire rescue service should be in close proximity; and The site should be developed with respect for environmental features such as topography, soils, floodplains, and wetlands and final design should result in aesthetically pleasing physical qualities." The proposed site for The Field School of Charlottesville is consistent with these guidelines Additionally, the Rural Area Chapter of the Comprehensive Plan provides the following criteria for review of new uses within the rural areas: "As new uses are proposed in the Rural Area, it is essential that they be able to meet the following standards. New uses should: • Relate directly to the Rural Area and need a Rural Area location in order to be successful, (e.g., a farm winery has to be located in the Rural Area and would be unlikely to succeed in the Development Areas); • Be compatible with, and have a negligible impact, on natural, cultural, and historic resources; • Not conflict with nearby agricultural and forestall uses; • Reflect a size and scale that complements the character of the area in which they will be located; • Be reversible so that the land can easily return to farming, forestry, conservation, or other preferred rural uses; • Be suitable for existing rural roads and result in little discernible difference in traffic patterns; • Generate little demand for fire and rescue and police service; • Be able to operate without the need for public water and sewer; • Be sustainable with available groundwater; and • Be consistent with other Rural Area policies." In evaluating the proposed site for The Field School of Charlottesville in accordance with these two sections of the Comprehensive Plan as outlined above; the following should be noted: 1. The site is centrally located relative to elementary schools and high schools, 2. Safe and convenient access is available to road networks, 3. The site is located adjacent to residential neighborhoods with vegetative buffers provided, in close proximity of higher density neighborhoods, and not close enough to be affected by nearby industrial or major commercial developments, 4. Public sewer is not available; however public water is available with approval of a jurisdictional area expansion for service, requested in conjunction with this SP. 5. Police and fire rescue services are in close proximity to the site, 6. Consistent with this SP request, the site will be developed with respect to environmental features, 7. The fields and open space plan submitted with this SP request relate directly with the Rural Area objectives, 8. The proposed plan will be compatible with and have negligible impact on natural, cultural, and historic resources, 9. The school use will not conflict with nearby agricultural and forestall uses, neither of which are adjacent to the site, 10. The school use will reflect a size and scale that complements the character of the Barracks Road area, • 11. The school use will not be easily reversible, however a school campus, as shown on the application plan, could serve other uses, with additional County approval, that are appropriate within this rural area of the County. 12. The school use is suitable for existing rural roads and results in little discernible difference in traffic patterns, 13. The school use will generate little demand for fire and rescue and police service, 14. The school use will be able to operate without the need for public water and sewer; however a request is made in conjunction to allow an expansion of the jurisdictional area for public water. 15. The school use is sustainable with available groundwater, and 16. The use is consistent with other Rural Area policies. The proposed site for The Field School of Charlottesville is located on a major arterial (Barracks Road) and is less than one mile from the U.S. 29 Bypass. The site is within 800 feet of a Comprehensive Planning Area (Neighborhood 7), within 1,200 feet of a 20 -acre site zoned R-15, and less than 1.5 miles from a major retail center (Barracks Road Shopping Center). There are few (if any) reasonable sites in Albemarle County that would require fewer vehicle trips within the rural area of the County and sites that would provide more opportunities to reduce vehicle trips by combining trips for school, work and shopping. A private school offers a unique opportunity for partnership with Albemarle County, where 54% (or $202 million) of the budget is allocated toward capital and operational costs of schools. It is anticipated that over half of the students at The Field School will live in households in Albemarle County, paying property taxes toward the Albemarle County school budget. The Field School offers an opportunity to increase the inventory of schools within the County and increase the capacity for students within the public school system ... at no additional cost to the County taxpayer. Impacts on Public Facilities/Infrastructure: Adjoining properties lie within the Albemarle County Jurisdictional Area for water and Fire hydrants are located along the frontage of the proposed school site. In conjunction with the SP and Boundary Line Adjustment application, the Applicant is requesting for this property to be included within the same jurisdictional area for water to facilitate fire and rescue needs for the school. Should the request for public water be denied, a field investigation has been performed and adequate drainfield areas have been located for the proposed school use and single family detached use. A copy of the field survey is provided with this application. Fire, Rescue, and Emergency response facilities are located close by along the U.S. 250 Bypass and Ivy Road. Traffic Impacts: The Field School currently enrolls 75 students and is located on Crozet Avenue (S.R. 810) just north of Crozet, Virginia. Attachment A is a study prepared in 2013 evaluating traffic counts and parking needs for the Field School over a one week period during the regular school year. During that week-long study, please note the following: attendance ranged from 65-68 students, daily traffic ranged from 58-62 trips, AM Peak Hour trips ranged from 9-24, PM Peak Hour trips ranged from 4-13, and the maximum utilized parking spaces was 15 car spaces and 2 bus spaces. Attachment B is a map of Albemarle County showing residential areas (trip originations/destinations) for the existing 2014-15 Field School population. It should be noted that the 18% of the current student population is resided in the Crozet area (where the Field School is currently located) and 15% of the current enrollment is resided in the Ivy area (where The Field Camp is located). If The Field School is permitted to relocate to the proposed site on Barracks Road, it is anticipated that the proportion of students enrolled from the Crozet Area will significantly drop and the proportion of students enrolled from the urban ring of Charlottesville will increase respectively. Traffic Impacts (continued): Table 1 below provides a traditional design analysis based on traffic numbers generated from the Institute for Transportation Engineers and similar school projects (such as the Regents School in Albemarle County). The 2013 existing ADT on Barracks Road (S.R. 654) between Old Garth Road (S.R. 601) and Georgetown Road (S.R. 656) is 5,900 trips. This number increases to 21,000 between Georgetown Road and the Charlottesville City limits. From the figures in Table 1, The Field School currently generates 186 trips per day and at full enrollment (150 students) will generate 372 trips per day. Table 1: Field School Trip Generations with 150 Students Prepared by Shimp Engineering PC Revised: December 18, 2015 Trip Generation Multipliers: Daily traffic multiplier= 2.48 perstudent In Out Total In OutI Total AM peak hour traffic = 0.9 per student Private School(Grade K-8) AM inbound = 55% AM outbound = 45% PM Peak Hour mulitplier= 0.19 perstudent PM inbound = 47% PM outbound = 53% Assumed Distributions: AM inbound from west approach = 25% AM inbound from east approach = 75% (Note: distributions shown are AM outbound toward west exit= 20% estimates based on current AM outbound toward east exit = 80% student enrollment (see PM inbound from west approach = 20% attachment B- Trip Originations)) PM inbound from east approach= 80% PM outbound toward west exit= 25% PM outbound toward east exit= 75% Use Description ITE Code Unit (number of students) Population Basis Daily Traffic AM Peak Hour PM PeakHour In Out Total In OutI Total Private School(Grade K-8) 534 75 current enrollment 186 1 37 30 68 7 1 8 =F 14 Private School(Grade K-8) 534 150 maximum enrollment 372 74 61 135 13 15 29 Note: Trip Generation multipliers (assumed variables) are extrapolated from various online resources including: http://ww2.cityofpasadena. net/cou nci lagendas/2009%20agendas/Mar_23_09/6A%20AT-rACHMENT%202%20PART%204. pdf http://www.albemaH:.org/upload/images/Forms_Center/Departments/Board of_Supemisors/Forms/Agenda/2014Files/0813/09.0a_RegentsSchoolAttachA.pdf http://www.pbcgov.cm/engineering/tmffic/pdf/Tri p_Ge ne ration_Rates. pdf The 2013 analysis of actual trips provided in Attachment 1 demonstrates that the actual ADT is significantly lower than the design ADT provided in Table 1 above. It is our opinion herein that the discrepancy in these figures is due to the Field School use of bus service and carpooling. Figures provided in Table 1 are derived from the ITE Code 534 (private school use (K-8)) which includes younger students and apparently does not consider bus services or carpooling. Additionally, it should be noted that the proposed school location on Barracks Road is 1 % miles west of the Barracks Road Shopping Center. This proximity to a major retail center will further reduce the number of trip originations when considering design ADT. Consider the parent of a student who lives west of the school site, traveling to a regional service use at Barracks Road (Harris Teeter, Kroger, Wells Fargo, CVS, USPS, etc.). This parent will be able to stop by and pick up their children from school on the way home, thus not actually generating a new trip on Barracks Road. As demonstrated in the 2013 study, the peak hours for the school use are between 8:30-9:30 AM and 3:45-4:45 PM. The AM Peak hours would coincide with peak hours of traffic along Barracks Road and a left turn lane may be required for the school use. While a current analysis shows that a left turn lane is not required for the school use, the site has adequate frontage and sight distance to provide turn lanes as needed if future warrants should change. Barracks Road (S.R. 654) is a major collector road in Albemarle County with a posted speed limit of 50 MPH (45MPH for trucks). Georgetown Road (S.R. 656) is another major collector road in Albemarle County and is located %2 mile from the proposed site. The U.S. 29/250 Bypass is characterized as a "Freeway or Expressway" and is located 1 mile from the proposed site. The proposed site has good access and sight distance and is located on a major collector road in close proximity to another major collector road and a freeway. These site characteristics support the proposed school use. Environmental Impacts and Features: After meeting with adjoining property owners; it was the consensus of neighbors and a science teacher from The Field School that the lake on the property should be preserved along with the existing stream buffer and adjoining wooded slopes along the southern border of the property (see attached application plan). In later meetings with neighbors, an additional buffer area was requested between the ball fields and the lake to supplement an area with few screening trees. This additional buffer is included in the application plan. Additionally, a landscaped buffer is proposed along the frontage of Barracks Road and the intent is to match this frontage with existing landscape characteristics along the Barracks Road entrance corridor. The language provided on the application plan is consistent with Albemarle County ARB guidelines and provides an additional level of regulation of these guidelines. Some critical slopes will need to be disturbed in order to create the disturbance of these slopes is included in conjunction with this SP. provided, demonstrating how the critical slopes can be addressed with can be mitigated. Concept / Sketch Plan: Please see attached application plan. ball fields and school campus. A request for A conceptual design of the school campus is minimal disturbances and these disturbances PROJECT MANAGEMENT SHIMCIVIL ENGINEERING LAND PLANNING ENGINEERING June 6, 2016 Ms. Rachel Falkenstein, Senior Planner Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Regarding: SP 2015-00024 — The Field School of Charlottesville Comment Responses Dear Rachel, Please consider these responses in conjunction with the current application plan submittal for The Field School of Charlottesville SP, providing a current revision date of June 6, 2016. The responses below are intended to address comments from County Staff, VDOT, and VDOH received to date along with comments from adjoining property owners received in previous meetings and correspondence. Any specific changes along with responses to various comments are detailed below and reference the June 6 plan and any additional supporting documents provided herein. Please note that we have not included comments that have been addressed previously to the satisfaction of the reviewing authorities. Planning Rachel Falkenstein): 1. Please note that, as with any special use permit in the Rural Area, this request will be evaluated based on its appropriateness under the County's Rural Area land -use goals in the Comprehensive Plan (with priority given to resource conservation, agriculture, forestry, and open -space uses) and on its impacts (safety, traffic, noise, etc.) for the surrounding area. Response: The application narrative (attached) has been updated to address this comment in more detail. 2. Application Narrative well and septic o The proposed school should be able to operate on this site without access to public water and sewer. Future approval of a jurisdictional boundary amendment for public water is not guaranteed. Staff will not recommend approval of the SP unless it is determined that the site can support an adequate onsite sewage disposal system and has access to safe drinking water. o Provide more information regarding sewage disposal and onsite water quality for Health Department review (see comments below from Virginia Department of Health). Rev1: See below comments from VDH. Staff strongly suggests the applicant consult with the VDH office of Drinking Water during the SP review regarding the availability of safe and adequate groundwater to support the use. Response: Public water is available to adjoining sites and it is our understanding that the property proposed for the school use may not be within the jurisdictional area (the online County GIS map shows the current parcel 68 is within the jurisdictional area). In conjunction with this SP request, The Applicant has submitted an additional application (attached herein) to amend the Service Authority Jurisdictional Area to clarify the current jurisdictional area map and to provide water to the site for the proposed school use. Please note that approval of the request for public water is not a conditional requirement for the Special Use request: in accordance with the guidelines established in the VDH Well Development Handbook and in consultation with Steven Kvech, District Engineer for the VDH Office of Drinking Water, a 50' x 50' potential well site is shown on the Exhibit sheet 5 of the Concept Plan. 3. Vegetated buffer o Provide more information about the 75 foot landscaped buffer along Barracks Road. Existing vegetation should be preserved where possible within the buffer and areas without existing vegetation should be replanted with native species and in accordance with ARB guidelines. Rev1: Comment partially addressed. Please also state that existing vegetation will be preserved where possible. Response: The site is currently wooded across the entire frontage and Sheet 4 contains notes, consistent with ARB guidelines for landscaping frontage treatment along Barracks Road. If additional language is required, it will be provided prior to a hearing with the Board of Supervisors. 3. Concept Plan 2. Critical Slopes o If disturbances to critical slopes are anticipated, a critical slopes waiver should be submitted and reviewed with the SP request in accordance with Section 4.2.5. o Areas of critical slopes to be disturbed should be shown on the concept plan. Rev1: Comments not addressed. A critical slopes waiver will be required for the proposed development. The waiver can be reviewed with the site plan submittal, however, it is not guaranteed to be approved, which would significantly limit how the site develops and would prevent an entrance in the proposed location. Staff strongly recommends this be reviewed with the SP request rather than waiting for the site plan. Response: A critical slopes waiver request is included herein for review in conjunction with this SP request. Exhibit Sheet 3 of the Concept Plan shows areas of critical slopes and potential areas of disturbance associated with the request. 4. Site vegetation o In addition to the 75 foot vegetated buffer along Barracks Road, there should be a vegetated buffer providing screening between the school site and residential/Rural Area parcels. The buffers should consist of existing vegetation and be replanted with native species where existing vegetation does not exist. The buffer should be maintained outside of the pond as well as between the proposed residential lot and school site. Rev1: Comment addressed. Please also include a note in note if existing vegetation will be preserved within Barracks Road buffer. Label buffer width. Consider extending "buffer A" a little further southeast around the building envelope to provide more complete screening from Colthurst neighborhood. Response: The site is currently wooded across the entire frontage and Sheet 4 contains notes, consistent with ARB Entrance Corridor Design Guidelines for frontage treatment along Barracks Road. Additionally, Sheet 4 of the Concept Plan shows a proposed ballfield area setback 75 feet from the Barracks Road right- of-way and the proposed campus area setback approximately 260 feet from the right-of-way. If additional language and dimensions are necessary to address the Barracks Road frontage conditions, they can be provided prior to a hearing with the Board of Supervisors. Sheet 4 also shows the proposed "buffer A" is located approximately 275 feet from the property line shared with the nearest Colthurst neighbors, and the proposed campus area is setback approximately 300 feet from the nearest property line shared with neighbors. Significant vegetation currently exists in the Colthurst neighborhood and on the proposed site to screen the school use from the neighborhood. "Buffer A" is extended further in the current revision, as suggested, however this general area may also need to accommodate an on-site drainfield as shown on Sheet 5. o Existing vegetation on site should be preserved wherever possible. The concept plan should show the future tree line after construction. Show the existing tree line on the existing conditions sheet and the proposed tree line on the concept plan sheet. Rev1: Comment not addressed; show proposed tree lines after development on the concept plan or more clearly label trees to be preserved. Response: Sheet 3 is an exhibit showing existing tree lines and sheet 5 is an exhibit showing proposed tree lines. Please note that sheet 5 is an exhibit showing a conceptual plan of development, and while the Applicant wishes to build a similar plan to what is shown; the final design, grading, and utilities will determine the actual tree lines for a future site plan submittal. 5. Stream Buffer o The concept plan shows a proposed picnic pavilion within the stream buffer. A picnic pavilion may be possible here, depending on the size, materials, area outside of disturbance, etc. Provide more details about the pavilion for engineering staff to review or consider locating the pavilion outside of the stream buffer. Rev1: Comment not fully addressed. The final location of the pavilion can be reviewed with the site plan; please note that just because it is shown on the concept plan within the stream buffer, there is no guarantee that this location will be permitted. Engineering staff will need to review a more detailed plan for the pavilion to determine if the location within the buffer is permissible. Response: The picnic pavilion shown on the Conceptual Plan of Development Exhibit (Sheet 5) has been relocated outside of the stream buffer to resolve this conflict. Sheet 4, the General Conditions of Development, provides a "general location" for the picnic pavilion. As noted above, the final location for the picnic pavilion can be reviewed with a future site development plan. 6. Septic field o As stated above, the location of the septic field should be reviewed by the Health Department with the SP request. The approved location should be shown on the concept plan. Rev1: Potential drainfield locations are shown on the attached exhibit. Drainfield areas should be identified on the concept plan (sheet 2) or included within the building envelopes. Drainfields should be located outside of slopes, buffers and areas identified for preservation. Identify alternative drainfield locations on the concept plan that will not require disturbances to these features. Staff recommends the portion of the site formerly owned by VDOT also be surveyed for potential drainfield locations. Response: Exhibit Sheet 5, a Conceptual Plan of Development, provides potential locations for drainfields as established by Old Dominion Engineering in a feasibility report dated January 1, 2015, and attached herein. The purpose of the report is to establish that adequate drainfield locations exist for the proposed use on the current parcel. An additional study/report will be provided prior to approval of a future site development plan. 7. New Comments: o The maximum building height in RA zoning is 35 feet. Revise note on concept plan. Response: The note (c) under "Buildings" on sheet 4 is revised to reflect the maximum building height of 35 feet permitted in the RA zoning district. o It is staff understanding that sheet 3 is intended to provide an exhibit showing how the site could develop rather than to be a concept plan for development. If this is the case, label this sheet as an exhibit and it will not be part of the adopted concept plan for the SP. The existing conditions sheet will also be separate from the concept plan and should be labeled as an exhibit. Response: The title on the cover sheet has been changed from "Application Plan" to "Concept Plan and Exhibits" and Sheet 2 (Boundary Line Adjustment Plat), Sheet 3 (Existing Site Conditions), and Sheet 5 (Conceptual Plan of Development) are now labeled as Exhibits. Sheet 4 is now labeled as General Conditions of Development. o It is recommended that a boundary line survey be provided before the SP goes to public hearing to firmly establish the SP boundary. If a boundary line adjustment plant is approved prior to the SP moving forward, the school site will be a separate parcel, which will allow the residential portion to be removed from the SP concept plan. o The proposed residential lot will need to be reviewed under the requirements of the subdivision ordinance. Staff will review the proposed residential lot with the submittal of the Boundary Line Adjustment Plat. Response: A boundary line adjustment plat (SUB201600041) has been submitted in conjunction with the SP request. The BLA plat is provided as an exhibit on Sheet 2 of the SP Concept Plan. The plan and narrative have been revised to remove the residential portion of the property from the SP request. Zoning Francis MacCall : 2. Bottom right of Page 2 of the Concept Plan should be revised to call it SUP CONCEPT PLAN and not APPLICATION PLAN. Addressed but the title now says APPLICATION PLAN ... this is a Concept Plan for an SP not an Application Plan for a ZMA. Response: There was confusion in our office regarding this comment. After speaking with Francis, the Cover sheet is now titled "Special Use Permit Concept Plan and Exhibits", Sheet 2 is now titled "Exhibit — Boundary Line Adjustment Plat", Sheet 3 is now titled "Exhibit — Existing Site Conditions", Sheet 4 is now titled "General Conditions of Development', and Sheet 5 is now titled "Exhibit — Conceptual Plan of Development'. 4. Is the existing entrance to the site at the northwest of the property to be closed or remain open? Either way a note should be provided to reflect what is proposed with the existing entrance. On page 3 of the revised concept plan this entrance is still referred to as "to be removed" and then on Page 4 it states that it will remain gated for maintenance. It is probably to remain gated but make sure all pages properly reflect the status/purpose of the entrance. Response: The note on Sheet 3 is revised to show that the entrance will remain as a gated entrance for maintenance purposes. Architectural Review Board Comments (Margaret Maliszewski): Rev1: Additional ARB comments Among the issues to be addressed during the ARB review of the site plan are: 1. Orientation of the buildings relative to the EC street 2. Character/quantity of landscaping along the EC street and between the street and the buildings 3. Integration of the stormwater management facility into the landscape Response: The Applicant looks forward to addressing these concerns with a future site plan submittal. Engineering Comments (John Anderson Provide traffic analysis that examines special events/regular school drop-off queuing movements, left and right for vehicles entering from Barracks Road (S.R. 654); that examines whether Rt. 654 dedicated tum lanes are warranted. Provide detailed analysis that adequately addresses the effects of proposed enrollment and design. Encourage evaluation of any possible increase in enrollment, 10-25% for example. Use ITE Code 534, and conservative assumptions. Abandon reliance on filed study (2013) performed at school's current location. As written description of proposal make clear, student population is anticipated to change. There is no assurance that a study in Crozet is predictive of patterns that may develop at this location with a higher student enrollment. Response: Please see attached Traffic Report showing trip generations at buildout (150 students), Daily Traffic, Peak Hour Traffic, and Turn -Lane Warrant Analysis. 3. Examine sight -line distance required for posted speed limit of 50 mph. Response: Please see attached Site Line Exhibit. 4. Ensure internal access meets VDOT standards —ref. 14-412 5. Ensure parking areas meet 18-4.12.15 requirements for parking areas. 6. Ensure final design meets 18-4.12.17 requirements for vehicle access aisles. Response: These three comments concern items required for consideration with an initial site plan application. If there is a reason to believe that these requirements cannot be accommodated in general accord with Sheet 4 (the General Conditions of Development) or if the Concept Plan of Development Exhibit (Sheet 5) does not reasonably accommodate these requirements; then further engineering could be provided. At this time, the Applicant is not requesting any variation or exception to the requirements of 14.412 or 18-4.12. 7. Provide conceptual SWM plan based on Part II B technical criteria. Conceptual SWM design should not rely on existing 3 -acre pond. (9VAC25-870-62 — 9VAC25-870-92). As follow-up, provide at least minimal narrative and conceptual selection of SWM facility type to address stormwater quantity/quality requirements. 8. SWM BMPs should focus on stream buffer and pond preservation, with on-site BMPs that meet Part II B criteria. Response: Additional notes are provided on Sheet 4 (General Conditions of Development) and Sheet 5 (Conceptual Plan of Development Exhibit), providing a narrative of how stormwater runoff could be treated if the site is developed in general accord to the Sheet 4. 9. Conceptual Plan of Development (11" x 17") includes unreadable text labels. Please revise, or furnish full-size conceptual plan that is legible and more readily useful. Full-size plan includes barely readable text. Response: Sheet 5 (Conceptual Plan of Development Exhibit) is revised to show with a larger font for the school site notes. 10. Critical slope impacts are relatively minor. With thoughtful final design, Engineering should be positioned to support limited critical slope impacts proposed with conceptual design. As follow-up, in order to evaluate critical slopes impacts, in anticipation of 18-4.2.5.a.1 waiver request to impact critical slopes, please prepare items required by this section of code. Engineering cannot easily correlate impacts with development, since slope impacts are shown on sheet 3, not conceptual plan of development. Please show/shade proposed critical slope impacts on sheet 5. Response: A critical slopes waiver request is provided herein in conjunction with the SP request. Please note that the critical slopes waiver request includes the information requested; however, please note additionally that sheet 5 is labeled "Conceptual Plan of Development Exhibit" and the actual plan of development (with approval of the SP) could vary in accordance with the design requirements established on Sheet 4 (General Conditions of Development). Attachments A and B did not reach Engineering. Please provide .PDFs of Attachments A/B for review. Response: Attachment A is a 2013 trip generation and parking study for the Field School use at their current site. Attachment B is a trip origination study for the current enrollment of students at the Field School. Both attachments are provided herein, along with the updated Traffic Report requested in Comment #1 above. 12. Written description of the proposal dated 19 -June, rev. 19 -October 2015 presents in-depth information that is reasonably supportive of locating The Field School of Charlottesville on TM/P 60/68 and TMP 60/68E. Response: The written narrative has been updated in response to additional County Comments and is included as an attachment herein. New Engineering Comments: 1. Defer to Planning on Special Use Permit and Boundary Line Adjustment combined application, though intent appears clear: show a single parcel for development. No comment on BLA at this time. Anticipate separate BLA plat submittal. Response: Sheet 2 is revised to provide BLA plat information as an exhibit. A separate BLA plat submittal will be provided. 2. If supporting documentation is available or intended to be reviewed, please submit supplemental items for Engineering review/comment. Response: All supplemental items referenced herein are attached for review. 3. Provide 2' contour intervals; provide additional contour labes — it appears 7 contour labels, total, are provided (7, each sheet). It is easier to visualize conceptual plan with elevation labels. County GIS provides 2' intervals. Number and spacing of contour labels below is not unreasonable, but helpful. Response: 2' contour intervals with additional contour labels are provided. Please note that County GIS does not have 2' contour intervals for the entire SP site. A portion of the site (west of the pond) is shown with 2' contour intervals which have been extrapolated from the 4' contour intervals. VDOT Comments (Joel DeNunzio): 1. Verification of ownership of property currently owned by the Commonwealth of Virginia should be provided prior to the site plan review process. Response: The property formerly owned by the Commonwealth of Virginia is now owned by Aguilera LLC. 2. A right -turn lane warrant with analysis may be required. Response: Turn lane warrants and analysis are provided herein. 3. The final locations and design of the entrances will be confirmed during the site plan review process. Response: Understood. If you have any questions please do not hesitate to contact me at your earliest opportunity. Justin may be reached at: Kelly anshimp-engineering.com or by phone at 434-981-6029. Best Regards, Kelly Strickland Shimp Engineering, P.C. 434.981.6029