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HomeMy WebLinkAboutSP201500024 Resubmittal Special Use Permit 2016-08-01SPECIAL USE PERMIT CONCEPT PLAN AND EXHIBITS FOR THE FIELD SCHOOL OF CHARLOTTE5VILLE E30UNDAISY LINE ADJU5TMENT APPLICATION EOR: TAX MAP G0, PARCEL G6 TAX MAP G0, PARCEL G8E 5PECIAL U5E PERMIT APPLICATION EOE.: TAX MAP G0, PARCEL G6 JACK JOUETT IMAG15TERIAL D15TRICT, ALBEMAKLE COU NIY, VIRGINIA JUNE 15, 2015 Current Revi5ion Date: _Auqu5t I , 201 G Albemarle County, Virginia RENDERED CONCEPT OF DEVELOPMENT (not to scale) ENGINEERIN&-ii.: m PROJECT MANAGEMENT CIVIL EERING .AND PLANNING 201 EAST MAIN 5TKEET, 5U ITE M CHAKLOTTE5VI LLE, VA 22902 (434) 277-5140 SHEET INDEX Cl - COVER 51-1 EET C2 - EXHIBIT - BOUNDARY LINE ADJU5TMENT PLAT C3 - EXH I BIT - EXI5T1 N G CON DTI ON5 C4 - CONCEPT PLAN Of DEVELOPMENT -GUI DELI NE5 C5 - EXHIBIT - CONCEPTUAL PLAN OF DEVELOPMENT S)"- i -I/ �(o 5N EET I Of 5 General Dotes: a) The Boundary Line Adjustment Plat shown on this page has been submitted to Albemarle County (SUB20 100004 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 Ovvner's intent to complete the Boundary Line Adjustment after the approval of SP20 1500024. T.M. 60-68F PATEL, VIPUL N OR MANISHA V 2.84 ACRES ZO) RURAL AREAS D.3. 2612/270 CURVE TABLE LINE TABLE RADIUS COURSE DELTA BEARING CHORD BEARING DISTANCE Ll N 48053'21 " E 28.23' L2 N 38° 1 5'04" E I G.00' L3 N I G° I I' I G" W 0.90 L4 N 27° 1 5'48" E 39.99' L5 N 12°32'22" E 47.30' T.M. 60-68F PATEL, VIPUL N OR MANISHA V 2.84 ACRES ZO) RURAL AREAS D.3. 2612/270 CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD CHORD BEARING c i 080.20 20. 13' 104 1'06,11 20.1 9' S 47°5020" E 61 " O 6 t , , i4h---- OC-O,E4 F� T �R MEL\ANiE %,RE'S ' \ i IR,�LAREAS' T.M. 60C—OE-8 WILLIAMSON, BLAIR K TRUST 2.99 ACRES ZONED RURAL AREAS D.B. 3382/737 ii i 100 200 Scale:ii I t T l s 00 _ y s t MOM ZR L 7D MMMUMM --- --- --- --- I i 1 ��...� �� ♦ _ _� — — —_ —. _.. _..— — — — — — — — — — �1' 71 a._ -00 — Ll ..... /sic > - —_ _ _; _ — _ ------- _ - - _- - I- y�[� _ ~ r : , : _- e SIGHT DSTANCE EXHIBIT ii i 100 200 301 11111101111JILKi ■ Sc#le:ii 1 1 t 1 4 , 1 f / \\ t \ \ `',, ��''.. 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' j /' 1 1 // e - -J,' j ,r' ,J I' IJ f SLOPES I,7ISJ'TUR L7A )CE - ___-___-__-._-_._.__-.___'_„ LY\ H TO OR Y'`J HOA }Ci, A Q L{Y I I t \ \ 1 / % I Ii' r"-„ / r / / � f 1 --------- ` ", i \ , { '\ 1 1 I d 1 I 1 ( \ { } A /i/'�('R ii���l \ \ \ 1 , l __n __ `,, 1 1 i 1 \ t ,V ` i 1 t/ 1 W \ \ \ y`` / __ __/ r ! J , r J 1 - _ - 2 03 ACRS'1 I I I ' �\ \ \ ` / , ` �` I 1 r' - , r / ` l / I , - - �IED RUGAL AREAS , \ \ \ , \ \ \\ i 1 t I 1 t, \` \ 1\ \ 4i I \ \ \\\ \�\ \\` \ ' I ��% 14h -.l /XI d' i7`1� 7'1,1 -O _� J1J1 I (` - - - - `' ' / ,,' // /, !IJ / ! !,/ 1/ \\\\ r, / r"� a,. ," _ _ __ _ _ \Z I ; D.�. 40,!03/0 1 1 ; I , \ ``\ w \ \ o�'s��,l c Ir�c�L 1 1 � , , - P■�l�) (��TII I1T�•) O 1 1 I ,' r✓ /�4/ 7 .� `�� �\ \\ \`` �`� l 11 ✓ I ',,' // v v 9 ' 1 d i i , § I I €f y V A , q t `V ` 1 i \J _L \ 1J AV \ t ' r r' {� �` /�''� -�-r -�•� �� /� �) /� 1 I ! ,' J1 1 1 y v''v v ,v �I I, �, \. i i 1 : 7 r ! , i I t t, \ , \ \. \ \\ \ \ \ SLOB ,S C.l,ltsl tri.!/\. U'\1V1.� I 1 1 , �-� / �+ A \ \ `'\ , ` \ r t / /_ \V \ lq i 4 - \t\ \\� \ 1 '., d `\ i \\, �a I r``J 71r :�V j L1./'U W! i \\\ `� \ \ \\ I \`\ \� ' rr \ / 1 1 \ I �'' LO�t ION \ `\ \\\ \I I - ~, ~ VitI�I�13L� WI�M \\ \ 1 'k\ � ` \\ .\ I\\ I ; I , Vt . ~_ `_ _ I-'-- ---- _.'—'— -. - -_,� �`\l_ "....~ ~ • . \ `.\ t, A ,+ \\ \\ \ `` , � 1 (I \ \ \ 1 \\ \1 \^. .\ `\\ 4\ \\ �' `,`,. \\1, \ i �I `t ,r 1 ~� \; <`�,\♦\ EXISTING, T%2EE SUFFER \ `, \ \ i,1,` \ \\ \\\ I 1 \', \ \\ `\ \,\ \ WOODED \ I \ r I ' ? 1 \\ �. �~ -- \ \ `\ \\ \'`\ \ \ \1 1' � - \ \\ ` ♦�� 1 \L._ � \\ \`\ ♦ \ \` \ - _..._ \\ \``,\ \\ \\ 1 \ ff r7 , '� i I i ~ ~ -- - -- - � � `�,,\\\ \ �`, `\ ` \\ '\ \\ I r1~ ` �l �I� cOx �l�fA_7- I c'� ', '`-- SLOP_E__ — —7� }�\("I Q�\J \ I\ j , j I II -- _ _- - \\♦ \ \\\ .\`\� \ \\\\ \"\\`\ l ,` ~ r � , \, \ � ` \\l _ 1 7" `..C�OJ�LJ ��- t � \ \ \`- \ - __� ""�f 11. L`�i d'`�Y \ \\ \\ \\� i f i+ t \ I \\ 1— ---- _ I Il l _- 1 \ 1 I _ j \ \ 7 i� L' n7` \ ~` \ \ \ `\\ �� ■ `CLQ B SIS G{23ffiNC ``- _ _ - _ —--------_----- \\ \ ` I I I \ \ - `\ `, \ ., \ \\ \ \ \\ \\ \ ` \\ \ ` ^ -:-�. - ' _-- _ - _ -- - - -..- _ '_'___- - ^ ~moi,\ ♦ \\ \\ I \ \ `\ `\ \\ � I I J/ - �;_\. . _ v�, \\. \\ \ \ \ \\ \,\ \\ \ \ \\ \\ \,\ '`\\ \` v , \ _-,, •1�, 1`.� _ _ - _ - _ - ..a ♦\ \\ ` `\ �\ \ `\ \\ `\ \, 1, \\ \ ( J '�, I i ` j",..`� "`. ♦ _ e I/r,.` `•.}` \\ \ \\ \\ \ \\ \ \ \\ \.'` „-"-. ,✓ >ay ! - - - - - - - - - - - - - - ��- a..-�l,,,- - - - --„.�-s,,,� - - -� r.--1 '4 ,�..�.v - - --1 .-ate -~r., a�`\ V'7, \ \ \\ 'i 1\ `.�! ,p,Q\\ \ \\ `'` \ \`♦ \` / \\ ( - -. _ `,_ \ \ \\ \ \ ' 7 �\ C \ \ \ \ r J F \\ \\ �L \ \ `\ \ \ `\ \ \\,.:,F — — — - _ ✓fir ` ` \ ` \ \ \ \ \ \ \ \ ,. \ \ ” /'. f s ^^tom - _ _..\ ♦ \ \ , \ '' ♦ �. ;`',"°:,,, \ 't, t /` \ �XISTINC� TZ��LIN� ` __ _ U .' ` ` \ I. I _ r \ s \ \ \ \ \ v ` " _ \ \ \ \ \ i \ �,�''"/`" r /r /,'J.- r�rf ♦ \ \. `'� ♦\s.ti.\ \ "';;,, .ti \ a', , 1 ' _\ �\ 1 �•. -- - i ,'' ,' r, - / I' �r /, r. f ,;; °,r/ ' i- -_.>; \ :\1 \ �`k.\•\ "4, .`\t\,'+''ri: :''} ,'.`q. ,'`\ �'� ` M'{. 6W-68r'� rJ \ \ \ \ - Y �` S> \ _ - _ / ,,; , :.rr," r <. r - T " e� , �c. a; , , T�/IN CUR UF' 1 ���*r( \ \ O r_ V \ v ' _- - /JI : /:'./ r/, i' ! / j:` -/ ;1• \ y'y l.. I vlv Hyl - \ \` ``" \ \ / f -- - - - \ CIS r / I ? i X 1 -- - \ % r r /• / i' ,rr /;, \ \ ` \ \ \ \ \\ \ !' ,' /_."-'" _ _ �__ �j r,; ;. ,,- r X/I✓ , 4 .- lJy4NLT/-��t' `LI7-V- ` '` ~. :�1: �•.�S-Y` '3�, �` +, 1` \ �` \\ \•.\\` `•1 t' I d f Pj1 '.7 Alii �rE tf rf i \ \ \ \ t ' ' _ --- _~ CITCL !' r / I-, r, r /: r/ q a-,',\ \.� \';: \ E / \ \ \ \ / ---- l - '-� _ , ,,; r. , /.-r : , ., c - ,` :}. Z I NEb kURAL AR A$ _. , r - / / / r"- \ \ \ \ \ \ \ \ \ \ ` ^/ r / -' '_' - t ,':~ -.. , ,;�, . �, "--.-- r ,,r f , ''! - ,'' e 7 '%�S � `]�� ,�;..` \ -.. `\ \: A \ \ ( t I ! r 1 ) 1 \ \ \ \ \ / /, ."-__, ,: '">: -- _ SLO E� o" ,. '•'t -"./ / -'! f.',f',. {�, ' ,:,: _\ \ \ -° -\' -':i'\ t t 1 ! 2 / \ \ \ / - % _-___ \ \ ' ; I '�' .\ ,\.,, \., \ 1 \-i i1'; '. ";'\, \ \ \ I I 514 ; i Llmlts of S ecla U tAVIf FOIL ----_ I Q \ \ \ \ \ I r �. _ _ "' / r' / ,, , it / f �' l / J;i `,' , /1 r ,' ' __ _ \\ \ \\ \ \i \\ j ,, " r \ i 1 % 1 - - \ \ \ _ J,: :. J_., Z, /..':�m _� >:\,`-:, , \ 1. i ed on thi's sheet a5 \ \ \ \ _ � r %,/ J;'ra'.'r, \ \, .,\ \'.'' { Y7 i i to the 25 + - acres del neat \ ; - ,., ",; / r-' _ _ ,,-.,,:,, \,., , i, ial use ermit a lication is I m ted ( /) / - _ ____ _ a This s eG / 2-� i': r _ r\: \ \'• \ i pp 1 \ Q \ \ / j' _- f. --C- N t 1-(_� _ :_ /V, '' :,•: ,r, f-,:,; .`r:: J, 1, (•r. rs. , ,' /% ,x:.- :'t. \� .:1, x:. \ t \ \'\ `•; 2 t / 1 1 I 'I r \ 9F' `1 I 1 ! . ,'r ` `: `` e . r. �, t 1 \ \ / J , 6 "� _ ___-__ r - _ -.-Jr./, f', c.,%%. . ,'�,!Z.-,!'„ I .'�. .',\„`. ♦ ,�-}�. \ •\ I f / 1 1 m t lat is included with this a I,ication to _-- - - _ _ ... , _- w r r /' \. arcel 60 68 ro osed . A boundar line ad ust en pp P ( ) y p \ 1 - I,. f- ` ; . r ,., , /r°/-,., r r / r -,, r\ \:-; .\:4 , ~ \, , . i 1 p I" \ \ \ \ \ { V I % 1, ";... -�..�. , ,' ✓ , .,-/r !' -r. r r , r'. r r / r r a \ e , ~ -;`V� : .. '`h- ! 1 t y r - '%, ::,.::. .'" .: ,:-•^,-;,- r 'Jr:.'i -:/'-` i I / / -,✓ ,r , \i \ .'\ \\; \ i�; ^,�,..-``�, ,!`S.' 1 \ t i i t j 1 1 1 h -acre Gonti uous arcel. \ - create t e 25 ! / ' / r r / \ , ti ~~ \ , I 1 - a 1 \ \ ,' f // r ✓ = ` c 'i. rI. r ., y / J rr r / rr I/ r / // / r / J = \ , ?\`" \ \ \ \ \ \\ I , \ \ '^ �" \ + , 1, \\ _, 1' / rt II / /J II / r I .-' ^°_.,.. ^" i ..�- '9 > \ 7 _� .,�, ', r / , , / r / / r r` '' r r r \ °° \ \ \ -' .v: r ',. Fre::. . `\ \ \ \ l \ , \ \ \ \ \ \ 1 5 \ \ / / / - -- ---_. i _ Jr / / r r r j / r r` ! `\ b \\' ti% ,., \ \\ \"\\\ '\ \ \ \ \\ ` 1 1 f I 1 I I \\ 1 , \ " % )/ / '�;/ /' ' ' r' r/ ____----'---- ,' r ,='" � .® , / % / i ,I 'T. -t•} /1-.� v� /r ,I r' f ` -< >„'� `.,'� • \\, \ \L♦ `\`., `\ \\\\\, \ \ \\ \ !" \ '1 `4 �l Landsca �n alon Barracks f�oad l`ronta e shall enclu de the ; / I J -- -- _ / / r , J I r \ ,,. \�\ \ /��j J �,/ t t f i 1 / i 1 ' r i __ _ I / / i / / r , ' r / r'. / `i ''.`-~� \ `\ \\ `•'`. \ \ , \ \ \ `\ \ \ \ ' t J 4 1 , 1 t ! j I 7 , J , j 1 1 _ _ - ,' f /... - I _ _ _ , 1 r J r r /i ��r / I / . /�+ \:' ," •� \ \ \ \ ' \ `•. ♦ ,, \ '1 t I I 1 t }} 1 I / ! / 1 r - �/ ]` '% %�) - _ , / / r / / / r / r !.-XIS f f <q. �a \ \ 4 \ \ `\ \ \ \ '\ \ \ \ \ `, ', \ \ 1 ,,. k 1 1 'i i J r' i , / r / r r __ __.-- E,("t'1 7.1„t'V�'� ______----.-- �� �/ / / / / r r! ' l r I r .-� ;� _-r,. \,\ \1 \ \ti . \ \ \ \' \ follOVV n r J !I 1 j t I 7 _- - ' J 1J�/ ny� ' ,- _ ', ` ' \ \s' \\ \ L \ ` �I ' f I 4 " r 1 f / 1 t 0 1 r-"- _ r - / / d (L% ty. / / f ~� '^4 \ \ \ 1 I d I 1 1 1 ,'r rf r 1 - r-. - !� r I / r J / If ' r m ----. _ .2'�t^i. ` �) \ \ \ , A 1 \ } \ \ { 1 / / ! ! r 7 t I _ : - 1 / / lv']i� ! I C -L ~�''.'.,, `- it - \ \ l a Lar e shade trees shall be lamed aralleI to the Entrance Corridor Street. Such tr-ces shall be, , ; , I i j 1 1 J /> J - -- - J'Ofi3t'�£�, - __/ ; I/ / , f r / / I I r /' / r r _ , .. , , \\\ � p p 1 4 1 I !i it { t 1 ,' !/ ' / /IJ \r �. rJ / 1 / ! fl Pt Ir ' r ~r --" r / I' /f /' / ,/' // _ _ -* f _ % C `r -A "' �-_ _ \, \\ \\\\`,\ \ \``\ \\ \ \ \ \` \ \\ \ \. " h round and shall be of a Sant s �eCies + \ — / I/ r t r 1 l _ S '�� '' � � S Y% 1'�I r , / , II S-LO� S _ �`\`\' \ \'`\" \'' \ A d 1 ` i t \ I t J r tl r r 7r %` - f �' ,,' / 1_` - _ ,I r` ' Y ,i, /f f /' Ir'' // -' ,-,... -"- -'- - --- "\? F _ r''` !<. ,C_: -r'', . - \ \,, \``�`\ \\� \\ , , t \ at least 3 1 /2 caliper (measured 6 above t e g p � I " -' '' common to the area. Such trees, where not current! existin on the site, shall be, - - - - - ----- _ _ _ _ y g located at I i 1 1 , I \ - -77Z BUFF, I 'L _ °- _ ~ \ \ \, 1 } f 1 r J 1 , r' '- r I ' r r , _ r -• ;� \\\\ \ t 1 11 i I 1 r-- s r / r ' f ---- T� "` \\\\,t \`\ \' least 35 feet on center. f \ /r f l J /// i r _ ;= , ' \ \\ \ \ \ `, \ \ \ 4 , I 11 } \ , / d / // / , J, ,,,. ,, J ! (/ / J r /� // '''�/ / I/ �r-_._ ` -,, '�c e,. �" :?-,4-" .c`r'y, -..: '``~�-`,`� \l q \ r f a s ecies common to the area shall be inters er5ed Damon the '- f-; _ �' -' ,' / 1 '' ? y 1 � ;, ,,' ` -.- = \` � ``' , \ b) Flowerin ornamental t ees o p g _ _ _ �,, ` ' g p t I ! rl - --- �. ;�s'' J I r ! r l' t ,i �,�`y',,.`r 1 ��-� -.'Y� `,C� .�*:; '"✓�`'\:: -.,, \ V 1 \ �\ - r aired b the recedin ara ra h. The ornamental trees need not alteirnate one for ` - - - l ,r,\` ;' "v � ?1 ,, " ``\ ` �` ,� trees eq y p g p g p L ti -_ _ ---- - -- =- - - -_ _ , , y �4r ;, r:, zc _ `'� i \t \ - _ _, �_ t one with the large shade trees. They may be, planted among the largte shade trees in a less _-- _ r __ _ -_ - r / ' r r i lir \ I _----..._ 1 f / r t �`°e�' %C' l.�C' ,.,.� �,--' V 1 1 __ j re ular s acro attern. _ — ". 1 ? 11 I J 11 /1 I / , , r f J__ -- _ ---- `� _^\ � : I / l I / \ •\ ` i i ' \ € \ \ \ \ \ \ \ . i I \ \ ,.\ j y � \ \ \ i { \ \ \ \ \ I O I 1 r I r / J \\ \ \ t. ` ` - �~ - _ _� i I 1 i t 1 t t \ \\i \, \ \ C i t \ ' i \ \\ \ \ \ \ \,, \\ `, \ \ O 1 t d O .._...._-- 1 � (- ` \ \ \ ` 1 1 ! I r / , ( r \, \ L J r i t , t 1 i t •'\ \ I \ '{ \ \ , � \��\ \ I t `, �\ \ \ '` \ `\ \ I i /� , r \\ S i t t 1 }j \ \ \ y ,`j \ \ \ V \ \'1 1 I \ , '1 � ' '\ \ '\ \ 1 v , �� t I ! f J i '1 ( \\ \ 2- _ -J ! 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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 August 1 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): 2. Application Narrative 2. 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. Rev2: Well site is shown on site exhibit. Please provide written documentation from VDH showing approval of proposed well site. Staff is in receipt of jurisdictional boundary amendment request. Board action is required and Board review of this request will occur at the same time as the special use permit request. Staff comments regarding the jurisdictional boundary amendment will be provided separately. Response: 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. As sheet 5 is a conceptual layout exhibit relating to a land use application (and not a preliminary site plan of development), Mr. Kvech offered that a site investigation of the well site would not be necessary until such time that The Field School is prepared to submit a site plan of development. If further information 1 clarification regarding the approval of a private well system on the site is needed from the Department of Health Office of Drinking Water, we will contact Mr. Kvech and request a letter, outlining the process of approval, prior to any public hearing. 3. Concept Plan Entrances It would be a good idea to determine at the SP stage if turn lanes are needed and if the proposed entrance meets sight distance requirements. Entrances and turn lanes might have impacts to the proposed buffer and the critical slopes on the site (see attached VDOT comments). Rev1: Comment not addressed. Turn lanes are shown on sheet 3, but no further information has been provided. Rev2: See engineering and VDOT comments regarding turn lane warrants. Turn lanes should be shown on concept plan and should be taken into consideration with buffer width along Barracks Road. Response: ADT, Peak Hour Traffic, Turn -Lane Warrants, and Turn Lane design are all required in conjunction with site plan approval. As The Field School is not prepared to submit a site development plan in conjunction with this land use request; we acknowledge that left and right turn lanes may be warranted under the maximum requested build -out condition. The exhibit on sheet 5 shows that a left and right turn lane can be provided dhout impact of the roposed buffer and critical slopes. 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. Rev2: See engineering comments. Disturbances to critical slopes should be shown and noted on sheet 4 (concept plan). Response: Critical slopes disturbances are shown and noted on sheet 4. 3. Site vegetation 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. Rev2: Comment not addressed. Show proposed tree line on sheet 4 (concept plan). Response: The Applicant doet not know +hp iota+ion zf the p 4msedtypo uie—Sheet 4 shows the location of the existing tree line along with numerous tree buffer locations surrounding the proposed campus site. In addition, trees located along critical slopes which are not proposed for disturbance, cannot be removed in accordance with the critical slopes ordinance. A conceptual tree line is provided as part of an exhibit (sheet 5) showing how the Applicant envisions a future campus. 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. Rev2: Comment not addressed. Drainfield locations should be shown on sheet 4 (concept plan). Staff from VDH has indicated that providing drainfield locations within the vegetative buffer could be problematic and cause conflicts with tree roots. To avoid this potential conflict, staff strongly suggests exploring alternative locations for reserve drainfields to eliminate need for clearing in the buffer. Response: The drainfield study provided by Dominion Engineering and submitted previously was prepared only for parcel 60-68, prior to the Applicant's purchase of parcel 68E. The drainfield study was also prepared prior to the Applicant's offer to provide a tree buffer on the south side of the property. There is sufficient land area and soils to accommodate a drainfield for the school use outside of the tree buffers on current parcel 68E and additional information can be provided, if necessary, prior to a public hearing. Please note that Mr. Kirtley from the Health Department acknowledges that it is feasible to have an onsite sewage disposal system to serve the intended use and additional permitting requirements will be needed in the future if the land use is approved. 7. New Comments: Rev2: Section 17-600 (B) of Albemarle County's Water Protection Ordinance calls for retention of stream buffers where they exist and establishment of stream buffers where they do not exist within water supply protection areas or other rural land. Please indicate how you will establish a vegetative buffer (in areas that are not already vegetated) at least 100 feet wide, using native trees and other native vegetation, along the intermittent stream and lake in the western portion of the property. The dam and access to the dam would be the only areas not requiring the vegetated buffer. Response: The existing stream buffer, along with the proposed tree buffers, are shown on sheets 2, 3, 4, and 5. If the proposed school use is approved, the Applicant fully expects to develop the property in accordance with sections 17-600 and 17.601 of the County's Water Protection Ordinance. Please note that 17.603 (C) authorizes passive recreation access, which would be in accordance with the requested school use. 0 • 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 (Frank Pohl): 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 turn 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. allow 111): a. Confirm whether Rte. 654 traffic volumes are current, or future. Analysis should compare year of maximum enrollment (2020, for example) against traffic volume on Rte. 654 in that near. If future projections were not used, revise to provide a reasonably conservative estimate of Rte. 654 traffic volume in year coincident with maximum enrollment. 6 -Jun letter states: "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." If future warrants change, it is unclear who might bear responsibility for widening Rte. 654 to accommodate a left - turn lane. While this comment (a., b., c.) expresses concern, County defers to VDOT acceptance of left -turn analysis; whether analysis presented with this submittal is acceptable, or not. b. Table 1 PM peak hour (future maximum enrollment: 150) inbound =13 (vehicles), outbound =15, values appear unlikely given the limited number of evening school and sporting events (10-12; 15- 20, respectively, per near). Given limited number of after -hour events, on most days, PM peak values should more nearly reflect AM peak values. Also, if peak represents the highest number of vehicles exiting on a given afternoon, if Max = 15 (and no other hour may exceed 15), and if AM peak =74, then for equal numbers of students to depart as arrive each day, these values indicate students exit premises over a period lasting 5 hours (t). This is specious; PM peak values should be revised to more nearly resemble AM peak values. Note: Engineering also recommends against proposition that a parent may spend their child's entire school day shopping as an unreliable and needless design variable. c. Left turn Analysis opposing/advancing graphic values appear transposed in both images. AM eastbound traffic (Advancing) should be higher than opposing traffic volume. More vehicles approach Charlottesville at this location (EB) in the morning, than leave. Likewise, PM Advancing Volume should be lower. More traffic leaves Charlottesville during the PM Peak hour (Opposing left-turning vehicles). Please ref. image (below). Revise Left-turn Analysis. Lefl- I urnm@ Volume Opposing Volume 01 _____ — IVrJ- - — — — — — — — — — — — — — — — — — — — 6ancing Volume Straight Through — — �� V Vulumc V Figure 1. Volumes for t'se in Left-Turn lane N% arrant Methods. Response: The Applicant is prepared to accept the July 6, 2016 VDOT turn lane warrant analysis provided by Adam J. Moore, PE. In reference to the requested private school use; however, the Applicant is not willing to accept a requirement for turn lanes as a condition of approval for the SP. Please note that a future site plan submittal might show: different traffic volumes, different ADT, different Peak hour volumes, a different land use capacity; and any development of the site in conjunction with the SP will require a new traffic analysis with turn lane warrants. Sheet 5 is an exhibit that shows how the site may be developed and how turn lanes could be incorporated into a site development plan as needed. 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. to support limited critical slope impacts proposed with conceptual design. (Rev. 1) As follow-up, in order to evaluate critical slopes impacts, in anticipation of 18-4.2.5.a.1. waive,- 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. (Rev. 2) Not Addressed. Sheets 3 and 5 may be compared using a light table, but a single exhibit is essential to support Critical Slopes Waiver. Comment restated: please show/shade proposed critical slope impacts on sheet 5. Also, in anticipation of critical slopes waiver request that will go before the Planning Commission, please support the following statement: "The water quality treatment, detention, infiltration, and conveyance systems represent an improvement to the current conditions at the site." This is intuitively unclear. The site is undeveloped (ref. image, below). Typical pre -developed site characteristics limit runoff impacts if compared with post -developed condition. Provide rationale to assist Planning Agent frame critical slope narrative for a knowledgeable audience. Response: As sheet 5 is an exhibit showing a potential plan of development and contains no enforceable value, the requested critical slopes information is shown on sheet 4 in conjunction with the proposed boundaries and entrance for the requested school site. VDOT Comments (Adam J. Moore): 1. The provided left turn warrant utilizes the incorrect charts based on design speed. As charts for a design speed of 55 mph are not available, please use the table on page F-55 of Appendix F. Please see attached analysis showing that left turn lane is both warranted and required. 0 Response: The Applicant accepts Mr. Moore's analysis with regard to the requested SP. The Applicant reserves the right to provide an additional analysis in the future, when required, in conjunction with a site plan application. 2. Based on the conditions shown on page F-95 of Appendix F and the nature of the traffic on Rute 654, a right turn lane will be required. Response: The Applicant accepts Mr. Moore's analysis with regard to the requested SP. The Applicant reserves the right to provide an additional analysis in the future, when required, in conjunction with a site plan application. 3. As previously noted, the proposed entrance must adhere to current Access Management Regulations (Appendix F). Response: Understood. 4. Provide street names, route numbers, ADT, design speed, public/private, and show and label right-of-way for all streets that appear on the plan. Response: Streets are not provided for review or approval with this land use application. This information will be provided on a future site development plan if the land use is approved. If you have any questions please do not hesitate to contact me at your earliest opportunity. Justin may be reached at: iustin(oshimp-engineerinq.com or by phone at 434-227-5140. Best Regards, P. 544 sru?-/O� Kelly Strickland Shimp Engineering, P.C. 434.981.6029