STAFF PERSON:                                                      MARGARET DOHERTY

PLANNING COMMISSION:                                  APRIL 27, 2004

BOARD OF SUPERVISORS:                                  MAY 12, 2004

 

KAPPA SIGMA INTERNATIONAL MEMORIAL FOUNDATION HEADQUARTERS
SP-03-91 Fraternal Club in a R-1, Residential District

 

Background

 

The Planning Commission held a worksession on this application on March 16th.  The applicant presented the concept plan and staff presented questions to the commission, on the appropriateness of the use and the potential impacts on the district and surrounding properties.  The Commission concluded that the use could be appropriate, but that further detail about the layout would ultimately determine its appropriateness, particularly as it relates to adjacent residential properties.  Further, the commission agreed that the scale of the improvements could be made to work, if it they were better oriented with Route 20 and the predominant topography. There were two serious unanswered questions:  1) the entrance location and VDOT entrance improvement requirements; and 2) the location of parking lots to adjacent residential properties.  The Commission recommended using porous paving or stabilized turf for those parking spaces closest to the adjacent residential parcels.  Finally, the Commission agreed with staff that connection to public utilities is reasonable and that the sewer line should be extended using a gravity flow system.

 

Changes to the Plan

 

The applicant has submitted a revised plan which includes the following changes (See Attachment E):

·        They oriented the building better to Route 20;

·        They differentiated future phases;

·        They obtained approval from Zoning of their parking study (see Attachment B) which recommends 88 parking spaces. Of these, about half are shown as stabilized sod, located adjacent their residential neighbors;

·        They show a ped/bike pathway along Route 20; and

·        They have provided a preliminary water and sewer report, which describes two options for providing public utilities to the site.

 

Legal description

 

Request for special use permit to allow  the fraternal headquarters for Kappa Sigma International, in accordance with Sections [13.2.2.2 and 5.1.02] of the Zoning Ordinance which allows for fraternal clubs.   The property, described as Tax Map 91 Parcel 16, contains 6.14 acres, and is zoned R-1 [Residential] and E-C, [Entrance Corridor].   The proposal  is located on Scottsville Road (Route 20), approximately one mile south of Mill Creek Drive, in the Scottsville Magisterial District.   The Comprehensive Plan designates this property as Urban Density in Neighborhood 4. (See Locator Map as Attachment A)

 

Recommendation

 

Staff finds that the request for a fraternal club generally complies with the provisions of the Zoning Ordinance and the Comprehensive Plan, and recommends approval of SP 03-91.

* * * * *

 

Comprehensive Plan and Neighborhood Model

 

The subject property is designated Urban Density on the Land Use Plan Map in Neighborhood Four.  Following is the recommendation from the Development Area Profiles (page 58), relative to this property:

 

·         Upgrade Route 20 and construct bicycle facilities and walkways in conjunction with these upgrades.  Determine the right-of-way requirements for these road upgrades and obtain and/or reserve right-of-way as necessary;

 

The Virginia Department of Transportation (VDOT) recommends that the applicant dedicate a minimum of 25 feet of additional right-of-way along Route 20.  In their first review of the application, they were requiring left and right turn lanes into the site which would require major work in Route 20.  The applicant submitted a Turn Lane Warrant Analysis to the Engineering Department and VDOT  (See Attachment C).  They revised their plan to show a 100 foot taper into the site.  VDOT has reviewed the material and agrees that the great majority of Kappa Sigma’s traffic will be coming from and going to the north, therefore, a left-turn lane into the site is not necessary, however a right turn lane will be necessary.  Therefore, as a condition of approval, the applicant shall satisfy VDOT requirements for an entrance permit.  The plan also also shows a ped/bike pathway along Route 20, to be constructed upon demand of the County.

 

Neighborhood Model

 

The following analysis addresses conformity with the twelve principles of the Neighborhood Model:

 

 

Pedestrian Orientation

 

The concept plan includes a ped/bike pathway along the frontage of Route 20.  The design and timing of construction of the pathway should be coordinated with other improvements in the right of way.  The plan also shows a sidewalks around the building and a trail around the front lawn.  Provision should be made to allow access into the site from the ped/bike pathway along Route 20, potentially from the proposed trail.

 

Neighborhood Friendly Streets and Paths

 

Not Applicable.

 

Interconnections

 

Vehicular and pedestrian connections to adjacent properties should be shown, such that if a signaled intersection is constructed north or south of the site, Kappa Sigma will have access to it in the future, when traffic on Route 20 increases.

 

Parks and Open Space

 

 

The plan shows terraced gardens and future picnic pavilions and walking trail.

 

 

Neighborhood Centers

 

 

This site is within a portion of the Development Areas which has not been developed to it’s potential, therefore, the closest neighborhood center may be the City of Charlottesville.

 

 

Buildings and Spaces of Human Scale

 

 

The Architectural Review Board application will include building elevations and a detailed landscape plan to ensure consistency with the Entrance Corridor guidelines.

 

 

Relegated Parking

 

The parking is mostly relegated behind structures and staff believes with ARB guidelines regarding screening of parking areas, this criterion can be met.

 

Mixture of Uses

 

This is a very specific use which does not benefit from a mix of uses.  There are residential properties surrounding the site although they will likely not benefit from this use.

 

 

Mix/ Housing Types

 

Not Applicable.

 

 

Redevelopment

 

Not Applicable.

 

 

Site Planning that Respects Terrain

 

 

With the revised layout, this criterion has been met.

 

 

Clear Boundaries w/ Rural Areas

 

A significant issue for the Rural Areas across the street will be lighting.  This site is currently surrounded by no commercial lighting of any kind, therefore, whatever lighting is installed has the potential to create a great impact.  Therefore, staff proposes conditions below which address this criterion.

 

 

Entrance Corridor

 

The application has been before the Architectural Review Board for advisory comments regarding their special permit application.  The ARB voted 4-0, expressing no objection to the special permit, subject to the following conditions:

 

·        Site and building illumination shall be limited to the satisfaction of the ARB.

·        Landscaping shall be provided to limit the impact of the storm water area on the Entrance Corridor to the satisfaction of the ARB.

 

The ARB made the following suggestion for the conceptual plan, for the benefit of the applicant’s preliminary site plan submittal. 

 

In addition to all requirements of the ARB Preliminary Site Plan Review Checklist, please provide:

 

·        A brick screen and vegetation to eliminate visibility of the dumpster area;

·        A lighting plan that shows minimal site and building illumination (in terms of both number and intensity). Utilize bollard type lights in place of pole lights whenever possible.  Use only full cutoff fixtures;

·        Eliminate visibility of the 7-space parking lot;

·        Provide a plant schedule that identifies the proposed trees and shrubs (botanical and common name) and plant caliper and height;

·        Propose different types of plant materials that share similar characteristics;

·        Provide large shade trees at the corners of the building and add foundation shrubs;

·        Show that visibility of mechanical equipment will be eliminated from the Entrance Corridor;

·        Carefully consider all signage for the site and building; and

·        Show that illumination of the cupola will be limited and appropriate to the site.

 

Staff Comment

 

The revised concept plan has been reviewed by members of the Site Review Committee, which recommends approval of the special permit.  The only remaining issues are:  1) public utilities, 2) vehicular and pedestrian connections on-site, and 3) lighting.

 

Public Utilities 

 

The applicant presented an analysis of water and sewer service alternatives, provided as Attachment D.  The County policy states that new development within the jurisdictional area for water and sewer should be required to connect.   The applicant would prefer to connect to the public water via extension of the water line located on the west side of Route 20 and public sewer by pump station and a 3” force main, which is referred to in their report, on page 4,  as “Solution #1”.  Staff believes the best alternative is what is referred to as “Solution #2”, which includes public water service via extension of the existing Albemarle County Service Authority water line and public sewer service via extension of existing ACSA sewer line located along Route 20 and Cow Branch Creek.  This provides a public connection, which can serve this site and future development in this part of the Development Area.  Staff has been in contact with another property owner interested in utilizing the sewer line and believes a cost-sharing agreement may be possible.

 

Vehicular and Pedestrian Connections

 

Staff asked the applicant to show vehicular and pedestrian connections to the adjoining parcels to the north and south and to the ped/bike pathway along Route 20.  The applicant is interested in securing a private entrance and is not interested in sharing access with adjoining parcels.  The comprehensive plan calls for pedestrian and vehicular connections in the Development Areas, wherever feasible.  However, since the adjacent parcels are not likely to develop in the near future, staff is willing to accept reservations for future vehicular connections and a pedestrian connection to the ped/bike pathway on Route 20.

 

Lighting

 

This site is located in a dark part of the County, therefore any new lighting will have a dramatic effect.  Staff believes that the site should be lit with mostly residential-type lighting except within parking lots and along sidewalks where safety may be a concern.  To this end, staff proposes strict restrictions on the use of lighting as described below.

 

Recommendation with Conditions

 

Staff finds that the request for a fraternal club generally complies with the provisions of the Zoning Ordinance and the Comprehensive Plan, and recommends approval of SP-03-91, with the following conditions:

 

1.                  The site shall be developed in general accord with the plans, entitled Kappa Sigma Fraternity Headquarters, dated April 2, 2004;

 

2.                  Lighting of the site shall be limited as follows:

a.                   Light levels at the property line shall be no greater than 0.001 foot candles;

b.                  No flood lighting of the building is permitted;

c.                   Only the parking lot north of the building shall be allowed pole lights;

d.                  Utilize bollard type lights in place of pole lights whenever possible.  Use only full cutoff fixtures; and

e.                   Site and building illumination shall be limited to the satisfaction of the ARB.

 

3.                  Final site plans shall show a reservation for future vehicular and pedestrian connections to adjacent parcels to the north and south;

 

4.                  Final site plans shall show a pedestrian connection from the ped/bike pathway on Route 20 into the site;

 

5.                  A right turn and taper shall be constructed at the entrance in Route 20’ to the satisfaction of VDOT;

 

6.                  Landscaping shall be provided to limit the impact of the storm water area on the Entrance Corridor to the satisfaction of the ARB; and

 

7.                  The Applicant shall construct public water service to the site via extension of the existing Albemarle County Service Authority water line located on the west side of Route 20 and public sewer service via extension of the existing Albemarle County Service Authority sewer line located along Route 20 and the Cow Branch Creek, generally as provided in the report entitled, Preliminary Engineering Report Water and Sewer Facilities for kappa Sigma Headquarters by Draper Aden Associates, dated March 30, 2004.

 

 

 

ATTACHMENTS

 

ATTACHMENT A:               Locator Maps

ATTACHMENT B:               Turn Lane Warrant Analysis

ATTACHMENT C:               Parking Study

ATTACHMENT D:               Preliminary Engineering Report Water and Sewer Facilities

ATTACHMENT E:               Concept Plan, entitled Kappa Sigma Fraternity Headquarters, dated April 2, 2004

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