COUNTY OF ALBEMARLE

PLANNING STAFF REPORT SUMMARY

PETITION 

SP2006-021 Kappa Sigma International Headquarters Amendment (Sign #78)

PROPOSED: Request to modify SP 03-91(6.14 acres) (reconfigure grass stabilized parking and include future improvements, such as picnic pavilions, maintenance building and recreational areas).

ZONING CATEGORY/GENERAL USAGE: R-1 Residential (1 unit/acre)

SECTION: 13.2.2 (2) and 5.1.02 fraternal clubs

COMPREHENSIVE PLAN LAND USE/DENSITY:  Urban Density Residential - residential (6.01-34 units/acre) and supporting uses such as religious institutions, schools, commercial, office and service uses. Neighborhood 4

ENTRANCE CORRIDOR: Yes

LOCATION: 1612 Scottsville Rd. (Route 20) approx. 1 mile south of Mill Creek Drive

TAX MAP/PARCEL: 91/16 and 91/16D

MAGISTERIAL DISTRICT: Scottsville

CHARACTER OF THE AREA

The property is located on a rural section of Route 20 approximately two miles south of Charlottesville. Surrounding properties are occupied by single family homes on large parcels. The site is currently being developed with a building which is under construction and will be the international headquarters for the Kappa Sigma fraternity organization.  

SPECIFICS OF THE PROPOSAL

Kappa Sigma International Headquarters will be a meeting place and office for operations for the headquarters of an international fraternity organization. The request is a modification to the existing special use permit. This request reconfigures the grass stabilized parking and identifies improvements to the site including picnic pavilions, a maintenance building and recreational areas.

PLANNING AND ZONING HISTORY

A special use permit (SP 2003-091) was approved on May 12, 2004 for the current use of an administration/office building for the Kappa Sigma International Memorial Headquarters. (See Attachments D and E) The property is zoned R-1. Prior to the current construction of the headquarters building, a house with outbuildings was located on the property.

CONFORMITY WITH THE COMPREHENSIVE PLAN

The subject property is designated Urban Density on the Land Use Plan Map in Neighborhood Four.

SP 2003-091 states the following recommendation from the Development Area Profiles 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.

This was addressed by a condition of approval with the previously approved SP. (See Attachment E)

Because the proposed uses are primarily related to additional recreation uses for an already approved building and development, most of the principles of the Neighborhood Model have been assessed previously. (See Attachment D, prior staff report)

STAFF COMMENT

Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:

31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property,

The proposed recreational uses, grass stabilized parking, and maintenance buildings are not expected to have extreme impacts on the adjacent properties. The recreation uses may create some elevated noise when in use. In order to address these potential concerns, the applicant proposes landscape screening for these uses from the adjacent property boundary. The recreational uses are also shown on the plan to be located or setback from the adjacent properties by at least 50 feet and, in most cases, approximately 100 feet. The applicant also proposes that the only new facility with lighting will be the inside of the picnic pavilions.

that the character of the district will not be changed thereby and

There will be some additional facilities added to this site. Staff believes that the uses are somewhat minimal in nature and will not change the character of the district what has already changed with the construction of the headquarters building.

that such use will be in harmony with the purpose and intent of this ordinance,

The R-1 residential district allows clubs, lodges, civic, fraternal, patriotic by special use permit (Section 13.2.2). One intent of R-1 districts is to provide incentives for clustering of development and provision of locational, environmental and development amenities. Allowing the fraternal use in this area adds a development amenity to this area. There are no neighborhood centers in this area. The closest one is Monticello High School. The applicant has not said that the property could be used for public use, but there is the potential for this building and property to provide an added center to this part of the County.

with uses permitted by right in the district,

Allowing the proposed activities in association with a fraternal organization use should be of low impact to this residential area. The building under construction will act as an administration/office use. The recreation uses will most likely be utilized for special events. The minimal impact of this use is viewed as compatible with the residential uses allowed in the R-1 District.

with the additional regulations provided in section 5.0 of this ordinance,

Sometimes the requirements of Section 5.1.16 for swim, golf and tennis clubs are imposed on additional and somewhat similar uses:

5.1.16 SWIMMING, GOLF, TENNIS CLUBS

Each swimming, golf or tennis club shall be subject to the following:

a. The swimming pool, including the apron, filtering and pumping equipment, and any

buildings, shall be at least seventy-five (75) feet from the nearest property line and at least one

hundred twenty-five (125) feet from any existing dwelling on an adjoining property, except

that, where the lot upon which it is located abuts land in a commercial or industrial district,

the pool may be constructed no less than twenty-five (25) feet from the nearest property line

of such land in a commercial or industrial district;

b. When the lot on which any such pool is located abuts the rear or side line of, or is across the

street from, any residential district, a substantial, sightly wall, fence, or shrubbery shall be

erected or planted, so as to screen effectively said pool from view from the nearest property in

such residential district;

c. (Repealed 6-14-00)

d. The board of supervisors may, for the protection of the health, safety, morals and general

welfare of the community, require such additional conditions as it deems necessary, including

but not limited to provisions for additional fencing and/or planting or other landscaping,

additional setback from property lines, additional parking space, location and arrangement of

lighting, and other reasonable requirements;

 This use is not for swimming, golf, or tennis clubs, but the outdoor recreational uses are similar in          nature and could create elevated noise levels. As previously mentioned, the applicant has shown the recreational uses on the plan to be setback from adjacent properties at least 50 feet and, in most cases, approximately 100 feet. The applicant has also provided landscape screening in these areas adjacent to residential uses. In terms of lighting, the applicant has indicated that the only proposed facilities that will be lighted and readily visible are the inside of the picnic pavilions.  

and with the public health, safety and general welfare.

The public health, safety, and general welfare of the community is protected through the special use permit process which assures that uses approved by special use permit are appropriate in the location requested. VDOT concerns have been addressed. (See Attachment F) 

ARCHITECTURAL REVIW BOARD

The Architectural Review Board indicated that a formal review of the SP is not required, but they want to review the site plan amendment for the proposed facilities.

SUMMARY:

Staff has identified the following factors favorable to this application:

1.       This is a relatively low impact use to a residential area.

2.       Provides pedestrian connections at front of the site.

3.       The building and uses can provide a neighborhood center to the surrounding community.

Staff has identified the following factors unfavorable to this application:

1.       Recreational uses could have elevated noise levels at times.

RECOMMENDED ACTION: 

Staff notes that the applicant will need to make the following minor revision to the application plan prior to approval by the Board of Supervisors:

·         The labels indicating the number of total parking spaces and grass parking spaces need to be revised to reflect the eliminated parking spaces.  Change “32 SPACES (6 GRASS)” to “26 SPACES” and change “23 SPACES (9 GRASS)” to “20 SPACES 6 GRASS)”. 

The applicant can complete this change between the Planning Commission public hearing and the Board of Supervisors public hearing.

Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-21 with the following conditions shown below and minor change as noted above:

(The following conditions amend the original SP conditions. Additions are shown in bold and deletions are shown as strikethroughs)

1.      The Kappa Sigma improvements and the scale and location of the improvements shall be developed in general accord with the plan (Attachment C) entitled Kappa Sigma Fraternity International Headquarters, prepared by Glave & Holmes Associates and dated September 20, 2006, revised November 7, 2006. 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 lines shall be no greater than 0.2 or 0.3 foot candles; Light levels at the property line shall be no greater than .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; 

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

f.        The only lighting for any recreational facility may only be inside the picnic pavilions. Lighting shall be excluded from other recreational areas.

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

4.      A pedestrian connection from the future pedestrian/bike pathway on Route 20 into the site shall be constructed no later than 10 years or sooner if Route 20 pathway is constructed. The pedestrian path from Route 20 to the building and aligned along the travelway as shown on the revised application plan, dated  September 20, 2006, revised November 7, 2006 shall be in accordance with Chapter 6 of the Design Standards Manual. Final site plans shall show a pedestrian connection from the future pedestrian/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.

8.      A plat to combine the parcels shall be submitted concurrent with the amended site plan submittal or an SP will be required.

9.      All grass parking areas will be “Grasspave” unless a product deemed equivalent is approved by the county engineer.

10.  The amended site plan will include manufacturers material specifications, requirements for installation, provisions for watering (ex. sprinkler system, etc.), and maintenance requirements (ex. fertilizing, watering, mowing, etc.) to the satisfaction of the county engineer.

ATTACHMENTS

Attachment A – Location Map

Attachment B – Vicinity Map

Attachment C – Plan dated September 20, 2006, revised November 7, 2006

Attachment D – Planning Commission Staff Report dated April 27, 2004

Attachment E – Approval letter dated May 20, 2004

Attachment F – Electronic Correspondence from VDOT dated November 20, 2006

Return to exec summary