HomeMy WebLinkAboutSP201700010 Staff Report Special Use Permit 2018-03-20
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 1
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SP201700010 City Church; religious
assembly use
Staff: Cameron Langille, Senior Planner
Planning Commission Public Hearing:
March 20, 2018
Board of Supervisors Hearing:
To be determined
Owner(s): Religious Congregation-First Assembly of
God C/O Rev Garland R Thomas
Applicant(s): Religious Congregation-First Assembly
of God C/O Chris Becker
TMP: Tax Map Parcel 06100-00-00-153A1
Acreage: 4.231 acres
Special Use Permit for: Religious assembly use under
Zoning Ordinance Section 15.2.2(12)
Location: 1010 and 1012 Rio Road E, Charlottesville,
VA 22901
Zoning/by-right use: R-4 Residential
Magisterial District: Rio Proffers/Conditions: Yes
School District: Albemarle High School, Burley Middle School, Agnor-Hurt Elementary School
DA (Development Area): Places29 – Hydraulic Requested # of Dwelling Units/Lots: N/A
Proposal: Religious assembly use Comp. Plan Designation: Urban Density Residential
which allows residential uses (6.01 – 34 units/ acre) and
supporting uses such as religious institutions, schools,
commercial, office and service uses in Neighborhood 2
of the Places 29 Master Plan.
Character of Property: Existing two-story structure
(10,400 SF) currently occupied by a religious assembly
use, and paved parking lot (approx. 75 spaces).
Existing one-story metal frame building at rear of lot.
Use of Surrounding Properties: The Charlottesville
Albemarle Technical Education Center (CATEC) is
adjacent to the south. Other uses include single family
residential and churches to the north, east and west.
Factors Favorable:
1. The proposed use is consistent with the Places29
Master Plan.
2. The proposed use is similar to the existing use;
applicant has agreed to conditions that mitigate staff
concerns about building character.
Factors Unfavorable:
1. No architectural details have been provided for the
proposed building. The applicant has agreed to a
condition that will enable the Buildings and Spaces of
Human Scale to be met during review of the final site
plan.
Recommendation: Staff recommends approval of this special use permit with conditions.
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 2
STAFF CONTACT: Cameron Langille, Senior Planner
PLANNING COMMISSION: March 20, 2018
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: SP201700010 City Church
MAGISTERIAL DISTRICT: Rio
TAX MAP/PARCEL(S): 06100-00-00-153A1
LOCATION: 1010 and 1012 Rio Road E, Charlottesville, VA 22901
PROPOSAL: Amend existing special use permit, SP200400045, to remove the existing 10,400 sq. ft. church
building and replace with a new two-story church building with a gross floor area of up to 43,000 sq. ft. The
application also proposes reconfiguration of the existing parking lot and additional parking spaces.
PETITION: Religious assembly in the R4 Zoning District on a 4.23 acre parcel under Section 15.2.2.12 of the
Zoning Ordinance. No dwellings proposed.
ZONING: R4 Residential (4.0 units/acre)
OVERLAY DISTRICT(S): Airport Impact Area, Steep Slopes – Managed
COMPREHENSIVE PLAN: Urban Density Residential which allows residential uses (6.01 – 34 units/ acre) and
supporting uses such as religious institutions, schools, commercial, office and service uses in Neighborhood 2 of the
Places 29 Master Plan.
CHARACTER OF THE AREA
The 4.231 acre pie-shaped property is on the west side of Rio Road E, across from the intersection of Belvedere
Boulevard and Rio Road E.
Adjacent properties consist primarily of single-family residential uses to the northeast and north such as the Dunlora
Subdivision. To the northwest and south of the property are institutional uses such as the Charlottesville Albemarle
Technical Education Center (CATEC) and other churches. The subject property is screened from the single-family
uses to the northwest by a railroad and forested land (Attachments A and B).
The subject parcel is zoned R-4 Residential as are all adjacent parcels to the south and northeast. To the west of the
property is the Albemarle County/City of Charlottesville jurisdictional boundary. The Covenant Church of God
property across Rio Road to the northwest is zoned CO – Commercial Office. A mixture of convenience and service-
oriented businesses are located further to the northwest along Rio Road, past the Norfolk Southern Railroad tracks
that run along the western border of the subject parcel.
PLANNING AND ZONING HISTORY
SDP-127 – Original site plan for the First Assembly of God Church on Tax Map Parcels (TMP) 61-153A and
TMP 61-153A1. Approved administratively on April 22, 1980.
SDP1988-024 – Minor site plan amendment to SDP-127. Added 26 parking spaces to the site. Approved
administratively on June 21, 1988.
ZMA1999-018 – Zoning Map Amendment to rezone 1.496 acre TMP 61-153A from CO to R-4. Approved by the
Albemarle County Board of Supervisors on May 2, 2000.
SP1999-075 – Special Use Permit to allow churches and an accessory educational classroom on TMP 61-153A in
accordance with ZMA1999-018. Conditions required that the TMP 61-153A and TMP 61-153A1 be combined so
that the existing church would be in conformity with R-4 zoning requirements. Approved by the Albemarle
County Board of Supervisors on May 2, 2000.
SUB2000-197 – Deed of consolidation to vacate the parcel boundaries between TMP 61-153A and TMP 61-
153A1 in accordance with SP1999-075. Approved administratively on February 12, 2001.
SDP1999-162 – Minor site plan amendment for the Charlottesville Assembly of God. Added a 1,600 square foot
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 3
modular building to the rear of the site for use as an accessory classroom, in accordance with SP1999-075.
Approved administratively on February 12, 2001.
SP2004-045 – “Charlottesville First Assembly” Special Use Permit for to add fifty-six parking spaces to the
parking lot. Approved by the Albemarle County Board of Supervisors on November 11, 2004.
SDP2015-033 – A PWSF site development plan was administratively approved on July 23, 2015 to construct a
Tier II wireless monopole on the property.
DETAILS OF THE PROPOSAL
The applicant currently operates a church on the site in an existing two-story structure. The building footprint is
approximately 6,300 square feet, and consists of a church sanctuary, meeting rooms, and office space for staff. The
interior square footage of the building is approximately 10,400 square feet. There is also a one-story metal building
at the rear of the property that has been used as a classroom in the past (SP1999-075). The existing parking lot
contains 71 parking spaces and is served by two paved driveways that enter onto Rio Road E.
With this request, the applicant is seeking permission to demolish the existing structures and construct a new two-
story church building, which requires a special use permit in the R-4 zoning district. The concept plan shows the new
church location and the revised parking lot (Attachment C). The new building footprint will measure approximately
21,500 square feet, and the area of assembly will seat five -hundred (500) persons and approximately measure 15,000
square feet. The final gross square footage could be up to 43,000 square feet, depending on the architectural design
that will take place at a later date once the applicant has hired an architect.
The parking lot will also undergo substantial modifications to increase the number of parking spaces on site. This
includes a single level of underground parking under the new church, which will consist of approximately seventy
(70) parking space. The existing internal sidewalks are not ADA compliant, and the revised parking area will contain
ADA accessible ramps and pedestrian walkways that will accommodate persons with physical disabilities. The
applicant is also proposing to keep two driveways to serve the site, but the easternmost driveway will be restricted to
exit-only, per Virginia Department of Transportation (VDOT) requirements (Attachment E).
The existing landscaping material along Rio Road consists of shrubs, which will be removed. Sheet C2.0 of the
Concept Plan (Attachment C) proposed new shrub screening in front of the new parking area, as well as a new row
of shade trees spaced evenly at fifty-foot (50’) intervals along the property frontage of Rio Road.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall
reasonably consider the following factors when reviewing and acting upon an application for a special use permit:
No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots.
The site currently operates as the campus for City Church. Sunday church services are no longer held inside the
building due to size constraints and outdated facilities that are not ADA compliant. The building is primarily
used as staff offices, evening religious education and community activities hosted by City Church aside from
normal services.
The site maintains a high level of activity during the week and weekend. The increase in seating capacity at the
new church will result in a moderate increase in terms of intensity at the site. However, the railroad track will
provide a functional shield and separation between the new church parking lot and residential neighborhoods to
the west and northwest during times of high vehicle activity. The increase in intensity will not pose any
substantial detriments to parcels south of the site because church services will occur primarily on weekends which
will not conflict with educational activities at CATEC during the weekdays.
A community meeting was held for this Special Use Permit at the property on June 27, 2017 pursuant to the
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 4
requirements of Section 33.4 of the Zoning Ordinance. One (1) resident was in attendance and did not express any
concerns about the proposed changes.
Character of district unchanged. The character of the district will not be changed by the proposed special use.
The adjacent parcels are zoned R-4 Residential and contain various institutional uses such as public education
facilities (CATEC) and single-family residences within the Dunlora subdivision. The new church and parking
area are not expected to change the character of the district.
Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter,
The intent of the R-4 Residential District is to permit compact, medium-density single-family residential uses.
Institutional destinations such as community centers, private educational facilities, and religious assembly uses
are permitted by Special Use Permits in the R-4 district. The proposed religious assembly use does not conflict
with the existing moderate density residential neighborhoods and educational facilities near the subject property.
…with the uses permitted by right in the district,
Single-family residential uses with densities up to four (4) dwelling units per acre are permitted by-right in the R-
4 District. Areas of religious assembly are typically found in residential zoning districts if impacts are minimal to
the area. The proposed use at this location appears to be compatible with uses permitted by right.
…with the regulations provided in section 5 as applicable,
There are no supplemental regulations in section 5 applicable to the proposed “religious assembly use.”
…and with the public health, safety and general welfare.
The narrative explains that the new facility will be used primarily on Sundays between 9:00 AM – 1:00 PM
(Attachment D). Noise and traffic impacts will not occur at peak commute hours during the work week.
Therefore, the proposed religious assembly use will not result in increased noise and traffic levels detrimental to
the quality of life of the existing by-right single-family neighborhoods located nearby.
The applicant has obtained approval of an Access Management Exception Request (AM-E) to maintain two
separate driveways on the subject property. The AM-E approval requires the applicant to make the southern
driveway an exit only entrance onto Rio Road (Attachment E). VDOT has determined that the level of vehicular
activity at the intersection near the proposed primary entrance will not warrant installation of a traffic signal.
VDOT evaluates public streets and intersections on a continual basis to determine when traffic lights need to be
installed, and a signal may be installed at some point in the future.
Reviewers from Zoning, Engineering, Fire-Rescue, and VDOT have all reviewed the request and have no
objections to the proposed use and site layout. This use is not expected to cause harm to the public health, safety
and general welfare provided the final site plan demonstrates that the second entrance will be egress only.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan.
In the Places29 Master Plan, this site is designated as Urban Density Residential, which allows for residential
uses with densities between 6.01 – 34 units/ acre. Secondary supporting uses such as religious institutions,
schools, commercial, office and service uses are also encouraged if they are easily accessible and located close to
residential uses. The proposed religious assembly use is in conformity with the supporting religious institutions
uses recommended by the Master Plan within Urban Density Residential areas.
Special Use permit requests in the Development Areas are evaluated for conformity to the Neighborhood Model
principles. Not all principles are applicable in every request. Pertinent principles are addressed below:
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 5
Pedestrian
Orientation
The applicant proposes to install new sidewalks along Rio Road to replace the existing sidewalks that
must be removed in order to construct the new right-turn lane into the property. Sidewalks and
handicap ramps are shown on the concept plan within the interior of the site. This includes areas
around the building and throughout the parking lot which will connect to the new Rio Road
sidewalks. Although there will be a difference in grade between the reconfigured parking lot and Rio
Road E, the slope will not result in an uncomfortable pedestrian experience. This principle is met.
Relegated
Parking
This principle is met by providing new parking to the side, behind, and underneath the new sanctuary.
Shrub hedges and street trees will provide additional screening of the parking lot located to the side
of the sanctuary.
Interconnected
Streets and
Transportation
Networks
This principle is met by providing an area for a future interconnection between the subject parcel and
CATEC at the rear of the parking lot near the existing wireless tower. The parking lot will be
reconfigured and paved and the travel way meets the minimum dimensional standards necessary for
vehicular travel between both parcels. No interconnection currently exists between the properties.
Multimodal
Transportation
Opportunities
Sidewalks help provide for multimodal transportation opportunities The applicant is also providing
bicycle racks within the parking lot near the main driveway entrance to the site to encourage
bicyclists. This principle is met.
Parks,
Recreational
Amenities, and
Open Space
Space for outdoor amenity or gathering areas is limited due to the pie shape of the parcel and the
proposed improvements. The Concept Plan proposes stormwater facilities in areas that will not
contain new buildings or other improvements. However, the Master Plan does not recommend any
public or private open space land uses on the subject property. The County’s Greenway Plan for the
Development Areas does not call for a greenway across the subject property, so the proposal will not
preclude the creation of any parks or recreational amenities recommended by the Comprehensive
Plan. Additionally, a large portion of the CATEC parcel is undeveloped and contains open areas that
will be adjacent to the new parking lot near the inter-parcel connection at the rear of the parcel.
Visitors to the church will be able to walk to these areas if desired.
Buildings and
Spaces of
Human Scale
The Concept Plan does not include any drawings to demonstrate that the new structure will be
articulated with features that break up massing on the building sides facing Rio Road. However, the
applicant has agreed to a condition that will ensure that the building exterior will feature architectural
elements such as fenestration, recesses, and projections that will meet this Neighborhood Model
principle.
Redevelopment The applicant is completely redeveloping this site. This principle is met.
Respecting
Terrain and
Careful
Grading and
Re-grading of
Terrain
Based on the Concept Plan provided with the application, it appears that the new building and related
improvements have been thoughtfully sited into the existing topography which slopes downward
from Rio Road into the site. The building is placed as close to Rio Road as possible so that areas of
Managed Steep Slopes are disturbed to the least extent possible. The site profiles shown on Sheet
C3.1 of the Concept Plan have been reviewed by the Engineering Division and the proposed grading
has been minimized to the extent possible. Where necessary, stairs will be constructed along the
internal sidewalk network to create a connection between the building entrance and underground
parking area. This principle is met.
SUMMARY:
Staff has identified factors which are favorable and unfavorable to this proposal:
Factors favorable to this request include:
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 6
1. The proposed use is consistent with the Places29 Master Plan.
2. The proposed use is similar to the existing use; applicant has agreed to conditions that mitigate staff
concerns about building character.
Factors unfavorable to this request include:
1. The application lacks architectural details that demonstrate consistency with the Buildings and Spaces of
Human Scale principle of the Neighborhood Model. The applicant has agreed to a condition that will enable
this principle to met during review of the final site plan.
RECOMMENDED ACTION:
Based on the findings described in this staff report and factors identified as favorable, staff recommends approval
of SP-2017-00010 City Church, with the following conditions (note: minor modifications of wording may take
place after County Attorney review):
1. Development and use shall be in general accord with the revised conceptual plan entitled, “City Church SP
Application Plan,” prepared by Terra Engineering and Land Solutions, PC and last updated October 16,
2017 (hereafter “Conceptual Plan”) as determined by the Director of Planning and the Zoning
Administrator. To be in general accord with the Conceptual Plan, development and use shall reflect the
following major elements within the development essential to the design of the development, as shown on
the Conceptual Plan:
a. Location of proposed building;
b. Location of parking;
c. Pedestrian access across the property frontage.
Minor modifications to the plan that do not otherwise conflict with the elements listed above may be made
to ensure compliance with the Zoning Ordinance.
2. Building elevations visible from Rio Road shall not be blank walls. Instead, building elevations shall
incorporate at least two of the following types of elements: fenestration, architectural detailing with a
minimum projection of 6 inches, or recesses/projections in the building wall with a minimum depth of 18
inches. These features shall be distributed across the entire elevation. Compliance with this condition shall
be determined by the Director of Planning or designee prior to approval of the church’s final site plan.
3. The area of assembly shall be limited to a maximum 500-seat sanctuary (or maximum 15,000 square feet).
4. Installation of improvements in the parking area and travel way shall not preclude a future interconnection
between the subject property and Tax Map Parcel 06100-00-00-15300 as shown on the Concept Plan.
5. Commercial setback standards, as outlined in Section 21.7.2 of the Albemarle Zoning Ordinance, shall be
maintained adjacent to residential uses or residentially zoned properties.
6. There shall be no day care center or private school on site without approval of a separate special use
permit.
7. The use shall commence on or before [date three years from Board approval] or the permit shall expire and
be of no effect.
MOTIONS:
A. Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP-2017-00010 City Church with the conditions outlined in the staff
report.
B. Should the Planning Commission choose to recommend denial of this special use permit:
I move to recommend denial of SP-2017-00010 City Church (state reasons for denial).
SP-2017-00010 City Church
Planning Commission: March 20, 2018
Page 7
ATTACHMENTS:
A – Zoning Map (1:250) showing subject property location
B – Map (1:200) showing existing site conditions
C – Concept Plan
D – Project Narrative
E – VDOT AM-E Request Approval Letter
Points of Interest
AIRPORT
COLLEGE/UNIVERSITY
COMMUNITY
FIRE/RESCUE STATION
GOVERNMENT
HOSPITAL
LIBRARY
POLICE STATION
POST OFFICE
RECREATION/TOURISM
SCHOOL
Parcel Info
Parcels
Zoning Info
Zoning Classifications
Rural Areas
Village Residential
R1 Residential
R2 Residential
R4 Residential
R6 Residential
R10 Residential
R15 Residential
Planned Unit Developmen
Planned Residential Devel
Neighborhood Model Distri
Monticello Historic District
C1 Commercial
Commercial Office
Highway Commercial
Planned Development Sh
Planned Development Mix
Downtown Crozet District
Light Industry
Heavy Industry
Planned Development Ind
Town of Scottsville
SP201700010 Attachment A - Zoning Map (1"=250')
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources February 27, 2018
GIS-Web
Geographic Data Services
www.albemarle.org
(434) 296-5832
Legend
(Note: Some items on map may not appear in legend)
250 ft
Points of Interest
AIRPORT
COLLEGE/UNIVERSITY
COMMUNITY
FIRE/RESCUE STATION
GOVERNMENT
HOSPITAL
LIBRARY
POLICE STATION
POST OFFICE
RECREATION/TOURISM
SCHOOL
Parcel Info
Parcels
SP201700010 Attachment B - Existing Site Conditions (1"=200')
Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources February 27, 2018
GIS-Web
Geographic Data Services
www.albemarle.org
(434) 296-5832
Legend
(Note: Some items on map may not appear in legend)
200 ft
LEGEND
W WATER LINE UGC UNDERGROUND COMMUNICATIONS (EX.)
WV ® WM O WATER VALVE / METER OHE + OHC — OVERHEAD ELECTRIC AND COMMUNICATIONS (EX.)
FHA ( FIRE HYDRANT OHC OVERHEAD COMMUNICATIONS (EX.)
YH -& YARD HYDRANT
N89°58'23"E
BOUNDARY / RIGHT-OF-WAY LINE
BOA 0 BLOW -OFF ASSEMBLY IF IRON FOUND
S SANITARY SEWER LINE (EX.) BPF BENT PIPE FOUND
CO 0 CLEANOUT IPF IRON PIPE FOUND
SSMH 00 SEWER MANHOLE
Z
SETBACK LINE
EXISTING STORM DRAIN LINE EASEMENT LIMITS
sn sn—SD— PROPOSED STORM DRAIN LINE CENTERLINE
DI DROP INLET CONTOUR LINE (EX. / PROP.)
SDMH O STORM DRAIN MANHOLE 3:1— E-2.50%— DEGREE / DIRECTION OF SLOPE
FD O FLOOR DRAIN 479.70 SPOT ELEVATION
G GAS LINE (EXISTING)
HP HIGH POINT
GV® GM O GAS VALVE / METER LP LOW POINIT
UP'a UTILITY POLE W DITCH W17H LINING
LP -0 LIGHT POLE DITCH / SVNALE
GUY d GUY WIRE WATER CC7URSE
EM a ELECTRIC METER BM* BENCHMARK
MB n MAILBOX
CMP CORRUGATED METAL PIPE
m TRANSFORMER PVC POLYVINYLCHLORIDE PIPE
PED 0 UTILITY PEDESTAL FEE FINISHED FLOOR ELEVATION
OHE OVERHEAD ELECTRIC (EX.) FES FLARED END SECTION
I/— VVI 14" WILD I_LI — ZCHERRY
10" & 10" CHERRY INE w 0DBLWILD
CHERRY
O r 16" WILD
LINE TABLE
ISSUED:
LINE LENGTH BEARING
L1 15.93' S85°52'08"W
L2 26.63' S03°50'36"E
L3 17.80' N89°58'23"E
L4 17.16 N51°52'11"E
I/— VVI 14" WILD I_LI — ZCHERRY
10" & 10" CHERRY INE w 0DBLWILD
CHERRY
O r 16" WILD BRICKCOLUMNSHAND I CAP]
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2 10-16-17 COUNTY COMMENTS
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plams, ideas, designs, sectio,as or details cxp—ed ora tliest plam3) may be
reprod—d, changed or wilizcd ha any form or by amp nneans, elcctrotuic or
mcchanaical, inclmding photocopying, soaam bmg, or by by o1he, meal;; of
retrieval systeim without written per-issiun frona'Il'emra Engi—ring and
Land S.hatioms, PC.
Al-, these pians miry not be assigmscl to a third party withomt ffitst .vritte
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VICINITY MAP
SCALE: 1" = 2000'
BUILDING ELEVATION NOTE:
Building elevations visible from Rio Road shall not be blank walls. Instead, building
elevations shall incorporate at least two of the following types of elements:
fenestration, architectural detailing with a minimum projection of 6 inches, or
recesses/projections in the building wall with a minimum depth of 18 inches.
These features shall be distributed across the entire elevation. Compliance with
this condition shall be determined by the Director of Planning or designee prior to
approval of the church's final site plan.
GRAPHIC SCALE
40 0 20 40 80
IN FEET)
1 inch = 40 ft.
WIL
CONNECTION'
SAT EU
co
ACSA CONNECTION MH
EXISTING OFFSITE SEWER CONNECTION
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SCALE- AS NOTED
SGRE:EN
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SITE DATA,
Ga
ZQ
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BUILDING AREA: 21,450 S.F. +/- y NN
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4i
EXITEXIT ONLY
BUILDING HEIGHT: 0'+/- 30'+/-
2
REGULAR PARKING SPACES: 194
i 4
4 '* HANDICAP SPACES: 5
VAN SPACES: 1
1 0 SHADE TREE ,..:
TOTAL PARKING SPACES: 200TYP. x20)
10
y
1
LEGEND
W WATEIR LINE UGC UNDERGROUND COMMUNICATIONS (EX.)
WV¢& WM O WATEIR VALVE / METER OHE + OHC — OVERHEAD ELECTRIC AND COMMUNICATIONS (EX.)
FHA {} FIRE HYDRANT OHC OVERHEAD COMMUNICATIONS (EX.)
YH (} YARD HYDRANT BOUNDARY / RIGHT-OF-WAY LINE
NOTES: BOA t'9 BLOWI-OFF ASSEMBLY IF IRON FOUND
1. For the two sides of the building that will face Rio Road, features such as BPF BENT PIPE FOUND
windows, doors, and/or changes in plane to the building faces will be
SANITARY SEWER LINE (EX.)
provided in accordance to the neighborhood model principle for buildings CO OCO CLEANOUT IPF IRON PIPE FOUND
and spaces of human scale. SSMH 0 SEWE R MANHOLE
SETBACK LINE
EXISTIING STORM DRAIN LINE EASEMENT LIMITS
2. The egress only entrance onto Rio Road East is subject to approval of an Sp_SoSD— PROPOSED STORM DRAIN LINE CENTERLINE
Access Management Exception by VDOT.DI F-1 DROP INLET CONTOUR LINE (EX. / PROP.)
Permanent utility easement for dominion virginia power, central telephone SDMH O STORIM DRAIN MANHOLE 3:1— F2.50%— DEGREE / DIRECTION OF SLOPE
company of virginia and n-telos FD O FLOOR DRAIN 479.70 SPOT ELEVATION
G GAS LINE (EXISTING) HP HIGH POINT
GV® GM O GAS VALVE / METER LP LOW POINT
TRAFFIC:—
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nntchanioal, irvcluding pinctoccpying, scanning, or by any other nneans of
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reprodwced, changed or wtilised in any dorm or by any -eans, electronic -
nntchanioal, irvcluding pinctoccpying, scanning, or by any other nneans of
rclrity al systtnn , itlnout —ilnen p-mksian t'ronn Terra Engineering and
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City Church: Narrative of the Proposed Project
Overview
City Church has existed as a religious organization in Charlottesville, Virginia for over 75 years. The
organization’s mission to “Love God – Serve Others” is carried out locally, regionally and globally
through a variety of avenues. City Church is a relationally driven organization, focusing on building
relationships not only within the organization’s community, but also within Charlottesville and the
neighboring counties.
History of Location
Prior to 2013, City Church was providing three services at the location owned by the organization at
1010 East Rio Road, Charlottesville, VA 22902. That location is now referred to as City Church Central.
There were three primary limitations that were a weekly issue at City Church Central: parking,
auditorium capacity, and children’s facilities. Meeting three times in a small, outdated facility each
Sunday morning required a great deal of energy and duplication of effort that was not beneficial for the
organization or for those it serves. Additionally, the facility is not ADA compliant, thus not able to
accommodate those who are handicapped.
Current Operations
Due to these constraints, during March of 2013, City Church moved the adult Sunday morning services
to the Martin Luther King Performing Arts Center at Charlottesville High School, and the children’s
program to the gym complex at the High School. The proximity of Charlottesville High School to City
Church Central and the centrality of its location in the city are very favorable for the many attendees
who travel from various directions to the Sunday morning meetings. Maintaining a central location
continues to be a key factor in planning for the future.
City Church Central continues to be well utilized, housing staff offices and hosting the variety of
activities the organization provides in addition to the Sunday morning meetings. Most notably, the
Sunday morning youth program remained at City Church Central as the facility at Charlottesville High
School was not adequate to host it.
The religious organization would prefer not to need to be mobile on a weekly basis. Although
Charlottesville High School and the Martin Luther King Performing Arts facility has been a positive short-
term solution for the organization, having a temporary meeting location on Sundays has constraints and
limitations for the religious organization.
Search Process
During the past four years, the leadership of City Church has reviewed multiple options to purchase land
and build upon it, or to purchase and renovate an existing facility. To date, there have been no viable
options that fit the defined criteria; therefore, there is a desire to capitalize on the favorable location of
City Church Central by reviewing the options available there. These options are incorporated into the
proposed project.
Project
The project for the religious community at this time is to build a larger facility, with adequate parking, at
the Rio Road location - large enough to accommodate current and future City Church adherents. It is
projected that over 1,200 people in the community and neighboring counties call City Church their place
of worship. Sunday morning meetings average around 570 adults, 70 youth and 110 children. Meeting in
the local high school and Martin Luther King Performing Arts Center has allowed the organization to
utilize a vast facility and property which has been very beneficial in making it possible for attendees to
all meet together in a single service. While that works quite well, the current owed property cannot
sustain a facility of similar size, so a compromise proposal is to build a suitable facility large enough to
accommodate Sunday morning attendance with two meeting times. This would allow the organization
to fit comfortably now and allow room for growth in the future.
The primary usage of the facility will be on Sunday mornings between 9AM and 1PM. There will be
regularly scheduled meetings throughout the week, but these will be a fraction of the size of the Sunday
morning meetings. The facility will continue to host the offices for City Church staff.
The Goal
The organization’s goal is to build a facility that would be cost effective and meet the needs of the
religious organization. The expanded facility will allow the attendees of each Sunday morning service to
meet at one location. Currently, the youth, meeting at City Church Central, are distanced from the adults
and the children, meeting at the high school. Convenient parking is also an important target for the
organization and including parking beneath the facility results in an acceptable ratio of parking to
auditorium seating space.
As the funding for the project will be donated through those who attend City Church, it is important to
build a facility that meets the needs of the local community, without being extravagant. City Church
does not receive funds from any outside group, thus the organization will have the ability to design a
facility that will benefit the local community and not be constrained by requirements of third parties
who contribute to the project.
All these components are guiding the organization’s future. Utilizing the current location with a larger
facility has the greatest value at this time. It will benefit not only the religious organization, but the
community and county as well.
Benefit to the Community
City Church Central continues to be used for both City Church and for other organizations, religious and
secular, within the community. In addition to the organization’s own activities, the facility has hosted a
home owners association meeting, served the homeless through PACEM twice a year for the past 5
years and will soon be hosting JABA’s Presidential Volunteer Award ceremony. Under this plan, the
community will have access to a new, larger facility that can be used for a multitude of groups and
purposes; this will only strengthen the church’s ability to serve the community in new ways. For
example, it will enhance the organization’s continued focus on supporting charitable organizations such
as Habitat for Humanity and Loaves and Fishes.
The proposed application, utilizing the current property, will allow the Rio Road location to remain a
central location for many of the organizations and activities in the community. It will allow the site to be
used fully and will remove the need to purchase a larger parcel of property in the county for the
organization’s home. The larger facility will allow City Church the opportunity to continue to grow and
serve as an integral part of the community.
City Church: Narrative of the Proposed Project’s Consistency with the Comprehensive Plan,
Including the land use and the master plan for the Applicable development area.
1. Pedestrian Orientation
Sidewalks are planned to provide direct access to the church from Rio Road East, separated
from the street, including cross-walks.
2. Mixture of Uses
Not applicable.
3. Neighborhood Centers
Not applicable.
4. Mixture of Housing Types and Affordable Units
Not applicable.
5. Interconnected Streets and Transportation Networks
Not applicable.
6. Multi-modal Transportation Opportunities
Multi-modal transportation includes travel by car, on-foot, or on bicycle. Modal activity by mass-
transit may be planned by the church.
7. Parks, Recreational Amenities, and Open Space
The site is to be used as a church with ancillary parking to support the use. Parks, recreational
amenities and open spaces are not proposed.
8. Buildings and Spaces of Human Scale
Although the primary building facade does not face the street, the building entrance has been
provided such that pedestrian access from the street is linked directly to the building front. This
pedestrian sidewalk leading from the building to the sidewalk along Rio Road East will help to
create a comfortable and inviting place for pedestrians. The building will be set approximately
on grade at an elevation below Rio Road East and close to the street, so that it will not feel
overwhelming, but will provide a sense of enclosure and give a comfortable scale to the street.
Rio Road East contains a raised median and there will be one primary entrance. A secondary
exit-only entrance is to be maintained. The building is rectangular in shape. Forming and
massing to be determined as the Architectural elements come to fruition. A terrace top roof
may be desired.
9. Relegated Parking
Relegated parking is proposed as all of the parking is either beside, behind or under the building.
The building façade will respect the building positioning. A sidewalk connection is provided from
the sidewalk along Rio Road East to the building and its entrance. The parking lot does not
separate the sidewalk from the street. The building is positioned to provide easy access to the
building from the sidewalk. The layout provides for direct pedestrian access to the building front
from the street sidewalk. Limited parallel parking as planned along the building front. Sidewalk
encroachment has been minimized. Dumpster loading is positioned to the rear of building, away
from surface parking. Parking lot landscaping is proposed to reduce heat effects and provide a
more pleasing environment for pedestrians. Pedestrian crossings in auto paths will be clearly
marked.
10. Redevelopment
Redevelopment of this land will improve the utilization of space available and will no longer be a
poor performing or under-utilized property.
11. Respecting Terrain and Careful Grading and Re-grading of Terrain
Where possible all grades are proposed to be 3:1 or flatter, softening the lay of land and
facilitating maintenance. The proposed building is position to fit within the existing sloped grade
so that the parking under the building can be accessed from the rear. The drop in existing
ground elevation across the building is about 10 feet, approximately the same as the distance
between parking level and first floor. The building and exterior parking positioning respects the
existing grading to the fullest extent, allowing the lower area to potentially satisfy stormwater
management requirements and minimize use of retaining walls.
12. Clear Boundaries between the Development Areas and the Rural Areas
The use of this site extends to the boundary so that the full potential of the Development Areas
is achieved. However, a buffered boundary is in place and consists of a heavily vegetated row of
mature white pines trees planned to remain in place between City Church and CATEC. Street
trees are planned along Rio Road East. Southern Railroad acts as the third boundary to a
residential area.
City Church: Narrative of the Proposed Project’s Impacts on Environmental features
This site contains critical slopes which, by and large, are a result of previous development. According to County
Engineer, they are defined as managed critical slopes. They will need to be disturbed for the proposed
redevelopment. If special approval is required, please let the applicant know and include in the present cycle for
special use permit review.
City Church: Narrative of the Proposed Project’s Impacts on Public Facilities and Public Infrastructure
Public Facilities
Water: A new water connection is planned to the existing ACSA waterline across Rio Road East. The pipeline will
be sized to accommodate both fire suppression, including fire hydrant and building sprinkler system, and
domestic flow. The current infrastructure is more than adequate as there is a nearby connection to the 36 inch
RWSA waterline.
Sewer: The wastewater will be pumped via private force main to a nearby ACSA sanitary sewer manhole.
Stormwater: This has two parts:
a) Off-site stormwater passes through the site and will be re-routed to by-pass the proposed church
building location.
b) The current site contains a stormwater management facility. A new facility will be designed to meet the
current Virginia Stormwater Regulations, last revised July 1, 2014, along with the DEQ VRRM
redevelopment spreadsheet. Adequate Channel will be addressed.
Electric, gas and communications:
These utilities are located along the road frontage of the site and will provide service as needed.
Public Infrastructure
Roads: Rio Road East fronts the property. The site current contains a primary entrance for an existing church
building. This entrance aligns with Belvedere Boulevard and is planned to remain in its current location, with
modifications as required commensurate to the proposed major site plan amendment. A secondary entrance is
to be converted to a right out only entrance. A right turn warrant traffic analysis has been submitted to VDOT.
Sidewalks: Rio Road East currently includes a sidewalk along the site’s entire frontage. The southeast end
contains a landscaped buffer strip consistent with the Neighborhood Model. The northwest end was
constructed by VDOT along and adjacent to the back of curb. A two foot buffer strip can be provided as part of
the right turn road improvements.
NOTE: The property is currently developed as a church site. The proposed new building will have greater
capacity, but the impact on existing public utilities and public infrastructure is expected to be minimal. The
existing church building is planned to be removed in its entirety.
February 2015
1
ACCESS MANAGEMENT EXCEPTION REQUEST: AM-E
ACCESS MANAGEMENT REGULATIONS 24 VAC 30-73
SECTION 120
NOTES:
(1). Submit this form and any attachments to one of the District’s Area Land Use Engineers.
(2). See Section 120 of the Regulations for details on the requirements, exceptions, and exception request review process.
(3). Attach additional information as necessary to justify the exception request(s).
(4). If a traffic engineering study is required, the decision on the request will be based on VDOT engineering judgment.
(5). Use the LD-440 Design Exception or the LD-448 Design Waiver forms for design and engineering standards, e.g. radius, grade, sight
distance. See IIM-LD-227 on VDOT web site for additional instructions.
Select the Exception(s) Being Requested
Exception to the shared commercial entrance requirement. (Access M. Regulations Section 120 C.2)
Reason for exception:
A. An agreement to share the entrance could not be reached with adjoining property owner.
Attached: Written evidence that adjoining property owner will not share the entrance.
B. Physical constraints: topography, adjacent hazardous land use, stream, wetland, other.
Specify constraint:
Attached: Documentation of constraint such as aerial photo or topographic map.
Exception to the vehicular connection to adjoining undeveloped property requirement. (Section 120 C.4)
Reason for exception:
A. Physical constraints: topography, adjacent hazardous land use, stream, wetland, other.
Specify constraint:
Attached: Documentation of constraint such as aerial photo or topographic map.
B. Other reason:
Submitted by: Date:
Email Address: Phone:
Address:
Project Name: Rte # Locality:
Description of Project:
VDOT District: Area Land Use Engineer:
February 2015
2
Exception to the commercial entrance shall not be located within the functional area of an intersection
requirement. (See Regulation Section 120 C. 1; Appendix F, Rd Design Manual)
Attached: A traffic engineering study documenting that the operation of the intersection and public
safety will not be adversely impacted.
EXCEPTION TO THE SPACING STANDARDS FOR:
• Commercial entrances; intersections/median crossovers (Table 2-2);
• Commercial entrances/intersections near interchange ramps (Tables 2-3, 2-4); or
• Corner clearance (Figure 4-4). Appendix F, Road Design Manual
Information on the Exception Request
ON A STATE HIGHWAY
Functional classification: Principal Arterial: Minor Arterial: Collector: Local:
Posted speed limit: __ mph
NEAR AN INTERCHANGE RAMP (Submittal of a traffic engineering study required)
CORNER CLEARANCE (Submittal of a traffic engineering study required)
Type of intersection/entrance: Signalized Unsignalized Full Access Partial Access
Required spacing distance _______ft
Proposed spacing distance _______ft
Requested exception: Reduction in required spacing _______ft
REASON FOR EXCEPTION:
A. To be located on an older, established business corridor along a highway where existing spacing did
not meet the standards prior to 7/1/08 or 10/14/09. (Regulation Section 120 C.3.c)
Attached: Dated aerial photo of corridor identifying proposed entrance/intersection location.
B. Not enough property frontage to meet spacing standard, but the applicant does not want a partial
access right-in/right-out entrance. (Section 120 C.3.f)
Attached: A traffic engineering study documenting that left turn movements at the entrance will not have a
negative impact on highway operation or safety.
C. To be located within a new urbanism mixed use type development. (Section 120 C.3.d)
Attached: The design of the development and compliance with intersection sight distance.
D. The proposed entrance meets the signal warrants but does not meet the signalized intersection
spacing standard. The applicant requests an exception to the spacing standard.
Attached: A traffic engineering study that (i) evaluates the location’s suitability for a roundabout and (ii)
provides documentation that the proposed signal will not impact safety and traffic flow. (Section 120 C.5)