HomeMy WebLinkAboutSP200600005 Legacy Document 2006-08-09COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY
Proposal: SP_2006-05 Damon R. or Nedejda V.
Staff: Amy Ransom Arnold
Galeassi
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
June 13, 2006
July 12, 2006
Owner: Damon R. or Nede'da V. Galeassi
Applicant: Damon R. or Nede'da V. Galeassi
Acreage: approx. 4.6 acres
Special Use Permit: Sections 31.2.4.1,
10.2.2.31, 5.2 allow for special considerations for
the operation of a Home Occupation, Class B
under Special Use Permits in the Rural Areas.
TMP: TM 126 Parcel 31H5
Proffers/Conditions: yes EC: no
Location: 5066 Giannini Lane, Schuyler
Existing Zoning and By Right Use: Rural Areas:
Magisterial District: Scottsville Magisterial
agricultural, forestal, and fishery; residential,
District
game preserves; wayside stands; electric, gas, oil,
and communication facilities; accessory uses
including home occupation class A, temporary
construction uses; public uses, etc.
Requested # of Dwelling Units: n/a
DA RA X
Proposal: The applicant has requested a Special
Comprehensive Plan Designation: RA -- Rural
Use Permit for a Home Occupation Class B,
Areas: agricultural, forestal, and fishery uses;
proposing the construction of one shed for
residential density (0.5 unit/acre)
material and equipment storage to support a
roofing business. The proposal includes parking
two pickup trucks and a small dump truck in the
driveway. Employees do not report to this
property for work assignments, equipment, or
materials. (Attachment A.)
Character of Property: The property includes a
Use of Surrounding Properties: The
single family residence and circular drive; the
surrounding properties are single family
remainder of the site is primarily wooded.
residences.
Factors Favorable:
Factors Unfavorable:
1. The use proposes minimal impacts on the site;
Staff has not identified any factors
no reduction in the surrounding woodland will
unfavorable to this application.
be necessary.
2. The 10' x 15' shed needs no footing, requiring
minimal earth disturbance.
3. The use will not demand increases in local
infrastructure or services.
4. Supports the economy of the County provided
by low impact, small businesses
5. The proposal is fully supported by the Quarries
neighborhood association.
RECOMMENDATION: Based on the findings contained in this staff report, staff recommends
approval of Special Use Permit 2006-05 Galeassi Home Occupation with conditions.
Character of the Area:
The immediate context is comprised of mature, mixed deciduous / evergreen woodland with scattered
residences. The Galeassi property is part of `The Quarries', a residential housing development
established seven years ago. The town of Schuyler is located approximately two miles to the southwest
in neighboring Nelson County at the intersection of Route 617 and Route 800. Near -by clearings are
characterized by pasture, hedgerows, agricultural buildings, and quarry sites. In addition, a trucking
company is located on Route 800, approximately .2 miles away from this parcel.
Planning and Zoning History:
Mr. Galeassi currently has a Home Occupation, Class A, (HO 2006-26). The proposed construction of a
shed for the storage of materials associated with the home occupation requires a Home Occupation,
Class B.
STAFF COMMENT:
Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance.
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 applicant has provided the minutes of a meeting of the Quarries home owners association indicating
full approval of the construction of a 10' x 15' shed, in the location indicated in Attachment A., for the
purposes of operating a home occupation on the Galeassi property. Giannini Road (Route 613) serves a
total of seven parcels, most of which are heavily wooded. Staff visited the site in March; even without
leaves on the trees, visibility of the nearest residence was difficult. (Attachment B.)
The impacts on adjacent properties from this home occupation depend on the manner with which
materials are stored, the absence of employees on site, and the expected low intensity of any traffic
produced. With the construction of the shed, any materials stored on site should be located out of sight.
The applicant does not expect any delivery of materials to this site; any traffic generated would be within
the range expected with a residential use. The applicant has indicated that there will be no employees
located on site.
Given the wooded context and the expected low intensity of the use, staff feels that the proposed home
occupation will have minimal impact on adjacent property.
that the character of the district will not be changed thereby and
While the establishment of a home occupation supports the economy of the County provided by low
impact, small businesses, the scale and invisibility of home occupations is critical to maintaining the
character of the Rural Areas.
The Comprehensive Plan suggest that home occupation uses be limited to a scale and intensity that will
not diminish the character or quality of life in the Rural Areas, encourage suburban development, or
significantly impact natural or cultural resources. The Plan suggests that impacts from home
occupations be reversible, scaled and sited to cause minimal impacts on their rural surroundings, and
viable with no increase in public infrastructure or services, either at the time of approval or later. The
impacts of the proposed home occupation are minimal on the surrounding area and will not demand
increases in local infrastructure or services because it primarily depends on work located off site.
The change proposed in the configuration of the site by the applicant is minor. The visibility of the shed
will be minimal from both the adjacent public travelways and near -by property. In addition to two pick
up trucks already owned by Mr. Galeassi (seen in site photos, Attachment B.) a single small dump truck
will be parked on site. The proposed use does not increase traffic on near -by roads, nor does it constitute
activity of a scale and intensity that is inconsistent with the character of the Rural Areas. The applicant
has indicated that employees do not report to this property for work assignments, equipment, or
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materials. Large scale material deliveries are made to the site of the roofing project, not to the Galeassi
home.
The surrounding context is primarily open woodland. Because this proposal relies on placing the
proposed shed on an existing gravel pad adjacent to the residence, no site clearing will be necessary.
The 10' x 15' shed needs no footing, requiring minimal earth disturbance.
The applicant currently parks two pickup trucks in the driveway and in addition proposes to park a small
dump truck associated with Roofcrafters, Inc. There is a trucking company located .2 of a mile from the
Galeassi property. The applicant has indicated that a neighbor .5 of a mile away also parks a small dump
truck on their property. There are currently two pickup trucks parked on an adjacent property.
Staff feels that the overall intensity of use on this parcel will not change and that this home occupation
will not impact the character of the surrounding district.
that such use will be in harmony with the purpose and intent of this ordinance,
A purpose of the Rural Areas District (Section 10 of the Zoning Ordinance) is "Conservation of natural,
scenic, and historic resources." The low intensity of use, the preservation of the surrounding woodland,
and the minimal earth disturbance inherent in this proposal directly supports the conservation of natural
and scenic resources.
with uses permitted by right in the district,
This parcel and the adjacent properties are zoned Rural Areas. Staff opinion is that the addition of a
storage shed to the Galeassi property would not affect the uses permitted by right in the district.
with the additional regulations provided in section S.0 of this ordinance,
Section 5.2 of the Ordinance applies to Home Occupation, Class B. The following sections are of
particular relevance to this proposal:
5.2.2. La. `Such occupation may be conducted either within the dwelling or an accessory structure, or
both, provided that not more than twenty five percent of the floor area of the dwelling shall be used in
the conduct of the home occupation and in no event shall the total floor area of the dwelling, accessory
structure, or both, devoted to such occupation, exceed on thousand five hundred square feet; provided
that the use of accessory structures shall be permitted only in connection with home occupation, Class
B.; '
5.2.2.1. b. Accessory structures shall be similar in fagade to a single family dwelling, private garage,
shed, barn, or other structure normally expected in a rural or residential area and shall be specifically
compatible in design and scale with other development in the area in which located.'
5.2.2.1. d. No traffic shall be generated by such home occupation in greater volumes than would
normally be expected in a residential neighborhood, and any need for parking generated by the conduct
of such home occupation shall be met off the street,-'
The accessory structure proposed by the applicant is a 10' by 15' shed, to be located on an existing
gravel pad immediately adjacent to a screened storage area beneath an open porch extension on the
house. The applicant has indicated that the shed would be constructed of a material and color palette that
coordinates with the existing residence. The proposed use does not increase traffic on near -by roads, nor
does it constitute activity of a scale and intensity that is inconsistent with the character of the Rural
Areas. It is the opinion of staff that the proposed home occupation is in keeping with the additional
regulations provided in section 5.0 of this ordinance
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and with the public health, safety and general welfare.
Comments from the Virginia Department of Transportation included realignment of the skewed
intersection of Route 613 (Giannini Lane) and Route 602, closing one of the existing entrances to the
Galeassi circular drive, upgrading the remaining entrance to a private street entrance, and assuring at
least 150 feet of separation between the entrance and the intersection. These comments were offered as
advisory rather than required. Giannini Lane is a public right of way that serves a total of seven parcels.
Both staff and the County Engineer feel that this proposal does not represent an increased level of
intensity that warrants these changes to the adjacent intersection or to the Galeassi circular drive. Staff
recommends that the suggested alterations to intersection of Route 613 and Route 602, as well as the
Galeassi circular drive, not be incorporated into the conditions of this Special Use Permit. Overall, staff
feels the Home Occupation proposed and associated traffic expected to be generated does not pose a
negative impact to public health, or safety.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The use proposes minimal impacts on the site; no reduction in the surrounding woodland will be
necessary.
2. The 10' x 15' shed needs no footing, requiring minimal earth disturbance.
3. The use will not demand increases in local infrastructure or services.
4. Supports the economy of the County provided by low impact, small businesses
5. The proposal is fully supported by the Quarries neighborhood association.
Staff has not identified any factors unfavorable to this application.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit
2006-05 Galeassi Home Occupation with the following conditions:
1. Special Use Permit 2006-05 shall be developed in general accord with the concept plan, titled "Plan
`B"' amended by Damon Galeassi in April of 2006 (Attachment A.) However, the Zoning
Administrator may approve revisions to the concept application plan to allow compliance with the
Zoning Ordinance.
2. The proposed shed shall be constructed no larger than 10' x 15'.
3. Employees shall not report to this property for work assignments, equipment, or materials.
4. All materials associated with this home occupation shall be stored in the proposed shed.
5. No deliveries of materials associated with this home occupation shall be made to this site.
6. Vehicles parked on site associated with this home occupation shall be limited to two pickup trucks
and one small dump truck.
ATTACHMENTS
Attachment A — Plan `B' by Damon Galeassi; site topographic drawing, site parcels, and site aerial
Attachment B — Site photographs
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