HomeMy WebLinkAboutSP199900005 Staff Report Special Use Permit 1999-04-06 SAFF PERSON: MARY JOY SCALA
PLANNING COMMISSION: APRIL 6, 1999
BOARD OF SUPERVISORS: APRIL 21, 1999
SP 99-05 ST. JOHN BAPTIST CHURCH
NOTE: This staff report has been amended since it was presented to the Planning
Commission to combine the original staff report and an addendum report.
Applicant's Proposal: The applicant proposes a two phase plan to add onto an existing historic church. The first
phase plan is to construct a 516 square foot rear addition to add a bathroom and to enlarge the dining hall and
pastor's study for the existing congregation. In the future the second phase plan is to add additions to either side of
the sanctuary,which would accommodate a larger congregation,and would require additional site improvements.
(See applicant's sketch plan-Attachment A)
Petition: Request for special use permit to allow an addition to the existing church in accordance with Section
10.2.2.35 of the Zoning Ordinance which allows for church building and adjunct cemetery. The property,described
as Tax Map 66,Parcel 78,contains 3.0 acres,and is located in the Rivanna Magisterial District on St. John Road,
Route#640, approximately 0.5 miles from the intersection of Gordonsville Road,Route#231. The property is
zoned RA,Rural Areas. The Comprehensive Plan designates this property as Rural Area. (See tax map-
Attachment B).
Character of the Area: The site is located in an area of large farms and scattered dwellings. St. John Road is a
paved road connecting Cash Corner and Cobham.
SUMMARY AND RECOMMENDATIONS: Staff opinion is that this request is in compliance with the
provisions of Section 31.2.4.1 of the Zoning Ordinance. Staff recommends approval of the special use permit
for the phase one addition to the dining hall with conditions. Staff opinion is that a site plan is not required at
this time. If an addition is proposed in the future which increases the intensity of use,then this special use
permit must be amended, and a site plan or site plan waiver required.
Planning and Zoning History: VA 99-04 for a reduction in front setback approved.
Comprehensive Plan: This site is designated Rural Area. The church is a contributing historic structure in the
Southwest Mountains National Register Rural Historic District. It is described as a late Greek Revival-style church
which is one of the earlier African American churches established in Albemarle County,c. 1890. (See photos-
Attachment C) There is a late 19th-century cemetery at the rear of the church which is a contributing site. Nearby
contributing buildings are an African American schoolhouse and Odd Fellows Hall.
STAFF COMMENT: Staff has addressed each provision of Section 31.2.4.1 of the Zoning Ordinance pertaining
to approval of special use permits:
The Board of Supervisors hereby reserves unto itself the right to issue all special use permits permitted hereunder.
Special use permits for uses as provided 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,
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Staff opinion is that the proposed additions will not be of substantial detriment to adjacent property. The property
is well-maintained and the use of the church is periodic.
The addition to the dining hall will not occasion any additional traffic to the site. The dining hall currently seats 32;
the addition will add 48 seats,or 80 seats total. The existing congregation is 100 persons,with 75-80 regular
attendees at the twice monthly Sunday services. There are approximately 90 existing seats in the sanctuary. The
future expansion of the sanctuary would increase the traffic to the services,adding approximately 64- 70 seats.
that the character of the district will not be changed thereby,
The addition to the dining hall will not change the character of the district. The future addition to the sanctuary will
affect the character of the district by substantially altering the appearance of a contributing historic church. A
preliminary review by the Virginia Department of Historic Resources indicates that an expansion that dramatically
changes the traditional form of the church,and covers materials such as original windows would cause the building
to lose its contributing status. Staff has met with representatives of the church to discuss options to reduce the
impact of the proposed future additions.
and that such use will be in harmony with the purpose and intent of this ordinance,
Staff has reviewed the purpose and intent of the Zoning Ordinance,relation to the environment, and relation to
Comprehensive Plan as stated in Sections 1.4, 1.5 and 1.6, and has found this application to be in harmony with
these sections.
with the uses permitted by right in the district,
This property and the adjacent properties are zoned RA,Rural Areas. Staff opinion is that the proposed use is in
harmony with the uses permitted by right in the district.
with additional regulations provided in Section 5.0 of this ordinance,
There are no supplementary regulations for churches.
and with the public health,safety and general welfare.
The Virginia Department of Health is working with the applicant to upgrade the existing septic system. The
Health Department is not requiring an upgrade to the septic system for phase one,but will require a permit to
limit the number of events per day. There are currently two toilets and a kitchen sink with one new toilet
proposed. No cooking is done on site;the kitchen is used to keep prepared foods warm.
The Virginia Department of Transportation is recommending that the two gravel entrances be widened to 30 feet
and paved to the right-of-way line. They note that the southern entrance has 350 feet of sight distance,with 400 feet
required(a hedge on the adjacent property limits sight distance,when measured at the property line, 10 feet from
the paved roadway). The northern entrance meets sight distance with minor trimming needed.
The County Engineering Department is recommending that the entrances are adequate for the existing use. They are
recommending upgrade of the entrances and parking when the sanctuary is enlarged, and the congregation increased.
The Building Official and the Fire Official anticipate no unusual problems or concerns. Zoning comments would
apply when a site plan is required.
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DISCUSSION: Staff opinion is that the proposed phase one addition will add to the convenience of the existing
congregation. Although entrance and parking improvements could be required under the special use permit,it is
more appropriate,and in keeping with similar approvals,to require such improvements based on an intensification
of use.
Staff has noted that the proposed additions to the sanctuary would cause the building to lose its contributing status
in the Southwest Mountain National Register Rural Historic District. However,there are few alternatives to allow
increased attendance. They are: (1) adding multiple services,(2)adding onto the rear of the church,or(3)
constructing a new church building. The applicant does not wish to add multiple services. The existing 1965
addition and cemetery location limit building on the rear of the church. Constructing a new church building would
add expense. It is unfortunate that the historic value of the church would be compromised by a future addition,
however it is preferable that the historic church be saved and used rather than abandoned for a new structure.
The applicant disagrees with staffs recommendation that only phase one be approved at this time, and that the
special use permit be amended, and a site plan or site plan waiver required, if an addition to the sanctuary(phase
two)is proposed in the future. The applicant has indicated that the Church would prefer to get conditional approval
for both phases at this time,rather than have to amend the special use permit in the future,which would require
another$85 special use permit fee. (The site plan fee is waived if submitted with the special use permit.)
Staff has not recommended approval of both phases at this time because the site plan pertaining to phase two has
not been completed, and there are several issues remaining to be resolved before it can be approved. Issues
remaining to be resolved regarding phase two are:
(1) The parking area must be expanded to accommodate the existing and proposed assembly areas. It appears that
approximately 23 spaces would be required for the existing assembly area, and approximately 16 additional spaces
would be required for the proposed area,or a total of 39 spaces. It is not clear that all the parking can be
accommodated on the south side of the church,due to the proximity of the cemetery and the necessary septic system
improvements. As part of the site plan approval,the parking lot must be landscaped and screened from the adjacent
Rural Area zoning. The parking must be delineated with bumper blocks or painted lines. If the parking is
constructed over the septic lines,it must be paved. If there is a significant increase in impervious surface,which at
this time appears unlikely,then stormwater BMP measures would be required.
(2) The entrances must be improved to commercial standards,which includes widening,paving,and sight distance
requirements. Site distance must be obtained at the southern entrance by trimming vegetation offsite; a sight
easement may be required. If all the parking cannot be accommodated on the south side of the church,then the
northern entrance must also be upgraded to commercial standards. A power pole may need to be relocated to widen
that entrance.
(3) The septic system will probably have to be upgraded to accommodate the increased congregation. It is
not known whether there is sufficient area for the septic system improvements to remain in the area of the
parking lot,or if they will have to be located some distance away.
(4) Special use permits are valid for eighteen months; a structure must be commenced within two years
from the date of the permit. The Board may impose alternative time limits. In this case,the time limit for
the phase two improvements should be addressed in the conditions of approval.
SUMMARY: Staff opinion is that this request is in compliance with the provisions of Section 31.2.4.1 of the
Zoning Ordinance. Staff recommends approval of the special use permit for the phase one addition to the
dining hall with conditions. Staff opinion is that a site plan is not required at this time. If an addition is
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proposed in the future which increases the intensity of use,then this special use permit must be amended, and
a site plan or site plan waiver required. Staff recommends the following revised conditions:
RECOMMENDED CONDITIONS OF APPROVAL OF SP 99-05:
1. This special use permit is for an approximately 516 square foot rear addition only to add a bathroom and to
enlarge the dining hall and pastor's study for the existing congregation.
2. Health Department approval.
3. Day care use and other non-church activities shall be prohibited unless approved through a special use
permit amendment.
Should the Planning Commission and Board of Supervisors choose to approve both phases at this time,staff
recommends the following conditions:
RECOMMENDED CONDITIONS OF APPROVAL OF SP 99-05:
(Phase One):
1. Phase One of this special use permit is for an approximately 516 square foot rear addition only to add a
bathroom and to enlarge the dining hall and pastor's study for the existing congregation.
2. Health department approval.
3. Day care use and other non-church activities shall be prohibited unless approved through a special use
permit amendment.
(Phase Two):
1. Phase Two of this special use permit is for one-story additions to both sides of the existing sanctuary(total
area approximately 682 square feet).
2. Approval of a site plan or site plan waiver which must comply with regulations in effect at the time it is
approved,including parking and landscaping requirements,Health Department approval, and Virginia
Department of Transportation approval of commercial entrances.
3. Approval of the building design by the Design Planner to ensure that the traditional form of the building
remains visible. The additions shall be designed similar to the sketch dated April 6, 1999,to allow the front
corners of the church and the eave lines of the roof to remain exposed. (See sketch-Attachment D)
4. Phase two construction must commence within 5 years of the date of approval of this special use permit.
5. Day care use and other non-church activities shall be prohibited unless approved through a special use
permit amendment.
ATTACHMENTS:
A-Applicant's sketch plan
B-Taxmap
C -Photos
D- Sketch
A:sp9905 st johns.doc
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COUNTY OF ALBEMARLE
Dept. of Planning & Community Development
401 McIntire Road
Charlottesville, Virginia 22902-4596
(804) 296-5823
April 3, 1999
Keith Hawkins
Box 476
Keswick, VA 22947
RE: SP-99-05 St.John Baptist Church,Tax Map 66,Parcel 78
Dear Mr. Hawkins:
The Albemarle County Planning Commission, at its meeting on April 6, 1999,unanimously recommended approval
of Phase I of the construction to the Board of Supervisors. The Commission deferred action indefinitely on Phase II
of the construction stating that a more informed decision could be made on Phase II after information is garnered
regarding parking lot and entrance needs. Please note that Phase I is recommended for approval subject to the
following conditions:
1. Phase One of this special use permit is for an approximately 516 square foot rear addition only to add a
bathroom and to enlarge the dining hall and pastor's study for the existing congregation.
2. Health department approval.
3. Day care use and other non-church activities shall be prohibited unless approved through a special use permit
amendment.
The Commission also deferred action on SDP-99-025 St. John Baptist Church Site Plan Waiver as part of the deferral
of Phase II.
Please be advised that the Albemarle County Board of Supervisors will review this petition and receive public
comment at their meeting on April 21, 1999. Any new or additional information regarding your application must be
submitted to the Clerk of the Board of Supervisors at least seven days prior to your scheduled hearing date.
If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me.
Sincerely,
Mary Joy Seala
Senior Planner
MJS/jcf
Cc: Ella Carey Amelia McCulley Jack Kelsey
Steve Allshouse St. John Baptist Church
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