HomeMy WebLinkAboutSP200600012 Legacy Document 2006-09-27 (3)COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2006-12 Colonial Baptist
Staff: Amy Ransom Arnold
Church Mission Building
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
July 18, 2006
Se tember 6, 2006
Owners: Colonial Baptist Church
Applicant: Colonial Baptist Church
Acreage: Approx. 10.389 acres
Special Use Permit: To allow for the
construction of a church mission building.
TMP: TM 94 Parcel 46
Existing Zoning and By -right use: RA: Rural
Location: 4218 Richmond Road
Areas: agricultural, forestal, and fishery; residential;
game preserves; wayside stands; electric, gas, oil,
and communication facilities; accessory uses
including home occupation class A, temporary
construction uses; public uses, etc. Entrance
Corridor Overlay District.
Magisterial District: Scottsville Magisterial
Conditions: Yes
District
Proposal: Construction of a new church mission
Requested # of Dwelling Units: NA
building (80'x 50'; 4,000 square feet) to house print
shop, disaster relief supplies, and general storage;
additional entrance drive; new parking area; site
planting (Attachment A.)
DA (Development Area):
Comprehensive Plan Designation: Rural
RA (Rural Area): X
Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre)
Character of Property: The property is
Use of Surrounding Properties: The parcels
comprised of a single story church building
located immediately to the west of the site are
(50'x150'; 7,500 square feet), parking area, entrance
smaller, residential parcels, with farm land located
drive, a large lawn area, and a large forested area.
east and south of the church.
Factors Favorable:
Factor Unfavorable: The new church building's
1. The proposal does not represent an increased
visibility could negatively impact the neighboring
intensity of use.
property to the west by adding to the number of
2. The construction of a new mission building can
church buildings on the property. A condition has
help support local community life at a rural scale
been added to address this.
and provide the potential to assist in local
disaster relief.
3. With the recommended condition, approximately
8.3 69 acres of existing forest land on the site will
remain intact, contributing substantially to local
character, water supply protection, and natural
resources protection.
RECOMMENDATION: Staff recommends approval with conditions.
STAFF PERSON: Amy Ransom Arnold
PLANNING COMMISSION: July 11, 2006
BOARD OF SUPERVISORS: September 6, 2006
SP 2006-12 Colonial Baptist Church Mission Building
Petition:
PROJECT: SP 2006-12 Colonial Baptist Church Mission Building
PROPOSED: New building (80'x 50'), mission ministry/storage; additional driveway/parking/planting
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential
density (0.5 unit/acre)
SECTION: Section 10.2.2.35, Special Use Permit, church building
COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas - preserve and protect agricultural, forestal, open
space, and natural, historic and scenic resources/ density (.5 unit/ acre)
ENTRANCE CORRIDOR: Yes
LOCATION: 4218 Richmond Road
TAX MAP/PARCEL: 94/46
MAGISTERIAL DISTRICT: Scottsville
Character of the Area:
Colonial Baptist Church is located approximately 6 miles east of Free Bridge on Route 250 East (Richmond Road).
The surrounding area is characterized by large continuous stands of mature, mixed deciduous / evergreen forest, open
pasture/grassland, hedgerows, agricultural buildings, scattered residences, and several large ponds. The parcels
located immediate to the west of the site are smaller, residential parcels, with farm land located east and south of the
church. (Attachment B.)
Planning and Zoning History:
Colonial Baptist Church has applied for a Special Use Permit for additional construction on this site twice, with this
submittal as the third effort to construct the new building. Both SP1998-23 (approved on August 19, 1998) and
SP2000-80 (approved on March 27, 2001) were approved with conditions.
SP 1998-23 and SP2000-80 both proposed the construction of a 3,040 square foot building to house a print shop and
mailing service with an additional driveway, parking area, and site planting. The conditions of approval for both
Special Use Permits were similar and limited (Attachment C.):
Print shop and mailing service to the distribution of church related items
Operators of the print shop to five volunteers
Hours of operation from 9:00 am to 9:00 pm
Number of monthly deliveries by truck to twelve
Sanctuary and classroom expansion, or day care and other non -worship uses will require amendment to this
petition.
Additional development to the final site plan, revised May 29, 1998
Both Special Use Permits expired before the use was established on the site. Currently, the Zoning Ordinance allows
24 months for both construction and start of the use of a Special Use Permit (18-31.2.4.4.). Staff has found that
churches often need more time to accomplish their fundraising prior to building. Staff recommends that the time
allowed for the commencement of the use of this Special Use Permit, should it be approved, be increased to five (5)
years.
K
STAFF COMMENT:
The congregation of Colonial Baptist Church proposes to construct a new building (80'x 50; 4,000 square foot) to
house a print shop, currently operated out of the existing church building. The mission building will also provide
general storage space for supplies for disaster relief and seasonal displays. To support the mission building, the
proposal includes an additional driveway, parking area, and site planting. (Attachment A.)
The church print shop produces pamphlets and booklets for local and international ministry outreach on behalf of
Colonial Baptist. Producing their own printed material saves the congregation as much as 90% on printing costs when
compared to using a commercial printer, allowing the bulk of the resources of the congregation to focus on ministry
efforts. Currently the print shop is operated by four volunteers and receives an average of two truck deliveries a
month. In addition to the printed ministry the church supports disaster relief programs the importance of which was
highlighted as the congregation initiated efforts to support communities affected by hurricane Katrina.
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 mission building has been proposed to provide the existing staff and congregation with more storage space and
addition room to operate the printed materials aspect of the churches ministry. The proposed addition does not
accommodate additional staff, or anticipate an increase in the church's congregation. One potential impact on
neighboring property is the possibility of increased truck traffic should the disaster relief focus of the ministry need to
respond to an event on either a local or distant scale. The applicant has indicated an average of two small to medium
sized panel trucks coming and going per month during daily operations or during disaster response. However, on the
event of a local or national disaster, this volume could be greater. The prior conditions of approval for the Special Use
Permits for this project included an allowance of up to twelve monthly truck deliveries. While the applicant has
indicated an average of two truck deliveries per month, staff recommends the condition allow for up to twelve monthly
truck deliveries.
The property adjacent to the church on the west boundary is single family residential and will likely be the most
impacted by the proposed 4,000 square foot mission building. While a buffer between non-residential and residential
parcels is not a specific zoning ordinance requirement, the County has routinely imposed a 20' buffer between these
uses. The concept plan shows a proposed 20' buffer, including a swale with grading that ends at the buffer line. The
full width of the 20' buffer should retain the remaining portion of the existing trees intact. Staff is recommending
including tree protection fencing and a tree protection detail on the concept plan. In addition, it is recommended that
the tree protection fencing define the limits of construction in all areas where disturbance along the existing tree mass
will occur. These limits and details have been included on the concept plan.
that the character of the district will not be changed thereby and
The surrounding area is characterized by large continuous stands of mature, oak/hickory forest, open pasture/grassland,
hedgerows, scattered residences, and several large ponds. The parcels located immediate to the west of the site are
smaller, residential parcels, with farm land located east and south of the church property.
The church property includes a 2 acre area identified to contain the church use, leaving the remaining 8.389 acres
primarily in forest land. The existing forest land on this site is a mature mixed oak/hickory community that extends
well beyond the boundaries of this parcel. (Attachment D.) The portion of the forest land located to the south of the
existing church building contributes substantially to the character of this section of Route 250 East. Because of the
quality and extent of the forest land and its contribution to the character of the surrounding district staff has
recommended a condition limiting disturbance of the existing forest land to the tree protection / limits of construction
indicated on the concept plan.
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The proposed mission building, entrance drive, parking, and plantings are partially or fully visible from the Entrance
Corridor Route 250 Overlay District. The retention of this area in forest land will also begin to address visibility from
the Entrance Corridor. Should the Board of Supervisors approve the Special Use Permit, the site plan will be subject
to full review for a Certificate of Appropriateness from the Albemarle County Architectural Review Board.
that such use will be in harmony with the purpose and intent of this ordinance,
Section 18, Chapter 10 of the Zoning Ordinance outlines the purpose of Rural Areas zoning: "This district (hereafter
referred to as RA) is hereby created and may hereafter be established by amendment of the zoning map for the
following purposes: (Amended 11-8-89)
-Preservation of agricultural and forestal lands and activities;
-Water supply protection;
-Limited service delivery to the rural areas; and
-Conservation of natural, scenic, and historic resources. (Amended 11-8-89)"
The church property includes approximately 8.389 acres primarily in forestal lands. Extending well beyond the
boundaries of this parcel, the existing mature mixed oak/hickory plant community is a primary presence in this district.
The retention of the existing forestal lands would contribute substantially water supply protection and natural
resources protection. Staff has recommended a condition that the retention of the existing forest land be assured by
limiting disturbance to the tree protection / limits of construction indicated on the concept plan.
with uses permitted by right in the district,
The property and the adjacent properties are zoned Rural Areas. The uses permitted by right under RA Zoning
directly support agriculture, forestry, and the conservation of rural land. Part of the vision for the Rural Areas outlined
in the Comprehensive Plan includes the support of agricultural and forestal communities through community meeting
places, at rural scales, that provide the opportunity to take part in community life. The construction of a new mission
building can help support local community life at a rural scale and provide the potential to assist in local disaster relief.
with the additional regulations provided in section 5.0 of this ordinance,
There are no regulations in Section 5.0 of the Ordinance that apply to church buildings.
and with the public health, safety and general welfare.
The proposed mission building does not represent an increase in intensity of use related to the operation. The Zoning
Department has not required, but would support, the additional five parking spaces shown on the concept plan. County
Engineering has no objections to the additional building and parking areas.
The existing entrance is part of an approved site plan (SP1988-01). John Winn of the VDOT Charlottesville
Residency has visited the site and has observed that the entrance is adequate. Mr. Winn indicated that the entrance
radii have decreased due to re -paving efforts since the entrance was constructed; VDOT has no objection to this
reduction in radius since the entrance has also been widened in the process.
The Fire Marshall is requiring they identify and approve a water supply capable of supplying the required fire flow for
fire protection for the church property. This requirement represents a change in policy in the Fire Department
regarding property located in the Rural Areas.
II
SUMMARY:
Staff has identified the following factor favorable to this application:
1. The proposal does not represent an increased intensity of use.
2. The construction of a new mission building can help support local community life at a rural scale and provide the
potential to assist in local disaster relief.
3. With the recommended condition, approximately 8.3 69 acres of existing forest land on the site will remain intact,
contributing substantially to local character, water supply protection, and natural resources protection.
Staff has identified the following factor unfavorable to this application: The new church building's visibility could
negatively impact the neighboring property to the west by adding to the number of church buildings on the property.
A condition has been added to address this.
Waiver Request.
The Zoning Ordinance allows 24 months for both construction and start of the use of a Special Use Permit (18-
31.2.4.4.). Staff has found that churches often need more time to accomplish their fundraising prior to building. Staff
recommends that the time allowed for construction and start of the use of this Special Use Permit, should it be
approved, be increased to five (5) years.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-12
Colonial Baptist Church with the following conditions:
1. Special Use Permit 2006-12 shall be developed in general accord with the concept plan dated May 23, 2006,
prepared by SL Key Inc., and titled "Conceptual Plan Colonial Baptist Church Missions and Storage Building"
(Attachment A.) Important elements of the concept plan include the following:
The establishment and maintenance of the 20' buffer along the western parcel boundary.
The preservation of the existing tree line outside the limits of construction as defined on the concept plan; the
complete tree line outside the limits of construction shall be retained.
The inclusion of tree protection details from the Virginia Erosion and Sediment Control Handbook.
2. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to
premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within
the jurisdiction. (Virginia Statewide Fire Prevention Code 508.1).
3. A 20' buffer shall be established and maintained along the western boundary of the parcel. There shall be no
disturbance within that buffer. Tree protection / limits of construction shall be included on the site development
plan as shown on the concept plan. Tree protection shall be provided prior to any site disturbance and in
accordance with the Virginia Erosion and Sediment Control Handbook.
4. Print shop and mailing service shall be limited to the distribution of church related items.
5. Operators of the print shop shall be limited to a maximum of four.
6. Hours of operation of the print shop shall be limited to 7:00 am to 7:00 pm Monday through Friday.
7. Number of monthly deliveries by truck shall be limited to a maximum of twelve.
8. Sanctuary and classroom expansion, or the addition of day care and other non -worship uses, will require
amendment to this petition.
Waiver Request: The applicant has requested a waiver from 18-31.2.4.4. to allow five years from the date of approval
of this Special Use Permit to commence construction. Staff has no objections to this request.
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ATTACHMENTS
Attachment A - Concept Plan dated May 23, 2006, prepared by SL Key Inc., and titled "Conceptual Plan Colonial
Baptist Church Missions and Storage Building"
Attachment B — Site Photographs
Attachment C — Staff Reports and action letters for SP 1998-23 and SP2000-80
Attachment D - Vicinity aerial
Attachment E - SP Application