HomeMy WebLinkAboutSP200600017 Legacy Document 2006-11-03 (5)COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY
Project Name: SP2006-17 Floral Images
Staff: Amy Ransom Arnold
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
September 12, 2006
October 4, 2006
Owners: Joseph Strickler and William Herring
Applicant: Joseph Strickler and William Herring
Acreage: Approx. 2.690 acres
Special Use Permit: 10.2.2.(31) Home
Occupation Class B
TMP: TM 55 Parcel 99
Existing Zoning and By -right use: Rural
Location: 262 Yancey Mill Lane (State Route
Areas: agricultural, forestal, and fishery; residential;
825), Crozet; adjacent Interstate Route 64
game preserves; wayside stands; electric, gas, oil,
and communication facilities; accessory uses
including home occupation class A, temporary
construction uses; public uses, etc.
Magisterial District: White Hall
Conditions: Yes
Proposal: Home Occupation for floral
Requested # of Dwelling Units: NA
arrangement including the construction of a new
workshop, entrance, and driveway; 2-3 van
deliveries per week, 2 van trips from site per day;
one part time employee, occasional client visits.
(Attachment A.)
DA (Development Area):
Comprehensive Plan Designation: Rural
Areas — preserve and protect agricultural, forestal,
RA (Rural Area): X
open space, and natural, historic and scenic
resources/ density ( .5 unit/ acre)
Character of Property: The Strickler/Herring
Use of Surrounding Properties: Yancey Mills
property is comprised of a mix of mature trees, open
Lane is comprised of turn of the century or older
lawn, a folk Victorian residence, and a small out
residences on the western side with the Yancey
building. Picket fencing is located adjacent to the
Mills sawmill located to the east. Immediately
edge of Yancey Mills Lane.
across Route 250 is the historic cross roads
community of Yancey Mills.
Factors Favorable:
Factors Unfavorable: Staff has not identified
1. The proposal is consistent with the provisions
factors unfavorable to this application.
of Section 31.2.4.1
2. The scale, character, and intensity of the
proposal are consistent with the character of the
Rural Areas.
3. The proposal supports Rural Area goals by
establishing a community based and focused
business.
4. The proposal incorporates local horticultural
activities into the future development of the
business, directly supporting preferred Rural
Areas land use.
RECOMMENDATION: Staff recommends approval with conditions.
Petition:
PROJECT: SP2006-17 Floral Images
PROPOSED: floral arrangement business; includes constructing new workshop; no employees
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre)
SECTION: 10.2.2.(31); 5.2 Home Occupation Class B
COMPREHENSIVE PLAN LAND USE/DENSITY: RA -- Rural Areas: agricultural, forestal, and fishery
uses; residential density (0.5 unit/acre)
ENTRANCE CORRIDOR: Yes No X
LOCATION: 262 Yancey Mill Lane (State Route 825), Crozet; adjacent Interstate Route 64
TAX MAP/PARCEL: TM 55 Parcel 99
MAGISTERIAL DISTRICT: Whitehall
Character of the Area:
Yancey Mills Lane is a remaining fragment of Route 825, disconnected from local road networks with the
construction of Interstate 64 and changes in the configuration of Route 250. Yancey Mills Lane is comprised
of turn of the century or older residences on the western side with the Yancey Mills sawmill located to the
east. Immediately across Route 250 is the historic cross roads community of Yancey Mills. Given the
reconfiguration history of Route 250 west and the insertion of Interstate 64, Yancey Mills Lane and the
residences located along its length were likely a former integral part of the historic Yancey Mills community
to the north and the residences and road networks located south of Interstate 64 with easy access to the
country store and wayside stand now located on the western side of the nearby Interstate 64/Route 250
interchange. The community of Yancey Mills, Yancey Mills Lane, and the land located to the west of the 64
interchange is comprised of older residences, forest, scattered large trees, agricultural fields, hedgerows, and
open pasture.
Specifics of the Proposal:
Mr. Strickler and Mr. Herring propose to relocate their floral arrangement business to their home. Included in
the proposal is a series of raised beds near the workshop; the owners would like to begin growing flowers for
their arrangements on site. In addition, the applicants are working to coordinate growing flowers in the off
season with a local greenhouse operator. The applicants propose to construct a new 1,200 square foot floral
workshop and extend the existing gravel parking area to include a gravel driveway to the workshop.
(Attachment A.) The business would make two daily van (mid-sized family) deliveries from their workshop.
A third daily trip may be necessary during three major holidays heavily impacting the floral business. In
addition to their own deliveries, two to three wholesale deliveries are expected to the site in standard cargo
vans. One employee will work with Mr. Strickler and Mr. Herring on a part time basis (25 hrs per week),
primarily as a delivery van driver. No walk in sales will be offered. Clients will occasionally visit the site for
consultation only. Hours of operation are proposed Monday through Friday 8:00 am through 4:00 pm with
occasional hours on Saturday. Future considerations for hiring additional employees would be limited to no
more than two, which is permitted under the definition of Home Occupation, Class B.
Planning and Zoning History:
The Board of Supervisors approved a Special Use Permit for a workshop building on this parcel in February
of 2003 (SP 2003-60; Attachment D). The permit was approved with a single condition: "There shall be no
more than seven (7) clients per week on the premises." Construction on the workshop was not begun within
two years of the approval; the Special Use Permit was deemed abandoned. The application for the 2003
Special Use Permit was identical to the current proposal.
K
Conformity with the Comprehensive Plan:
The Strickler/Herring proposal directly supports the following Guiding Principles for the Rural Areas from
the Rural Areas Section of the Comprehensive Plan:
"Provide support to local agricultural and forestal communities and connect local producers and
consumers of rural products. "
"Address the needs of existing rural residents without fostering growth and further suburbanization of
the Rural Areas. "
"Provide support for long standing rural crossroads communities and villages without creating de facto
growth areas. "
"Encourage creative and diverse forms of rural production and support rural land uses that provide
rural landowners with economic viability. "
The proposal includes growing flowers to include in floral arrangements in coordination with another local
grower. The primary focus of the applicants business is local clients, including near -by wineries which are
increasingly the location of weddings and other events. The organization and focus of the horticultural
component of this proposal directly supports local agricultural activities.
The applicants have indicated their existing primary client base and the focus for business development are
located in the near -by communities of Western Albemarle County. As a result of this home occupation, the
applicants will eliminate their commute to Pantops Shopping Center, focusing their efforts on living and
working locally. With the focus of their business within the villages and context of Yancey Mills, Crozet, and
Ivy, living and working largely within these crossroads communities directly supports the sustainability of this
historic village form.
STAFF COMMENT:
Floral Images currently occupies a store front in Pantops Shopping Center and has been in business for 17
years. Over time Mr. Strickler and Mr. Herring have focused their market, relying more and more heavily on
floral arrangements for special events. As a result of their emphasis on special events, the bulk of the design
responsibility has fallen on the owners, rather than their employees. By proposing this home occupation Mr.
Strickler and Mr. Herring hope to focus their business by reducing employees and eliminating a store front.
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 Strickler/Herring property is located near the end of Yancey Mill Lane. Route 825 was bisected just
beyond the property with the construction of Interstate 64, creating a `dead-end'. Located approximately 270'
beyond the Strickler/Herring driveway is the last residence on this remaining portion of the road. Directly
across Yancey Mill Lane are a large pasture and near -by Yancey Mill. It is the opinion of staff that the
proposed structure and increased activity associated with this proposed home occupation is not of a type or
intensity detrimental to adjacent property.
that the character of the district will not be changed thereby and
The applicant's have expressed a great deal of concern for maintaining the character of their property, Yancey
Mills Lane, and the area as a whole. Their specific concerns have been building a structure that is compatible
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with the existing folk Victorian house and small barn, minimizing the need to remove any trees, and keeping
the vehicular entrance and driveway gravel. The applicant has indicated that the proposed floral workshop
will be similar to the existing small barn located behind the residence. Staff recommends that the proposed
vehicular entrance and driveway be surfaced with gravel in keeping with the existing character of the
neighborhood.
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)"
Mr. Strickler and Mr. Herring have included in their application the intention to begin growing flowers for
their arrangements as part of this home occupation. The applicant have arranged for growing flowers off
season with a near -by greenhouse operator. The horticultural component of this proposal directly supports
local agricultural activities.
with uses permitted by right in the district,
The property and the adjacent properties are zoned RA, Rural Areas. Staff opinion is that the addition of a
barn like workshop and raised beds for growing flowers would not affect the uses permitted by right in the
district. With a limited number of deliveries the proposed scale and intensity of this Home Occupation should
not interfere with by -right uses.
with the additional regulations provided in section 5.0 of this ordinance,
Section 5.2 of the Zoning Ordinance refers to supplementary regulations for Home Occupation, Class B. This
Section includes the following:
"a. Such occupation may be conducted either within the dwelling or an accessory structure, or both,
provided that not more than twenty- five (25) 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 one thousand five hundred (1,500) square feet;
provided that the use of accessory structures shall be permitted only in connection with home occupation,
Class B;"
The impacts on neighboring properties from the construction of a floral work shop building and operation of a
floral design business will overall be minimal. However the size of the workshop building may be of concern
given the restrictions on accessory buildings related to home occupations. Section 5.2.2.1 a limits the size of
accessory buildings in two ways: the workshop should be sized to be 25% of the size of the associated
residence and in no case should the work shop exceed 1,500 square feet. The existing residence is 2,500
square feet, which by ordinance results in an accessory structure limited to 625 square feet. The proposal
includes a 1,200 square foot building which is 575 square feet larger than the 625 square feet allowed by
ordinance. The applicant has requested a waiver of the size limit to allow for a 1,200 square foot building for
their floral workshop. The property includes an existing small barn. Staff feels that an additional barn like
structure of this size is appropriate in this rural context. Staff recommends support of this request for a waiver.
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"b. There shall be no change in the outside appearance of the buildings or premises, or other accessory
structures shall be similar in facade 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. Any accessory structure which does not
conform to the setback and yard regulations for main structures in the district in which it is located shall
not be used for any home occupation;"
The workshop building must meet the primary setbacks of the Rural Areas District: 75' from the front parcel
boundary, 25' from the sides and 35' from the rear. These setbacks are indicated on the concept plan. The
Zoning Division has indicated that area devoted to growing flowers is not considered when calculating the
square footage of the home occupation. It is the opinion of staff that the floral workshop is in keeping with the
type, scale and character of buildings normally expected in the Rural Areas.
and with the public health, safety and general welfare.
Yancey Mills Road (State Route 825) is a gravel road approximately 14 feet wide and serves 5 dwellings.
Traffic activity to and from the Strickler/Herring residence will include two daily van deliveries from the
workshop, a third daily trip on major holidays, two to three wholesale deliveries, and the arrival and departure
of one part-time employee. VDOT has determined the operations of Floral Images will have an insignificant
impact on local traffic. However, VDOT has requested that a second vehicular entrance to the driveway not
be permitted, has recommended that the existing vehicular entrance, now serving as a parking area, be
reviewed and improved to meet VDOT `Private Street' requirements, and that the existing vehicular entrance
be adjusted to meet sight distance requirements for a commercial entrance.
The County Engineer has the following response to existing site conditions and comments provided by
VDOT:
"The existing entrance/parking area serving this residence is wider than the typical VDOT standard
private entrance. Based on the information submitted by the applicant it is envisioned that the
entrance/parking area will be modified to extend a driveway to the delivery bay door of the workshop.
VDOT's comments (27 June 2006) make three specific points regarding the entrance:
The first point is that a second entrance to the driveway should not be permitted. I agree with this
comment and recommend it be added as a condition of approval this special permit.
The second is that the entrance will need to meet sight distance requirements. The availability of
adequate sight distance is not an issue at this entrance.
The last point is that the existing entrance/parking area be improved to meet the "private street"
connection design. Given the low traffic volume on this street and at this specific entrance location, the
lower travel speed on this gravel road, and the rural character of this road, it's my opinion that there is
little public benefit to reconstructing this existing entrance/parking area to a "private street" connection.
Therefore, I do not support making this comment a requirement of the special permit."
Planning staff fully supports the recommendations of the County Engineer. In order to maintain the character
of the existing parking area and adjacent road staff recommends the new vehicular entrance and driveway be
surfaced with gravel which is in keeping with the applicants intentions.
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SUMMARY:
Staff has identified the following factor favorable to this application:
1. The proposal is consistent with the provisions of Section 31.2.4.1
2. The scale, character, and intensity of the proposal are consistent with the character of the Rural Areas.
3. The proposal supports Rural Area goals by establishing a community based and focused business.
4. The proposal incorporates local horticultural activities into the future development of the business,
directly supporting preferred Rural Areas land use.
Staff has not identified factors unfavorable to this application.
Waiver Requests:
Should the Special Use Permit be approved, the zoning ordinance allows 24 months to start construction of the
workshop (Section 18-31.2.4.4.). The applicant has requested an additional year to begin construction of the
workshop. Staff recommends that the time allowed for the commencement of this Special Use Permit, should it be
approved, be increased to three (3) years.
Should the Special Use Permit be approved, the applicant has requested a modification of the size limit of
accessory buildings for home occupation class B to allow for a 1,200 square foot building. Section 5.2.2.1 a
defines the size limits for buildings associated with home occupations. Staff supports the applicant's request
for modification of Section 5.2.2.1a to allow for the construction of a 1,200 square foot floral workshop.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-17
Floral Images with the following conditions:
1. Special Use Permit 2006-17 Floral Images shall be developed in general accord with the concept plan
dated August 24, 2006, prepared by W. R. Strickler, and titled "Floral Images" (Attachment A.)
2. One vehicular entrance from Yancey Mill Lane shall serve as the only driveway for this parcel. It shall be
required to be surfaced with gravel.
3. No walk-in sales shall be permitted on the premises.
4. A maximum of seven (7) client visits per week shall be permitted on the premises.
5. The total area of the workshop shall be limited to 1,200 square feet.
6. This use shall commence within 3 years of the date of approval rather than the 24 months stated in section
31.2.4.4.
7. Hours of operation are required to be limited to 8:00 am to 4:00 pm Monday through Saturday.
Waiver Requests:
Staff supports the applicant's requested waiver of Section 18-31.2.4.4. to allow three (3) years from the date of
approval of this Special Use Permit to commence construction.
Staff supports the applicant's request for modification of Section 5.2.2.1 a to allow for the construction of a
1,200 square foot floral workshop.
ATTACHMENTS
Attachment A - Concept Plan dated August 24, 2006, prepared by W. R. Strickler, and titled "Floral Images"
Attachment B — Site Photographs
Attachment C - Application
Attachment D - Vicinity plan and aerial
Attachment E — SP 2003-60, staff report and action letter