HomeMy WebLinkAboutSP200600020 Legacy Document 2007-02-01 (3)COUNTY OF ALBEMARLE STAFF REPORT SUMMARY
Project Name:
Staff: Scott Clark
SP 2006-020 First Christian Church
Planning Commission Public Hearing:
Board of Supervisors Public Hearing: January
November 28, 2006
10, 2007
Owners: Thomas, Robert P Revocable T/A; et al
Applicant: First Christian Church
Acreage: 15.12 acres
Special Use Permit for: Construction of a
church building and parking area
TMP: 79-24A
Conditions: Yes
Location: Northeast corner of intersection of
Richmond Road (US 250) and Keswick Road
(Route 731
Existing Zoning and By -right use: RA Rural
Magisterial District: Scottsville
Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre); EC Entrance
Corridor — overlay to protect properties of
historic, architectural or cultural significance from
visual impacts of development along routes of
tourist access;
Requested # of Dwelling Units: N/A
DA RA X
Proposal: Construct anew church
Comprehensive Plan Designation: RA - Rural
Areas: preserve and protect agricultural, forestal,
open space, and natural, historic and scenic
resources/ density (.5 unit/ acre)
Character of Property: Wooded
Use of Surrounding Properties: Mixture of
small and large residential parcels, some wooded
land, and one adjacent church
Factors Favorable:
Factors Unfavorable:
1. VDOT and the County Engineer are satisfied
1. Construction of the church would require
that the entrance design is adequate to
clearing of parts of this wooded site.
accommodate the traffic generated by the
Recommended conditions are intended to
proposal.
reduce the visual and environmental
2.A church on this parcel would provide a
impacts of this clearing by controlling its
community meeting place, and opportunities
extent and location.
for residents to take part in local community
life.
RECOMMENDATION: Staff recommends approval, subject to conditions.
SP 06-20 First Christian Church
Report PC Nov 28 2006
Petition:
PROPOSED: New church on 15 -acre parcel with seating for 306 persons, rooms for youth/community events, church
office, and outdoor pavilions for church activities.
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses; residential
density (0.5 unit/acre); EC Entrance Corridor - Overlay to protect properties of historic, architectural or cultural
significance from visual impacts of development along routes of tourist access
SECTION: 10.2.2.35 Church building and adjunct cemetery.
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: Northeast corner of Richmond Road (US 250) and Keswick Road (Route 731).
TAX MAP/PARCEL: 79-24A
MAGISTERIAL DISTRICT: Scottsville
Character of the Area:
The surroundings are a mix of open and wooded land crossed by two major highway corridors—US 250 and Interstate
64. Most of the surrounding parcels, including the Village of Rivanna to the southeast, are residential properties.
Union Run Baptist Church (a mid -20t` -century building, possibly modified in the 1970s) is located directly across
Keswick Road to the northwest. The subject property is currently wooded, with deciduous trees and some evergreens.
(See Attachments A and B.)
Specifics of the Proposal:
The applicants are proposing to build a new church building of approximately 15,750 square feet to accommodate
seating for 306 persons. (The original proposal was for 400 seats and eventual expansion to 650; the applicants have
reduced their request after discussions with staff regarding the scale of rural projects.) The building would also have
rooms for youth/community events, a church office, and outdoor pavilions for church activities. See Attachment C for
the proposed conceptual plan.
Planning and Zoning History:
No previous applications are on file for this parcel. The parcel was rezoned from "Agricultural" to "Rural Areas"
in 1980.
Conformity with the Comprehensive Plan:
The Comprehensive Plan designates the proposed church site as Rural Areas, emphasizing the preservation and
protection of agricultural, forestal, open space, and natural, historic and scenic resources. Churches are allowed in the
Rural Area zoning district by Special Use Permit.
This proposal may support the following Guiding Principles from the Rural Areas chapter of the Comprehensive Plan:
"Address the needs of existing rural residents without fostering growth and further suburbanization of the
Rural Areas. "
The proposed church is designed to serve a congregation that currently meets in downtown Charlottesville,
but that draws members from rural Albemarle and surrounding counties. It would serve existing rural
residents, but is of a scale that might also serve new residents.
"Protect the quality and supply of surface water and groundwater resources. "
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Report PC Nov 28 2006
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"Preserve and manage the Rural Areas' natural resources in order to protect the environment and conserve
resources for future use. "
"Preserve the County's rural scenic resources as being essential to the County's character, economic vitality,
and quality of life. "
The property is currently wooded; forest cover provides the best protection for groundwater. Forest cover
also protects surface -water quality and helps to maintain the scenic character of the area. Conditions of
approval included here -in are designed to maintain forest cover over much of the property.
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 conceptual plan includes areas limiting tree removal on the property (see discussion below). These areas also form
buffers along the boundaries of most adjacent properties and along the Entrance Corridor (US 250). However, the
entrance and building would be visible from the adjacent residence at 3304 Keswick Road.
Staff is also recommending conditions that require the parking setbacks usually applied to commercial uses (20 feet
from RA -zoned parcels, 10 feet from public rights of way), and that require that any outdoor lighting be designed to
avoid impacts on surrounding rural properties.
that the character of the district will not be changed thereby and
The immediate surroundings are largely residential, with the exception of Union Run Baptist Church located directly
across Keswick Road. The property's current wooded state maintains the rural character of the area and of the Entrance
Corridor (US 250). Staff has recommended conditions of approval that are intended to maintain, as much as possible,
the forest cover on the property. Much of the property would be included in an area where grading and tree removal
would not be permitted. This area includes a 75 -foot setback along US 250 that would limit visibility from the Entrance
Corridor.
This property is also located in the Entrance Corridor (EC) overlay zoning district. The proposal has been reviewed by the
Architectural Review Board (ARB) --see the action letter in Attachment E. The ARB had no objection to the request for the
Special Use Permit if the following issues are adequately addressed:
1) Clarify the location of the existing and proposed tree lines on the concept plan.
This has been clarified by the applicants. Grading and tree removal will not occur in the area on the concept
plan marked "area not to be disturbed."
2) Add a note to the concept plan stating that no grading or tree removal is to take place within the proposed
protected tree line or within the 75 foot setback adjacent to the Route 250 East Entrance Corridor, with
the exception of the septic area in the location indicated on the plan.
This note has been included. The reference to the septic area has been removed. When the ARB reviewed
the plan, a septic field was shown in the middle of the "area not to be disturbed." After discussions with
staff, the applicants agreed to remove that area from the plan in order to avoid conflicts between the no -
SP 06-20 First Christian Church
Report PC Nov 28 2006
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disturbance area and any future construction or maintenance activities related to the septic fields or the
lines connecting them to the church.
In order to accommodate the septic field outside the no -disturbance area without getting too close to the
existing wellhead, the applicants reduced the no -disturbance area to the west of the proposed church
building. ARB staff and Rural Areas planning staff have discussed this change and do not anticipate
significantly greater impacts as a result of the change. (See Attachment D.) Visibility of the west face of
the church would still be limited by the hill along US 250 and the forested 75 -foot buffer. However, the
greater tree removal just west of the church could result in somewhat greater visibility of the church.
Consequently, the ARB may have more comments about the exterior design of the church building during
the future review of a site plan. The applicant points out that they do not necessarily intend to remove all
trees outside the no -disturbance area, and that a significant number of the existing trees may remain outside
that area.
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 conceptual plan for this proposal includes buffers and vegetation -protection areas that are intended to reduce its
impacts on natural and scenic resources. Tree protection on the site will also help to protect groundwater.
with uses permitted by right in the district,
The property and the surrounding properties are zoned RA, Rural Areas. The uses permitted by right under RA
Zoning directly support agriculture, forestry, and the conservation of rural land. Part of the County's vision for the RA
districts 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. Although the proposed church is larger than the
typical small historic church in the Rural Areas, it is comparable to other Rural Area churches approved in the County,
which have included several designed for 250 to 300 attendees.
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 Virginia Department of Transportation has indicated that the taper and turn lane from Keswick Road to the
vehicular entrance to the property provided on the concept plan is adequate for the church and traffic generated.
A permit for a commercial entrance will have to be obtained from VDOT at the time of construction; at that time
more detail may be necessary in terms of topography, the length of taper, and sight distance requirements. The
entrance will have to meet the standards as shown in Minimum Standards for Entrances to State Highways.
This area is known to have soils with poor septic -field capacities. However, the Virginia Department of Health has
stated that the information submitted for this application "appear[s] to support favorable conditions for the church
and an onsite sewage disposal system." Staff has recommended a condition requiring Health Department approval
of the well and the septic system on the site.
SP 06-20 First Christian Church
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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.). The applicant has requested 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. Staff supports the applicant's request.
SUMMARY:
Staff has identified the following factors favorable to this application:
L VDOT and the County Engineer are satisfied that the entrance design is adequate to accommodate the traffic
generated by the proposal.
2. A church on this parcel would provide a community meeting place and opportunities for residents to take part in
local community life.
Staff has identified the following factors unfavorable to this application:
1. Construction of the church would require clearing of parts of this wooded site. Recommended conditions are
intended to reduce the visual and environmental impacts of this clearing by controlling its extent and location.
RECOMMENDED ACTION:
Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2006-20 First
Christian Church under the following conditions:
1) The church's improvements and the scale and location of the improvements shall be developed in general
accord with the conceptual plan entitled "First Christian Church," prepared by McKee Carson, and dated 11-
14-2006.
2) The area of assembly shall be limited to a maximum 306 -seat sanctuary.
3) No grading or tree removal shall take place within the area marked "area not to be disturbed" on the
conceptual plan or within the 75 -foot setback adjacent to Route 250 East.
4) No erosion and sedimentation control plan nor building permit shall be approved for the area marked "area
not to be disturbed" without prior approval of a tree conservation plan complying with section 32.7.9.4 of the
Zoning Ordinance.
5) All parking setbacks and undisturbed buffers required by Zoning Ordinance section 21.7, Minimum Yard
Requirements, shall apply if this use is developed.
6) All outdoor lighting shall be arranged or shielded to reflect light away from the abutting properties.
7) The existing prescriptive right-of-way along this parcel's Keswick Road (Rte. 73 1) frontage shall be replaced
with a public right-of-way at least 25 ft wide and dedicated to public use.
8) There shall be no day care center or private school on site without approval of a separate special use permit;
9) If the use, structure, or activity for which this special use permit is issued is not commenced within sixty (60)
months after the permit is issued, the permit shall be deemed abandoned and the authority granted thereunder
shall thereupon terminate.
ATTACHMENTS
Attachment A — Area Map
Attachment B — Aerial view of site
Attachment C — First Christian Church conceptual plan
Attachment D — Comparison of boundaries of no -disturb area
Attachment E — ARB Action Letter
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Attachment F — SP2006-00020 Application
SP 06-20 First Christian Church
Report PC Nov 28 2006
Attachment A
SP 06-20 First Christian Church
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Attachment B
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Roads Water Body
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F Parcel of Interest
SP 06-20 First Christian Church
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SP 06-20 First Christian Church
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Attachment D
Boundary of "no -
disturbance" area
from earlier plan
reviewed by ARB
Boundary of "no -
disturbance" area
from current plan,
proposed to permit
removal of septic
field from "no -
disturbance" area
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SP 06-20 First Christian Church
Report PC Nov 28 2006
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Attachment D
Boundary of "no -
disturbance" area
from earlier plan
reviewed by ARB
Boundary of "no -
disturbance" area
from current plan,
proposed to permit
removal of septic
field from "no -
disturbance" area
Attachment E
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4012
September 27, 2006
Valerie Andres
McKee Carson
301 East High Street
Charlottesville, VA 22902
RE: ARB -2006-109: First Christian Church — Advisory Review for a Special Use Permit, Conceptual
Review of a Site Plan and Building Design (Tax Map 79, Parcel 24A)
Dear Ms. Andres:
The Albemarle County Architectural Review Board, at its meeting on September 18, 2006, completed a
preliminary review of the above -noted request. The Board took the following actions.
Regarding the Advisory Review of Special Use Permit, the Board by a vote of 3:0, forwarded the
following recommendation to the Planning Commission:
The ARB has no objection to the request for the Special Use Permit, if the following issues are adequately
addressed:
1. Clarify the location of the existing and proposed tree lines on the concept plan.
2. Add a note to the concept plan stating that no grading or tree removal is to take place within
the proposed protected tree line or within the 75 foot setback adjacent to the Route 250 East
Entrance Corridor, with the exception of the septic area in the location indicated on the plan.
Regarding the Conceptual Review of a Site Plan and Building Design, the Board made the following
comments and suggestions for the benefit of the applicant's next submittal. These comments should be
addressed along with the information required on the ARB Preliminary Site Plan Checklist.
1. Provide to scale building elevation drawings that are coded for proposed materials and
colors. Earth tones colors are recommended.
2. Revise the site plan to show the location of all mechanical equipment, loading, service,
refuse, and storage areas. Indicate the method of screening should they be visible from the
EC.
ARB 2006-109 First Christian Church
Page 2
September 27, 2006
3. Provide details on the outdoor pavilions including materials, colors, and method of
construction. Indicate how the pavilions will coordinate with the building architecture.
4. Revise the site plan to clearly delineate the existing and proposed tree lines. Correct the
mislabeling of a proposed tree line as an existing tree line. Add a note to the site plan
indicating that no tree removal or grading will occur within the 75 foot setback adjacent to
the Route 250 E. EC. Place a note on the site plan stating that no grading or tree removal is to
take place within the proposed protected tree line.
5. Provide complete information on all proposed signs.
6. The Preliminary Site Plan application will need to show the location of all proposed site,
building and decorative lighting. A luminaire schedule of all proposed exterior lighting on a
photometric plan will need to be included indicating all lighting options chosen, and colors
proposed for all fixtures and poles.
You may submit your application for continued ARB review at your earliest convenience. Application
forms, checklists and schedules are available on-line at www.albemarle.org/planning.
Revised drawings addressing the comments listed above are required. Please include a memo outlining
how each comment has been addressed. If changes other than those requested have been made, identify
those changes in the memo also.
If you have any questions concerning any of the above, please feel free to call me.
Sincerely,
Brent W. Nelson
Landscape Planner
Planning Division
BWN/aer
Cc: First Christian Church
112 West Market Street, Charlottesville, VA 22902
Thomas, Robert P Revocable T/A; Etal
Attn: Tony Barnett HDQ-5605
P O Box 26665, Richmond, VA 23261-6665
Scott Clark
File
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