HomeMy WebLinkAboutSP200700016 Legacy Document 2007-03-15 (7)COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP2007-16 Mt. Alto Church
Staff: Amy Ransom Arnold
Addition
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
June 12, 2007
July 11, 2007
Owner: Mt. Alto Church c/o Nanny Washington
Applicant: Mt. Alto Church c/o Nanny
Washington
Acreage: approximately 2.00 acres
Special Use Permit:
TMP: Tax Map 133 Parcel 16
Existing Zoning and By -right use: Rural
Location: The parcel is located at 4330 Mt. Alto
Areas: agricultural, forestal, and fishery uses;
Road, off Wolf Mountain Lane, from Howardsville
residential density (0.5 unit/acre)
Turnpike, Esmont
Magisterial District: Scottsville
Conditions: Yes
DA (Development Area):
Requested # of Dwelling Units: NA
RA (Rural Areas): X
Proposal: Expansion of church alter area to
Comprehensive Plan Designation: Rural
provide additional area for the choir to stand
Areas - preserve and protect agricultural, forestal,
open space, and natural, historic and scenic
resources/ density 0.5 unit/ acre
Character of Property: The property includes a
Use of Surrounding Properties: The
clearing on the top of a promontory with views
surrounding properties are included in the Rural
spanning from the east, north and west. Tree
Areas Zoning District and consist of large forestal
groupings frame the southern edges of the property.
and agricultural tracts with minimal residential uses.
The primary church building, a frame building with
A large forested parcel located to the south/east is
vinyl siding, is located at the high point on the
under conservation easement. The Totier Creek
property and dates to 1882. An accessory structure
Agricultural and Forestal District is located near -by
and small cemetery are located near -by to the north
and to the north/east.
and east of the church.
Factors Favorable:
Factors Unfavorable:
1. No impacts on adjacent property resulting from
Staff has not identified any factors unfavorable to
the proposed addition.
this application.
2. The addition to the church supports the
continuing use of an historic building,
encouraging its long term protection.
3. The addition will help sustain the continuing
presence of a vibrant community church,
enhancing the quality of life of its rural
congregation.
4. The church addition addresses the needs of rural
residents.
5. The addition will minimally impact the existing
character of the church building.
RECOMMENDATION: Staff recommends approval of this Special Use Permit with conditions.
STAFF PERSON: Amy Ransom Arnold
PLANNING COMMISSION: June 12, 2007
BOARD OF SUPERVISORS: July 11, 2007
SP 2007-16 Mt. Alto Church Addition
Petition:
PROJECT: SP 2007-16 Mt. Alto Baptist Church Building Addition
PROPOSED: Expansion of church alter area, additional choir space
ZONING CATEGORY/GENERAL USAGE: RA -- Rural Areas: agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre)
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 No x
LOCATION: 4330 Mt. Alto Road, off Howardsville Turnpike, Esmont
TAX MAP/PARCEL: Tax Map 133, Parcel 16
MAGISTERIAL DISTRICT: Scottsville
Character of the Area:
The surrounding context is comprised of heavily forested ridge lines including a primarily deciduous matrix, a
few scattered evergreen stands, and one large evergreen tree farm protected under conservation easement.
Residences and agricultural fields create a few open patches in what would otherwise be contiguous forest.
Located near -by and to the north/east is the Totier Creek Agricultural and Forestal District. Lying to the west
is a sharp bend in the Rockfish River at the Nelson County line, which turns again to flow south/east,
eventually joining the James River. The church is located where Wolf Mountain Lane becomes Mt. Alto
Road at a 90 degree curve in the road. Both byways are narrow, rising and falling as they move across the
landscape; both are surfaced with compacted gravel. The village of Mt. Alto lies to the south/west at the
intersection of Wolf Mountain Lane and Howardsville Turnpike approximately one mile north of the town of
Howardsville at the fork of the Rockfish and James rivers.
Located within the proposed Southern Albemarle Historic District, Mt. Alto is within .5 miles of four sites
surveyed by the Department of Historic Resources (Mt. Zion Church; Mt. Alto House, ca. 1830; residence, ca.
1830; cemetery, 1872), and within 1.5 miles of three additional sites recorded by DHR (Ramsay Farm, ca.
1825; Payne Store, ca. 1856; Locust Hill, ca. 1760).
Specifics of the Proposal:
The church has requested the expansion of church alter area to provide additional area totaling 16' x 20' for
the choir to stand during services as well as extra space for a choir room and study for the pastor.
Planning and Zoning History:
Mt. Alto Church is legally non -conforming; this special use permit request is the first planning and zoning
action for this property since the adoption of the Zoning Ordinance.
Conformity with the Comprehensive Plan:
The Comprehensive Plan designates the subject properties as Rural Areas emphasizing the preservation and
protection of agricultural, forestal, open space, and natural, historic and scenic resources as land use options.
Under the Rural Areas Section of the Comprehensive Plan allowing an addition to this rural community
church supports the following Guiding Principles:
K
"Protect the Rural Area's historic, archeological, and cultural resources. "
"Protect and enhance rural quality of life for present and future Rural Area residents. "
"Address the needs of existing rural residents without fostering growth and further suburbanization of
the Rural Areas. "
"Implement the applicable objectives of the Natural Resources and Cultural Assets Plan. "
"Continue to identify and recognize the value of buildings, structures, landscapes, sites and
districts which have historical, architectural, archaeological or cultural significance. "
"Pursue additional protection measures and incentives to preserve Albemarle's historic
and archaeological resources in order to foster pride in the County and maintain the
County's character. "
Mt. Alto Church has served and continues to serve the local community in this building since 1956. Allowing
for the proposed expansion of choir/study space for the church supports the continuing use of an historic
building, encouraging its long term protection. The addition will help sustain the continuing presence of a
vibrant community church, enhancing the quality of life of its rural congregation. The church addition
addresses the needs of rural residents without encouraging suburbanization, contributing to the creation of a
defacto growth area, or impacting the character of local historic, scenic, or cultural resources.
STAFF COMMENT:
Staff addresses 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 adjacentproperty,
The proposed addition to an existing church building does not represent an increased intensity of use.
Associated traffic patterns or overall activity on the site will not change as a result of this proposal. Staff feels
there will be no impacts on adjacent property resulting from the proposed 20' x 16' addition to the main
church building.
that the character of the district will not be changed thereby and
Virginia Department of Historic Resources records indicate Mt. Alto Church was constructed in 1956, likely
on the site of an earlier church, with a history of congregational gatherings dating to 1882. The white frame
church building is sited on the top of a hill, which is part of the southwest to northeast Mount Alto ridge line.
Extensive forest cover characterizes the near -by district with clearings including crossroads, churches, and
near -by residences.
The proposed addition to Mt. Alto, totaling 20' x 16' (320 square feet), is proposed telescoping from the
gable portion of the back of the church building, lengthening the building towards the north/west without
extending the addition beyond the face of the sides of the existing church building. Staff feels the proposed
addition is conceived in a manner that will minimally impact the existing character of the church building, the
site, and the surrounding district.
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:
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-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)"
Allowing for a more convenient and functional place of worship encourages the congregation of Mt Alto
Church to continue its active presence within the local community, directly supporting the conservation of
both historic and scenic resources in the County.
with uses permitted by right in the district,
The uses permitted by right under RA zoning include the preservation of agricultural and forestal activities,
Mt. Alto Church and the adjacent properties are located within the Rural Areas zoning district. Sustaining the
County's Rural Area zoning district is dependent on including uses that support agricultural and forestal
communities, including meeting places, at rural scales, providing the opportunity to take part in community
life. The proposed addition to Mt. Alto will allow the congregation to continue to support agricultural and
forestal community life at a rural scale by providing an outdoor community gathering place.
with the additional regulations provided in section S.0 of this ordinance,
There are no regulations in Section 5.0 of the Ordinance that apply to church buildings and adjunct
cemeteries.
and with the public health, safety and general welfare.
The Albemarle County Engineer has indicated this proposed addition to the main church building does not
appear to be a significant enough to warrant improvements to the parking and vehicular entrances to the site.
The Chief of Current Development has indicated since no changes in vehicular entrances or parking areas is
proposed site plan review will not be required.
The Virginia Department of Transportation has submitted similar comments and concludes this proposal does
not increase the intensity of use or change the vehicular entrance to the site; they have no objection to the
proposed addition to the church.
Albemarle County Fire and Rescue has requested adequate fire flow at the site be confirmed.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The addition to the church supports the continuing use of an historic building, encouraging its long term
protection.
2. The addition will help sustain the continuing presence of a vibrant community church, enhancing the
quality of life of its rural congregation.
3. The church addition addresses the needs of rural residents.
4. No impacts on adjacent property resulting from the proposed addition.
5. The addition will minimally impact the existing character of the church building.
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 2007-16
Mt. Alto Church Addition with the following conditions:
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1. Special Use Permit 2007-16 shall be developed in general accord with the concept application plan,
provided by the applicant and received February 26, 2007 (Attachment A.) However, the Zoning
Administrator may approve revisions to the concept application plan to allow compliance with the
Zoning Ordinance.
2. The addition shall be limited to 320 square feet.
ATTACHMENTS
Attachment A - Concept application plan
Attachment B — Mt. Alto Church aerial detail
Attachment C — Mt. Alto Church aerial context
Attachment D - Site photographs
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