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Home My WebLink AboutVA199900004 Review Comments 1999-03-02 VA 99-04 St John's Baptist Church Match 2, 1999 1 STAFF PERSON: Amelia McCulley PUBLIC HEARING: March 2, 1999 STAFF REPORT VA-99-04 OWNER/APPLICANTS: St. John's Baptist Church / Keith Hawkins (trustee) TAX/MAP/PARCEL: 66/78 ZONING: RA, Rural Areas ACREAGE: approximately 3 acres LOCATION 1595 St. John Road. It is on the east side of Route 640 about 0.5 miles south of its intersection with Route 231 at Cash's Corner. TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from Section 10.4 of the Zoning Ordinance to reduce the front setback from 75 feet to 25 feet, a variance of 50 feet. The purpose of the variance request is to allow construction of additions on both sides of the existing church. They are planning to open the sanctuary up by adding wings to each side of the church. In addition, they are also planning to add a pastor study and a dining area in the rear of the cl]grch. 186 q l3O Kr$, OKI The existing church is an historical building. Gravestones are located close to the rear of the building. The building is shaped somewhat like a "T" with the narrower base facing the road. It is a small building, about 30 ft wide and 33 ft long in the front portion extending an additional 22 ft with a width of 52 ft. The proposed construction will fill in the front of the church (33 1/2 ft x 10 1/2 ft) on either side, resulting in a more square- shaped building. The front of the proposed addition will not extend beyond the front of the existing church building. Also planned is an addition to the rear, about 12 ft x Aft. The close proximity of the existing church to the road limits addition. The fact that gravesites are located so close to the rear of the church and that the cemetery extends into the field behind it, further limits the location of an addition. There are driveways on either side of the church b ilding. The septic field is located on the ast side of the ch u r / r k alp/644v �, ern In 1986, the chu ch acquired 2 additional acres behind it. The rectangu ar-shaped lot is as narrow as 150 ft wide and extends about 900 feet long. If this was raw land and the building could be placed anew, this shape would not present difficulties; however, the location of the existing building, cemetery and driveways constrain building addition. • The question is whether building addition is necessary to avoid an undue hardship. Could a new building be constructed on the acreage in the rear of the property? Staff cannot answer that question. Staff notes that while there is no historic VA 99-04 St. John's Baptist Church Match 2, 1999 7 • protection ordinance, any addition if permitted, should be considerate of the heritage of the building. RELEVANT HISTORY: There are no relevant zoning files. There is a file in the planning department which reflects the addition of 2 acres of land to the rear of the church property, in 1986. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This is not a case where the parcel acreage or shape are qualifying conditions. The location of the existing building, cemetery and other improvements are constraints to building addition. Beyond the cemetery, the land appears to be a combination of level and sloping with trees APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicants and comments by staff follow: Hardship The applicant comments that the variance is necessary: • We have a concern about the historic look of the exterior and hope that we can work with the county to preserve the look and to accomplish what we are applying for. Staff opinion is that: • Staff will not dispute the fact that a church may need to expand and in so doing, has needs to support that growth. We do not have detailed information about the size of the sanctuary and the needs of the congregation. It does appear that the size of the sanctuary is limited. This in turn can limit the size of the congregation or it can necessitate two worship services, a difficulty for smaller churches. • The option of building a new church further back into the property has not been explored fully and is relevant to this discussion. • If there is cause for the church to expand and it is decided that building addition and not a new building should do this, there are numerous constraints to building addition which complies with the zoning setbacks. It would require the disturbance of a large portion of the cemetery. In conclusion, staff finds that: 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. J VA 99-04 St John's Baptist Church Maich 2, 1999 Uniqueness of Hardship The applicant comments that the variance in necessary: • We are such a close knit community and the adjacent property owner are affiliated with the church and they would not have a problem with beautifying the community by adding an addition to the church. Staff has not found an undue hardship at this point. Should the Board find that a hardship does exist unless building addition is allowed, there are several constraints to addition which would comply with zoning setbacks. It would not only be extremely difficult to relocate the many graves which would be disturbed, but that process may not prove feasible. Providing that it an undue hardship is found to exist, staff is of the opinion that: 2. Evidence has been provided that such hardship is not shared generally by other properties in the same zoning district and the same vicinity. Impact on Character of the Area The applicant offers: • See question #2. (We can beautify the community with this addition.) Staff cannot provide comment on whether or not this addition will beautify the community because we have not seen specific designs. The church currently provides an important architectural presence. It appears at a glance, that an addition as proposed, may diminish the architectural character of the building. Staff is of the opinion that: 3. The applicant has not provided evidence that the authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. STAFF RECOMMENDATION: Since this variance request only meets one of three criteria, staff denial approval for cause. C:IWINDOWSITEMPIVA99-04 DOC VA 99-04 4 St. John's Baptist Church Mai ch 2, 1999 In the event that the Board should chose to approve this request, staff recommends the following conditions: 1. This variance is for the addition proposed in this file only. Any future additions (not exempted by new ordinance language) will require amendment to this variance. Design Planner approval of design which is compatible with the historical / (1.1 itectural context. C 1WINDOWSITEMPIVA99-04 DOC �'7Gr,�Yj 52'-6" 17' I 's$7.4"'t%fY:,4.1.FYXcA,Sl 3 ysi4�S9�3,;:Cf4¢ p �;;;; ..":ADDITION%. ; ;' qt ;4a• a ,i SEPTIC ,..!":1,,,,.,.,!:,:ii:3:::.-!,.•";.:,'";11.,:',:,''' ,, ,.,.:-:• ;;;;,,,,,:,-.)/•:,-..'''''::.. %Z I to y ;.f N�3 m i0; ;Z ,``,Zo ,p n s'p.Fi , 4^y c �' 40 L m f n L_� 56' , I. 29'-9" , 10'-6" ' WELL co ID n b ELECTRIC POLE • h ROO SETA • 4.] Ls a Q Rf 6 � 3H S CORNER Sc ST. RT.231 F'd APA'01.1 ciM1.l7 '91,13 7fiHHt 39 Wd02:i 666i'Oi'H33 • • • • FEB. 10. 1999 1:20PM GE FANUC ENG. CNTRLS N0.030 P.3 • . 7 "'a'''. . .-""I"."7-7.7-17' '.1175 "*'7F ] NL (:) 7 S HC Ir.!.!k ivi Ai 1 0 _ _ , - - t_ � - _ • _ _ Qli ems. -a`.. 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D eF SUPE�RVI�' ZS y • airman -1( _ _il�-•��--- 1 ntreby Certify that ►nor, s ! •dlsiQnalld a tnt survey is Corrtti Ond OtturOte, _.- /2_3 ...r 0 t -.sVw2 1.g rQ— OWNERS APPROVAL: State of Virginia , County of ' >gmarit,l to -wit • This division is mode with the Subscribed, sworn !0 and acknowledged before me b/ Jill-II' __.Z?_•_J4•1 j�' x _F' • • . /, fir,. A. ,.. .' C -- h ••►, .. - consent of the under sipfled owners, Oo .�•.1.�• i. , . My mm 'J �s3�on expires n • 1; ,,1 • r�• ` �.� _.y._ •1• .,,, n 4' __1 S 14 n• _ _ NOOfy Public �, / rod Mf Ot poet • �1 nLT N 0 pi. N ` ter- \II, N o G'r `'. Tax Mop 66-75 8 ��C1h. e. e. • Mildred M. HollandL' c•1 it111 t AK No. 0.8.823-216 r,4.17 3(.!}it40 1 •red 0.8.439-323(000 r as ,, l'i, / ', 7 0 P111fro I.nyn Q' —I 'its If d` d`t s •rod found Tax Map 66- 828A/ Tax Map 66 -79 • ,i ..., Charlie H. Poindexter Kenneth Hawkins .00.8. 866-706,709(pIat) / Lillian M. Hawkins Of") Shirley A. Chaprrta \ h __ / 0.B. 790-389 \ vt 0.B. 83-150(desuiption) 1 w • •►\found residue area = 14i acres / Proposed 2.00 N it To8eAddedToThe \ N. / Church Property \ . • rod w / at 3 ,' �, 8 h. o . o• / � a o� Ce `t/� Tax Map 66-77 ti3 James Gardner t. 0.8. 348-256 s. J e. / aOeO ti�O 9e . rod sit Tax Map 66-78 • • / . 8 St. John's Baptist �� a.. Church A\.� \ 00 oo• o" 0.8. 79 -22 4.r /' N PLAT SHOWING A SURVEY 0 st, N ,\ / A 2.00 AC. PORTION OF / sr f \` 4 '�� THE HAWKINS-CHAPMAN co 'Po0/' / PROPERTY WHICH IS TO B: � \N .,,� CONVEYED TO ST. JOHN'• • 6 u O N > A M BAPTIST CHURCH IN e� / B\ L E ARLE COUNTY , VA. SCALE. I" • 100' \ • '•\ DATE: 4/21/86 THOMAS D. BLUE CIVIL ENGINEER 8 LAND SURVEYOR CHARLOTTESVILLE , 'ttRGINIA AI,BEMARLE COUNTY BOARD OF ZONING APPEALS COUNTY OFFICE BUILDING 401 MCINTIRE ROAD MEETINC ROOM #241, 2:00 P.M. DRAFT AGENDA TUESDAY, MARCH 2, 1999 1. Call to Order II Establish a Quorum III. Rehearing Ibr VA-98-0 Phillip and Katharine 13uchanan Stall Person: .Ian Sprinkle IV. Variance Public Hearings VA-99-04 St John's Baptist Church Stall Person: Amelia McCulley VA-99-05 John & Leslie Williams Stall Person Amelia McCulley V. Appeal IIcaii ng AP-98-08 Christian Aid Mission Stall'Person. Jan Sprinkle VI. Old Business Approval of Minutes: March 4, 1997, May 5, 1998 and February 2, 1999 VII. New Business VIII. Adjournment ('\i \ioning\bi.►I\.igenda IoI Feb 2 nl dUng sloe