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HomeMy WebLinkAboutVA200000031 Review Comments 2000-11-02 STAFF PERSON: Amelia McCulley PUBLIC HEARING: November 2, 2000 STAFF REPORT VA-00-31 OWNER/APPLICANTS: Chapman Grove Baptist Church TAX/MAP/PARCEL: 62 / 67 ZONING: RA, Rural Areas and EC, Entrance Corridor ACREAGE: 0.82 acres LOCATION: On the west side of Route 20 North, approximately 600 feet north of the intersection with Route 769 near Key West subdivision. It is addressed 2064 Stony Point Road. TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from Section 10.4 Area and Bulk Regulations, to reduce the front yard setback from 75 to 54 feet from Route 20, Stony Point Road. This request is to allow construction of an addition onto the front of the church that includes an expanded entry vestibule and related entry porch, steps and handicap ramp. The steps (which are exempt from setback) will be setback 49 feet. The new construction is to replace an existing vestibule and steps with a larger version of the same to afford a handicapped accessible route to the sanctuary through the front door. The current vestibule is about 7 feet by 7 feet. The sanctuary is currently not handicapped accessible. The expanded vestibule will also improve the church's ability to accommodate funeral services and will include an accessible toilet. This construction will not create any additional program space. Accordingly, no alterations to parking provisions are anticipated. RELEVANT HISTORY: This church predates zoning and is a legally nonconforming use. It was established in the early 1900s. The proposed addition necessitates a special permit, which is in the process of review. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: When a property owner can show that his property was acquired in good faith and where, by reason of the exceptional narrowness, shallowness, size or shape of a specific piece of property ... or where, by reason or exceptional topographic conditions or ... condition of such piece of property, or of the use or development of property immediately adjacent VA 00-31 Chapman Grove Baptist C.nurch 2 Board of Zoning Appeals November 2, 2000 thereto, the strict application of the terms of this ordinance would effectively prohibit or unreasonably restrict the use of the property ... provided that all variances shall be in harmony with the intended spirit and purpose of this ordinance. This 0.82 acre lot is also nonconforming in terms of size. It is more than 1/2 as small as the minimum required lot size in the Rural Areas district. The property slopes down towards Route 20. A paved parking area is located on the east side of the building with a narrow access road that continues behind the church to a gravel parking area on the lot adjacent to the west. A cemetery and small frame building are located towards the rear of the lot. The front opening to the church is narrower than is typical. The proposed addition is part of an improvement plan which includes the provision of handicap access and on-grade walkways from the parking area to the church. The proposed building addition of entry vestibule and bathroom is 8 feet deep and 22 '/2 feet long, or 180 square feet in area. This addition will be about 130 square feet larger than the existing vestibule. From the front steps, a proposed 10 1/2 foot wide entry terrace will lead to the new front doors to the church. Apparently, the currently narrow front doors and shallow steps are difficult to maneuver with a casket and pallbearers during a funeral. STAFF ANALYSIS: Given the existing location of the sanctuary within the church and the improvements on the property, the location proposed for the building addition is the most logical. The property is constrained by the small size of the lot and the existing location of improvements. The proposed addition does not appear to be excessive but is reasonable. APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: Hardship The applicant comments that the variance is necessary: • Strict application of the setback requirements will disallow providing a handicapped accessible route to the front door of the sanctuary. No additional use will be accommodated by the proposed work other than improved accessibility. It is necessary to note that if handicapped accessibility were the only proposal, the current nonconforming zoning regulations would permit an addition not complying with setback requirements without need of a variance. Staff opinion is that while the proposed improvements include more than a handicap ramp, they are minimal and necessary to reasonable use of the church. VA 00-31 Chapman Grove Baptist Church 3 Board of Zoning Appeals November 2, 2000 1. The applicant has _provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant comments that the variance in necessary: • The fact that the applicant is a church distinguishes the need over other properties in the zoning district and vicinity. Almost all nearby properties are residential/agricultural in nature. Staff finds that the hardship is not based on the church use itself, because it is not uncommon in the Rural Areas or in this area. The small size of the lot is distinct from most others in the Rural Areas. In addition, the existing location of a church built prior to zoning and prior to an improved Route 20, is a unique situation. The existence of small entry doors and a short landing entering the church is somewhat unique and creates a hardship. The fact that the church is not presently handicapped accessible is also not typical. 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: • The dimensions of the change are modest, and only as required to make the required accessibility changes. Staff concurs with the applicant that the changes are modest in size and nature. The applicant has hired an architect to undertake the renovation in a way that is compatible to the existing historic church. The proposed addition will not detract from the character of the area. 3. The applicant has 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. VA 00-31 Chapman Grove Baptist Church 4 Board of Zoning Appeals November 2, 2000 STAFF RECOMMENDATION: Since the application satisfies all three criteria, staff recommends approval for cause. Should the Board chose to approve it, staff recommends the following condition: The variance is limited to that which is currently proposed. Any further addition must comply with the then-existing setback regulations.