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Home My WebLink AboutZTA201400005 Executive SummaryCOUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: ZTA201400005 — Artist Communities SUBJECT /PROPOSAL /REQUEST: Citizen Proposed Resolution of Intent to Amend the Zoning Ordinance to Allow "Artist Communities" in the Rural Areas zoning district by Special Use Permit STAFF CONTACT(S): Newberry, Echols AGENDA DATE: September 16, 2014 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes BACKGROUND: The Virginia Center for the Creative Arts (VCCA) is a non - profit organization that currently provides creative space for up to 30 invited artists to focus exclusively on their art for up to a 90 day period. Since 1977, they have been located on leased land adjacent to Sweet Briar College in Amherst County, but are currently exploring opportunities to establish a permanent location. In 2012, the applicant approached staff about the possibility of relocating to a property in the County's Rural Areas (RA) zoning district. Staff carefully reviewed the proposed use and ultimately determined that it is not permitted under the Zoning Ordinance. Subsequently, the applicant submitted a Zoning Text Amendment application to add "artist community" as a permitted use by special use permit in the RA zoning district on June 13, 2014. STRATEGIC PLAN: Rural Areas: Preserve the character of rural life with thriving farms and forests, traditional crossroad communities, and protected scenic areas, historic sites, and biodiversity. DISCUSSION: The applicant's requested ZTA may be found in Attachment A. Summarized, the request proposes: An artist community definition: a use composed of temporary lodging and working spaces for 20 -30 adults selected through a competitive peer- review process for residencies on the property lasting from a few days to ninety (90) days. These individuals shall be professional artists of various creative genres, whether literary, visual, musical, theatrical, cinematic, architectural, cross - disciplinary or otherwise. One studio space, bedroom, and bathroom per artist Use of existing structures and construction of new buildings A maximum of 40,000 sq. feet within a single structure or two structures, which may include rooms for studio spaces, bedrooms, bathrooms, meal preparation, an eating facility, and meetings of residents Additional area allowed for offices, meeting spaces, storage, maintenance, and residential space for employees and volunteers working on behalf of the artist community No more than 30 artists in residence at one time Artist stays of up to 90 days Minimum parcel size /acreage for the use -- 20 acres Only one artist community per parcel A parking standard of: 1 space /2 artists + 1 space /employee A required resident manager Governance of the facility by a non - profit board Small performances, exhibitions, and fundraising events related to the artist community. The facility would be for year -round use with up to 30 bedrooms and 30 bathrooms built in a dorm or dorms. The use is an interesting one in that it has characteristics of a boarding school (allowed in the RA by SP), a boarding camp (allowed in the RA by SP), a lodging facility (allowed in the RA under very limited circumstances), a resort (not allowed in the RA), and a retreat center (not allowed in the RA); however, it doesn't meet the definition of any one of these facilities and there is currently no special use permit available for this particular use. ZTA 14 -05 PC September 16, 2014 Executive Summary Page 1 Similar to a boarding school, the use would have buildings with individual bedrooms, other buildings /areas outside of the dorms for artistic activities, and a commercial kitchen for cooking group meals. No classes or training is provided, so it isn't a private school. Because the use does not focus on outdoor recreational activities, it doesn't qualify as a boarding camp. It has lodging characteristics, like a long -term stay facility, but occupancy is more like what you would find at a boarding school. Special events are expected for fund - raising purposes. The primary consideration of any proposal to amend the Zoning Ordinance is the extent to which the proposed use supports the Comprehensive Plan. At present there are no direct statements supporting artist communities in the existing or proposed Rural Area section of the Plan; however, general support for Arts and Entertainment uses can be found in the Economic Development and Development Area chapters of the draft Plan. The use might also be considered as having cultural and societal benefits. At the request of a Board member, on September 9, 2014 the full Board of Supervisors weighed in on whether this use was significantly different than new lodging and resort uses, which they did not want in the County's Rural Area. This discussion was part of the Board's Comprehensive Plan worksession. The Board agreed that this use had unique characteristics that served a public purpose not shared by lodging, motel /hotels, and resorts. The Board intends to add support for this type of use to the Rural Area Chapter of the Comprehensive Plan later in the year. Conclusions At a certain scale and size, staff agrees that it is possible for an artist community to present a unique opportunity to support RA goals such as historic preservation, land conservation and protection of cultural and natural resources. In addition, there may be cultural benefits resulting from the work of the artists that justify the use under certain conditions. The non - profit status of an organization may also distinguish it from larger lodging uses which are not desired in the Rural Area. RECOMMENDATIONS: While the ZTA needs further refinement, staff believes that there is merit to considering adding artist communities to the list of available special use permits in the Rural Area, if the use can help achieve other goals for the Rural Area. Refinement of these features, however, will be needed before completion of a zoning text amendment for Commission review and public hearing: Definition of artist community Minimum parcel size needed for establishing this use Extent to which natural and historic resources are preserved Potential extinguishing of development rights Impact of new construction on historic resources Impact of the use on nearby and adjoining property owners, transportation networks, ag /forestal districts, especially as it may relate to traffic patterns and groundwater resources Special events Refinement of other aspects may also be needed. For example, the existing and proposed Comprehensive Plan speak to the importance of reversibility of uses that are not agricultural, forestal, supportive of crossroads communities, etc. Construction of dorm would be permanent. The Commission will want to look into long term use of new buildings, should an artist community be vested then move to a different location. Staff asks for the Commission to identify any other items for additional study. Staff recommends that the Resolution of Intent in Attachment B be adopted. ATTACHMENTS: Attachment A — Zoning Text Amendment Application Attachment B — Resolution of Intent to Amend the Zoning Ordinance to allow Artist Communities by Special Use Permit ZTA 14 -05 PC September 16, 2014 Executive Summary Page 2