HomeMy WebLinkAboutSP200800049 Legacy Document 2008-12-02COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP2008 -49 Pine Ridge Church of
Staff: Eryn Brennan
the Brethren Addition
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
December 9, 2008
January 14, 2009
Owner: General Mission Board of the Brethren c/o
Applicant: Stanley Heatwole, Pine Ridge Church of
Charles Herring
the Brethren
Acreage: 1.5 acres
Special Use Permit: Section 10.2.2 (35)
Church building and adjunct cemetery
TIIAP; Tax Map 19 Parcel 45
Existing Zoning and By -right use: Rural Areas:
Location: The parcel is located at 5990 Buffalo
agricultural, forestial, and fishery uses; residential
River Road, off Buck Mountain Road (Route 663),
density (0.5 unit/acre)
north of Earlysville.
Magisterial District: Whitehall
Conditions: Yes
RA (Rural Areas): X
Requested # of Dwelling Units: NIA
Proposal: To construct a 18' x 24' (432 square
Comprehensive Plan Designation:
foot) addition on the rear of the church to serve as a
Rural Areas — preserve and protect
multi - purpose area
agricultural, forestral, open space, and
natural, historic and scenic
resources /density (0.5 unit/acre)
Character of Property: Pine Ridge Church of the
Use of Surrounding Properties: The
Brethren is a cross - shaped building located on the
surrounding context is comprised of mixed
top of a rise and includes a cemetery to the
hardwood forest and single family homes. A large
northwest.
forested parcel located to the south /east is under
conservation easement.
Factors Favorable:
Factors Unfavorable:
1. No impacts on adjacent property resulting
Staff has not identified any factors unfavorable to
from 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 if a vibrant
community church, enhancing the quality
of life of its rural congregation.
4. The addition will minimally impact the
existing character of the church building
and will not be visible from the road.
5. This application will bring the church into
conformance with the zoning ordinance.
RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.
STAFF PERSON: Eryn Brennan, Senior Planner
PLAITING COMMISSION: December 9, 2008
BOARD OF SUPERVISORS: January 14, 2409
SP2008 -49 Pine Ridge Church of the Brethren Addition
Petition:
PROJECT: SP2008 -49 Pine Ridge Church of the Brethren Addition
PROPOSED: To construct a 18' x 24' (432 square foot) addition on the rear of the church to serve as
classroom space and a dining area
ZONING CATEGORY/GENERAL USE: RA - Rural Areas: agricultural, forestral, 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, forestral,
open space, and natural, historic and scenic resources/density (0.5 unit/acre)
ENTRANCE CORRIDOR: Yes_ No_x_
LOCATION: 5990 Buffalo River Road, off Buck Mountain Road (Route 663), north of Earlysville
TAX MAP/PARCEL: Tax Map 19, Parcel 45
MAGISTERIAL DISTRICT: Whitehall
Character of the Area:
The surrounding context is comprised of heavily forested ridge lines including a primarily deciduous
matrix and a few evergreen stands. Residences and agricultural fields create a few open patches in what
would otherwise be contiguous forest. Lying to the northeast of the church is the North Fork Rivanna
River, and adjacent to the southeast portion of the parcel is a large tract of land under conservation
easement. The church is located approximately 400 feet from where Vintage Road forks off of Buffalo
River Road (Route 604), after a 90 degree curve in the road. Approximately 35 feet behind the church is a
cemetery. A 180 foot gravel drive stretches from Buffalo River Road to the church, which is located in the
central portion of the lot equidistant from the north and south property lines.
Specifics of the Proposal:
Pine Ridge Church of the Brethren has requested an 18' x 24' addition to the main church building to serve as
a multi- purpose area. The church is a cross - shaped plan, and the proposed rectangular addition would connect
the north and east wings on the building. The proposed addition would not include additional seating in the
sanctuary; therefore, no additional parking would be required.
Planning and Zoning:
Pine Ridge Church of the Brethren is legally non - conforming; this special use permit request is the first
planning and zoning application for this property since the adoption of the Zoning Ordinance and will
bring it into conformance with 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:
"Protect the Rural Area's hisloric, archeological, and cultural resources. "
SP 2008 -049 Pine Ridge Church of the Brethren
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"Protect and enhance rural quality of l fe for present and future Rural Area residents. "
"Address the needs of existing rural residents without fostering growth and f irthersuburbanization
of the Rural Areas. "
The proposed addition to Pine Ridge Church of the Brethren will help sustain the continuing presence of a
community church, enhancing the quality of life of its rural congregation. The proposed 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.x.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 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 18' x 24' addition to the main
church building.
that the character of the district will not be changed thereby and
A plaque in Pine Ridge Church of the Brethren indicates that the church was built in 1937. With few
exceptions, including a steeple and vinyl siding added to the church in the mid- twentieth century, the church
has remained unchanged since its construction. The white frame church is situated on a rise, and extensive
forest cover characterizes the near -by district with intermittent clearings occupied by churches and residences.
The proposed addition to Pine Ridge Church of the Brethren, totaling 18' x 24' (432 square feet), is proposed
to connect the north and east wings of the building without extending 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:
- 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 Pine Ridge
Church of the Brethren 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.
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 Pine Ridge Church of the Brethren will allow the congregation to
continue to support agricultural and forestal community life at a rural scale byproviding an indoor community
gathering place.
SP 2008 -049 Pine Ridge Church of the Brethren
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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 adjunct
cemeteries.
and with the public health, safety and general welfare.
The Albemarle County Engineer has indicated that this project is not in the Albemarle County Service
Authority jurisdictional area for water and sewer service.
The proposed Special Use Permit would not impact groundwater resources.
The proposed Special Use Permit does not generate the need for a site plan.
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 2008 -49
Pine Ridge Church of the Brethren with 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 provided by the applicant and received September 12,2008;
2. The area of assembly shall be limited to a maximum of an 88 -seat sanctuary;
3. There shall be no day care center or private school on site without approval of a separate special use
permit.
4. All outdoor lighting shall be arranged or shielded to reflect light away from all abutting properties. A
lighting plan limiting light levels at all property lines to no greater than 0.3 foot candles shall be
subject to approval by the Planning Director.
ATTACHMENTS
Attachment A - Concept application plan
Attachment B — Pine Ridge Church of the Brethren aerial detail
Attachment C — Pine Ridge Church of the Brethren aerial context
Attachment D - Site photographs
SP 2008 -049 Pine Ridge Church of the Brethren
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Attachment A
oa
SP 2008 -049 Pine Ridge Church of the Brethren
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Attachment 6
SP 2098 -049 Pine Ridge Church of the Brethren
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Attachment C
SP 2008 -049 Pine Ridge Church of the Brethren
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Attachment D
SP 2008 -049 Pine Ridge Church of the Brethren
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