HomeMy WebLinkAboutSP200900025 Legacy Document 2011-07-20 (5)COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP200900025 Dover Foxcroft
Staff: Scott Clark, Senior Planner
— Church- related Activities
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
May 24, 2011
TBA
Owner: Spring Hill Foundation
Applicant: Spring Hill Foundation
Acreage: 51.65 acres
Special Use Permit: 10.2.2.35, Church
building and adjunct cemetery.
TMP: Tax Map 21, Parcels 5A and 5A2
Existing Zoning and By -right use:
Location: Spring Hill Road (Route 606),
RA -- Rural Areas: agricultural, forestal, and
approximately 0.25 miles northeast of the
fishery uses; residential density (0.5 unit /acre
intersection with Frays Mill Road (Route
in development)
641).
Magisterial District: White Hall
Conditions: Yes
DA (Development Area):
Requested # of Dwelling Units: NA
RA (Rural Areas): X
Proposal: Church - related uses in existing
Comprehensive Plan Designation: Rural
buildings
Areas - preserve and protect agricultural,
forestal, open space, and natural, historic and
scenic resources/ density (0.5 unit/ acre)
Character of Property: The majority of the
Use of Surrounding Properties:
land is in open fields, with some wooded
Surrounding properties include large farm
areas on the west side.
and forest parcels, large residential parcels,
and the existing Spring Hill Baptist Church
Factors Favorable:
Factors Unfavorable:
1. The church use on this property would also
1. None
provide a meeting place for community
groups.
2. This use would not require any new built
facilities in the Rural Areas.
3. The existing conservation easement on the
property limits the scale of use.
RECOMMENDATION: Staff recommends approval of this Special Use Permit with
conditions.
SP200900025 Dover Foxcroft (Church - related Actvities)
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Staff Report Page 1
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS:
Scott Clark, Senior Planner
May 24, 2011
TBA
SP 2009 -00025 Dover Foxcroft (Church - related Uses)
Petition:
PROJECT: SP200900025 Dover Foxcroft
PROPOSED: Church - related uses in existing buildings
ZONING CATEGORY /GENERAL USAGE: RA Rural Areas - agricultural,
forestal, and fishery uses; residential density (0.5 unit /acre in development lots)
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 in development lots)
ENTRANCE CORRIDOR: No
LOCATION: Spring Hill Road (Route 606), approximately 0.25 miles northeast
of the intersection with Frays Mill Road (Route 641).
TAX MAP /PARCEL: Tax Map 21 Parcels 5A and 5A2
MAGISTERIAL DISTRICT: White Hall
Character of the Area:
The area is a rural portion of the County with many large residential lots and
some remaining large farm and forest parcels.
Specifics of the Proposal:
Spring Hill Baptist Church, whose existing church property abuts this property,
received this land as a donation. The property needs the requested special use
permit before it can be used for church activities. The proposed uses include:
Outdoor worships services 3 times per year
Weekly bible -study groups (approximately 10 -15 people)
Monthly meetings for community groups (15 — 25 people)
Church member retreats in existing guest house (20 -25 people)
Church -run community events 3 -4 times per year (300 -400 people)
Weddings (up to approximately 175 people)
Vacation bible school (two weeks per year, 150 students per week)
Tutoring camp
Recreational and craft uses for church members in existing barn and
woodshop
No new structures, entrances, or parking areas are proposed.
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Planning and Zoning History:
The property has no planning or zoning history.
The property is under a conservation easement held by the Virginia Outdoors
Foundation. That easement permits use of the existing structures for non-
commercial church purposes.
The church's original property, Tax Map 21 Parcel 5A1, has an approved special
use permit (SP 199700025, approved August 13, 1997), which permitted the
expansion of the church. This parcel will continue to be the main place of
assembly for the church.
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.
Church facilities of this sort support the Comprehensive Plan's goal to provide
appropriately scaled community meeting places in the Rural Areas. The property
is already under a conservation easement, which supports rural land protection
and protection of scenic resources.
STAFF COMMENT:
Staff addresses each provision of Section 31.6 of the Zoning Ordinance:
31.6.1 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,
Given the large size of the property and the fact that no new structures or
supporting facilities are proposed, it is unlikely that church gatherings will
impact adjacent properties. The nearest dwellings —to the southwest in
Albemarle and to the north in Greene – are approximately 1,000 feet away from
the existing structures at Dover Foxcroft.
that the character of the district will not be changed thereby and
Churches are a typical element of the rural landscape in Albemarle County. The
proposed use is in association with an existing church and would not be
significantly out of scale with other approved church uses in the Rural Areas.
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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.
This property would be used in conjunction with an existing rural church,
preserves resources protected by the existing conservation easement, and would
likely only require additional service delivery in the form of occasional
emergency- response calls.
with uses permitted by right in the district,
Church use of this property would not conflict with nearby agricultural or
residential uses. The large size of the property means that no residential uses will
be immediately adjacent to the proposed weddings or gatherings. (The nearest
dwellings are 1,000 feet or more away.)
with the additional regulations provided in section 5.0 of this ordinance,
There are no additional regulations in section 5.0 for this use.
and with the public health, safety and general welfare.
The Virginia Department of Transportation has stated that the existing entrance
for the Dover Foxcroft property does not need to be improved for the proposed
use.
The Virginia Department of Health has stated that the property has sufficient
capacity for drinking water and septic treatment to support the proposed use. The
applicants will provide water and portable toilets for any large weddings or other
church events.
SUMMARY:
Staff has identified the following factors favorable to this application:
1. The church use on this property would also provide a meeting place for
community groups
2. This use would not require any new built facilities in the Rural Areas
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3. The existing conservation easement on the property limits the scale of
use.
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 SP200900025 Dover Foxcroft Church - related Uses subject to the following
conditions:
1. Development and use shall be in general accord with the conceptual
plan titled "SP Application" prepared by Natural Design
Concepts,LLC and dated 3/7/11 (hereafter "Conceptual Plan "), as
determined by the Director of Planning and the Zoning Administrator.
To be in accord with the Conceptual Plan, development and use shall
reflect the following major element within the development essential
to the design of the development, as shown on the Conceptual Plan:
location of buildings and structures (all existing, no new)
Minor modifications to the plan which do not conflict with the elements
above may be made to ensure compliance with the Zoning Ordinance.
2. All outdoor lighting shall be only full cut -off fixtures and 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 submitted to the Zoning Administrator or their
designee for approval.
PLANNING COMMISSION MOTION:
A. Should a Planning Commissioner choose to recommend approval of this special use
permit:
Move to recommend approval of SP200900025 Dover Foxcroft Church - related Uses
subject to the conditions as recommended by staff.
B. Should a Planning Commissioner choose to recommend denial of this special use
permit:
Move to recommend denial of SP200900025 Dover Foxcroft Church - related Uses.
Should a commissioner motion to recommend denial, he or she should state the reason(s)
for recommending denial.
SP200900025 Dover Foxcroft (Church - related Actvities)
PC May 24, 2011
Staff Report Page 5
ATTACHMENTS
Attachment A — Location Map
Attachment B — Site Map
Attachment C — Conceptual Plan
SP200900025 Dover Foxcroft (Church - related Actvities)
PC May 24, 2011
Staff Report Page 6