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Home My WebLink AboutSP201200004 Staff Report 2012-06-19ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT Proposal: SP 201200004 Community Christian Academy Staff: Claudette Grant Planning Commission Public Hearing: June 19, 2012 Board of Supervisors Hearing: To be determined. Owners: Alliance Bible Church of Charlottesville Applicant: Community Christian Academy, represented by Kimberly Moore Acreage: Approximately 3.14 acres Special Use Permit for: Private school in Residential district (Section 14.2.2(5) TMP: 06100000012700 By -right use: R -2, Residential uses at a density of 2 Location: 1410 Old Brook Road (Attachments A & B) units /acre. Magisterial District: Rio Conditions: Yes EC: Yes Proposal: Request a special use permit for a private Requested # of Dwelling Units: 0 school in an existing church. DA (Development Area): Neighborhood 2 Comp. Plan Designation: Neighborhood Density Residential - residential (3 -6 units /acre) and supporting uses such as religious institutions, schools and other small -scale non - residential uses. Character of Property: The property is developed with a Use of Surrounding Properties: Surrounding church, related parking, and a residence (parsonage). properties are office uses, apartment complexes, and (Attachment C) single family residential uses. Factors Favorable: Factors Unfavorable: 1. The site is not in compliance with the 1. The use is consistent with the Land Use Plan. landscaping shown on the approved site 2. Provides an alternative elementary school option for plan, dated 4- 14 -87. people who live and work in the area. RECOMMENDATION: Staff recommends approval of SP201200004, Community Christian Academy with conditions. Community Christian Academy Planning Commission Public Hearing June 19, 2012 STAFF PERSON: Claudette Grant PLANNING COMMISSION: June 19, 2012 BOARD OF SUPERVISORS: To Be Determined SP201200004: Community Christian Academy Petition: PROJECT: SP201200004 /Community Christian Academy PROPOSAL: Request a special use permit for a private school in a church on 3.14 acres under Section 14.2.2(5) private school of zoning ordinance. No dwellings proposed. ZONING: R -2 which allows residential uses at a density of 2 units /acre. ENTRANCE CORRIDOR: Yes COMPREHENSIVE PLAN: Neighborhood Density Residential - residential (3 - 6 units /acre) supporting uses such as religious institutions, schools and other small -scale non - residential uses - Places 29 corridor. LOCATION: 1410 Old Brook Road in Neighborhood 2. TAX MAP /PARCEL: 06100000012700 lvi r_W 6119 4 N F-11 N 916*11 V lot aVre Character of the Area and Adjoining properties: The subject property is located at 1410 Old Brook Road. The surrounding area is primarily developed with office uses, apartment complexes, and single family residential uses. Across the street and to the south are the Abbington Crossing Apartments and the Glenwood Station development. Single family residences are located to the north and east of the subject site and an office building is located to the west. Background: The property is zoned R- 2- Residential. The Alliance Bible Church of Charlottesville, associated parking and a parsonage for the minister of the church are currently located on this property. Along with the church, the Merridale Pre - school was previously located in this facility. The pre- school closed a few years ago. The applicant is requesting to use the old pre - school site for the day school for up to 85 students. Approximately 8 staff members will be needed for 85 elementary aged students. School will begin at 8 :15 a.m.; however, parents will be allowed to drop their children off at the school, as early as 7:40 a.m. The school day will end at 3:00 p.m. with an afterschool program available until 6 :00 p.m. for working parents. The school will be open Monday through Friday. (See Attachment C) Applicant's Justification for the Request: Community Christian Academy believes the proposed elementary school will fill the needs and desires of some families who want a lower cost Christian elementary school in Albemarle County. Although this school is not marketed as a neighborhood school, the applicant does anticipate that some students might attend who live in the surrounding neighborhoods. Planning and Zoning History: The building was built in 1986. ZMA198600004 rezoned a northern portion of the site from R -2 residential to CO Commercial Office. 2 Community Christian Academy Planning Commission Public Hearing June 19, 2012 SP86 -50 amended an SP84 -45 condition to restrict access for the subject property to Old Brook Road. SP 84 -45 approved the request to establish a church on the property. The property was zoned R -2 residential prior to 1980. Conformity with Comprehensive Plan: The Land Use Plan designates this area as Neighborhood Density Residential in Neighborhood Two (2). The Comprehensive Plan supports institutional uses such as places of worship, public and private schools, and early childhood education centers including day care centers and preschools. A private elementary school is appropriate within this land use designation and for this area, as it is surrounded by a variety of uses including several different types of residential uses and businesses. An analysis for consistency with the Neighborhood Model was not done for this project since the applicant is not proposing any physical changes to the existing building or site. This proposal is not in conflict with the Economic Development Policy. Staff Comment on SP 2012 - 00004 - Request for a Private School Use in the R -2 Residential District Section 31.6 of the Zoning Ordinance below requires that special use permits be assessed as follows: Will the use be of substantial detriment to adjacent property? The private school is not expected to be of substantial detriment or impact to adjacent property. The Merridale Preschool was located in this building for many years prior to recently closing. Staff is not aware of any major conflicts created by the Merridale Preschool. The private school will be located within the same building footprint as the previous preschool. The location of the building is on a corner lot bound by a single family house to the north and an office building to the west. Parking is located on the property and is adequate for the building with this use. Will the character of the zonina district chanae with this use? The character of the district is not anticipated to change with the addition of this use in the existing building. This use will occupy interior space within the church and should operate very similar to the way the previous school operated in this building. In many ways the school will operate in a similar manner as an office would operate within the building. Will the use be in harmonv with the purpose and intent of the zonina ordinance? The R -2 zoning district is intended for residential uses. However, churches and private schools are allowed by special use permit, if sited appropriately. The private school is viewed as a use supportive to Albemarle County residents in all residential zones. Will the use be in harmony with the uses permitted by right in the district? This area contains a wide mix of existing uses; some small and large scale strip commercial development and a mix of residential uses. Private school uses are allowed in the R -2 district with a special use permit. The private school facility is a supporting accessory use for several of the existing uses in the surrounding area. 3 Community Christian Academy Planning Commission Public Hearing June 19, 2012 Will the use comply with the additional regulations provided in Section 5.0 of this ordinance? There are no additional regulations. However, the following conditions are recommended: A condition regarding minimum age of the students because of building code restrictions relating to daycares versus a school. A condition regarding the maximum number of students enrolled in the school because more students could have a different traffic impact to the area. Condition 1 below requiring that the site be in compliance with major elements within the site essential to the design of the site. This is inclusive of the landscaping shown on the site plan approved in 1987 or an approved revised site plan or letter of revision (LOR). The site is currently not in compliance with the approved landscaping shown on the site plan. Over the years some of the landscaping initially installed near the parking area, per the approved site plan, have died and were not replaced. The applicant /church plans to replace the required landscaping, and A condition regarding the hours of operation for the school. Will the public health, safety and general welfare of the community be protected if the use is approved? The public health, safety, and general welfare of the community are protected through the special use permit process which assures that the proposed use is appropriate in the location requested. There are no safety concerns with the proposed private school use. Summary: Staff finds the following factors favorable to this request: 1. The use is consistent with the Land Use Plan. 2. Provides an alternative elementary school option for people who live and work in the area. Staff finds the following factor(s) unfavorable to this request: 2. The site is not in compliance with the landscaping shown on the approved site plan, dated 4- 14 -87. Recommended Action: Staff recommends approval of SP 201200004, Community Christian Academy with the following conditions: The existing building and use shall be in general accord with the site plan titled Alliance Bible Church "Community Christian Academy" prepared by Roudabush, Greene, & Gale and date approved 4 -14 -87 (hereafter "Site Plan "), as determined by the Director of Planning and the Zoning Administrator. To be in accord with the Site Plan, the existing building and use shall reflect the following major elements within the site essential to the design of the site, as shown on the Site Plan: Landscaping (or revision of landscaping in accordance with current Zoning Ordinance requirements) 4 Community Christian Academy Planning Commission Public Hearing June 19, 2012 Location of buildings, uses, and structures Location of parking areas Location of outdoor play area Relation of buildings and parking to the street; and Site access Minor modifications to the plan which do no conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Maximum enrollment shall be 85 children. 3. All students shall be over the age of 2 '/2 years old. 4. Hours of operation for the school shall be between 8:15 a.m. to 6:00 p.m., except that occasional school - related events may occur after 6:00 p.m. PLANNING COMMISSION MOTION — Special Use Permit: A. Should a Planning Commissioner choose to recommend approval of this special use permit: Move to recommend approval of SP 2012 - 00004, Community Christian Academy with the following conditions: The existing building and use shall be in general accord with the site plan titled Alliance Bible Church "Community Christian Academy" prepared by Roudabush, Greene, & Gale and date approved 4 -14 -87 (hereafter "Site Plan "), as determined by the Director of Planning and the Zoning Administrator. To be in accord with the Site Plan, the existing building and use shall reflect the following major elements within the site essential to the design of the site, as shown on the Site Plan: Landscaping (or revision of landscaping in accordance with current Zoning Ordinance requirements) Location of buildings, uses, and structures Location of parking areas Location of outdoor play area Relation of buildings and parking to the street; and Site access Minor modifications to the plan which do no conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Maximum enrollment shall be 85 children. 3. All students shall be over the age of 2 1/2 years old. 4. Hours of operation for the school shall be between 8:15 a.m. to 6:00 p.m., except that occasional school - related events may occur after 6 :00 p.m. B. Should a Planning Commissioner choose to recommend denial of this special use permit: 5 Community Christian Academy Planning Commission Public Hearing June 19, 2012 Move to recommend denial of SP 2012 - 00004, Community Christian Academy. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A — Tax Map Attachment B — Vicinity Map Attachment C — Site Plan, approved 4 -14 -87 6 Community Christian Academy Planning Commission Public Hearing June 19, 2012 SP 2012 - 00004 t I C�mmunity Christian Academ 4f y Mahe 4 +� 631 652 61 -127 ' r I � o _ v Nom HILLSq` rn ED Roads O Parcels - Streams City Boundary _ - - Feet Water Body - Buildings 0 50 100 200 1 Parcel of Interest pq c u U C M dim Norm" 16, LA 11 U H z w x U d H H d V //Y 192' /n '?Ylrn471 07J/OHJ'• 32 79 JdVWa N/n/W7d AB OfnUYddv OlW 02<Alh'B/X- 89 'r /vNS IvL "l / S'd�i/M'VL!SJr0.13.0'(rS OIVV'7 'SY?7N /9N9 AJD'9df1d'd -1 Umal5.7d' WOY BN /N3JdJB N7d39Y3�7 3dlnn! [V NPW 9NldvJ50ro? 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