HomeMy WebLinkAboutSP201600012 Staff Report 2016-07-12
COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: SP201600012
Chestnut Grove Baptist Church – Additional Hours
Staff:
J.T. Newberry, Senior Planner
Planning Commission Public Hearing: July 12, 2016
Board of Supervisors Public Hearing: TBA
Owner: Chestnut Grove Baptist Church c/o Clarence
Roberts
Applicant: Barbara Edwards
Acreage: 10.7 acres Special Use Permit: 10.2.2.7, Day care center
TMP: 01900-00-00-017000
Location: 554 Buck Mountain Road
Existing Zoning and By-right use: (RA) Rural
Areas - agricultural, forestal, and fishery uses;
residential density (0.5 unit/acre in development
lots)
Magisterial District: White Hall Conditions: Yes
RA: Rural Areas Requested # of Dwelling Units: N/A
Proposal: Amend special use permit to increase
operating hours of day care
Comprehensive Plan Designation: Rural Area –
preserve and protect agricultural, forestal, open
space, and natural, historic and scenic resources;
residential (0.5 unit/ acre in development lots) within
Rural Area 1.
Character of Property: The subject property
contains an existing church and office building with
associated parking areas.
Use of Surrounding Properties: Single-family
residential uses
Factors Favorable
1. The request is consistent with the Comprehensive
Plan.
2. The existing private school has operated at this
location without issues or impacts to adjacent
properties.
Factors Unfavorable
1. None.
RECOMMENDATION: Staff recommends approval of this special use permit with conditions.
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STAFF PERSON: J.T. Newberry
PLANNING COMMISSION: July 12, 2016
BOARD OF SUPERVISORS: TBA
PETITION:
PROJECT: SP201600012 Chestnut Grove Baptist Church – Additional Hours
MAGISTERIAL DISTRICT: White Hall
TAX MAP/PARCEL: 01900-00-00-01700
LOCATION: 554 Buck Mountain Road
PROPOSAL: Amend special use permit to increase operating hours of day care
PETITION: Day care centers under Section 10.2.2.7 of zoning ordinance. No dwelling
units proposed.
ZONING: RA Rural Areas - agricultural, forestal, and fishery uses; residential density
(0.5 unit/acre in development lots)
COMPREHENSIVE PLAN: Rural Area – preserve and protect agricultural, forestal,
open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in
development lots) within Rural Area 1.
CHARACTER OF THE AREA:
The subject parcel is located at the intersection of Buck Mountain Road (Rt. 664) and Simmons
Gap Road (Rt. 663) in Earlysville, approximately 0.7 miles north of Broadus Wood Elementary
School (see Attachment A). The site is developed with a large, two-story church facility (over
20,000 sq. ft.), a parsonage, a basketball court and volleyball court (see Attachment B). A
cemetery lies south of the church facility across Buck Mountain Road. A variety of single-family
residences, agricultural uses and wooded areas surround the church property.
SELECTED PLANNING AND ZONING HISTORY:
SP199300024 – Approved with conditions – Request for a day care operation of up to 20
children or the number permitted by the Health Department.
SP200300062 – Approved with conditions – Request for church addition.
SP200300063 – Approved with conditions – Request to expand existing pre-school to 50
students and five teachers.
SDP200400081 – Approved final site plan for church addition approved under
SP200300062.
DETAILS OF THE APPLICANTS’ PROPOSAL:
The applicants are requesting to amend the existing hours of operation related to Chestnut Grove
Preschool. Condition #3 from the most recent special use permit limited the hours of operation
from 9:00am to 12:30pm (see Attachment C). The applicants would like to operate from 7:00am
to 6:00pm to provide before-school and after-school care to the children that attend the pre-
school. Currently, the school accepts up to 35 children from ages 3 to 5 years old (however,
Condition #2 of SP200300063 permits enrollment of up to 50 students).
SUMMARY OF THE COMMUNITY MEETING:
After conferring with the Board member for the White Hall district, it was determined that a
community meeting would not be necessary for this proposal under Section 33.4(j)(2). Instead, a
courtesy letter notified adjacent property owners of the application shortly after its filing. A
3
follow-up letter notified adjacent owners of this public hearing date with the Planning
Commission and a final letter will go out once a public hearing date is scheduled for the Board of
Supervisors.
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of
Supervisors shall reasonably consider the following factors when reviewing and acting upon an
application for a special use permit:
No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
No substantial detriment to adjacent lots is expected. The church has provided education and
care to children for over twenty years without any issues or complaints.
Character of district unchanged. The character of the district will not be changed by the
proposed special use.
No change to the character of the district is anticipated. The only physical changes to the site
are the installation of several channelizer posts to the entrance off Buck Mountain Road (Rt.
664) and a small sign facing the parking area. This access is currently striped to indicate its
function as “right-in, right-out only” entrance and the installation of the posts and signage will
help ensure its proper use (see Attachment D). The applicant is making these improvements at
the suggestion of the Virginia Department of Transportation (VDOT), but they are not
required for VDOT approval.
Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter, with the uses permitted by right in the district,
Section 1.4.4 of the zoning ordinance states that one of the purposes of this chapter is “to
facilitate the provision of adequate police and fire protection, disaster evacuation, civil
defense, transportation, water, sewerage, flood protection, schools, parks, forests,
playgrounds, recreational facilities, airports and other public requirements.” The proposed
hours of operation are viewed to be in harmony with the purpose and intent of the zoning
ordinance and with the uses permitted by right in the district.
…with the regulations provided in section 5 as applicable,
Section 5.1.06 of the zoning ordinance lists additional regulations for day care centers and the
proposed use meets all of the supplemental regulations contained within this section.
…and with the public health, safety and general welfare.
The supplemental entrance improvements made by the applicant will improve the public
health, safety and general welfare of the use as well as the site overall.
Consistency with the Comprehensive Plan. The use will be consistent with the
Comprehensive Plan.
The site lies within the Rural Areas designation of the Comprehensive Plan. Churches in the
Rural Areas have historically played an important role in supporting their members, as well as
their larger communities. This proposal to amend an existing special use permit is deemed to
be consistent with the Comprehensive Plan.
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SUMMARY AND ACTION:
Staff has identified factors which are favorable. Factors favorable to this request include:
1. The request is consistent with the Comprehensive Plan.
2. The existing private school has operated at this location without issues or impacts to
adjacent properties.
No unfavorable factors have been identified.
RECOMMENDATION:
Staff recommends approval of SP201600012 Chestnut Grove Baptist Church – Additional Hours
based upon the analysis provided herein, with the following amended conditions (amendments to
existing SP200300063 are shown in bold and underlined below and Condition #4 has been
removed because staff confirmed its compliance):
1. The outside play area activities shall be limited to take place during daylight hours.
Lighting of the play area shall not be permitted;
2. Enrollment shall be limited to 50 children, or the limit approved by the Health
Department, whichever is less;
3. The hours of operation shall be limited to 7:00 A.M. to 6:00 P.M. The days of operation
shall be limited to five days per week (Monday-Friday) or the limit approved by the
Health Department, whichever is less.
PLANNING COMMISSION MOTION:
A. Should a Planning Commissioner choose to recommend approval of this special use permit:
Move to recommend approval of SP201600012 Chestnut Grove Baptist Church – Additional
Hours with conditions outlined in this staff report.
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201600012 Chestnut Grove Baptist Church – Additional
Hours. Should a commissioner motion to recommend denial, he or she should state the reason(s)
for recommending denial.
ATTACHMENTS:
Attachment A – Area Map
Attachment B – Final Site Plan
Attachment C – Action Letter for SP200300063
Attachment D – Channelizer Post Exhibit
8-are..
1.
COUNTY OF ALBEMARLE 1rQ- +'
STAFF REPORT SUMMARY
Project Name: SP201600012 Staff:
Chestnut Grove Baptist Church—Additional Hours J.T. Newberry, Senior Planner
Planning Commission Public Hearing: July 12, 2016 Board of Supervisors Public Hearing: TBA
Owner: Chestnut Grove Baptist Church c/o Clarence Applicant: Barbara Edwards
Roberts
Acreage: 10.7 acres Special Use Permit: 10.2.2.7, Day care center
TMP: 01900-00-00-017000 Existing Zoning and By-right use: (RA) Rural
Location: 554 Buck Mountain Road Areas - agricultural, forestal, and fishery uses;
residential density(0.5 unit/acre in development
lots)
Magisterial District: White Hall Conditions: Yes
RA: Rural Areas Requested# of Dwelling Units: N/A
Proposal: Request to allow before-school and after- Comprehensive Plan Designation: Rural Area —
school care for children that attend the existing pre- preserve and protect agricultural, forestal, open
school permitted by SP200300063. space, and natural, historic and scenic resources;
•. „, , - , - -" : • • -• residential(0.5 unit/acre in development lots)within
Rural Area 1.
Character of Property: The subject property Use of Surrounding Properties: Single-family
contains an existing church and office building with residential uses
associated parking areas.
Factors Favorable Factors Unfavorable
1. The request is consistent with the Comprehensive 1. None.
Plan.
2. The existing private school has operated at this
location without issues or impacts to adjacent
properties.
RECOMMENDATION: Staff recommends approval of this special use permit with conditions.
411111110
STAFF PERSON: J.T. Newberry
PLANNING COMMISSION: July 12,2016
BOARD OF SUPERVISORS: TBA
PETITION:
PROJECT: SP201600012 Chestnut Grove Baptist Church—Additional Hours
MAGISTERIAL DISTRICT: White Hall
TAX MAP/PARCEL: 01900-00-00-01700
LOCATION: 554 Buck Mountain Road
A 4 (-PROPOSAL)Amend special use permit to increase operating hours of day care
i5/t- r PETITION: Day care centers under Section 10.2.2.7 of zoning ordinance. No dwelling
p i units proposed.
ZONING: RA Rural Areas - agricultural, forestal, and fishery uses; residential density
U"�',�,„„ (0.5 unit/acre in development lots)
`� COMPREHENSIVE PLAN: Rural Area—preserve and protect agricultural, forestal,
open space, and natural, historic and scenic resources; residential (0.5 unit/acre in
development lots)within Rural Area 1.
CHARACTER OF THE AREA:
The subject parcel is located at the intersection of Buck Mountain Road (Rt. 664) and Simmons
Gap Road (Rt. 663) in Earlysville, approximately 0.7 miles north of Broadus Wood Elementary
School (see Attachment A). The site is developed with a large, two-story church facility(over
20,000 sq. ft.), a parsonage, a basketball court and volleyball court(see Attachment B). A
cemetery lies south of the church facility across Buck Mountain Road. A variety of single-family
residences, agricultural uses and wooded areas surround the church property.
SELECTED PLANNING AND ZONING HISTORY:
• SP199300024—Approved with conditions—Request for a day care operation of up to 20
children or the number permitted by the Health Department.
• SP200300062—Approved with conditions—Request for church addition.
• SP200300063 —Approved with conditions—Request to expand existing pre-school to 50
students and five teachers.
• SDP200400081 —Approved final site plan for church addition approved under
SP200300062.
DETAILS OF THE APPLICANTS' PROPOSAL:
The applicants are requesting to amend the existing hours of operation related to Chestnut Grove
Preschool. Condi 'on • from the most recent special use permit limited the hours of operation
-neo , from 9:30am to 11:10p (see Attachment C). The applicants would like to operate from 7:00am
`'L' to .•I b. •• : . . 1. 1 •efore-school and after-scho ca to the children that attend the pre-
- school. Currently, the school serves • 35 c i ren from ages 3 to 5 years old.
SUMMARY OF THE COMMUNITY MEETING:
After conferring with the Board member for the White Hall district, it was determined that a
community meeting would not be necessary for this proposal under Section 33.4(j)(2). Instead, a
courtesy letter notified adjacent property owisf the application shortly after its filing. A
follow-up letter notified adjacent owners�. '► blic hearing date fer -lanniug-Cammjssion
2
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and a final lette out once a public hearing date is scheduled for the Board of Supervisors.
Ok
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST:
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of
Supervisors shall reasonably consider the following factors when reviewing and acting upon an
application for a special use permit:
No substantial detriment The proposed special use will not be a substantial detriment to
adjacent lots.
No substantial detriment to adjacent lots is expected. The church has provided education and
care to children for over twenty years without any issues or complaints.
Character of district unchanged The character of the district will not be changed by the
e
proposed special use.
No change to the character of the district is anticipated. The only physical changes to the site
are the installation of several channelizer posts to the entrance off Buck Mountain Road (Rt.
664) and a small sign facing the parking area. This access is currently striped to indicate its
function as "right-in,right-out only" entrance and the installation of the posts and.related
signage will help ensure its proper use(see Attachment D). The applicant is making these (3 .
improvements at the suggestion of the Virginia Department of Transportation (VDOT)) they
are not required for VDOT approval.
Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter, with the uses permitted by right in the district,
Section 1.4.4 of the zoning ordinance states that one of the purposes of this chapter is "to
facilitate the provision of adequate police and fire protection, disaster evacuation, civil
defense, transportation, water, sewerage, flood protection, schools, parks, forests,
playgrounds, recreational facilities, airports and other public requirements." The proposed
hours of operation are viewed to be in harmony with the purpose and intent of the zoning
ordinance and with the uses permitted by right in the district.
...with the regulations provided in section 5 as applicable,
Section 5.1.06 of the zoning ordinance lists additional regulations relating to day care centers
and the proposed use meets all of the supplemental regulations contained within this section.
and with the public health, safety and general welfare.
y The.entrance improvements made by the applicant will improve the public health, safety and
general welfare of the use as well as the site overall.
Consistency with the Comprehensive Plan. The use will be consistent with the
Comprehensive Plan.
The site lies within the Rural Areas designation of the Comprehensive Plan. Churches in the
Rural Areas have historically played an important role in supporting their members, as well as
their larger communities. This proposal to amend an existing special use permit is deemed to
be consistent with the Comprehensive Plan.
SUMMARY AND ACTION:
Staff has identified factors which are favorable. Factors favorable to this request include:
3
400 40600
1. The request is consistent with the Comprehensive Plan.
2. The existing private school has operated at this location without issues or impacts to
adjacent properties.
No unfavorable factors have been identified.
RECOMMENDATION:
Staff recommends approval of SP201600012 Chestnut Grove Baptist Church—Additional Hours
based upon the analysis provided herein, with the following amended conditions (changes to (.1,
existing SP200300063 shown in bold and underlined below): t5 u�
/
1. The outside play area activities shall be limited to take place during daylight hours.
Lighting of the play area shall not , - .-rmitted; 6 ul
2. Enrollment shall be limited to 50 ildren, or the limit approved by the Health
Department, whichever is less;
3. The hours of operation shall be limited to 7:00 A.M.to 6:00 P.M.The days of operation
shall be limited to five days per week (Monday-Friday) or the limit approved by the
Health Department, whichever is less, and; _ �?
1 4 ' D The entrance onto Route 664 shall be improved to current standards for sight distance
�� v v v_ ,, or closed except for emergency purposesVDOT approval of the entrance on Route
664 shall be required prior to theIssuance of a certificate of occupancy. r"N�
Notwithstanding this requirement, if the entrance is not approved to these standards, col' 7,
\,..,4""1..r enrollment may still be up to twenty(20) children, or the limit approved by the Health L'"
v Department, whichever is less. 04.0.,A,.4.,(,Lei.' peck 1.'rg- -
Nc
PLANNING COMMISSION MOTION: S 13 z '"'"/"-r I ~ s�` al �� a
1444-
A. Should a Planning Commissioner choose to recommend approval of this special use permit: ,
Move to recommend approval of SP201600012 Chestnut Grove Baptist Church—Additional
Hours with conditions outlined in this staff report. 2 `
B. Should a Planning Commissioner choose to recommend denial of this special use permit:
Move to recommend denial of SP201600012 Chestnut Grove Baptist Church—Additional
Hours. Should a commissioner motion to recommend denial, he or she should state the reason(s)
for recommending denial.
ATTACHMENTS:
Attachment A—Area Map
Attachment B—Final Site Plan
Attachment C—Action Letter for SP200300063
Attachment D—Channelizer Post Exhibit
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