98sn0277.pdf REQUEST ANALYSIS
AND
RECOMMENDATION
98SN0277
St. Barnabas Episcopal Church
Dale Magisterial District
5155 Iron Bridge Road
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November 24, 1998 BS
REOUEST: Conditional Use to permit a boarding house in an Agricultural (A) District.
PROPOSED LAND USE:
A boarding house for use as transitional housing for women and their children who
are in a crisis or homeless situation is planned. The applicant has agreed to limit
the facility to a maximum of eight (8) residents plus one (1) resident counselor.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2 AND
ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
The proposed land use does not conform with the Central Area Land Use Plan which
suggests the property is appropriate for residential use of 2.51 to 4.0 units per acre.
However, should the Commission and Board wish to approve this request, imposition of the
following condition and acceptance of the proffered conditions would be appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
This Conditional Use shall be granted to and for St. Barnabas Episcopal
Church, exclusively, and shall not be transferable nor run with the land.
PROFFERED CONDITIONS
(STAFF/CPC) 1. The maximum number of residents shall not exceed eight (8) plus
one resident counselor.
(STAFF/CPC) 2. Other than normal maintenance, there shall be no additions or
alterations to the dwelling unit to accommodate this use.
(STAFF/CPC) 3. There shall be no signs to identify this use.
(STAFF/CPC) 4. This Conditional Use shall be granted for a period of three (3) years
six (6) months from the date of approval.
GENERAL INFORMATION
Location:
Northeast quadrant of Iron Bridge Road and Cascade Street and better known as 5155 Iron
Bridge Road. Tax ID 777-688-2813 (Sheet 15).
Existing Zoning:
A
Size:
0.8 acre
Single family residential
Adjacent Zoning & Land Use:
North and East - A; Public/semi-public (church)
South - R-7; Single family residential
West - 0-2 with Conditional Use Planned Development; Vacant
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98SN0277/WP/NOV24Q
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of Iron
Bridge Road, adjacent to the request site. In addition, there is an existing twelve (12) inch
water line extending along the north side of Cascade Street, adjacent to the request site.
The existing building on the request site is connected to the public water system. Both the
existing building on the request site and the St. Barnabas Episcopal Church building are
served by a one (1) inch master water meter. If, at such time as the request site is sold by
St. Barnabas Episcopal Chumh, it will be required that a separate water meter be set to
serve the request site, exclusively.
Public Wastewater System:
There is an existing ten (10) inch wastewater collector extending along Cascade Street and
terminating approximately 450 feet east of the request site. Both the existing building on
the request site and the St. Barnabas Episcopal Church building are served by a privately
maintained on-site wastewater collector, which is connected to the public wastewater
system.
ENVIRONMENTAL
The site drains in several directions but eventually drains to Falling Creek. There are no
existing or anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
This property is currently served by the Dale Fire/Rescue Station, Company Number 11
and Rescue 11. Considering the nature of this request, it will generate a negligible
increase in the number of emergency calls for fire and rescue services per year.
Transportation:
The proposed development will have a minimal impact on the existing transportation
network.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the property
is appropriate for residential development of 2.51 to 4.0 units per acre. It is anticipated
that residential development will continue in this area.
Area Development Trends:
Property to the immediate north and east is zoned Agricultural (A) and is owned by the
owner of the request site and developed for church use. Property to the south is occupied
by single family residences in Hening Heights Subdivision. Property to the west, west of
Iron Bridge Road, is zoned and planned for development of commercial uses.
Use:
The applicant, St. Barnabas Episcopal Church, has a church on the adjacent property to
the east and north. They also own the subject property. It is their intent to use the existing
single family dwelling to house women and their children who are in a crisis or homeless
situation.
Site Design:
There is a single family residence located on the property.
The applicant has indicated
plans to convert the existing structure to a boarding house. Redevelopment of the site or
new construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas. The applicant has also agreed there will be no
signs to identify the use. (Proffered Condition 3)
Architectural Treatment:
There is a single family residence located on the property. The applicant has indicated
plans to convert the existing structure to a boarding house and has agreed that, other than
normal maintenance, there will be no additions or alterations to the existing structure to
accommodate the boarding house. (Proffered Condition 2)
CONCLUSIONS
The proposed land use does not conform with the Central Area Land Use Plan which suggests the
property is appropriate for residential use of 2.51 to 4.0 units per acre. At the time staff
developed the Central Area Plan, some consideration was given to designating this area for
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98SN0277/WP/NOV24Q
transitional type uses; however, due to the existence of a substantial amount of single family
residential development and access issues, it was staff's estimation that redevelopment of the area
for other uses would be difficult. The site is, however, somewhat isolated from area residential
development and is on the fringe of the residential area. Further, the proposed use is residential
in nature. Should the Commission and Board wish to approve this request, imposition of the
recommended condition and acceptance of the proffered conditions would be appropriate and
would somewhat insure that the residential integrity of the area is maintained.
CASE HISTORY
Planning Commission Meeting (8/18/98):
On their own motion, the Commission deferred this case to October 20, 1998.
Staff (8/19/98):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than August 25, 1998 for consideration at the Commission's October
20, 1998 public hearing.
Applicant ( I0/1/98):
Proffered Condition 4 was submitted.
Planning Commission Meeting (10/20/98):
The applicant accepted the Planning Commission's recommendation. There was no
opposition present.
Mr. Miller stated that the proposed use is residential in nature and, therefore, complies
with the spirit of the Plan.
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of tiffs request subject to the condition on page 2 and acceptance of the proffered
conditions on page 2.
AYES: Unanimous.
5 98SN0277/WP/NOV24Q
The Board of Supervisors, on Tuesday, November 24, 1998, beginning at 7:00 p.m., will take
under consideration this request.
98SN0277/WP/NOV24Q
NING HE
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98SN0277
In Dale Magisterial District, ST. BAP/gABAS EPISCOPAL CHURCH
requested Conditional Use and amendment of zoning district
map to permit a boarding house in an Agricultural
District. The density of such amendment will be controlled
by zoning conditions or Ordinance standards. The
Comprehensive Plan suggests the property is appropriate for
residential use of 2.51 to 4.0 units per acre. This request
lies on 0.8 acre known as 5155 Iron Bridge Road. Tax ID
777 688 2813 (Sheet
Mr. Poole presented a summary of Case 98SN0277 and stated
that the Planning Commission recommends approval subject to
the condition and acceptance of the proffered conditions.
He further stated that staff recommends denial because the
proposed request does not technically conform to the Central
Area Land Use Plan.
Reverend Bill Queen, Rector of Saint Barnabas Episcopal
Church, representing the applicant, stated that the Planning
Commission's recommendation is acceptable. He recognized
approximately twelve people, who were present at the
11/24/98
98 884
meeting, in support of the proposed request.
There was no opposition present.
Mr. Daniel acknowledged the positive aspects of the proposed
request and stated that approval of the request will address
an unfulfilled need in the Social Services area.
Mr. Daniel then made a motion, seconded by Mr. McHale, for
the Board to approve Case 98SN0277.
There was brief discussion relative to the programming of
the proposed request being church based.
Mrs. Humphrey called for the vote on the motion made by Mr.
Daniel, seconded by Mr. McHale, for the Board to approve
Case 98SN0277 subject to the following condition:
This Conditional Use shall be granted
Barnabas Episcopal Church, exclusively,
transferable nor run with the land. (P)
And, further, the Board accepted the
conditions:
to and for St.
and shall not be
Nays:
following proffered
The maximum number of residents shall not exceed eight
(8) plus one resident counselor.
Other than normal maintenance, there shall be no
additions or alterations to the dwelling unit to
accommodate this use.
There shall be no signs to identify this use.
This Conditional Use shall be granted for a period of
three (3) years six (6) months from the date of
approval.
Humphrey, Warren, Barber, Daniel, and McHale.
11/24/98
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