13SN0134
CASE MANAGER: Ryan Ramsey
November 15, 2012CPC
January 15, 2013 CPC
February 27, 2013 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
13SN0134
God’s Storehouse Baptist Church
DaleMagisterial District
5007 Jessup Road
REQUEST:Conditional use planned development approval to permit areduction in setbacks for
drives and parking areas in a Residential (R-7) District.
PROPOSED LAND USE:
A church with a paved driveway and parking area hasoperated on the request property since
approximately 2004. Drives and parking areas do not meet minimum setback requirements.
Continued use of the existing paved driveway and parking area for the church isplanned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approvalfor the following reasons:
A.The strict application of the Zoning Ordinance requirements for setback
regulationswould removea substantial portion of the existing paved parking area.
B.The applicant has proffered conditions that minimize the potential for adverse
impacts by providing screening measures and site plan review and approval for
the existing paved parking area.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITIONSNOTED “STAFF/CPC” WERE AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
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PROFFERED CONDITIONS
(STAFF/CPC)1.The Textual Statement dated October 9, 2012, shall be considered
the master plan. (P)
(STAFF/CPC)2.Asix (6)foot tall fence shall be installed along the western side
property line as shown on Exhibit A, dated December 27, 2012.
The fence shall provide adequate vertical screening of the existing
parking lot to the adjoining property. Review and approval of the
fence shall be in conjunction with the site plan review outlined in
Proffered Condition 4. (P)
(STAFF/CPC)3.The installation of Perimeter Landscape A shall be installed along
the western side property line as shown on Exhibit A, with the
following modifications:
a.At least one small deciduous tree for each 30 lineal feet and
at least one evergreen tree for each 30 lineal feet;
b.At least one medium shrub for each 20 lineal feet; and
c.Low shrubs and ground cover used appropriately in tree
and/or shrub beds.
Review and approval of the landscaping shall be in conjunction with
the site plan review outlined in Proffered Condition 4. (P)
(STAFF/CPC)4.Within ninety(90) days of approval of this request, a site plan shall
be submitted to the Planning Department for review and approval of
the parking area layout on the subject property. (P)
GENERAL INFORMATION
Location:
The request property is located along the south line of Jessup Road, east of Iron Bridge
Road and is better known as 5007 Jessup Road. Tax ID 777-686-0543.
Existing Zoning:
R-7
Size:
3.7acres
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Existing Land Use:
Public/semi-public (church)
Adjacent Zoning and Land Use:
North, East and West–R-7; Single-family residential or vacant
South –R-THwith conditional use planned development; Single-family residential
UTILITIES
Public Water System:
The request site is located within the Centralia water pressure zone. There is a sixteen (16)
inch water line extending along the north side of Jessup Road approximately 120 feet west
of the request site. Connection to the public water system is not required.
Public Wastewater System:
The request site is currently connected to the public wastewater system. This request will
not impact the public wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Dale Fire Station, Company Number 11, currently providesfire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
This request will have no impact on these facilities.
Virginia Department of Transportation(VDOT):
This request will haveno impact on these facilities.
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LAND USE
Comprehensive Plan:
The Comprehensive Plandesignates the request property as Suburban Residential II
where residential development (single-family, or condominium uses under certain
circumstances) at a density of 2.0 to 4.0 dwellingsper acre is appropriate.
Area Development Trends:
Surrounding properties are zoned Residential (R-7)and Residential Townhouse (R-TH) and
are occupied by either single-family residential uses or remain vacant.It is anticipated
residential development will continue in this area, as suggested by the Plan.
Zoning History:
On August 15, 2000 the Planning Commission granted a development standard
modification to the subject property to permit a gravel drive and parking area for the
church (Case 00PW0300). Approval of the development standard modification was for a
period of four (4) years, expiring on August 15, 2004.
Development Standards:
God’s Storehouse Baptist Church resides within aconverted residence onthe subject
property. Apaved driveway and parking area exists to the south and west of the church
building.This paved driveway and parking area is setback 4.5 feet from the western side
property line(Exhibit A).EmergingGrowth standardsrequire paved driveways and parking
areas to be a minimum of thirty (30) feet from side property lines.The church paved the
former gravel driveway and parking area with asphaltaround 2004.At that time, the church
did not obtain the necessary site plan approval forthecurrent paved parking lot
configuration. Consequently, portions of the paved driveway and parking area now encroach
into the side yard setback located along the western side property line.
The applicant has proffered several conditions aimed at mitigating concerns that were
bypassed during a required site plan review.Proffered Condition 2 offers a fence to be
constructed along the western side property line to screen the existing parking area. The
fence will be six(6)feet tall (Exhibit A). Landscaping will also be installedbetween the
existing driveway and the side property line.Perimeter Landscape A will be provided in the
area with supplementalsmall deciduous and evergreen treesbeyond current ordinance
standards.The applicant hasproffered to submit a site plan to the Planning Department for
review and approval within ninety (90)days of approval of this request (Proffered Condition
3). This will allow staff to review and recommend any necessary adjustments related to the
proposed fence, landscaping, internal circulation and the parking configuration for the
existing paved driveway and parking area.
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The Textual Statement would limitthe setback exception request tothe existing paved
driveway and parking area. In the future, any additional development on the property will be
required to meet Zoning Ordinance requirements for setbacks and landscaping(Textual
Statement, Item 1.b).In addition, Perimeter Landscape A would not be required between the
proposed fence, existing parking areaand the western property line, as shown on Exhibit A.
(Textual Statement, Item 2.a)
CONCLUSION
Staff finds that the proposed reduction of the required side yardsetback will not adversely impact
adjoining property owners. The applicant has proffered conditions that providefor screening
measures adjacent to the existing paved driveway and parking area. The proposed fence and
landscapingwill provide vertical screeningbetween the parking areaand any future single-family
residential useto the west. The conditionsoffered by the applicant will also ensure that any future
improvements on the site will meet ordinance standards as it relates to setbacks and screening.
Given these considerations, approvalof this request is recommended.
CASE HISTORY
Planning Commission Meeting (11/15/12):
On their own motion and with the applicant’s consent, the Commission deferred this case
to their January 15, 2013 public hearing.
Staff (11/16/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than November 21, 2012 for consideration at the
Commission’s January 15, 2013 public hearing.
Dale District Planning Commissioner, Applicantand Staff (12/27/12):
A meeting was held to discuss reducing the length and height of fencing with a
substitution of enhanced perimeter landscaping.
Applicant (12/27/12):
Revisions to the proffered conditions, textual statement and exhibit were received.
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Planning Commission Meeting (1/15/13):
The applicantaccepted the recommendation.
There was opposition present expressing concerns relative to the height and length of the
fence.
Dr. Brown stated that he agreed with a change to the height of the fence from four (4)
feet to six (6) feet, but would not ask the applicant to extend the fence past the existing
parking area. The applicant consented to modifying the proffered condition to increase
the fence height to six (6) feet.
On motion of Dr. Brown, seconded by Dr. Wallin, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, February 27, 2013 beginning at 6:30 p.m., will take
under consideration this request.
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