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01SN0175-Sept26n.pdf~ok ..... '~ ~001 BS ~s,,,, '*~ 2991 A,,,~,-,o+ ")1 '"")~1 S"~T)f~ September 26, 2001 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 01SN0175 (Amended) Courts of Praise Pentecostal Holiness Church Dale Magisterial District Off the east line of Iron Bridge ROad REQUEST: .Rezoning from Neighborhood Office (O-1) to Residential (R-12), plus proffered conditions on an adjacent zoned Agricultural (A) tract. PROPOSED LAND USE: Churches and other places of worship, including parish houses, Stmday schoOls and temporary revival tents are proposed. PLANNING. COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform to the Central Area Land Use Plan which suggests the property is appropriate for residential use of 1.0 to 2.5 units per acre. Providing a FIRST CHOICE Community Through Excellence in Public Service The proposed zoning and land uses are compatible with existing and proposed area development. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) MAY PROFFER OTHER 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.) PROFFERED CONDITIONS (STAFF/CPC) 1. The uses permitted shall be limited to churches and other places of worship, including parish houses, Sunday schools, and temporary revival tents. (P) (STAFF/CPC) 2. The uses permitted on this property shall generate no greater noise level than 65 d.b.a, measured at the closest property line of Willowhurst Subdivision to the property. (P) (STAFF/CPC) 3. The "Plan" referenced herein shall be the plan identified as Courts of Praise Ministries Pentecostal Holiness Church Expansion~ Existing Site and Demolition Plan, dated November 22, 1999, submitted with the application. Within the areas identified as "A" on the Plan, a mixture of evergreen trees and shrubs shall be planted. Within the areas identified as "B" on the Plan, evergreen shrubs shall be planted. The initial size of evergreen trees and shrubs shall be as outlined in Section 19-518 (b)(3) and (4) of the Zoning Ordinance. EVergreen trees shall be planted in a lineal pattern and spaced at one (1) tree for each thirty (30) lineal feet. Evergreen shrubs shall be planted in a lineal pattern and spaced at one (1) shrub for each ten (10) lineal feet. A landscaping plan depicting this requirement shall be submitted to. the Planning Department for review and approval in conjunction with site plan submission. (P) GENERAL INFORMATION Location: Fronts the east line of Iron Bridge Road, north of Willowbranch Drive. Tax ID 773-676- 3007, 6622, 7904 and 8327 (Sheet 17). 2 01SN0175/WP/SEPT26N Existing Zoning: 0-1 and A with Conditional Use Size: 5.7 acres Existing Land Use: Single family residential and indoor recreational facility Adjacent Zoning and Land Use: North and West - R-I5; Vacant South and East - R-9; Single family residential (Willowhurst Subdivision) UTILITIES Public Water System: There is an existing eight (8) inch water line extending from Summertree Drive, within an easement between lots 17 and 18 of Willowhurst Subdivision, and across a portion of the request site. Use of the public water system is required by County Code. Any relocation of the existing on-site water line will be at the property owner's expense. Public Wastewater System: There is an existing eight (8) inch wastewater collector line extending from Kingsland Creek along the existing access road, adjacent to the request site. Use of the public wastewater system'is required by County Code. ENVIRONMENTAL Drainage and Erosion: The property drains to the north across an adjacent parcel to Kingsland Creek. There are no existing or anticipated on- or off-site drainage or erosion problems. New development may necessitate acquisition of off-site drainage easements. 3 01SN0175/WP/SEPT26N PUBLIC FACILITIES Since the applicant has proffered to restrict the uses permitted on the property to essentially church uses, there will be a minimal impact on capital facilities. Fire Service: This property is currently served by the Airport Fire/Rescue Station, Company Number 15 and Bensley-Bermuda Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Transportation: This request will have a minimal impact on the existing transportation network. LAND USE Comprehensive Plan: The site lies within the Central Area Land Use Plan which suggests the area is appropriate for residential use of 1.00 to 2.5 dwelling units per acre. The.Zoning Ordinance permits churches, by right, in residential districts. Area Development Trends: Properties to the north and west are zoned Residential (R-15) and are currently vacant. Properties to the south and east are zoned Residential (R-9) and are occupied by single family residential dwellings (Willowhurst Subdivision). Based upon recommendations of the Plan, it is anticipated that the parcels fronting along Iron Bridge Road will develop for mixed use corridor uses, to include higher density residential, professional, business, industrial and administrative offices with integrated supporting uses and properties in the vicinity of the request site, east of the corridor, will develop for residential uses. Zoning History: On December 12, 1973, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved a Conditional Use to permit a private indoor tennis club on the Agricultural (A) portion of the request property (Case 73S147). The facility was limited to one (1) indoor tennis club building and supporting parking and driveway areas. Conditions Were imposed to regulate .landscaping, drainage, parking, paving; access to an existing graveyard and to prohibit the sale or consumption of alcoholic beverages on- site. 4 01SN0175/WP/SEPT26N On December 30, 1974, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved an amendment to Case 73S147 to permit erection of a ninety-six (96) square foot freestanding sign along Iron Bridge Road to identify the recreational uses on the Agricultural (A) portion of the property. (Case 74S161) On June 27, 1990, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved an .amendment to Case 73S147 to permit health club activities, to include exercise classes, tennis and fitness-related activities on the Agricultural (A) property and within the existing structure, plus three (3) outdoor tennis courts and denied an amendment to permit the sale or consumption of alcoholic beverages, (Case 90S0127) On APril 24, 1991, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Agricultural (A) to Neighborhood Office (O-1) on that portion of the property proposed for Residential (R-12) zoning. Site Design: The request property is currently occupied by recreational facilities, office use and a single family residence with access to Iron Bridge Road via a paved driveway. It is the intent to construct a church and related uses on the subject properties. New construction must conform to the requirements of the Zoning Ordinance relative to Residential (R-12) requirements which will address, among other thingS, setbacks and parking spaces for the church use. USeS: At the request of the Dale District Planning Commi. 'ssioner, Proffered Condition 1 restricts the uses permitted on the property to churches and other places of worship, including parish houses, Sunday schools and temporary revival tents. At such time that other uses, such as residential dwellings are proposed, it will be necessary to seek a zoning amendment to permit those uses. At that time, the impact and appropriateness of residential use or other uses can be assessed. Noise: In response to concerns frOm area residents, the applicant has submitted a condition to limit the noise levels generated by the Church use at the closest property line of Willowhurst Subdivision to no greater than 65 d.b.a. Comparatively, the sounds emanating from a typical business office would be at 65 d.b.a., while average street traffic is approximately 85 d.b.a. 5 01SN0175/WP/SEPT26N Buffers and Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) within 1,000 feet of any residentially-zoned property or property used for residential purposes not be serviced between the hours of 9:00 p.m. and 6:00 a.m. Further, solid waste storage areas must be screened from view by a masonry or concrete wall constructed of comparable materials to, and designed to be compatible with, the building which it serves. The applicant has proffered additional landscaping along the perimeter of the subject property to minimize the view of the church use from adjacent properties. CONCLUSIONS The proposed zoning, coupled with the proffered conditions, conforms to the Central Area Land Use Plan which suggests that the property is appropriate for residential uses having densities of 1.0 to 2.5 dwelling units per acre. The Zoning Ordinance allows churches, by right, in residential districts. In addition, the proposed zoning and land use is compatible with existing and proposed area development. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (2/20/01): On their oWn motiOn, the Commission deferred this request to their April 17, 2001, public hearing to allow time for the Dale District Commissioner to further discuss this proposal with area residents. Staff (2/21/01): The applicant was advised in writing that any significant new or revised information should be submitted no later than February 27, 2001, for consideration at the Commission's April public hearing. 6 01SN0175/WP/SEPT26N Board of Supervisors' Meeting (2/28/0i): Because the Commission deferred this case to April 17, 2001, the Board canceled their public hearing on the case. Staff (3/23/01): To date, no' new information has been received. Pianning Commission Meeting (4/17/01): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Litton, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the Proffered Conditions 1 and 2 on page 2. AYES: Unanimous. Applicant, Staff and Dale District Supervisor (5/3/01): A meeting was held to discuSs the request. There was discussionrelative to the possibility of remanding the case to the Planning Commission for the purpose of amending the application'to include additional prOPerty. Board of Supervisors' Meeting (5/23/01): At the reqUest of~e applicant, the Board remanded this case to the Planning Commission to allow amendment Of the case to include additional property. Applicant (5/25/01): A proffered condition was submitted relative to landscaping to be installed on the property. The application was amended to include additional property. Planning Commission Meeting (8/21/01): The applicant accepted' the recommendation. There was no opposition present. 7 01SN0175/WP/SEPT26N On motion of Mr. Litton, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered conditions on page 2. AYES: Unanimous The Board of Supervisors, on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take under consideration this request. 8 01SN0175/WP/SEPT26N A A C TUCKER F C rn zc R-7 A c C c ! C-$ I-1 600 0 600 _ c Feet A 01SN0175 (AMENDED) ~ Rez. O-1 TO R-12 ~ PROF. COND. Rh 17 ? ':":'LANDSCAPING PLAN 0 ISNOI ? :5 - !