COUNTY OF ALBEMARLE

STAFF REPORT SUMMARY

 

Project Name:  SP 2007-00013 Stony Point Fire Department Addition

Staff: Scott Clark

Planning Commission Public Hearing:

June 12, 2007

Board of Supervisors Public Hearing:

August 1, 2007

Owner/s:  Stony Point Volunteer Fire

Applicant: Stony Point Volunteer Fire

Acreage:  8.02

Special Use Permit: 12.2.2.3, Fire and rescue squad stations (reference 5.1.09)

TMP:  Tax Map 48 Parcel 18D

Location:  3827 Stony Point Road (Route 20), 0.2 miles south of intersection of Route 20 and Route 600.

Existing Zoning and By-right use:   VR - Village Residential: agriculture, compact residential (0.7 unit/acre); EC - Entrance Corridor: Overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access

Magisterial District:  Rivanna

Conditions: Yes

RA: Rural Areas

Requested # of Dwelling Units: n/a

Proposal:  Expand existing fire station by adding outbuilding for storage and office uses.

Comprehensive Plan Designation: Rural Area 2: Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5  unit/ acre)

Character of Property: Approximately 1.2 acres of the property are occupied by the fire station and an asphalt parking area. The remainder of the property, to the east of the fire station, is wooded.

Use of Surrounding Properties:  Small and large-lot residential. Stony Point Elementary School is adjacent to the northeast.

Factors Favorable:

1.        The proposal would bring an existing fire station into conformity with the Zoning Ordinance.

2.        The existing facility meets an important public-safety need. The new outbuilding would help the fire company meet space needs without creating new impacts on the surroundings.

Factors Unfavorable:

No unfavorable factors

RECOMMENDATION: Staff recommends approval of this Special Use Permit, with conditions.

 

 


 

Petition: 

PROPOSED: Expand existing fire station by adding outbuilding for storage and office uses.

ZONING CATEGORY/GENERAL USAGE: VR - Village Residential: agriculture, compact residential (0.7 unit/acre); EC - Entrance Corridor: Overlay to protect properties of historic, architectural or cultural significance from visual impacts of development along routes of tourist access

SECTION: 12.2.2.3, Fire and rescue squad stations (reference 5.1.09)

COMPREHENSIVE PLAN LAND USE/DENSITY:    Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources/ density ( .5  unit/ acre)

ENTRANCE CORRIDOR: Yes

LOCATION: 3827 Stony Point Road (Route 20), 0.2 miles south of intersection of Route 20 and Route 600.

TAX MAP/PARCEL: Tax Map 48 Parcel 18D

MAGISTERIAL DISTRICT: Rivanna

 

Character of the Area:

 

Stony Point is a crossroads village. Historic aerial photos indicate that the village was very small (with only a school and a few dwellings) and surrounded almost entirely by farm and forest land through the 1970s. Since the 1980s, many nearby properties have been converted to small- and large-lot residential development.

 

Specifics of the Proposal:

 

The Stony Point Volunteer Fire Department is an existing, non-conforming fire station. Current staffing is 3 fire-rescue personnel during the day shift and 3 to 6 on the night shift. The fire company wishes to add a 26' x 46' outbuilding for storage and office uses as part of a renovation of the fire station (see conceptual plan in Attachment C). This expansion requires the facility to obtain a special use permit.

 

Planning and Zoning History:

 

This is an existing use with no prior special use permits.

 

SP 2007-00002 Farm Worker Housing

 

Conformity with the Comprehensive Plan:

 

The Fire and Rescue Services section of the Community Facilities Plan recognizes the Stony Point fire station as one of the facilities that “safeguard the community against the damaging effects of fire, and in some cases, provide

emergency medical (EMS) first response services.”

 

The Comprehensive Plan states that higher service levels and lower response times should be available in the Development Areas. However, Service Objective 2 of the Fire and Rescue Services section establishes that there is an expected service level to be provided in the Rural Areas. The Stony Point fire station is an existing facility that helps to provide that appropriate level of service.

 

Service Objective 3 states that the County should “Construct fire and rescue stations at strategic locations throughout the County to help achieve desired response times to all emergency calls and increase the level of service.” Although this is an existing station, the planned expansion would help increase the level of service by providing the fire company with more space to accommodate their activities.

 

31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property,

 

The expanded facilities will not change the character or overall impacts of the use. The new building would be located immediately adjacent to the existing fire station and would not decrease the distance between the facilities and any adjacent dwellings.

 

that the character of the district will not be changed thereby and

 

This minor expansion of an existing use is not expected to change the character of the district.

 

The fire station is located on an Entrance Corridor. However, the new building is not expected to be visible from the Entrance Corridor and will not have an impact on it.

 

that such use will be in harmony with the purpose and intent of this ordinance,

 

This use is in harmony with a purpose of the Zoning Ordinance:

 

1.4.4 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;

 

with uses permitted by right in the district,

 

This use provides a public service for the residential and agricultural use permitted by right in the VR Village Residential district.

 

with the additional regulations provided in section 5.0 of this ordinance,

 

5.1.09 FIRE, AMBULANCE, RESCUE SQUAD STATION (VOLUNTEER)

Each fire, ambulance or rescue squad station (volunteer) shall be subject to the following:

a. Any such use seeking public funding shall be reviewed by the commission in accordance with section 31.2.5. Specifically, the commission shall find that the proposed service area is not already adequately served by another such facility. In addition, the commission shall consider: growth potential for the area; relationship to centers of population and to high-value property concentrations; and access to and adequacy of public roads in the area for such use. The commission may request recommendation from the Albemarle County fire official and other appropriate agencies in its review;

 

This proposal is to bring an existing facility into conformity with the Zoning Ordinance and to authorize a minor expansion. Continuing the use of this facility and permitting the construction of the outbuilding will maintain services for the area while helping the fire company to meet their space needs.

 

Staff recommends that the Planning Commission make the finding required above in 5.1.09(a).

 

b. Subordinate uses and fund-raising activities such as bingo, raffles and auctions may be

conducted outdoors during daylight hours and shall be conducted in an enclosed building at

all other times. (Amended 6-14-00; 10-3-01)

 

This section only establishes standards for potential future uses of the site. The fire company has not expressed an intent to host these activities as part of this application.

 

and with the public health, safety and general welfare.

 

VDOT has stated that “if any of the proposed new uses will generate traffic in excess of 30 vehicles,

needs to be added to the entrance to the Fire Department.” However, the addition of the outbuilding is not intended to increase the level of use on the site.

 

The Virginia Department of Health has stated that the facility would need an improved septic field if any new personnel were to be added to the site. This request would not increase staffing levels.

 

If the fire station expands in the future, it will need a special use permit amendment. At that time, VDOT, VDH, and any other concerned agencies could review the expansion and recommend any needed improvements.

 

This use supports public health and safety by providing facilities for fire and rescue personnel to serve residents of the northeast portion of the County.

 

SUMMARY:

 

Staff has identified the following factors favorable to this application:

1.       The proposal would bring an existing fire station into conformity with the Zoning Ordinance.

2.       The existing facility meets an important public-safety need. The new outbuilding would help the fire company meet space needs without creating new impacts on the surroundings.

 

Staff has not identified any factors unfavorable to this application:

 

RECOMMENDED ACTION: 

Based on the findings contained in this staff report, staff recommends approval of Special Use Permit 2007-00013 under the following conditions:

 

1.       The fire station’s improvements and the scale and location of the improvements shall be developed in general accord with the conceptual plan entitled “Conceptual Plan SP-2007-00013,” prepared by Thomas B. Lincoln Land Surveyor Inc., and dated 3/22/07.

 

 

ATTACHMENTS

Attachment A – Location Map

Attachment B – Detail Map

Attachment C – Conceptual Plan for SP 2007-00013

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