ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT

STAFF REPORT

 

 

Proposal:  SP 07 - 62 Southwood Community Center Expansion

Staff:  Claudette Grant

Planning Commission Public Hearing: 

April 8, 2008 

Board of Supervisors Hearing:  May 14, 2008

Owners: Southwood Charlottesville, LLC

Applicant: Southwood Charlottesville, LLC with Clark Gathright, Daggett & Grigg Architects

Acreage:  Approximately 1 acre

Special Use Permit for: community center in an R-2 residential district.

TMP: TM: 90A1 P: 1D

Location: Southwood Mobile Home Park. Northeast corner of the intersection of Hickory Street and Bitternut Lane. Hickory Street approximately 2,100 feet from the intersection of Old Lynchburg Road and Hickory Street. (Attachments A & B)

By-right use: R-2 Residential (2 units/acre; and community center use by special use permit)           

Magisterial District: Scottsville

Conditions: Yes   EC: Yes             

Proposal:  The Boys and Girls Club proposes to use the former store space for up to 80 youth members and improve the basketball court, play field/yard, surface of lot in front of building and the façade of existing building.

Requested # of Dwelling Units: 0

DA (Development Area): Neighborhood 5                        

Comp. Plan Designation: Neighborhood Density Residential-residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses.

Character of Property:   Developed with residential use; the subject site currently has mailboxes, parking area, a former store, an office and a small facility for the Boys and Girls Club. There are steep slopes at the rear of the existing building that slope up the hill towards some mobile homes.    

Use of Surrounding Properties: Single family residential, school, church, recreation facility and land that is currently vacant and wooded, but recently rezoned for the Biscuit Run development of up to  3,100 residential units with some commercial and community uses.   

Factors Favorable:

1.                               This proposal will provide a much needed comprehensive youth development service for more youth who live in the Southwood community.

2.                               This proposal will provide a community center/meeting place for the entire Southwood community.

3.                               The renovations to the building and facilities will enhance the site.

 

Factors Unfavorable:

1.                               There are no factors unfavorable.

1.       1.

RECOMMENDATION: Staff recommends approval of SP 2007-62, Southwood Community Center Expansion with the following conditions of approval:

1.                   Development shall be in general accord with the concept plan dated February 26, 2008.

2.                   The parking study is based on a maximum of 80 children. There shall be no more than 80 children served at this location of the Boys and Girls Club.

Staff also recommends approval of the critical slopes waiver.

 

 

 

STAFF PERSON:                                                                              Claudette Grant

PLANNING COMMISSION:                                                              April 8, 2008

BOARD OF SUPERVISORS:                                                           May 14, 2008

SP2007-062: Southwood Community Center Expansion

 

Petition:

PROJECT: SP 2007-00062 Southwood Community Center Expansion

PROPOSED: The Boys and Girls Club proposes to use the former store space for up to 80 youth members and improve the basketball court, play field/yard, surface of lot in front of building and the façade of existing building.

ZONING CATEGORY/GENERAL USAGE: R-2 Residential (2 units/acre)

SECTIONS: 14.2.2 .1 and 5.1.04 Community center.

COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential-residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses.

ENTRANCE CORRIDOR: Yes

LOCATION:  Southwood Mobile Home Park. Northeast corner of the intersection of Hickory Street and Bitternut Lane. Hickory Street approximately 2,100 feet from the intersection of Old Lynchburg Road and Hickory Street.

TAX MAP/PARCEL: 90A1-1D

MAGISTERIAL DISTRICT: Scottsville

 

Character of the Area and Adjoining properties:

The property is located in the Southwood Mobile Home Park in the northeast corner of the intersection of Hickory Street and Bitternut Lane. Hickory Street is approximately 2,100 feet from the intersection of Old Lynchburg Road and Hickory Street. Uses adjacent and near to the site include single family residential, school, church, recreation facility and land that is currently vacant and wooded, but recently rezoned for the Biscuit Run development of up to  3,100 residential units with some commercial and community uses. There are several residential subdivisions located nearby as well as Interstate-64.

 

The buildings located on the site vary in age with some buildings in need of renovation. There are primarily mobile homes used for residential uses located in the Southwood community. The buildings that are proposed to be renovated for this special use permit request are currently the former neighborhood store, an office and the location of the Boys and Girls Club.

 

The Covenant School is located northeast of the site and the recently rezoned Biscuit Run development, which has not been built yet, is located to the south of the site. The Mosby Mountain subdivision is located to the west and across Old Lynchburg Road.                                                                                                          

 

Specifics of Proposal                                                                                                                                         The Southwood Mobile Home Park is currently developed primarily with mobile homes. The applicant is requesting a special use permit to expand the existing Boys and Girls Club into the former neighborhood store space for up to 80 youth members, improve the existing basketball court, play field/yard, surface of lot in front of building and the façade of the existing building. The applicant anticipates increasing membership at the Boys and Girls club from 20 members to 80 members. The applicant is also requesting this special use permit in order to abate the violation of the Zoning Ordinance from the current use of the property as a community center without a special permit.

 

VDOT suggested a right-of-way (ROW) dedication along the southern part of the property on Route 631 could accommodate a future safety improvement to Route 631. This comment is primarily suggested should this special use permit directly impact Route 631. Since the special use request does not impact Route 631, staff and VDOT did not pursue the comment further. (See Attachments E and F)  

 

Background:

There is currently no additional information.

 

Applicant’s Justification for the Request:

The applicant would like to provide comprehensive youth development services to a greater number of youth who live in the Southwood community. This request will also provide better community meeting space for the broader Southwood community, and it will abate the violation of the Zoning Ordinance regarding the current use of the property as a community center without a special use permit. 

 

Planning and Zoning History:

Southwood Mobile Home Park developed in 1976. The property was zoned R-2 residential prior to 1980. Over the last 25 to 30 years a variety of home occupations, violations, zoning clearances, signs, and one Special Use Permit (SP 2001-004) have occurred on the site. SP2001-004 was a special use permit approved with conditions for Rainbow House, a community center located at 750 Java Court. As previously discussed in this report the current buildings and uses for the store, office and Boys and Girls Club do not have site plans, special permits, rezoning, etc. associated with them.

 

Comprehensive Plan:

The subject property is designated Neighborhood Density on the Land Use Plan Map in Neighborhood Five.

 

A full Neighborhood Model Analysis is not applicable for this project since it is an existing development and does not propose re-development, but proposes improvements to existing facilities/buildings. Those Principles that this special use permit request supports are a mixture of uses and neighborhood center.

 

Staff Comment:

Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:

 

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 proposed expansion/renovation of the community center and outdoor facilities are not expected to have detrimental impacts on the adjacent properties. The Boys and Girls club has been operating in this general location at Southwood for many years. Although the center and club are located within a residential community, there is a need for this service and its expansion to serve more youth and provide a good meeting space for the residents of the community. 

 

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

The existing site is established in the community, having recently served as a neighborhood store, office and the Boys and Girls Club. The proposed expansion and renovation of the site will provide a larger space for the Boys and Girls Club, a community center for the residents of Southwood and an office. The character of the district will not change and the renovations to the site will provide much needed improvements for this neighborhood center.  

 

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

The R-2 residential district is primarily for the purpose of providing a potential transition density between higher and lower density areas established through previous development and/or zoning in community areas and the urban area; and to provide incentives for clustering of development and provision of locational, environmental and development amenities. The uses requested in this special use permit provide a service amenity in the district.  

 

with uses permitted by right in the district,  

Allowing the proposed uses should be a relatively low impact to the existing residential uses already on the property, since the Boys and Girls club and the office already exist and the club will mostly benefit Southwood Mobile Home Park residents. The community center will be a new feature at this location but should also have relatively low impact to the existing residential uses. These uses are therefore viewed as compatible with the residential uses allowed in the R-2 District.

 

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

Section 5.1.04 COMMUNITY CENTER states that “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 be mindful that such use is appropriate to villages, communities and the urban area of the comprehensive plan.” SP 2001-004 is an approved special use permit request for a community center in this general area. However, that center is a satellite ministry/community center and is affiliated with Jefferson Park Baptist Church and provides an afterschool program. The proposed community center would be available for all residents of the Southwood Mobile Home Park. Staff believes that Southwood Mobile Home Park is not already adequately served by another facility and this use is appropriate in this part of the urban area.   

 

and with the public health, safety and general welfare.

The public health, safety, and general welfare of the community are protected through the special use permit process which assures that uses approved by special use permit are appropriate in the location requested.

 

The applicant submitted a critical slopes waiver request which has been reviewed by staff and is recommended for approval. Staff believes the 675 square foot area, as shown on the plan, for disturbance of the critical slopes is insignificant. Staff does not see any issues with its disturbance and recommends approval of this waiver request. (See Attachment G) 

 

Summary:

 

Staff has identified the following factors favorable to this application:

1.      This proposal will provide a much needed comprehensive youth development service for more youth who live in the Southwood community.

2.      The proposal will provide a community center/meeting place for the entire Southwood community.

3.      The renovations to the building and facilities will enhance the site.

 

Staff has not identified any factors unfavorable to this application.

 

Recommended Action:

Staff recommends approval of SP 2007-62, Southwood Community Center Expansion with the following conditions of approval:

 

1.      Development shall be in general accord with the concept plan dated February 26, 2008.

2.      The parking study is based on a maximum of 80 children. There shall be no more than 80 children served at this location of the Boys and Girls Club.

Staff also recommends approval of the critical slopes waiver.

 

 

ATTACHMENTS

 

Attachment A – Tax Map

Attachment B – Vicinity Map

Attachment C – Proposed Plan dated February 28, 2008

Attachment D – Electronic Mail from Gary Whelan, ACSA, dated March 24, 2008

Attachment E – Letter from Joel DeNunzio, dated February 1, 2008

Attachment F – Electronic Mail from Joel DeNunzio, VDOT, dated March 31, 2008

Attachment G – Letter from Clark Gathright, dated December 21, 2007

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