COUNTY OF ALBEMARLE

PLANNING STAFF REPORT SUMMARY

 

 

Project Name: SP 2008-66 20 South Office

Staff: Eryn Brennan, Senior Planner

Planning Commission Public Hearing: June 23, 2009

Board of Supervisors Public Hearing: tbd

Owner: Clifton McCleskey, Trustee and Mary jo McCleskey, Trustee

Applicant:  Pierce McCleskey

Acreage: 65 acres

Special Use Permit:  Sec. 10.2.2.(31) Home Occupation Class B

TMP:  TM 102, P 17E

Location: East side of Route 20 Scottsville Road, approximately one-quarter mile north of Route 708 Red Hill Road

Existing Zoning and By-right use:

RA -- Rural Areas: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots)

Magisterial District:  Scottsville

Conditions:  Yes

RA (Rural Areas): X

Requested # of Dwelling Units:  NA                           

Proposal: Amend SP 200200022 (Home Occupation Class B) to allow three storage sheds for an existing catering business

Comprehensive Plan Designation: Rural Areas - preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources, residential density (0.5 unit/ acre in development lots)

Character of Property:  A hilly, heavily forested site in the north portion of property and area along the west entrance drive; southern portion where house and business structures are located is cleared.

Use of Surrounding Properties:   The parcel is located in the Southern Albemarle Rural Historic District and surrounded by large residential farms and forests. An Agricultural/Forestal District abuts the western edge of the parcel.

Factors Favorable:
1.  The storage sheds minimally impact the existing character of the site.    
2.  There is no impact on adjacent property resulting from the storage sheds.
3.   The sheds are compatible with the design and scale of the existing buildings on the site. 

4.   The sheds do not generate an increase in traffic.

Factors Unfavorable:

None

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

 

 

     

 

           


 

STAFF PERSON:                                                                              ERYN S. BRENNAN

PRIVATE PLANNING COMMISSION:                                             JUNE 23, 2009

                                               

SP 2008-66  20 SOUTH OFFICE

 

 

Petition

PROJECT: 2000800066 - 20 South (Amendment)

PROPOSED: Amend SP 200200022 (Home Occupation Class B) to allow three storage sheds for an existing catering business

ZONING CATEGORY/GENERAL USAGE:  RA Rural Areas - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in development lots)

SECTION: 10.2.2 (31) Home Occupation Class B

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

ENTRANCE CORRIDOR: No

LOCATION:  1156 Roundtop Farm; east side of Rt. 20 Scottsville Road, approx. 1400 feet north of Rt. 708 Red Hill Rd.

TAX MAP/PARCEL: 102000000017E0

MAGISTERIAL DISTRICT: Scottsville

 

Character of the Area: This area is characterized by rolling terrain containing farmland, hedgerows, scattered residential, and forestland.  The property is accessed from a side road, Roundtop Farm, off of Scottsville Road. The parcel is located in the Southern Albemarle Rural Historic District and abutted by the Carter’s Bridge Agricultura/Forestal District to the west (see Attachment A). Farms of significant historic importance are located in this area of the County.

 

Specifics of the Proposal:  The applicant was unaware that construction of additional sheds used for the 20 South catering business would require an amendment to SP-2002-22 for this site, and has already constructed the three storage sheds to store catering equipment (see Attachment B and C). Therefore, the applicant is seeking retroactive approval for one 10’ x 16’ and two 10’ x 14” storage sheds on the site adjacent to the catering kitchen. No plumbing or electrical wiring is associated with the storage sheds. The concept plan for the existing kitchen and storage sheds is included as Attachment D.  A photograph of the storage sheds is included as Attachment E.

     

Planning and Zoning History:  A special use permit, SP-2002-22, to allow a Home Occupation Class B for a catering business to operate on the site was approved on September 4, 2002. An application for amendment to the special use was submitted by the applicant in March; initially, the application requested to allow the construction of three storage sheds and an office trailer. Since the time the application was submitted, the request to construct an office trailer has been withdrawn.

 

Conformity with the Comprehensive Plan: The Comprehensive Plan designates the subject properties as Rural Areas emphasizing the preservation and protection of agricultural, forestal, open space, and natural, historic and scenic resources as land use options. The catering business relies on local growers for its services and, therefore, supports agricultural uses in the Rural Areas, and promotes economic viability for a rural landowner, both of which are goals outlined in the Rural Areas section of the Comprehensive Plan.

 

 

STAFF COMMENT:

Staff addresses each provision of Section 31.2.4.1 of the Zoning Ordinance:

 

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 storage sheds do not represent an increased intensity of use. Associated traffic patterns or overall activity on the site will not change as a result of this proposal.  Staff feels there will be no detrimental impacts on adjacent property resulting from the two 10’ x 14’ and one 10’ x 16’ storage sheds on the site as the sheds will not be visible from those properties.

 

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

This application has been reviewed by the Architectural Review Board staff, and they have determined that the proposed use is not expected to have an impact on the EC since the sheds are not visible from the EC. The sheds are also not visible from adjacent properties and therefore have no detrimental impact on the character of the district.

 

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

The purpose of the Rural Areas Zoning District is the preservation of agricultural and forestal lands and activities; water supply protection; limited service delivery to the rural areas; and conservation of natural, scenic, and historic resources. The addition of sheds on the rear of the property would not conflict with the intent of the RA District as they will simply provide storage for the currently approved home occupation.

 

with uses permitted by right in the district,

The Home Occupation, Class B for a catering business on this site is permitted by special use permit in the RA District, and provides support for by-right uses in the area, such as agriculture and wineries, as the applicant purchases local food and wine for his catering business. Sustaining the County’s Rural Area zoning district is dependent on including uses that support agricultural and forestal communities. The proposed storage sheds would not otherwise affect the uses permitted by right in the RA District

 

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

The proposed storage sheds meet the additional regulations provided in section 5.0 of the ordinance, regarding Home Occupations, Class B. The square footage of the all the sheds totals 440 square feet and, measured internally, the area of the kitchen is 1,035 square feet; therefore, the total area of all the structures associated with the Home Occupation, Class B does not exceed the maximum 1,500 square feet allowed (see Attachment F). The sheds are also compatible with the design and scale of the buildings on the site, including the main residence and barn, evident in the use of gable roofs, 4/4 windows, and rustic style, barn-like double doors (see Attachment G). The storage sheds also do not generate additional traffic on the site.

 

and with the public health, safety and general welfare.

The Virginia Department of Transportation and the Health Department have reviewed this application and have not offered any concerns or recommendations.  No changes to the access have been proposed or will be required.

 

 SUMMARY:

 Staff has identified the following factors favorable to this application:

 

1.                               The storage sheds minimally impact the existing character of the site.            

2.                               There is no impact on adjacent property resulting from the storage sheds.

3.                               The sheds are compatible with the design and scale of the existing buildings on the site.

4.                               The sheds do not generate an increase in traffic.

 

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 2008-066 20 South Office, with the following conditions (the conditions approved with SP 2002-22 are included below; new conditions are italicized):

 

1.           Special Use Permit SP 2008-66 20 South Office shall be developed in general accord with the concept application plan, provided by the applicant and received March 16, 2009 (Attachment D). However, the Zoning Administrator may approve revisions to the concept application plan to allow conformance with the Zoning Ordinance; 

2.          There shall be no on-site sales;

3.          There shall be no outdoor storage of materials;

4.          All requirements of the Health Department shall be satisfied;

5.         No additional outdoor lighting shall be allowed without an amendment to this Special Use Permit.

 

 

ATTACHMENTS

 

Attachment A – Aerial Map

Attachment B – SP 2002-22 Staff Report

Attachment C – Board of Supervisors Action Letter and Conditions for SP 2002-22

Attachment D – Concept Plan

Attachment E – Photograph of three storage sheds

Attachment F – Photograph of kitchen

Attachment G – Photograph of shed

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