D3 April 8, 2015 Public Hearing APPLICANT AND PROPERTY OWNER: ASSEMBLY OF YAH, INC. STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Religious Facility - church) ADDRESS / DESCRIPTION: 5151 Locke Lane GPIN: 14666592710000 ELECTION DISTRICT: KEMPSVILLE SITE SIZE: 28,220 square feet AICUZ: Less than 65 db DNL APPLICATION HISTORY: This application was deferred on March 11 due to the lack of proper public notice (public notice signs were not posted). BACKGROUND / DETAILS OF PROPOSAL The applicant requests a Conditional Use Permit for the purpose of constructing a 3,400 square foot, one-story addition to an existing church building. City records indicate that the existing building was constructed in 1950, predating the adoption of the Zoning Ordinance. Because a religious use has continuously occupied the site, no Conditional Use Permit exists for the church. The applicant desires to enlarge the church building, and; therefore, a Conditional Use Permit is required. This application was deferred from the March 11, 2015 Planning Commission to allow for the applicant to post the required notification signs on the site. The subject site contains a one-story, 2,513 square foot brick building situated in the center of the site, as well as a small gravel parking area. Access to the site is from Locke Lane. There is mature plant material along Locke Lane and Kempsville Road, as well as numerous mature trees throughout the site, particularly in the rear. The addition will contain a new sanctuary space as well as facilities to accommodate various office and Page 1
fellowship activities. The church has a congregation of approximately 100 people, and the proposed addition will accommodate 40 additional seats. No day care, school, or housing accommodations are proposed with this application. The proposed 3,400 square foot addition extends from the rear (eastern side) of the existing building. The addition is designed to match the existing building in both style and material. The front façade facing Locke Lane will be brick and the side and rear facades will be Hardieplank fiber-cement siding. A new paved parking area will be installed adjacent to Locke Lane to accommodate the additional parking required due to the addition. The existing parking area will also be paved, striped, and landscaped to meet City standards. The existing landscaping along Locke Lane and Kempsville Road will be enhanced or replaced to meet the standards of the City Landscaping Guide, including additional planting around the free-standing sign. A six-foot privacy fence, as well as Category IV landscaping will be installed along the south and east property lines to provide screening from the adjacent properties. EXISTING LAND USE: Religious facility LAND USE AND COMPREHENSIVE PLAN SURROUNDING LAND USE AND ZONING: North: Locke Lane Single-family dwellings / R-10 Residential District South: Professional and medical offices / O-2 Office District East: Single-family dwellings / R-10 Residential District West: Kempsville Road Religious facility (church) / A-12 Apartment District NATURAL RESOURCE AND CULTURAL FEATURES: A portion of the site is developed with a one-story building and gravel parking area. The remainder of the site is undeveloped land containing several mature trees. The site is located in the Chesapeake Bay Watershed. There are no known historical and cultural features of significance associated with the site. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area of the city as being in the Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, and aesthetic quality of stable neighborhoods. Achieving these goals of preserving neighborhood quality requires that all new development or redevelopment, whether residential or non-residential, either maintain or enhance the overall area. This can be accomplished through uses compatible with surroundings, attractiveness of site and buildings, environmental responsibility, livability, and effective buffering of residential from other residential and nonresidential with respect to type, size, intensity, and relationship to the surrounding uses (p. 3-1 through 3-3). IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Locke Page 2
Lane is a two-lane undivided local street. It is not included in the Master Transportation Plan. Kempsville Road is a four-lane divided minor urban arterial. The Master Transportation Plan proposes a six-lane facility within a 150-foot wide right-of-way. This segment of Kempsville Road is functioning over-capacity at a Level of Service F. There are no Roadway Capital Improvement Program projects scheduled for this area. TRAFFIC: Street Name Present Volume Present Capacity Generated Traffic Kempsville Road 29,877 ADT 1 14,800 ADT 1 (LOS 4 C ) 22,800 ADT 1 (LOS 4 D ) 27,400 ADT 1 (LOS 4 E ) Existing Land Use 2 92 ADT Proposed Land Use 3 217 ADT 1 Average Daily Trips 2 as defined by a church - 2,513 square feet 3 as defined by a church - 5,913 square feet 4 LOS = Level of Service WATER: This site currently connects to City water. There are existing 16-inch, 24-inch, and 36-inch City water transmission mains along Kempsville Road. There is an existing 8-inch City water main along Locke Lane. The existing 5/8-inch water meter (City ID #95038161) can be used or upgraded to accommodate the proposed development. SEWER: The site currently connects to City sewer which discharges to Pump Station #417. There is an existing 20-inch HRSD force main and an 8-inch City gravity sewer main along Kempsville Road. There is an existing 8-inch City gravity sewer main along Locke Lane. EVALUATION AND RECOMMENDATION The applicant requests a Conditional Use Permit for the purpose of constructing a 3,400 square foot addition to an existing church building that will accommodate a growing congregation. Staff concludes that this request is consistent with the Comprehensive Plan s land use policies for the Suburban Area, and the use is compatible with the character of the surrounding area. The 0.64 acre site, zoned R-10 Residential District, has been used as a church for many years. The new building will add 40 seats, and this increase will have a minimal impact on the volume of traffic. The proposed addition is designed to complement the existing structure on the site and will also match the character of the surrounding properties in style and materials. The applicant proposes a number of improvements to the site, including the following: Enhanced plantings along both rights-of-way; Page 3
Installation of a buffer, including a privacy fence and plant material along the south and east property lines to provide adequate screening between the church and the adjacent properties; Improvements to the parking area, including paving, striping and the installation of landscaped islands; Relocation of the ingress/egress point to the property further east along Locke Lane, which is a safer and more desired location; and Improvements to Locke Lane, including the installation of curbing, guttering, and a sidewalk. In sum, Staff recommends approval of this application with the conditions below. CONDITIONS 1. When developed, the site shall be in substantial accordance with the site plan entitled, SITE LAYOUT PLAN AND BUILDING ELEVATIONS ADDITION TO THE ASSEMBLY of YAH HOUSE of WORSHIP, 5151 LOCKE LANE, VIRGINIA BEACH, VA, dated August 29, 2014, and prepared by Verebely & Associates, Architects. Said plan has been exhibited to the City Council and is on file in the Planning Department. 2. When developed, the building addition shall be in substantial accordance with the submitted building elevation entitled, SITE LAYOUT PLAN AND BUILDING ELEVATIONS ADDITION TO THE ASSEMBLY of YAH HOUSE of WORSHIP, 5151 LOCKE LANE, VIRGINIA BEACH, VA, dated August 29, 2014, and prepared by Verebely & Associates, Architects. Said elevation has been exhibited to the City Council and is on file in the Planning Department. 3. When developed, the exterior of the building addition shall be finished using the materials as identified on the submitted elevation entitled, SITE LAYOUT PLAN AND BUILDING ELEVATIONS ADDITION TO THE ASSEMBLY of YAH HOUSE of WORSHIP, 5151 LOCKE LANE, VIRGINIA BEACH, VA, dated August 29, 2014, and prepared by Verebely & Associates, Architects. The front (north facing) façade shall be brick veneer to match the existing church building. The side and rear facades shall be Hardieplank fiber-cement siding. 4. A development site plan depicting the improvements enumerated in the conditions below as well as the requirements of City ordinances and standards shall be submitted to the Planning Department / Development Services Division for review and approval prior to the issuance of any permits. 5. The existing gravel parking area located between the church building and Kempsville Road shall be paved and striped to meet all City regulations applicable to parking lots. 6. A minimum of seventy-five (75) square feet of planted area shall be installed around the existing free-standing sign adjacent to Kempsville Road. The plant materials shall be consistent with and be installed in conformance with the requirements of the City Landscaping Guide. 7. The privacy fence as shown on the submitted site plan shall conform to the requirements of Section 201 (e) of the Zoning Ordinance. Chain-link fencing shall not be permitted. A permit for Page 4
the fencing shall be obtained from the Planning Department / Permits & Inspections Division prior to installation. 8. The applicant shall make improvements to the right-of-way (Locke Lane) as required by the Department of Public Works, including, but not limited to: the installation of curb and gutter along the entire frontage of the sites on Locke Lane, and the installation of a sidewalk in the right-ofway along the entire frontage of Locke Lane. All improvements shall be reviewed by the Development Services Center and the Department of Public Works and shall meet all City standards. 9. No Certificate of Occupancy shall be issued until a subdivision plat vacating the interior lot line has been submitted to and approved by the Development Services Center and recorded with the Clerk of the Court. 10. The applicant shall obtain all necessary permits and inspections from the Planning Department / Permits & Inspections Division and the Fire Department. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 5
AERIAL OF SITE LOCATION Page 6
PROPOSED SITE LAYOUT & ELEVATION Page 7
PROPOSEDSITE LAYOUT- DETAIL Page 8
PROPOSED ELEVATION- DETAIL Page 9
EXISTING CHURCH BUILDING Page 10
EXISTING FREE-STANDING SIGN Page 11
1 2 ZONING HISTORY # DATE REQUEST ACTION 1 07/11/2006 Use Permit (Church addition) Approved 03/23/1993 Use Permit (Church addition) Approved 05/14/1979 Use Permit (Church) Approved 07/17/1978 Change of Zoning (A-1 to A-4) Withdrawn 2 03/24/1986 Use Permit (Private Club) Denied 11/19/1984 Change of Zoning (R-5 to O-1) Approved 01/14/1980 Change of Zoning (R-5 to O-1) Denied Page 12
DISCLOSURE STATEMENT Page 13
DISCLOSURE STATEMENT Page 14