03SN0305-Sep17.pdfSeptember 17, 2003 'BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0305
Gill Grove Baptist Church
Matoaca Magisterial District
East line of River Road
REQUEST:
Conditional Use to permit a child care center and private school in an Agricultural
(A) District.
PROPOSED LAND USE:
A-.child care center and a private school in conjunction with the church use are
proposed.
PLANNING COMMISSION-RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF'THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend denial for the following reason:
Although the propOsed child care center and. private school would have no greater land
use impact upon existing and anticipated area residential development than does the
permitted church or public school uses, the application fails to address the impacts on
transportation facilities. Specifically, mm lanes along River Road are warranted with the
proposed enrollment.. The applicant has not provided, for these road improvements.
(NOTE:' CONDITIONS MAY BE IMPOSED OR THE-PROPERTY OWNER MAY PROFFER
CONDITIONS THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
Providing a FIRSTCHOICE Community Through Excellence in Public Service.
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(CPC) 1..
Except where the requirements of the underlying Agricultural (A) zoning
are more restrictive, any new development for school or child care center
use shall conform to the reqUirements of the Zoning Ordinance for
Corporate Office (0-2) uses in Emerging Growth Areas, excluding buffer
requirements. (P)
(CPC) 2.
The following setback criteria shall applY to any outdoor play fields,
courts, swimming pools and similar active recreational areas:
ao
With the exception of playground areas which accommodate
swings, jungle gyms or similar such facilities, all active play fields,
courts, swimming pools 'or similar active recreational facilities
which could accommodate organized sports such 'as football,
soccer, basketball, etc., shall be located a minimum of 100 feet
from adjacent property in A and R Districts. Within this setback,
existing vegetation shall be supplemented, where necessary, with
landscaping or other devices designed to achieve the buffering
standards contained in the Zoning Ordinance for 50-foot buffers.
If outdoor play fields, courts, swimming pools and similar active
recreational areas are setback more than 100 feet from the adjacent
properties in A or R Districts, the landscaping or other design
features described in Condition 2.a. may be modified by the
Planning Department at the time of site plan review. Such
modification shall accomplish mitigation of the visual and noise
impacts that sports or related activities have on adjacent properties
equivalent to the 100 foot setback/landscaping requirements
described in Condition 2.a.
Co
Any playground areas shall b.e setback a minimum of forty (40)
feet from all property lines. (P)
(CPC) 3.
The operation ora child care center and/or school use shall be conducted
in asSociation with church or other places of worship use on the property.
(P)
(CPC) 4.
The child care center use will have a maximum enrollment of 50 children
and the private school will have'a maximum enrollment of'100 students.
(P)
(CPC) 5.
Direct access from the property to River Road shall be limited to two (2) /
entrance/exits. The exact location of these entrance/exits shall be
approved by the Transportation Department. (T)
2 03 SN0305 -SEPT 17-BO S
(CPC)
.(Cpc)
6. Prior to .issuance of any additional building permits on the property, forty-
~ five (45) feet of right of way on the east side of River Road, measured
from the centerline of that part Of River Road immediately adjacent to the
property, shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
7. PriOr to enrollment of more than.a cumulative total of one-hundred (100)
students at the child care center,and'school, additional pavement shall be
constructed on River Road at one.of the entrance/exits approved access to
proVide a right mm lane. The develOper shall dedicate, free and
unrestricted, any additional right of way (or easements) required for these
'improvemems. (T)
(NOTE:These conditionS would not apply to any Permitted use, such as a church, on the
property.)
GENERAL INFO~TION
~ LoCatiOn:
East line 0f River :Road, south Of Nash Road. Tax IDs 754-626-1279 and 3599 and 754,
627-1520 (Sheet 40).
EXisting Zoning:.
. A
Size~
8.4 acres
Existing Land Use:
Church
Adjacent Zoning and Land Use:
North, South, East and West - A; Single familY residential or vacant
UTILITIES
Public Water System:
- There is an .existing sixteen (16) inch water line extending along River Road, adjacent to
· the.request site. Use of the public water system .is required by County Code.
3 03SN0305-SEPT17-BOS
Public Wastewater System:
The public wastewater system is not available to serve the request site. The request site
lies within the area of anticipated Residential (R-88) zoning of the Southern and Western
Area Plan and permits the use of private septic systems.
Private Well and Septic 'Systems:
Use of a private septic system is proposed. The Health Department must approve any
new septic system, or expanded usage of any existing septic system.
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimai impact on drainage and erosion.
PUBLIC FACILITIES
Fire Service:
The Phillips Volunteer Fire Station, Company Number 13, and Ettrick Matoaca
Volunteer Rescue Squad currently provide fire protection and emergency medical
service. This request will.have minimal impact on fire and emergencymedical service.
Transportation:
The property (8.4 acres) is currently zoned Agricultural (A), and a church (Gill Grove
Baptist Church) has been developed on the. property. The applicant is requesting a
Conditional Use to permit the operation Of a Private school and day care on the property.
The applicant has proffered that enrollment atthe school will be limited to 100 students
and enrollment at the day Care will be limited to fifty' (50) students (Proffered Condition
4). Based on the maximum enrollments and using private school and day Care trip rates,
development could generate approximately 400 average daily trips. These vehicles will
be distributed along River Road, which had a 2003 traffic count of 3;250 'vehicles per
day.
Sections of River Road have twenty-two (22) feet of pavement with no shoulders. The
standard typical section for this type of roadway should be twenty-four (24) foot wide
pavement, with minimum eight (8) foot wide shoulders. The capacity of River Road is
acceptable (Level of Service C) for the volume oftraffc it currently, carries.
The Thoroughfare Plan identifies River Road as a major arterial with a recommended
right-of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five
(45) feet of right ofway measured from the centerline of River Road in accordance with
that Plan. (Proffered Condition 6)
Access to major arterials, such as River Road, should be controlled. In conjunction with
development of the church, four (4) accesses were constructed to River Road. The
4 03SN0305-SEPT17-BOS
spacing between these accesses does not meet current Transportation Department
standards. Based on the development that has occurred on the property, the applicant has
agreed to eliminate the two (2) accesses located at either property line. The applicant, has
proffered that direct access from the property to River Road will be limited to two (2)
entrance/exits. (Proffered Condition. 5)
The traffic impact of this development must .be addressed. Based on Transportation
Department standards, a fight mm lane on River Road is warranted with a combined
enrollment of more than twenty-seven (27) studentS'at the School and day care, and a left
mm lane on River Road is warranted with a combined enrollment of more than forty-one
(41) students. The applicant has proffered to construct only a right mm lane prior to
enrollment of more than a cumulative total ofl00 students at the School and day care
(proffered Condition 7). The proffer does not adequatelY address the traffic impact-of this
development based on Transportation Department standards; therefore, the
Transportation Department does not support this request.
LAND USE
COmprehensive Han:
Lies within the boundaries of the Southern and Westem Area Plan which suggests the
property is appropriate for residential use of 1 to 5 ·acre lots, suited for Residential (R-88)
zoning.
Area.Development Trends:
Surrounding properties are 'zoned Agricultural (A) and are developed with single family
residences on acreage parcels or are vacant. It is'anticipated that single family residential
· use will continue in the area as suggested by the Plan.
Site Design:
The request property has been developed as a church complex with associated parking
facilities. The applicant intends to use the existing facilities for private school and child
care center use in addition to the church use. The recommended conditions would
require any new development for the school and/or child care center use to conform to
the'development standards of the ZOning Ordinance fOr Corporate Office (0-2) uses in
Emerging Growth Areas except for buffers and where the underlying zoning
requirements are more restrictive (Proffered Condition 1). Emerging Growth Area
standards address access, parking, landscaping, architectural treatment, setbacks, signs,
utilities and screening.
Use/Enrollment:
Churches and associated uses are permitted: within Agricultural (A) districts. Private
schools and child care centers have typically been cOnsidered as accessory to a church
use subject to conditions as recommended herein relative 'to site design for such facilities
situated near residential areas. Proffered Condition 3 requires the school and child care
center use to be conducted in association with the church use on the property.
5 03SN0305-SEPT17-BOS
The applicant is limiting enrollment of the child care center to a maximum of fifty (50)
children and enrollment of the school to a maximum of 100 students. (Proffered
Condition 4)
Buffers and Screening:
Currently, the ZOning Ordinance requires that solid waste storage areas (i.e. dumpsters,
garbage cans, trash compactors, etc.) on property which is adjacent to an-A or R District
be screened frOm view of such district as prescribed in the Ordinance: In addition, the
site must be designed and buildings oriented so that loading areas are screened from any
property where loading areas are prohibited and from public rights of way.
As noted herein, adjacent properties are zoned AgricultUral (A) and are occupied by
single family reSidential uses or are vacant. Any proposed outdoor recreatiOnal facilities
and playgrounds associated with the private school or child care center must be setback
from these .adjacent properties. (Proffered Condition 2)
CONCLUSIONS
Although the proposed child care center and private school would have no greater land use
impact upon existing and anticipated area residential development than does the .permitted
church or. public school uses, the application fails to address the impacts on transportation
facilities. SPecifically, turn lanes along River Road are warranted with the propOsed enrollment.
The applicant has. not provided for these road improvements.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/19/03):
The applicant did not accept staff's recommendation but did accept the COmmission's
recommendation. No one spoke in favor of or in opposition to the request.
Mr. Stack questioned with the church currently operating the private school and day care,
whether there had been any vehicle accidents at the church. Mr. Stan Newcomb with the
Transportation Department reported that there had not been any reported accidents at the
church.
Mr. Stack stated that while he considered a development's, traffic impact important and
under most circumstances would not waiver from Transportation Department's
.recommendations, the felt in this case that the requirement for mm lanes was based more
on a standard benchmark rather than the potential impact from the church's proposed
uses.
6 03 SN0305-SEPT17-BOS
On motion of Mr. Stack, seconded by Mr. Cunningham, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
The Board of Supervisors, on Wednesday, September, 17, 2003, beginning at 7:00 p.m~,, will take
under consideration this request.
7 03 SN0305- SEPT 17-BOS
/
/
/
/
/
/
/
/
/
/
/-
/.
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
,///
/
/
/
/