00SN0155-FEB9.PDFFebruary 9, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0155
Riverside School
Midlothian Magisterial District
2110 McRae Road
Conditional Use Planned Development to permit exceptions to bulk requirements
and to increase enrollment at a private school. Specifically, the applicant is
requesting a twenty (20) foot exception to the twenty-five (25) foot rear yard
setback requirement; exception to parking requirements that would allow the width
of parking spaces to be reduced to 8.5 feet or a reduction in the number of required
parking spaces; and to be allowed to increase student enrollment from the current
maximum of fifty (50) to sixty (60).
PROPOSED LAND USE:
A private school has been developed on the property. Expansion of the existing
school facilities is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
PROFFERED CONDITIONS 2 THROUGH 9 ON PAGES 2 AND 3. RECOMMEND THAT
PROFFERED CONDITION 1 NOT BE ACCEPTED.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval of the requested setback exception and denial of the requested exception to
parking requirements and the increase in enrollment and that Proffered Condition 2 not be
accepted. These recommendations are made for the following reasons:
Given that a private school is located adjacent to the request site and the play fields
of that school are adjacent to the property boundary where the setback exception
is requested, an exception to the required setback would be appropriate.
Approval of an exception to the parking requirements could increase an existing
parking problem on the property and represent overdevelopment of the property.
Enrollment should be determined by the number of students the facilities can
effectively accommodate, while complying with the approved development
standards.
(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
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
(STAFF/CPC) 1.
Except as stated herein, any new development or redevelopment
shall conform to the development standards of the Zoning Ordinance
for Corporate Office (0-2) Districts in Emerging Growth Areas. (P)
(CPC) 2.
With the approval of this request a three (3) space exception to the
required number of parking spaces shall be granted. (P)
(CPC) 3.
The Textual Statement, together with its exhibits, last revised 11
October 1999, shall be considered the overall master plan for the
Development, except as modified by the conditions. (P)
(NOTE: The requirements of the underlying Residential (R-15) zoning
classification, where these requirements exceed the requirements of the
Zoning Ordinance for 0-2 Districts in Emerging Growth Areas, remain
applicable for any additional private school development on the subject
property.)
2 00SN0155/WP/FEB9N
pROFFERED CONDITIONS
(STAFF) 1.
The Textual Statement, together with its exhibits, last revised 11
October 1999, shall be considered the overall master plan for the
Development. (P)
(CPC)
2. Enrollment shall not exceed a total of sixty (60) students. (P)
(STAFF/CPC)
The design of the proposed structure, its roof lines, and its colors
shall be generally compatible with the architectural character of the
existing buildings. (P)
(STAFF/CPC)
Concrete curb and gutter shall be installed around the perimeter of
all driveways and parking areas. (EE)
(STAFF/CPC)
Existing vegetation along the northern property line shall be
retained as a buffer. If replacement is necessary, this buffer shall
be landscaped with evergreens to screen this use from adjacent
property to the north. A landscaping plan depicting this
requirement shall be submitted to the Planning Department for
approval in conjunction with final site plan review. (P)
(STAFF/CPC)
Existing ornamental trees and shrubs between the parking area and
McRae Road shall be retained. If replacement is necessary, this
area shall be replanted in a manner consistent with the existing
landscaping. A landscaping plan depicting this requirement shall be
submitted to the Planning Deparm~ent for approval in conjunction
with final site plan review. (P)
(STAFF/CPC)
One (1) sign, not to exceed two (2) square feet in area and height of
five (5) feet, shall be permitted identifying this use. This sign shall
not be lighted. (P)
(STAFF/CPC)
This use shall not be open to the public from 5:00 p.m. to 7:00 a.m.
Monday through Saturday. There shall be no Sunday operation.
(P)
(STAFF/CPC)
The unenforceability, illegality, elimination, revision or amendment
of any proffer set forth herein, in whole or in part, shall not affect
the validity or enforceability of the other proffers or the unaffected
part of any such proffer. (P)
3 00SN0155/WP/FEB9N
GENERAL INFORMATION
Fronts the west line of McRae Road at Hazen Street and is better known as 2110 McRae
Road. Tax ID 755-716-4249 (Sheet 3).
R-15 with Conditional Use
1.0 acre
Private School
Adjacent Zonin~e & Land Use:
North and East - R-15; Single family residential
South and West- R-15; Public/semi-public and private (St. Michael's Episcopal Church
and School)
Public
There is an existing sixteen (16) inch water line extending along McRae Road, adjacent to
the request site. The existing school buildings are connected to the public water system.
Use of the public water system is requked by County Code.
Wastewater System:
There is an existing eight (8) inch wastewater collector extending from Jimmy Winters
Creek along a portion of Hazen Street and ending adjacent to the southwest comer of the
request site. The existing school is connected to the public wastewater system. Use of the
public wastewater system is required by County Code.
4 OOSNO155/WP/FEB9N
This property drains to the northwest through a small storm sewer to a creek that
eventually enters Powhite Creek. There are no existing on- or off-site drainage problems;
however, the additional development may require upgrading of an existing pipe that drains
the site. An easement must be obtained from the adjacent property owners and/or
permission granted for upgrade of the existing pipe.
Fire Service:
The granting of this request will not have an impact on fire/rescue services.
In 1985, a Conditional Use was approved by the Board of Supervisors to operate a private
school on the property (Case 85S022). As part of that approval, the Board imposed a
condition limiting the enrollment at the school to fifty (50) students. Based on private
school trip rotes, Riverside School could generate approximately ninety (90) average daily
trips.
The new Conditional Use request for the private school will allow the enrollment at
Riverside School to increase to sixty (60) students. Based on private school trip rates with
the increased enrollment, the school could generate 110 average daily trips. These vehicles
will be distributed along McRae Road which had a 1994 traffic count of 3,676 vehicles per
day. Staff reviewed this case from the same perspective as other developments that have
occurred in this area and in keeping with the Bon Air Village Plan concepts. Typical road
improvements, such as turn lanes, have not been requested of the applicant.
In order to achieve the required number of parking spaces for the school, the applicant is
considering the installation of three (3) "on-street" parking spaces along McRae Road.
The Virginia Depa~anent of Transportation (VDOT) has not approved the construction of
these parking spaces along McRae Road. These spaces must be designed and located so
that vehicles parking along McRae Road do not block sight distance of the drivers in
vehicles turning into and out of the school property. To create these parking spaces, a part
of McRae Road will need to be widened.
At time of site plan review, specific recommendations will be provided regarding on-street
parking and internal circulation.
5 00SN0155/WP/FEB9N
Lies within the boundaries of the Bon Air Community_ Plan which suggests the property
is appropriate for public/semi-public use.
Area Development Trends:
Development on the vicinity of the request property is characterized by a mix of residential
and public/semi-public uses. These uses are expected to continue in the area for the
foreseeable future.
In 1974, the Board of Zoning Appeals granted a Special Exception to permit a private
school on the property. (Case 74A099)
In 1979, an amendment was approved to allow an increase in enrollment at the school.
(Case 79A191)
In 1981, an amendment was approved to allow two (2) mobile classrooms to be placed on
the site. (Case 80A023)
On March 27, 1985, the Board of Supervisors approved an amendment to Case 74A099
to permit expansion of the school (Case 85S022). With the approval of Case 85S022,
conditions were imposed to minimize the impact of the use on area residential
development.
A plan submitted with the application depicts additional structures and parking facilities
for an existing school. Since this property would not be rezoned to a commercial
classification, but rather the use would be permitted through Conditional Use Planned
Development, any new development would not be required to conform to typical
commercial standards without imposition of a condition. Imposition of the recommended
condition would require redevelopment of the site or new construction to conform to the
requirements of the development standards for Emerging Growth Areas in 0-2 Districts
which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities, and screening of dumpsters and loading areas (Condition). In addition,
the applicant has agreed to limit signage for the school use to one (1) sign with a maximum
area of two (2) square feet and a maximum height of five (5) feet. The sign is not to be
lighted (Proffered Condition 7). The applicant also agreed to specific hours of operation.
(Proffered Condition 8)
6 00SN0155/WP/FEB9N
The applicant has submitted a proposed site layout with this request which depicts on-street
parking along McRae Road. It should be noted that the Zoning Ordinance requires that
all parking associated with this use be located on-site. Staff is not supportive of on-street
parking at this location. This proposal seeks to decrease the width of parking spaces from
nine (9) feet to 8.5 feet in the effort to increase the number of on-site parking spaces. As
an alternative, should the request for a reduction in the width of parking spaces not be
acceptable, the applicant is requesting a reduction in the required number of parking
spaces. Staff is not supportive of either of these requests. Smaller parking spaces would
not be effectively useable by all vehicles visiting the site. In addition, a reduction in the
required number of parking spaces would result in a shortage of spaces, causing some
visitors to the site to illegally park on the streets or on adjoining properties.
Architectural Treatment:
The applicant has proffered that the proposed structures, roof lines and colors would be
generally compatible with the architectural character of the existing buildings on the
property (Proffered Condition 3). In addition, Emerging Growth Standards would apply
(Condition). In Emerging Growth Areas no building exterior which would be visible to
any "R' district or any public fight of way may consist of architectural materials inferior
in quality, appearance, or detail to any other exterior of the same building. There is,
however, nothing to preclude the use of different materials on different building exteriors,
but rather, the use of inferior materials on sides which face adjoining property. No portion
of a building constructed of unadorned concrete block or corrugated and/or sheet metal
may be visible from any adjoining "R" district or any public right of way. No building
exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal.
All junction and accessory boxes must be minimized from view of adjacent property and
public rights of way by landscaping or architectural treatment integrated with the building
served. Mechanical equipment, whether ground-level or rooftop, must be screened from
view of adjacent property and public rights of way and designed to be perceived as an
integral part of the building.
The recommended condition would require that any new solid waste storage areas (i.e.,
dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent
property by a masonry or concrete wall which is constructed of comparable materials to
and designed to be compatible with the principle building and that such area within 1,000
feet of any residentially zoned property or property used for residential purposes not be
serviced between the hours of 9:00 p.m. and 6:00 a.m. In addition, sites 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.
7 00SN0155/WP/FEB9N
Adjacent property to the north is zoned Residential (R-15) and is occupied by a single
family residence. The applicant has proffered a minimum twenty (20) foot buffer along
the northern property boundary of the request site (Proffered Condition 5). At the time
of site plan review, the Planning Commission may modify this buffer under certain
circumstances. The applicant has also agreed to provide landscaping between the parking
area and McRae Road. (Proffered Condition 6)
Given that a private school is located adjacent to the request site and the play fields of that school
are adjacent to the property boundary where the setback exception is requested, an exception to
the required setback would be appropriate. However, approval of an exception to the parking
requirements could increase an existing parking problem on the property. Enrollment should be
determined by the number of students the facilities can effectively accommodate. Therefore,
Proffered Condition 2 should not be accepted.
Given these considerations, approval of the requested setback exception and denial of the requested
exception to parking requirements and increased enrollment is recommended. In addition, deletion
of the limitation on the number of students is recommended.
CASE HISTORY
Planning Commission Meeting (12/13/99):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation.
Mr. Shewmake indicated that he had met with area property owners and visited the school.
He stated that in his opinion, the parking problems being experienced in the area are a
result of activities at an adjacent school and not at this particular school.
On motion of Mr. Shewmake, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the Conditions and acceptance of Proffered Conditions
2 through 9; and that Proffered Condition 1 not be accepted.
AYES: Unanimous.
Board of Supervisors' Meeting (1/26/00):
Due to inclement weather, the Board deferred this case to February 9, 2000.
8 00SN0155/WP/FEB9N
The Board of Supervisors, on Wednesday, February 9, 2000, beginning at 7:00 p.m., will take
under consideration this request.
9 OOSNO155/WP/FEB9N
RIVERSIDE SCHOOL
I. TEXTUAL STATEMENT:
Riverside School is a private school for children with learning disabilities in grades two through eight 10~ated in'historic Bon
Air on McRae Road. Having outgrown the old school house with diverse additions includi~,g,~e,~m.~p, xq~gt?y trg !ers [}1~, .school
undertook a major fund raising effort in 1988-1989 tn order to construct new classroom and adrom~a[~bn: speC..' ~Th~ ~iflers .
and older additions were removed and the historic schoolhouse was renovated for use as the school's library. In 1990, a
Preservation Citation in recognition of the "outstanding contribution to the preservation and restoration of historic property"
was presented by The Historic Richmond Foundation for the Riverside School Renovation.
In order to implement the remodeling and restoration plan for Riverside School, a Conditional Use Permit was granted which
limited the number of students to 50, among other requirements. At this time, Riverside School desires to increase their
enrollment by 10 students (the approximate size of each class at Riverside) and improve their already outstanding programs
through the addition of an additional classroom (to accommodate the additional students), an arts classroom, and an indoor
multiple purpose space. These new facilities will be consistent in design and materials with the existing buildings and crate a
"cloister" or courtyard for outdoor recreation. The new facility will be connected to the library building with a covered
breezeway similar to that connecting the existing classroom wing with the library. The incorporation of ramps will provide
handicapped accessibility to all areas of the school. In order to accomplish these program objectives, a Conditional Use Permit
for Planned Development is being requested with the following bulk exceptions:
1. INCREASE PERMITTED ENROLLMENT FROM 50 TO 60 STUDENTS.
The success of the academic programs at Riverside School has resulted in a waiting list of 15 to 35 children every
year. The increase of 10 students in the permitted enrollment would allow the partial accommodation of this demand
for the highly rated programs of the school which educate children with specific learning disorders such as dyslexia
which require smaller classroom sizes.
2. DECREASE THE WIDTH OF PARKING SPACES FROM 9' TO 8.5'.
Reducing the width of the parking spaces as requested optimizes the number of on-site parking spaces and results in
the provision of 31 on-site spaces as required by the Ordinance. Only 28 spaces are possible at nine feet widths.
Because the parking at Riverside is primarily all day parking for staff (rather than frequent in and out trips) this small
reduction in parking space width will not have an adverse impact on the utilization &the parking areas. Two larger
parallel spaces are provided in the event there are oversized vehicles. (See "Site Layout")
ALTTERNATE 2.A REDUCE THE REQUIRED NUMBER OF PARKING SPACES FROM 31 TO 28.
Should the requested reduction in the width &parking spaces not be acceptable, a reduction in required spaces from
31 to 28 is requested. For schools, the zoning ordinance requires 5 spaces plus one per employee. Based on 26
employees at Riverside School, 31 spaces would be required by the zoning ordinance (see Chart B). The parking
requirements of the current Zoning Ordinance do not take into consideration the enrollment of schools, thus, with 26
employees, 31 spaces are required whether a school has an enrollment of 60 or 600.
Because of the small and restricted enrollment of Riverside School, we do not feel that the reduction in required on-
site parking creates any adverse impact. However, the school also proposes to provide three on-street parking spaces
if approved by the Virginia Department of Highways as has been done for St. Michael's on the adjacent properly.
with these spaces, a total of 31 parking spaces (33 with 8.5' spaces) will be available for Riverside School.
The parking at Riverside School is not utilized for pick-up and drop-offpurposes because of procedures and schedules
developed by the school to minimize waiting time and the consequent need for parking and stacking space.
DECREASE THE REAR YARD SETBACK FROM 25 FEET TO 5 FEET.
The applicant is requesting this reduction of the rear yard setback in order to permit the consolidation of open areas of'
the site for outdoor recreation purposes and to accommodate the increased parking required for the expanded school.
There will be no adverse impacts on adjacent property since the rear yard of Riverside School abuts the open
recreational fields of St. Michael's School. (See "Site Layout")
CHART A
SUMMARY OF ZONING REQUIREMENTS AND REQUESTED EXCEPTIONS
ORDINANCE REQIJIREMENTS REQUESTED EXCEPTIONS
OR CURRENT CONDITIONS
1. STUDENT ENROLLMENT 50 STU, DENTS 60 STUDENTS
2. PARKING SPACE WIDTH 9 FEET 8.5 FEET
ALT. 2.A REQUIRED PARKING 31 SPACES (SEE BELOW) 30 SPACES
3. REAR YARD SETBACK 25 FEET 5 FEET'
CHART B
COUNTY PARKING PARKING REQIRED PARKING PROVIDED PARKING PROVIDED
REQUIREMENT ~ 9' SPACES ~8.5" SPACES
I PER EMPLOYEE + 5 26 EMPLOYEES +5 =31 28 SPACES 31 SPACES
~ R-15
A
Case #: 00SN0155
C.U.P.D.
Sheet #: 3