11SN0172CASE MANAGER: Michael Janosik
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February 23, 2011 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0172
Chesterfield County
Board of Supervisors
Midlothian Magisterial District
South line of West Huguenot Road
RE VEST I:
Conditional use to permit a private school and child care center on seven (7) acres in a
Residential (R-15) District.
REQUEST II:
Conditional use planned development to permit a second freestanding sign on 0.4 acres of
the seven (7) acre tract in a Residential (R-15) District.
PROPOSED LAND USE:
The property is currently occupied by a church, private school and child care center. The
property owner never obtained the necessary conditional use approval to operate a private
school or a child care center. Additionally, a second freestanding sign is proposed for the
private school and child care center.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
RE VEST I:
Recommend approval of the conditional use for a private school and child care center for the
following reasons:
Providing a FIRST CHOICE community through excellence in public service
A. While the private school never obtained the necessary conditional use
approval to operate, a church and private school/child care center have
operated on the property for thirty-seven (37) years with no apparent adverse
impact on area residential development.
B. Conditions address land use compatibility issues between the proposed uses
and area residential development.
C. Similar facilities, located adjacent to residential areas, have been approved
throughout the County with no apparent adverse impact on the residential
uses.
REQUEST II:
Recommend denial of conditional use planned development to permit a second
freestanding sign for the following reasons:
A. The Zoning Ordinance permits one (1) freestanding church identification
sign to be located on site. Approval of this request would further exceed
the limitations established by the Ordinance.
B. An alternative exists to this request.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
CONDITIONS
(STAFF/CPC) 1. Except where the requirements of the underlying Residential (R-
15) zoning are more restrictive, any new development for private
school and child care center use shall conform to the requirements
of the Zoning Ordinance for commercial uses in Emerging Growth
Areas. (P)
(STAFF/CPC) 2. With the exception of the existing playground areas there shall be
no active playfields, courts or similar active recreational facilities
which accommodate organized sports such as football, soccer,
basketball, etc. Any additional playground areas shall be located a
minimum of forty (40) feet from all property lines. Within this
setback existing vegetation shall be supplemented, where
necessary, with landscaping or other devices designed to achieve
the buffering standards contained in Section 19-522 (a)(1) of the
Zoning Ordinance. (P)
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(STAFF/CPC) 3. The private school and child care center use shall be granted
exclusively to and for Huguenot Road Baptist Church and shall not
be transferable nor run with the land. (P)
(STAFF/CPC) 4. The private school and child care center use shall be conducted in
association with church use on the property. (P)
(STAFF/CPC) 5. The private school and child care center use shall be limited to
children two (2) to five (5) years of age. (P)
(STAFF/CPC) 6. Enrollment shall be limited to a maximum of 135 students. (P)
(CPC) 7. The final sign design shall be substantially consistent with the
elevation dated January 21, 2010 prepared by Holiday Signs, as
included in "Request Analysis" for Case 11 SN0172. (P)
(CPC) 8. This sign shall be installed in the approximate location as shown
on the map included in the "Request Analysis" for Case
11 SN0172. (P)
(Staff Note: Conditions 7 and 8 above were renumbered because they
were numbered as Conditions 1 and 2 in the original Planning
Commission staff report. The language in these conditions has not
changed.)
GENERAL INFORMATION
Location:
The request property is located on the east line of Dolfield Drive, the south line of West
Huguenot Road, the west line of Dillon Road, and the north line of Ashburn Road. Tax
IDs 745-718-8153, 8959 and 9765; 746-718-0671, 1356, 1675, 2360, 2579, 3364, 3583,
4367, 4486, 5470-00001 and 0002, 5588, 6571, 6590, 7591 and 7672.
Existing Zoning:
R-15
Size:
7 acres
Existing Land Use:
Public/semi-public - (church, private school/child care center)
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Adjacent Zoning and Land Use:
North -Residential (R-15) and City of Richmond; vacant
South, East and West -Residential (R-15); Single-family residential or vacant
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Public Water and Wastewater S,, std:
This request will have no impact on the public utilities systems.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the north to West Huguenot Road. There are currently no
known on- or off site drainage or erosion problems and none are anticipated.
PUBLIC FACILITIES
Fire ~Prvice~
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
Emergency Medical Service (EMS). This request will have minimal impact on Fire and
EMS.
County Department of Transportation:
The Department of Transportation has no comments on this request.
Virginia Department of Transportation (VDOT):
The Virginia Department of Transportation (VDOT) will review plans, at the site
construction plan stage, concerning any issues with respect to commercial entrances, as
required, access management spacing, turn lane warrants, sign setback requirements from
VDOT maintained right-of way, drainage, and any traffic management issues that may be
identified.
T .ANTI T TCF.
Comprehensive Plan:
The subject property is located within the boundaries of the Northern Area Plan, which
suggests the property is appropriate for public/semi-public use (along the West Huguenot
Road frontage) and medium density residential use of 1.51 to 4.0 units/acre (along the
Ashburn Road frontage).
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Area Development Trends:
The area is characterized by Residential (R-15) property to the north, south, east and west.
Properties to the north, south and east are occupied by single-family residential uses,
public/semi public uses (church/school) or are vacant. It is anticipated that any development
or redevelopment within this immediate area will be in the form of residential or
public/semi-public uses, consistent with the Plan.
Sian Design:
The proposed second freestanding sign would be located along West Huguenot Road,
approximately 250 feet southwest of the existing sign for Huguenot Road Baptist Church.
This sign would be for the Child Development Center. It would measure thirty-two (32)
square feet in area, 7.4 feet in height, and be double faced. The proposed height is below
the maximum permitted height of fifteen (15) feet.
The Zoning Ordinance permits one (1) freestanding sign, fifty (50) square feet in area and
fifteen (15) in height, for church identification. Any freestanding sign may be increased
up to twenty-five (25) percent, so long as the increase is for the purpose of including
changeable copy. The church plans on replacing an existing freestanding sign (which is
not a subject of this application) with a new one. The new sign will be 60.33 square feet
with four (4) lines of changeable copy. This replacement sign could provide advertising
copy for the private school/child care center, thus eliminating the need for the second
freestanding sign that is part of this application.
CONCLUSIONS
REQUEST I (Private School and Child Care Center):
While the private school or child care center never obtained the necessary conditional use
approval, a church, private school and child care center have operated on the property for
thirty-seven (37) years with no apparent adverse impact on area residential development.
Through the conditional use process, the Commission and Board can insure that the private
school and child care center use can continue to operate and remain compatible with
existing area residential and public/semi-public uses. In addition, conditions address land
use compatibility issues between the existing uses and the area residential and public/semi-
public use development. Similar facilities, located adjacent to residential areas, have been
approved throughout the County, with no apparent adverse impact on residential uses.
Given these considerations, approval of this request is recommended.
REQUEST II (Second Freestanding Sign):
The purpose and intent of the County Sign Ordinance, in part, is to protect and enhance the
character of roadways and surrounding areas and to prevent excessive signage, to protect
property values and to minimize visual distractions.
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The property fronts on West Huguenot Road for a distance of approximately 1160 feet;
however the Zoning Ordinance does not differentiate between large and small church sites
with respect to the size or number of permitted freestanding signs. Given the parcel's
significant amount of road frontage, this request would not result in a proliferation of signs
along West Huguenot Road.
However, since the requested second freestanding sign exceeds the requirement of the
Zoning Ordinance with respect to the number of permitted signs, and an alternative exists to
this request whereby a new freestanding sign could be redesigned to incorporate the
advertising copy of the proposed second sign, denial of this request is recommended.
However, should the Commission and Board wish to approve this request, the
recommended conditions would be appropriate.
CASE HISTORY
Planning Commission Meeting (1/18/l l ):
The applicant accepted staff s recommendation for Request I (private school and child
care center) and did not accept staffs recommendation for Request II (second
freestanding sign), but did accept the Planning Commission's recommendation.
There was support present for the private school noting that the school had operated for
over thirty-seven (37) years and should continue.
Opposition was expressed regarding the second sign as it would set a precedent; would
lead to sign proliferation; and that an alternative exists.
Ms. Terri Shea stated that the adjacent church had two (2) signs to identify their church
and school; another area church had three (3) signs; and there would be no sign
proliferation on the property.
The Commission stated support for the sign due to the significant amount of road
frontage; adjacent property had two (2) signs; there would be separation between the
signs; that Huguenot Road was a four (4) lane roadway with 45 miles per hour speed
limit; and it was felt that the two (2) uses needed separate identities.
On motion of Mr. Waller, seconded by Mr. Gulley, the Commission recommended
approval subj ect to the conditions on pages 2 and 3 .
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
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The Board of Supervisors, on Wednesday, February 23, 2011, beginning at 6:30 p.m., will take
under consideration this request.
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