12SN0121CASE MANAGER: Darla Orr
November 3 0, 2011 B S
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0121
Clover Hill Baptist Church
Clover Hill Magisterial District
3100 Old Courthouse Road
RE VEST: Conditional use approval to permit a child care center incidental to a church in an
Agricultural (A) District.
PROPOSED LAND USE:
A child care center in conjunction with the church use has operated on the request
property since 1976 without the requisite conditional use approval. Continued
operation of the child care center is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
RECOMMENDATION
Recommend approval for the following reasons:
A. The child care center has operated in conjunction with the church use on the
request property since 1976 without any apparent adverse impact on area
properties. As conditioned, the use would have no greater impact on existing and
anticipated residential development than does the permitted church use.
B. Conditions address land use compatibility issues between the proposed use and area
residential development.
C. Similar facilities have been approved throughout the County with no apparent
adverse impact on residential uses.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED
UPON BY BOTH STAFF AND THE COMMISSION.)
CONDITIONS
(STAFF/CPC) 1. The child care center shall only be permitted in conjunction with the
church use. (P)
(STAFF/CPC) 2. Except where the requirements of the underlying Agricultural (A)
zoning district are more restrictive, any new development for the
child care use shall conform to the requirements of the Zoning
Ordinance for commercial uses in Emerging Growth Areas,
excluding buffer requirements. (P)
(STAFF/CPC) 3. Any 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
Or mance. (P)
GENERAL INFORMATION
T ,n~ati nn
The request property is located on the west line of Old Courthouse Road, north of Tabor
Lane and better known as 3100 Old Courthouse Road. Tax ID 747-688-5828.
Existing Zoning:
A
Size:
10 acres
Existing Land Use:
Public/semi-public (church)
Adjacent Zoning and Land Use:
North, and South - A; single-family residential or vacant
East - A and R-7; Public/semi-public (Rockwood Park) or vacant
West - R-TH; vacant
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UTILITIES AND ENVIRONMENTAL
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
Fire Station 24 and Manchester Volunteer Rescue Squad currently provide fire protection
and emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
This request will have a minimal impact on the transportation network.
Virginia Department of Transportation (VDOT):
VDOT understands that access to the church will continue to be from Old Courthouse Road
to Tabor Lane and thence to the private access from Tabor Lane to the church. Existing turn
lanes from northbound and southbound Courthouse Road to Tabor Lane presently exist and
appear to have the capacity to handle the proj ected traffic with no further revision necessary.
T,ANn TISF,
Current Comprehensive Plan:
The subject property is located within the boundaries of the Northern Courthouse Road
Community Plan, which designates the property as part of an office/residential mixed use
area where professional and administrative offices and residential developments of
varying densities would be appropriate.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as of September 2011) designates the subject
property as a "Community Center Area." This proposed land use designation encourages
community-scale developments that serve community-wide trade areas and that include an
integrated mix of residential, office, public, open space and commercial uses to promote
public convenience and accessibility. It should be noted that the revised draft plan is pending
review by the Planning Commission, has not been approved, and does not provide land use
guidance for the subject property at this time. As of the date of this report, the Commission
has not forwarded a recommendation regarding the revised draft plan to the Board of
Supervisors. Additionally, the Board has not reviewed the revised draft plan, nor has the
Board taken any action on the revised draft plan to date. The recommendations of the
revised draft plan are provided for reference purposes only.
3 12SN0121-NOV30-BOS-RPT
Area Development Trends:
Use
Properties to the north, south and east are zoned Agricultural (A) and Residential (R-7) and
are occupied by single-family residential use on larger acreage parcels, a public park or are
vacant. Property to the west is zoned Residential Townhouse (R-TH) and is undeveloped. It
is anticipated that a mix of office and residential use will continue in the area as suggested
by the Plan.
The child care center has been operated within the church since 1976. To ensure the use
continues to have no more impact on the surrounding residential area, a condition is
recommended which would permit the child care center in conjunction with the church use
only. (Condition 1)
Development Standards:
Recommended conditions would require any new development for the child care center to
conform to the development standards of the Ordinance for commercial uses in an Emerging
Growth District Area which address access, landscaping, setbacks, parking, signs, buffers,
utilities and screening (Condition 2). The purpose of the Emerging Growth District
standards is to promote high quality, well-designed projects.
An additional setback for outdoor playground areas is also recommended. (Condition 3)
CONCLUSION
The child care center has operated in conjunction with the church use since 1976 without any
apparent adverse impact on area properties. As conditioned, the use would have no greater impact
on existing and anticipated area residential development than does the permitted church use. In
addition, the recommended conditions address land use compatibility issues between the
proposed use and area residential development. Similar facilities, located adjacent to residential
areas, have been approved throughout the County with no apparent adverse impact on the
residential uses.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/ 18/ 11)
The applicant accepted the recommendation. There was no opposition present.
4 12SN0121-NOV30-BOS-RPT
On motion of Mr. Gulley, seconded by Mr. Waller, the Commission recommended
approval subj ect to the conditions on page 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, November 30, 2011, beginning at 6:30 p.m., will take
under consideration this request.
5 12SN0121-NOV30-BOS-RPT
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