12SN0144CASE MANAGER: Darla Orr
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January 25, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0144
Carrie E. Coyner, Trustee
and
Chester United Methodist Church
Bermuda Magisterial District
Southwest corner of School and Percival Streets
RE VEST: Conditional use approval to permit a child care center in a Residential (R-7) District.
PROPOSED LAND USE:
A child care center in conjunction with a church use has operated on the request
property for thirty (30) years 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.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The child care center has operated in conjunction with the church use on the
request property for thirty (30) years 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 Residential (R-7)
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 expansion of the existing playground, as shown on Exhibit A,
or any new 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
Location:
The request property is located in the southwest corner of School and Percival Streets. Tax
IDs 789-653-4492 and 789-654-5307.
Existing Zoning:
R-7
Size:
2.3 acres
Existin Land Use:
Public/semi-public (church)
Adjacent Zoning and Land Use:
North, South, East and West - R-7; Single-family residential; Public/semi-public (church) or
vacant
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Public Water System:
The request site is located within the Chester water pressure zone. The church is currently
connected to the public water system. This request will not impact the public water system.
Public Wastewater S,, sue:
The site is located within the Proctors Creek sewer service area. The church is currently
connected to the public wastewater system. This request will not impact the public
wastewater system.
ENVIRONMENTAL
Drainage and Erosion:
This request will have a minimal impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
Since this request will permit the continued operation of an existing childcare center and
private school, it will have no additional traffic impacts on the transportation network.
Vir ing is Department of Transportation (VDOT~:
VDOT understands that existing commercial entrances, with appropriate sight distances
maintained, will continue to be used unchanged. Should existing entrances be found to need
modification to accommodate any increase in vehicular traffic experienced, such
modifications will be reviewed to meet established VDOT commercial entrance geometric
and spacing criteria at the time of site construction plan submittal.
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T,ANn TIFF.
Comprehensive Plan:
The subject property is located within the boundaries of the Chester Plan, which suggests
the property is appropriate for residential use of 2.5 dwellings per acre or less.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Planning Commission on
November 15, 2011) designates the subj ect property as appropriate for "Medium Residential
Use" within a Village Overlay. This proposed land use designation encourages horizontally
integrated single-family residential, public and open space uses. It should be noted that the
revised draft plan is pending review by the Board of Supervisors, has not been approved,
and does not provide land use guidance for the subject property at this time. The
recommendations ofthe revised draft plan are provided for informational purposes only.
Area Development Trends:
Area properties are zoned residentially and are occupied by residential uses within the
McClean Tract, Perdue Plan, and Chester subdivisions, public/semi-public use (church) or
are vacant. It is anticipated that residential use will continue in the area as suggested by the
Plan.
Use:
The child care center has been operated within the church for thirty (30) years. 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:
The request properties have been developed as a church complex with associated parking
facilities. The applicant has used these existing facilities for operation of the child care
center and intends to continue to do so. Recommended conditions would require any new
development for the child care center to conform to the development standards of the
Ordinance for commercial use in an Emerging Growth District Area. The Emerging Growth
District standards of the Zoning Ordinance address access, landscaping, setbacks, parking,
signs, utilities and screening (Condition 2). The purpose of the Emerging Growth District
standards is to promote high quality, well-designed proj ects.
Playground Setbacks and Landscaping:
The child care center utilizes the existing playground area which is located between the
church buildings and is set back approximately forty (40) feet from Percival Street, as
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shown on Exhibit A dated December 6, 2011. It should be noted that the playground does
not extend any closer to Percival Street than the church building. An existing fence and
landscaping between the playground and Percival Street are sufficient to minimize the
visibility of the playground from adjacent properties and the public road. No complaints
have been received concerning the child care center or playground.
A condition is recommended that would require any expansions of the existing playground
or any new playground areas to be set back forty (40) feet from any property boundaries.
The condition would also require existing vegetation within the setback to be supplemented,
where necessary, with landscaping or other devices designed to achieve buffering standards
typically approved for playgrounds in residential areas. (Condition 3)
CONCLUSION
The child care center has operated in conjunction with the church use for thirty (30) years
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
area residential uses.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/12/11):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Dr. Brown, 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, January 25, 2012 beginning at 6:30 p.m. will take
under consideration this request.
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