12SN0151CASE MANAGER: Ryan Ramsey
Tloi.v,~,l,or 17 7(11 1 (~'D(~'
January 25, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0151
Centralia Presbyterian Church
Bermuda Magisterial District
Southeast Corner of Hopkins & Centralia Roads
RE VEST: Conditional use approval to permit a child care center and private school incidental
to a church in an Agricultural (A) and Residential (R-7) Districts.
PROPOSED LAND USE:
A child care center and private school in conjunction with a church use are
proposed.
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 and private school will operate in conjunction with the
church use 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 the residential uses.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
CONDITIONS
(STAFF/CPC) 1. The child care center and private school shall only be permitted in
conjunction with the church use. (P)
(STAFF/CPC) 2. Except where the requirements of the underlying Residential (R-7)
and Agricultural (A) zoning districts are more restrictive, any new
development for the private school and child care center uses shall
conform to the requirements of the Zoning Ordinance for
commercial uses in Emerging Growth Areas. (P)
(STAFF/CPC) 3. With the exception of any 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 playground areas (i.e., areas accommodating swings, jungle
gyms or similar such facilities) 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)
GENERAL INFORMATION
T ,~cati nn
The request properties are located in the southeast corner of the intersection of Centralia and
Hopkins Roads. Tax IDs 785-663-1919 and 2060.
Existing Zoning:
A and R-7
Size:
3.2 acres
Existing Land Use:
Public/semi-public (church)
Adjacent Zoning and Land Use:
North, South, East and West - A and R-7; Single-family residential or vacant
2 12SN0151 JAN25-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
11TTT ,TTTF,~
Public Water System:
The request site is located within the Centralia water pressure zone. There is a sixteen (16)
inch water line extending along Centralia Road until it changes to a ten (10) inch water line
in front of the property. The parcel is currently connected to the public water system.
Public Wastewater System:
The request site is planned for inclusion in the Proctors Creek sewer service area. There
is an eight (8) inch wastewater line extending along Centralia Road approximately 1200
feet east of the request site. The site is currently on a private well.
PUBLIC FACILITIES
Fire ~ervice~
The Centralia Fire Station, Company Number 17, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
The property is located in the southeast corner of the intersection of Centralia Road and
Hopkins Road. The site is currently accessed from Hopkins Road, which terminates just
south of the property. The applicant has indicated that this request will generate
approximately 450 average daily trips. This traffic will be distributed between Centralia
Road and Hopkins Road, which had traffic counts of 13,418 (2008) and 3,463 (2009)
vehicles per day, respectively.
The Thoroughfare Plan, an element of the Comprehensive Plan, identifies Centralia Road
as a maj or arterial with a recommended right-of way width of ninety (90) feet. In order to
accommodate future improvements along Centralia Road and mitigate the traffic impact
of this request, staff asked the applicant to commit to dedicate right-of way along
Centralia Road in accordance with this Plan. Staff is waiting for a response from the
app scant.
3 12SN0151 JAN25-BOS-RPT
Virginia 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. VDOT has no further
comment.
T AI~TTI T TCF
Comprehensive Plan:
The subject property is located within the boundaries of the Chester Plan, which suggests
the property is appropriate for residential use of one (1) dwelling unit per acre or less.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Chesterfield County
Planning Commission on November 15, 2011) designates the subject property "Medium
Density Residential" within the Chester 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 of the revised draft plan are provided for informational
purposes only.
Area Development Trends:
Properties to the north, south, east and west are zoned Agricultural (A) and Residential (R-7)
and are occupied by single-family residential uses on larger acreage parcels or are vacant. It
is anticipated that residential uses will continue in the area as suggested by the Plan.
Use:
A child care center and private school are proposed within the existing church complex.
To ensure that the uses continue to have no more impact on the surrounding residential
area, a condition is recommended which would permit the child care center and private
school in conjunction with the church use only. (Condition 1)
Development Standards:
The request property has been developed as a church complex with associated parking
facilities. The applicant intends to use the existing facilities for the child care center and
private school use in addition to the church use. Recommended conditions would require
any new development for the child care center and private school to conform to the
development standards of the Ordinance for commercial uses in an Emerging Growth
4 12SN0151 JAN25-BOS-RPT
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.
A setback requirement for any future outdoor playground areas is also recommended.
(Condition 3)
CONCLUSION
The proposed child care center and private school use should operate without any apparent adverse
impact on area properties. As conditioned, the proposed use would have no greater impact on
existing and anticipated area residential development than 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 (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.
5 12SN0151 JAN25-BOS-RPT
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