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02SN0262-Aug28.pdfAugust 29, 2992 CPC August 28, 2002 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 02SN0262 Hyles Baptist Church Dale Magisterial District South line of Courthouse Road REQUEST: Conditional Use to permit a private school in an Agricultural (A) District. PROPOSED LAND USE: A private school in conjunction with church use is proposed. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reason: Although the Central Area Plan suggests this property is appropriate for Light Industrial uses, the current Agricultural (A) zoning pemfits a church. Private schools have typically been considered as accessory to a church use. Therefore, until such time as public utilities are available to support light industrial uses, interim uses that would not obstruct fi~mre redevelopment of the site may be appropriate. (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.) Providing a FIRST CHOICE Community Through Excellence in Public Service. CONDITIONS (STAFF/CPC) 1. Except where the requirements of the underlying Agricultural (A) zoning are more restrictive, any new development for school use shall conform to the requiremants of the Zoning Ordinance for commercial uses in Emerging Growth Areas. (P) (STAFF/CPC) 2. The operation of the private school shall be in conjunction with a church use only. (P) (STAFF/CPC) 3. The following setback criteria shall apply to any outdoor play fields, com'ts, swimming pools and similar active recreational areas: With the exception of playground areas which accommodate swings, jungle gyms or similar such Ihcilities, all active play fields, courts, swimming pools or similar active recreational facilities which could accommodate organized sports such as football, soccer, basketball, etc., shall be located a minimmn of 100 feet from adjacent Agricultural (A) properties to the east or west (Tax IDs 75%670-7149 and 758-670-2328). 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)(2) of the Zoning Ordinance. Should these adjacent properties to the east and west be zoned for, or occupied by, a non-residential use, the requirements of this condition shall be waived. If active play fields, courts, swimming pools and similar active recreational areas are setback more than 100 feet from the adjacent properties to the east m~d west (Tax IDs 757-670- 7149 and 758-670-2328), the landscaping or other design lbatures described in Condition 2.a. may be modified by the Planning Department at the time of site plan review. Such modification shall accomplish mitigation of the visual and noise impacts that sports or related activities have on adjacent properties equivalent to the t00 fbot setback/landscaping requirements described in Condition 3.a. Any playground areas (swings, jungle gyms or similar such facilities) shall be setback a minimum of forty (40) fbet from all property lines. (P) (STAFF/CPC) 4. This Conditional Use shall be granted to and for the Hyles Baptist Church and shall not be transferable nor run with the land. (P) (NOTE: These conditions would not apply to any perrnitted use, such as a church, on the property.) 2 02SN0262-SEPT28-BOS PROFFERED CONDITIONS (STAFF/CPC) 1. At such time as the public water system has been extended to within 200 lket of the site, the owner/developer shall extend a water line to the site and comrect all existing structures to the public water system. Co) (STAFF/CPC) 2. At such time as the public wastewater system has been extended to within 500 feet of the site, the owner/developer shall extend a wastewater line to the site and connect all structures to the public wastewaler system. (U) (STAFF/CPC) 3. Within sixty (60) days from the date the Board of Supervisors approves this request, forty-five (45) feet of right-of-way on the south side of Courthouse Road, measured from the centerline of that part of Conrthouse Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and fbr the benefit of Chesterfield County. (T) (STAFF/CPC) 4. Direct access from the property to Courthouse Road shall be limited to the one (1) existing entrance/exit. (T) (STAFF/CPC) 5. Prior to enrollment of more than fifteen (15) students, additional pavement shall be constructed along Courthouse Road at the approved access to provide a right turn lane. Prior to enrollment of more than fifty-four (54) students, additional pavement shall be constructed along Courthouse Road at the approved access to provide a left turn lane. The developer shall dedicate to Chesterfield County, free and unrestricted, any additional right-of-way (or easements) required for these road improvements. (T) GENERAL iNFORMATION Location: South line of Courthouse Road, west of Yatesdale Drive. Tax IDs 757-670-8025 and 9522 and 758-670-0618 (Sheet 17). Existin~ Zoning: A Size: 6.8 acres 3 02SN0262-SEPT28-BOS Existing Land Use: Church Adjacent Zonin~ and Land Use: North - A; Single family residential or vacant South - A; Public/semi-public (Pocahontas State Park) East - A; Single family residential or vacant West - A; Single family residential or public/semi-public (Pocahontas State Park) UTILITIES Public Water System: There is an existing sixteen (16) inch water line along Whitepine Road, approximately 7,500 feet northeast of'this site. In addition, there is a twelve (12) inch water line along a portion of Courthouse Road that terminates approximately 5,600 feet east of the request site. The public water system is not available to serve the request site; however, the applicant has proffered to extend and connect to the public water system at such time as the public water system is within 200 feet of the request site (Proffered Condition 1). The existing church facility is served by a private well. Public Wastewater System: There is an existing eighteen (18) inch wastewater trunk line extending along a tributary of Licking Creek that terminates adjacent to Whitepine Road, approximately 4,700 feet northeast of this site. The public wastewater system is not available to serve this site; however, the applicant has proffered to extend and connect to the public wastewater system at such time as the public wastewater system has been extended to within 500 feet of the request site (Proffered Condition 2). The existing chLtrch facility' is served by a private septic system. Private Well and Septic Systems: Use ora private well and septic system are proposed. Currently, the proposed school will require the enlargement of the sewage disposal system to accept the additional water usage. In addition, should the proposed school enroll more than twenty-five (25) students, the existing well would not be suitable and would require replacement with a Class IIIB well. Any meal preparation for students will require the issuance ora food pem~it from the Health Department. ENVIRONMENTAL Drainage and Erosion: This use will have minimal impact upon these facilities. 4 02SN0262-SEPT28-BOS PUBLIC FACILITIES Fire Service: The property is currently served by the Airport Fire/Rescue Station, Company Number 15. This request will have minimal impact on fire and emergency medical service unless new buildings are constructed, therefore increasing the need for water supply for firefighting purposes. Currently public water is not available. Transportation: This Conditional Use request will permit the operation cfa private school on the property. The request will not limit the number of students enrolled at this school; therefore, it is difficult to anticipate traffic generation. Based on private school trip rates and assuming a student population of 100, development could generate approximately 190 average daily trips. These vehicles will be distributed along Courthouse Road, which had a 1999 traffic count of 4,960 vehicles per day. The Thoroughfare Plan identifies Courthouse Road as a major arterial with a recommended right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way, measured Frown the centerline of Courthouse Road, in accordance w/th that Plan. (Proffered Condition 3) Access to major arterials, such as Courthouse Road, should be controlled. The applicant has proffered to limit direct access from the properls, to Courthouse Road to one (1) existing entrance/exit. (Proffered Condition 4) The traffic impact of this development must be addressed. The applicant has proffered to: 1) construct additional pavement along Courthouse Road at the existing access to provide a right turn lane when the enrollment exceeds fifteen (15) students; and 2) construct additional pavement along Courthouse Road at the existing access to provide a left turn lane when the enrollment exceeds fifty-four (54) students (Proffered Condition 5). Constructing these improvements may require the developer to obtain some "oft-site" right of way. At time of site plan review, specific recommendations will be provided regarding internal circulation. LAND USE Comprehensive Plan: Lies within the boundaries of the Central Area Plan which suggests the property is appropriate for light industrial uses. It should be noted that the current Agricultural (A) zoning permits a church. Private schools have typically been considered as accessory to a church use. Therefore, until such time as 5 02SN0262-SEPT28-BOS public utilities are available to support light industrial uses, interim uses that would not obstruct future redevelopment of the site may be appropriate. Area Development Trends: Properties to the north, east and northwest are zoned Agricultural (A) and are developed with single family residences on parcels divided outside of the subdivision process. Properties to the south and southwest are occupied by Pocahontas State Park. It is anticipated that properties to the north tine of Courthouse Road, as well as those to the south line outside of the park property will develop or potentially be redeveloped for light industrial uses, as suggested by the Plan. Site Design: The request property has been developed as a church complex with associated parking facilities. The applicant intends to use the existing facilities for private school use in addition to the church use. The recommended conditions would require any new development for school use to confbrm to the development standards of the Zoning Ordinance fbr cormnerciat uses in Emerging Growth Areas except where the underlying zoning requirements are more restrictive (Condition 1). Emerging Growth Area standards address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and screening of dumpsters and loading areas. Uses: As previously noted, the Central Area Plan suggests this property is appropriate for light industrial uses. However, until such time as public utilities are available to support light industrial uses, interim uses that would not obstruct future redevelopment of the site may be appropriate. Churches are currently a permitted use in the Agricultural (A) District and private schools have routinely been considered accessory to church use. However, if in the future, the subject property should redevelop consistent with the Plan, private schools would not be a use permitted nor typically encouraged in a Light Industrial (I-1) District. Given these considerations, the proposed private school should be permitted only if operated in conjunction with a church and not as a principal use (Condition 2). Further, the operation of a private school is limited to the applicant only and cannot be transferred to another church entity. (Condition 4) Architectural Treatment: The recommended conditions would require any new construction for school use to coizform to Emerging Growth District Architectural Standards (Condition 1). Currently in Emerging Growth Areas, architectural treatment of buildings, including materials, color and style, shall be compatible with buildings located within the same project. Compatibility may be achieved through the use of similar building massing, materials, scale, colors and other architectural features. 6 02SN0262-SEPT28-BOS Currently, within Emerging Growth Areas, no building exterior which would be visible to any Agricultural (A) District or any public right 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 Agricultural (A) District or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Buffers and Screening: Adjacent properties to the east and west are zoned Agricultural (A) and are occupied by single family residences. The Central Area Plan suggests these properties are appropriate for light industrial uses. The Zoning Ordinance does not require the provision of buffers along the boundaries of these adjacent properties. However, as noted herein, any future outdoor recreational facilities associated with the private school use should be set back from these adjacent residences to the east and west until such time as these properties are zoned and/or used for non-residential purposes. (Condition 3) CONCLUSIONS The proposed zoning and land use represent an expansion of an existing church use. Although the Central Area Plan suggests this property is appropriate for light industrial uses, the cun'ent Agricultural (A) zoning permits a church. Private schools have typically been considered as accessory to a church use. Therefore, until such time as public utilities are available to support light industrial uses, interim uses that would not obstruct future mdevelopment of the site may be appropriate. Further, conditions will ensure continued compatibility with the adjacent residential uses. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (7/16/02): The Commission, on their own motion, deferred this case to August 20, 2002, to allow the applicant an opportunity to meet with the adjoining property owners. Staff (7/17/02): The applicant was advised in writing tha~ any significant new or revised information should be submitted no later than July 22, 2002, for consideration at the Conm~ission's August public hearing. 7 02SN0262-SEPT28-BOS Staff (7/30/02): To date, no new information has been submitted by the applicant. Staff (7/30/02): If the Planning Commission acts on this request on August 20, 2002, it will be considered by the Board of Supervisors on August 28, 2002. Plmming Cmmnission Meeting (8/20/02): The applicant accepted the recommendation. There was no opposition present. Mr. Litton recommended the imposition of Condition 4, limiting the Conditional Use to the current applicant only. The applicant indicated acceptance of this condition. On motion of Mr. Litton, seconded by Mr. Stack, the Commission recommended approval of this request subject to the conditions and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, August 28, 2002, begim~ing at 7:00 p.m., will take under consideration this request. 8 02SN0262-SEPT28-BOS t m ~