02SN0310-Sept18.pdfSeptember 18, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0310
Atlantic Baptist Bible College
Bermuda Magisterial District
East line of Be~Tnuda Orchard Lane
REQI IF, ST: Amend Conditional Use (Case 84S131) to delete a condition relative to compliance
with the approved Master Plan (Condition 2) and to arnend conditions relative to
buffers and lighting. (Conditions 5 and 6)
pROPOSI~D I,AND 1
Expansion of the private college is planned.
PI,ANNING COMMISSION RECOMMFNDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
AYES: Messers. Gecker, Cunningham, Gulley and Stack.
ABSENT: ,Mr. Litton.
STAFF RRCCIMMI~NF)ATION
Recommend approval for the Ibllowing reason:
Proffered conditions relative to site design are consistent with those required for school
facilities similarly situated near residential areas.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. TIa'~E CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION. CONDITIONS '~rlTH ONLY A "STAFF" ARE
Providing a FIRST CHOICE Community Through Excellence in Public Service.
RECOMMENDED SOLELY BY STAFF, CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC)
Except for the existing improvements as shown on Exhibit 'A',
prepared by Austin Brockenbrough & Associates, L.L.P. dated
August 1, 2002, and except for any future improvements to
existing Baptist Drive to include widening and/or the installation of
curb and gutter, a fifty (50) foot buffer shall be maintained around
the perimeter of the property. This buffer shall meet the
requirements of the Zoning Ordinance for fifty (50) foot buffers,
except that along the western property boundary immediately
adjacent to Tax ID 817-648-8498 existing vegetation shall be
preserved and supplemented with evergreens where necessary to
minimize views from this adjacent property. The exact species,
spacing, size, and location of this supplemental vegetation shall be
approved by the Planning Department at the time of the site plan
approval. (P)
Recreational Facility Setbacks. The following setback criteria shall
apply to any outdoor pla,vfields, courts, swimming pools and
similar active recreational areas:
a)
Except for the existing fields as shown on Exhibit A
prepared by Austin Brockenbrough & Associates, L.L.P.
and dated August 1, 2002, all outdoor playfields, courts,
swimming pools and similar active recreational areas shall
be located a minimum 100 feet from adjacent properties
zoned for agricultural or residential use and fifty (50) feet
from any existing or proposed public road(s). Within these
setbacks, existing vegetation shall be supplemented, where
necessm% with landscaping or other devices designed to
achieve the buffering standards contained in the Zoning
Ordinance Ibr 100 foot and fifty (50) foot buffers.
These buffer requirements shall not apply to any future
boundary adjacent to property oumed by the college.
b)
If outdoor play fields, courts, swimming pools and similar
active recreational areas are set back more than I00 feet
from adjacent properties zoned agriculturally and
residentially and more than fifty (50) feet from any existing
or proposed public road(s), the landscaping or other design
features described in Condition 2.a. may be modified by the
Planning Department at the time of site plan review. Such
2 02SN031 O-SEPT 18-BOS
(STAFF/CPC)
(STAFF/CPC)
'STAFF/CPC)
STAFF/CPC)
modification shall accomplish a mitigation of the visual and
noise impacts that sports or related activities have on
adjacent properties equivalent to the 100 foot/fifty (50) foot
setback/landscaping requirements described in Condition
2.a.
c)
The 100 foot setback described in Condition 2.a. may be
reduced by the Planning Commission if the resulting
increased visual and noise impacts that sports or related
activities have on area residences are mitigated. Mitigation
may be achieved through the use of topography, fencing,
benning, walls and/or other devices and design features, as
approved by the Planning Commission at the time of site
plan review. (P)
With the exception of the buffers, and buffers and setbacks for
playfields, courts, swinnning pools, and similar outdoor active
recreational areas the development of the property shall conform to
the development standards of the Zoning Ordinance for Corporate
Office (0-2) Districts in Emerging Growth Areas. (P)
Direct access from the property to Bermuda Orchard Lane shall be
limited to one (1) entrance/exit. The exact location of this access
shall be approved by the Transportation Department. (T)
Prior to exceeding an enrollment of students that is anticipated to
generate traffic that would warrant a left and/or right turn lane
based on Transportation Department standards, as determined by
the Transportation Department or Plam~ing Commission through
the site plan process, additional pavement shall be constructed
along Bermuda Orchard Lane at the approved access to provide a
left and/or right turn lane. The developer shall dedicate to
Chesterfield County, free and nnrestricted, any additional right-of-
way (or easements) required for those road improvements. (T)
Prior to exceeding an enrollment of students that is anticipated to
generate traffic that would cause the volume of traffic on the streets
in Cameron Hills Subdivision or Bermuda Orchard Subdivision to
exceed acceptable volumes as defined by the Planning Commission
Stub Road Policy, as determined by the Transportation Department
through the site plan process, the access connection to Koyoto
Drive shall be closed or converted to an emergency access only.
(T)
3 02SN031 O-SEPT 18-BOS
(NOTES:
l,oeatinn:
A. These proffered conditions supersede Conditions 5 and 6 of Case 84S 131.
With the approval of this request, Condition 2 of Case 84S131 shall be
deleted. With the exception of Conditions 5 and 6, all other conditions of
Case 84S131 shall remain in effect.)
GENRE At, INFC}RM ATIIDN
East line of Bermuda Orchard Lane, across from Thomhill Drive. Tax IDs 817~648-3260,
818-648-3230 and 4591 (Sheet 18).
Existing Zoning:
~ize:
Agricultural (A)
41.8 acres
F, xi~ting I ,and
Private college (Atlantic Baptist Bible College)
A~nnent Zoning and [,and 1 Ise:
North - A and R-7; Single family residential or vacant
South - A and R-12; Single family residential or vacant
East - A; Vacant
West - A mhd R- 12; Single family residemial or vacant
I ITII JT1F, S
public Water System:
There is an existing twelve (12) inch water line extending along Bermuda Orchard Lane
adjacent to this site. In addition, there is an eight (8) inch water line that extends along
Koyoto Drive and into the request site. The existing college complex is served by the
public water system. Use of the public water system is required by County Code.
Public Waste, water ,qystem:
There is an existing fifteen (15) inch wastewater trunk line extending along the eastern
boundary of this site. The existing college complex is served by the public wastewater
system. Use of the public wastewater system is required by County Code.
4 02SN0310-SEPT 18-BOS
FNVIR ONMFNTAI,
F)rainag~ and lqrn~inn:
This request will have a minimal impact on drainage and erosion.
Pl I[tl- JC F A CII ,ITIF, S
Fire Service,;
The Enon Fire Station, Company Number 6, and Bensley-Bermuda Volunteer Rescue
Squad ct~ently provide fire protection and emergency medical service. The Riversbend
Fire/Rescue Station, Company Number 18, will provide this service by the end of 2003.
This request will have a minimal impact on fire and emergency medical service.
Transportation:
The applicant is requesting amendments to a previously granted Conditional Use (Case
84S131) that permits a private college on the property. The specific amendments are
relative to the Master Plan and buffer conditions. The approved Master Plan generally
locates and identifies the various improvements on the property. The applicant is
requesting to delete that approved Master Plan. There are no conditions that would limit
the number of students enrolled at this private college; therefore, it is difficult to
anticipate traffic generation. Vehicles generated by this development will be distributed
along Bermuda Orchard Lane, which had 1998 traffic count of 3,400 vehicles per day,
and along streets in the Cameron Hills and Bermuda Orchard Subdivisions.
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy.
The Policy suggests that subdivision streets anticipated to carry 1,500 vehicles per day or
more should be designed as "no-lot" frontage collector roads. The private college was
developed with access through the Cameron Hills and Bermuda Orchard Subdivisions via
Koyoto and Okuma Drives. Koyoto and Okuma Drives, which are lot frontage streets,
had 2000 traffic counts of 410 and 520 vehicles per day, respectively. As student
e~zrollment increases, traffic generated by this private college traveling through those
subdivisions may cause the streets to exceed acceptable volumes. The applicant has
proffered to close the existing access into those subdivisions or convert that access into an
emergency access only, if the traffic volume on any street in Cmneron Hills mad Bermuda
Orchard Subdivisions is anticipated to exceed the acceptable volume as defined by the
Stub Road Policy (Proffered Condition 6). If this entrance/exit were eliminated, access to
the private college would then be limited to Bermuda Orchard Lane.
The Thorongh£are Plan identifies Bermuda Orchard Lane as a collector. Access to
collectors, such as Bermuda Orchard Lane, should be controlled. The applicant has
proffered that direct access from the property to Bermuda Orchard Lane will be limited to
one (1) entrance/exit. (Proffered Condition 4)
5 02SN031 O-SEPT 18~BOS
The traffic impact of this development must be addressed. The applicant has proffered
that when the enrollment of students at the private college is anticipated to warrant a left
and/or fight turn lane along Bermuda Orchard Lane at the approved access based on
Transportation Department standards, the developer will provide those improvements.
(Proffered Condition 5)
In order to evaluate the traffic impact, site plans must document/establish the maximum
enrollment at this private college. At time of site plan review, specific recommendations
will be provided regarding access, internal circulation and turn lane improvements along
Bermuda Orchard Lane.
,AND 1JSE
Comprehensive Plan:
Lies within the boundaries of the l~a~tern Area Plan which suggests the request property is
appropriate for public and semi-public use. An amendment to the Plan; the Consoliclaled
Eastern Area Plan: is pending. As recommended by the Planning Commission, the
amended Plan suggests the property is appropriate for residential use of 4.0 units per acre or
less. I'he amended Plan suggests places of worship, schools, parks and other similar public
and semi-public facilities are appropriate under circumstances that ensure compatibility
with existing and anticipated area residential development.
Area Development Trend~:
Properties in the immediate area are zoned Agricultural (A), Residential (R-7) and
Residential (R-12). These properties have been developed for a mix of agricultural and
singJe family residential uses, or are vacant. It is anticipated that single family residential
uses wSll continue in the area, as recommended by the Plan.
ZoninE History,:
On September 26, 1979, the Board of Supervisors, upon a fhvorable recommendation of the
Planning Commission, approved a Conditional Use (Case 79S158) on a 27 acre portion of
the request property for a private college with "on-campus" residence for fifty (50) to eighty
(80) students in an Agricultural (A) District. Prior to this request by Atlantic Baptist Bible
College, the request property was utilized for a private "day" school, Bermuda Academy.
Conditions were imposed relative to buffering, low lighting and limitations on outdoor
activity in order to insure land use transition between the school and adjacent residential
development.
On July 27, 1983, the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved an mnendment (Case 83S044) to a previously granted
Conditional Use (Case 79S158) to permit the expansion of a private college in an
Agricultural (A) District. Conditions were imposed relative to buffering, low lighting and
limitations on outdoor activity in order to insure land use transition between the school and
6 02SN0310-SEPT 18-BOS
adjacent residential development. In addition, phasing of enrolhnent was required until
Bermuda Orchard Lane was extended mad access provided thereto to alleviate traffic
generated by the use into the adjacent Cmneron Hills Subdivision.
On September 26, 1984, the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved an amendment (Case 84S131) to a previously granted
Conditional Use (Case 83S044) to permit the expansion of a private college in an
Agricultural (A) District plus an amendment to the approved Master Plan. This expansion
incorporated additional acreage immediately to the west totaling approximately 41.8 acres
and representing the limits of the subject property. Conditions were imposed relative to
buffering, low lighting and limitations on outdoor activity in order to insure land use
transition between the school and adjacent residential development. In addition, phasing of
enrollment was required until Bermuda Orchard Lane was extended and access provided
thereto to alleviate traffic generated by the use into the adjacent Cameron Hills Subdivision
and until public water and sewer were extended to the site.
Current Prnpnnnl:
As noted herein, with the approval of the original zoning and subsequent amendments,
conditions were imposed establislfing a Master Plan for development, and requiring buffers,
low-level lighting, limitations on outdoor activity and phasing of enrollment in order to
insure land use transition between the school and adjacent residential development.
The applicant is proposing to delete Condition 2 of Case 84S131 which requires a Master
Plan to allow more flexibility in the internal development of the site. In order to address
concerns that the appropriate land use transition is not compromised once the Master Plan is
no longer required, the developer is requesting to amend Conditions 5 & 6 of Ca~se 84S131
to replace the buffer and lighting requirements with conditions that require buffers, lighting
and future site development to meet current development standards (Proffered Conditions 1
and 3). In addition, the applicant has proffered a condition which establishes an additional
setback requirement for outdoor recreational facilities. (Proffered Condition 2)
.qiIe Design: M?~ter Plan and l~ighting:
The subject property is located in an Agricultural (A) District and hence is not subject to
the Emerging Growth District Standards of the Zoning Ordinance. To address concerns
relative to the design and quality of future development, the applicant has proffered
compliance with these Emerging Growth District Standards for Corporate Office (0-2)
Districts, unless addressed through conditions of Case 84S131, as amended by this
request (Proffered Condition 2). These standards address access, parking, landscaping,
architectural treatment, setbacks, signs, buffers, utilities, screening of dumpsters and
loading areas and lighting.
With required cmfformance to the Emerging Growth District Standards, the applicant has
requested deletion of the approved Master Plan (Condition 2). Further, Condition 6 of Case
7 02SN0310-SEPT18-BOS
84S131, which requires low-level lighting, ~vould be amended to conform to these same
standards,
Bnffer~nnd Rc, reening:
With the original zoning and subsequent mxqendments, a condition was imposed which
established a fifty (50) foot buffer around the perimeter of the request property, exclusive of
the existing "driveways" (Baptist Drive), as shown on Exhibit A. The condition required
vegetation within the buffer to be maintained and supplemented where necessary to
effectively screen the use. Improvements have been made within this buffer over the past
twenty (20) years. The applicant is requesting to amend Condition 5 relative to the buffer
standards. Specifically, the applicant has proffered that, except for existing improvements
shown on Exh/bit A accompanying this application to include Baptist Drive, a fifty (50)
foot buffer shall be maintained around the perimeter of the property (Proffered Condition
1). The applicant has also offered to supplement existing vegetation along the western
property line adjacent to Tax ID 817-648-8498, where necessary, to mimmize views from
the adjacent property to the west. (Proffered Condition 1)
As noted herein, adjacent properties are zoned agriculturally and residentially and are
developed for single family residences or are currently vacant. To provide adequate
separation and.land use transition, the applicant has proffered additional setbacks and
buffers tbr outdoor recreational facilities from the adjacent properties. (Proffered Condition
2)
CONCI I J~qlON~q
The applicant is proposing to expand the existing private school facility. With the deletion of the
approved Master Plan, and the amendment to buffer and lighting conditions imposed with Case
84S131, greater flexibility is afforded in the design of such facilities and the design criteria will
be consistent with that required for recently approved school facilities in proximity to residential
uses. In exchange, the proffered compliance with Emerging Growth District Standards of the
Ordinance, in combination with setbacks and supplementation of existing buffers, ensure a high
quality, well-designed project that provides appropriate transitions to adjacent residential and
a~vicultural developments.
Given these considerations, approval of this request is reconmaended.
CASE HISTORY
Planning Cormnission Meeting (8/20/02):
Mr. Litton declared a potential conflict of interest and left the room.
The applicant accepted the recommendation. There was no opposition present.
8 02SN0310-SEPT 18*BOS
On motion of Mr. Cumfingham, seconded by Mr. Stack, the Commission recoimmended
approval of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Messers. Gecker, Cunningham, Oulley and Stack.
ABSENT: Mr. Litton.
The Board of Supervisors, on Wednesday, September 18, 2002, beginning at 7:00 p.m., wSll take
under consideration this request.
9 02SN0310-SEPT18-BOS
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