03SN0158-FEB26.pdfFehruary 26, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0158
Stockton Memorial Baptist Church
Matoaca Magisterial District
5100 and 5120 Claypoint Road
REQUEST: Conditional Use to permit aprivate school and child care center in a Residential (R-
I 5) District.
PROPOSED LAND USE:
A private school and child care facility operated in conjunction with a church use are
proposed.
PLANNING COIVIM~SSION RECOMlVlENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITION ON PAGES 2 AND 3.
STAFF RECOIVIMENDATION
Recommend approval for the following masons:
A. The proposed private school and child care uses would have no greater impact.upon
existing and anticipated area residential development than does the permitted church
or public school uses.
B. The recommended conditions address land use compatibility issues, between the
proposed uses and area residential development.
C. Similar facilities, located adjacent to residential areas, have been approved
throughout the County with no apparent adverse impact on the residential uses.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED I~qITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY. A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF, CONDITIONS Yv~ITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC
o
Except where the requirements of the underlying Residential (R-15)
zoning are more restrictive,any new development for'school or child
care use shall conform to the requirements of the Zoning Ordinance
for commercial uses in Emerging Growth Areas, excluding buffer
requirements. (P)
The following setback criteria shall-apply to any outdoor play fields,
courts, swimming pools and similar active recreational areas:
bo
With the exception of playground areas which accommodate
swings, jungle gyms or similar such facilitieS, all active play
fields, courts or similar active 3ecreafional facilities which
could accommodate organized sports such as fo0tbalt, soccer,
basketball, etc., shall be located a minimum of 100 feet firom
adjacent R District:properties to the east and south (Swift
Creek Crossing Subdivision). Within this setback, existing
vegetation shall be supPlemented,- where necessary, with
andsc~pmg or other demcesdcs~gned to achieve the buffering
standards contained in SeCtion 19-522(a)(2) of the Zoning
Ordinance.
If new outdoor play' fields, courts, swimming pools and
similar active recreational areas are set back more:than 100
feet fxom adjacent R District properties::to the east and south
(Swift Creek Crossing Subdivision); the landscaping or Other
design features 4escribediii Condition 2 m may be modified
by the Planning Departiiteutat the time of Site plan review.
Such modification ~hall acc~inplish a mitigation 0fthe visual
and noise,impacts ~that: spo~ts or related activities 'have on
adjacent prope, ties ~xtaivalent to the I00 ~foot
setback/landscaPing requirements described in Condition 2.m
Any playground areas shall be setback a minimum of forty
(40) feet from all property lines. (P)
Any child care center shall be conducted in association with church or
other places of worship useon.the property. (P)
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PROFFERED CONDITION
(STAFF/CPC)
Prior to enrollment of more than a cumulative total of forty-five (45) day care
and school students, additional pavement shall be constructed along
Claypoint Road at the existing access to provide a fight turn lane. The
developer shall dedicate to and for the benefit of Chesterfield County, free
and unrestricted, any additional right of way (or easementS) required for this
road improvement. (T)
GENERAL INFORMATION
Location:
Fronts the west line of Claypoint Road and north line of Misty Spring Drive and is better
known as 5100 and 5120 Claypoint Road. Tax IDs 741-676-6101~00001 and 00002 (Sheet
16).
Existing Zoning:
R-15
Size:
9.8 acres
Existing LandUse:
Church
Adiacem Zoning and Land Use:
North - A and A with Conditional Use; Single family residential
South and East - R-15; Single family residential or vacant
West - R-15 with Special Exception; Public/senti-public (Thelma Cmnshaw Elementary
School)
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line that extends along Claypoint Road, adjacent
to this site. In addition, there is an eight (8) inch waterline extending along Misty Spring
Drive, adjacent to this site. The existing church facility is connected to the public water
system. Use of the public water system is required byCounty Code.
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Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Misty Spring Drive
adjacent to the northeastern boundary of the property. In addition, there is an eight (8) inch
wastewater collector extending along Swift Crossing Drive in the Swift Creek Crossing
Subdivision, approximately 175 feet south of this site. The existing church facility is served
by the public wastewater system and is connected to the eight ~8) inch wastewater collector
in Misty Spring Drive. Due to the topography of the site, futa}e development on the southern
portion of this site may require wastewater service by way of an extension from the existing
eight (8) inch wastewater collector in Swift Crossing Drive. Use of the public wastewater
system is required by County Code.
ENVIRONIvlENTAL
Drainage and Erosion:
This use will have a minimal impact upon these facilities.
PUBLIC FACILITIES
Fire SerVice:
The property is currently served by the Clover Hill Fire Station, Company Number 7 and
Manchester Volunteer Rescue Squad. This request will have minimal impact fire and
.emergency medical service.
Transportation:
This Conditional Use request wilt permit the operation ora day care and private School on
the property. The request will not limit the number of students enrolled at this day care or
school; therefore, it is difficult to anticipate traffic g~eration. The applicant intends to
initially provide a daycare facility with up to forty-five (45) students. Based on day care trip
rates and assljrning a student enrollment of forty-five (45)i development could generate
approximately 280 average daily trips. These vehicles will be distributed along Claypoint
Road, which had a 2001 traffic count of 3,908 vehicles per day.
Sections of Claypoint Road have twenty-oue (21) to twenty-two (22) foot wide pavement
with no shoulders. The capacity of this road is acceptable (Level of Service D)-for the
volume of traffic it currently carries. The standard typical section for this type of.roadway
should be twenty-four (24) foot wide pavement, with minimum eight (8) foot wide shoulders.
The traffic impact of this development must be addressed. In conjunction with development
of a church on the property, an access was constructed'onto Claypoint Road. In developing
the adjacent subdivision (Swift Creek Crossing), a public stre, t (Misty Spring Drive) was
constructed, alongthe eastern property line of the church, onto Claypoint Road. In Providing
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left and right mm lanes along Claypoint Road for Misty Spring Drive, substandard turn lanes
were provided for the church' access. The applicant has agreed to a phasing plan that would
require construction ora right turn lane along Claypoint Road at the existing access prior to
an enrollment of more than forty-five (45) students. (Proffered Condition 1)
At time of site plan review,.speeific 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 residential use of 1 to 2.5 units per acre.
Area Development Trends:
Area properties are zoned agriculturally and residentially and are characterized by single
family residences within subdivisions and on acreage parcels to the norti~ south and east. An
existing public/semi-public use (Thelma Crenshaw Elementary School) is located to the west
of the request property. It is anticipated that residential, zoning and land use patterns will
continue in the area consistent with densities suggested by the Plan.
Site Design:
The request site has been developed as a church with associated parking facilities. The
applicant intends to allow the existing facilities to be used to accommodate the private school
and day care uses. The recommended conditions would require any new development for
school or child care use to conform to the development standards of the Ordinance for
commercial uses in Emerging Growth Areas except where the underlying zoning
requirements are more restrictive (Condition 1 ). Emerging Growth Areas standards address
architectural treatment, access, parking, landscaping, setbacks, signs,-utilities and screening
of dumpsters and loading areas.
Usesr
Child care uses have routinely been considered accessory to church use. Condition 3 ensures
that such use is operated in conjunction with a church and not as a principal use.
Architectural Treatment:
The recommended conditions would require any new construction for school use to conform
to Emerging Growth District Architectural Standards (Condition 1). Currently in Emerging
Growth Areas architectural treatment of buildings, including materials, color and style, must
be compatible with buildings located within the same project. Compatibility may be achieved
5 03SN0158-FEB26-BOS
through the use of similar building massing, materials, scale, colors and other architectural
features.
Currently, within. Emerging Growth Areas, no building exterior which would be visible to
any A or R 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 oftmadomed concrete block or corrugated and/or sheet metal may be
visible from any adjoining A or R 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:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans,
trash compactors, etc.) on property which is adjacent to an A or RDistfict be screened from
view of such district by a masonry or concrete wall which is constructed of comparable
materials to and designed to be compatible with the principal building that such area serves
and that such area within 1,000 feet of any A or R District not be serviced between the hours
of 9:00 p,m. and 6:00 a.m. In addition, sites must be designed and buildings oriented so that
loading areas are screened f~om any property where loading areas are prohibited and from
public rights of way.
As noted herein, adjacent properties to the east and south are zoned residentially and are
either occupied by Single family residences or remain vacant. Any proposed' outdoor
recreational facilities and playgrounds associated with the private school or child care use
should be set back from this adjacent residential development; (Condition 2)
CONCLUSIONS
A private school and child care uses are proposed on'_the property in association.with an existing
church. These uses would have no greater impact up0n existing and,anticipated area residential
development than does the permitted church or public schoo} uses. Inaddition, the recommended
conditions address land use compatibility issues between the proposed uses and area residential
developmem. Similar facilities, located adjacent to residential areas, have been .a.pproved throughout
the County, with no apparent adverse impact on residential uses~ The conditions recommended
herein are similar to those imposed on similarly situated facilities.
Given these considerations, approval of tiffs request is recommended~
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CASE HISTORY
Planning Commission Meeting (11/19/02):
On their own motion, the Commission deferred this case to Jauuary 21, 2003;
Staff (11/20/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than November 25, 2002, for' consideration at the Commission's
January 21, 2003, public hearing.
Applicant (12/27/02):
A revised proffered condition was submitted.
Staff, Applicant, Area Residents and Matoaca District Commissioner (12/30/02):
A meeting was held to discuss the applicant's request and revised proffered condition, which
was submitted in an attempt to address area resident's concerns relative ~to development
acc~s.
Plantfing Commission Meeting (1/21/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Stack, seconded by Mr. Cuimingham, the CommiSSion recommended
approval of this request subject to the conditions and acceptance of the proffered condition
on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February. 26, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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