03SN0272-July23.pdfJuly23, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0272
Edna M. Claiborne
Bermuda Magisterial District
14611Woods Edge Road
REQUEST: Amendment to Conditional Use (Case 89SN0301) to delete a condition relative to
compliance with an apprOved Master' Plan (ConditiOn 1 of Case 89SN0301) and a
condition relative to a maximum number of permitted students. (Condition 2 of Case
89SN0301)
PROPOSED LAND USE:
Expansion of the child care center is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE-CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITION ON PAGE 2.
· STAFF RECOMMENDATION
Recommend apProval for the following reasons:
A. The use has existed on the request property with no apparent adverse impact upon
adjacent propertieS and the. surrounding area.
B. Even with the deletion of the Master 'Plan and proposed, increased enrollment
potential, the previously imposed conditions, recommended condition and proffered
conditions ensure that adequate land use transition wil! continue to be maintained.
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 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.)
CONDITION
(STAFF/CPC)
Any additions, alterations or redevelopment of the site shall conform to the
development standards of the Zoning Ordinance for Corporate Office.(O,2)
Districts in Emerging Growth Areas. (P)
PROFFERED. CONDITIONS
(STAFF/CPC) 1.
Prior to any site plan approval, forty-five (45) feet of right-of-way on
the east side of Woods Edge Road, measured from the centerline of
that part of Woods Edge Road immediately adjacent.to the property,
shall be dedicated, free and unrestricted; to and for the benefit of
Chesterfield County. (T)
(STAFF/CPC) 2.
Direct access from the property to Woods Edge Road shall be' limited
to one- (1) existing entrance/exif. (T)
(STAFF/CPC) 3.
Prior to'. enrollment of more than eighty (80) students, additiOnal
pavement shall be constructed along WoOds Edge 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)
(Staff Note: This condition is in addition to Condition 3 of Case
898N0301.)
(Note: With the approval of this request, Conditions 1 and 2 of Case 89SN0301 shall be deleted.
All other conditions of Cases 84S 177 and 89SN0301 shall remain.in effect.)
GENERAL INFORMATION
Location:
East'line of Woods Edge Road, north of Walthall Creek Drive and better known as 14611
Woods Edge Road. Tax ID 805-643-6670 (Sheet 35).
03SN0272-JULY23-BS
Existing ZOning..'
Agricultural (A) with Conditional'Use to permit a child care center
Size:
acre
Existing LandUse:
Child care center
Adjacent Zoning and Land Use:
North and West - A; single family residential or vacant
South and East - A and R-15; Single family residential or vacant
Public Water System:
Public
UTILITIES
There is an existing sixteen (16) inch water line extending along Woods Edge Road, adjacent
to the request site. The exiSting structure is connected to the public,water system. Use of the
public water system is required by County Code.
Wastewater System:
The public wastewater system is not available to-serve the request site.
extendable wastewater line is approximately 3,250 feet southeast of the site.
public wastewater system is not required.
Private Septic System:
The closest
Use of the
The Health Department must approve any new septic system or any expanded usage of the
existing septic system.
ENVIRONMENTAL
Drainage and Erosion:
There are no existing or anticipated on- or off, site drainage or erosion problems.
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PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14, and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This request will
have minimal impact on fire and EMS service.
Transportation:
The property (approximately one (1)-acre) is zOned Agricultural (A) with a Conditional Use
(Cases 84S 177 and 89SN0301) that permits a day care facility, which has been developed on
the property. The applicant is requesting elimination of two (2)eXisting conditions of that
Conditional Use (Conditions 1 and 2 of Case' 89SN0301) relative to the Master Plan and
maximum student enrollment.
Specifically, Condition 1 establishes the approved Master Plan and identifies certain
improvements that. can be developed on the property. Condition 2 limits enrollment to a
maximum of eighty (80) children. As noted, the current request would eliminate both of
these conditions. As requested, there would be no limitation on the number of students
enrolled at this day care; therefore, it is difficult to anticipate traffic generation. The
applicant currently does not intend to exceed an enrollment of eighty (80) children or make
additional improvements .to the property. Based on day care 'trip rates and assuming an
enrollmentof eighty (80) children, development could generate approximately 360 average
daily trips. These vehicles will be distributed along Woods Edge Road, which had a2003
traffic count of 5,690 vehicles per day.
Sections of Woods Edge Road have twenty-one (21) foot Widepavement'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 ofroadway should be twenty-four'
(24) foot wide pavement, with minimum eight (8).foot wide shoulders.
The Thoroughfare Plan identifies Woods Edge 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 way, measured from the centerline of Woods Edge Road, in accordance with that
Plan. (Proffered Condition 1)
Access to major arterials, such as Woods Edge Road, should be Controlled. The applicant
has proffered to limit direct.access from the property to Woods Edge Road to the one (1)
existing entrance/exit. (Proffered Condition 2)
The traffic impact of this development must be addressed. An existing condition of the
Conditional Use (Condition 3 of Case 89SN0301) requires the construction of left and right
mm lanes along Woods Edge Road at the approved access with :expansion of the day care
facility. The applicant is not requesting.an amendment to that condition. In Conjunction with
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develOpment on the property, a fight mm lane was constructed along Woods Edge Road. The
applicant has proffered to construct additional pavement-along Woods Edge Road to also
provide a left mm lane when the enrollment exceeds eighty (80) students (Proffered
Condition 3). Based on the exisfmg condition and this proffer, if the enrollment exceeds
eighty (80) students or the facility-is expanded,, the left mm lane will be required.
C6nstmcting this improvement may require the developer to obtain some "off-site" right of
way.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Eastem Area Land Use Pl~.along the western fringe of an
area designated for residential development of 1.5 units per acre or less. ProPerties directly
across Woods Edge Road to the west are designated for.light industrial use. The child care
center may be considered an acceptable land use transitionbetween the suggested residential.
and light induStrial areas:
Area Development Trends:
Immediately surrounding properties are zoned Agricultural (A) and are occupied By single
family residences or are vacant. Properties to the south and west are zoned Residential (R-
15) and are occupied by'residences'in the Walthall Creek Subdivision.
Zoning History:
On November 28, 1984, the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a Conditional Use (Case 84S177) to permit a child care
center onthe request propertY, subject to a number of conditions addressing a Master Plan of
development, architectural treatment, maximUm'enrollment, hours .o f operation, landscaping'
and signage.
On October 13, 1989, the Board of Supervisors, upon a favorable recommendatiOn of the
Planning Commission, approved an amendment to 84S177 (Case 89SN0301) to increase
enrollment at the center, subject to conditions requiring a Master Plan for development,
placing a cap on enrollment and requiring left-and right-turn lanes once the building
expansion is occupied.
Current Proposal:
As noted herein, with the. approval of the original Conditional. Use and subsequent
amendment, conditions were imposed establishing a Master Plan.for development, and
addressing architectural'treatment, maximum enrollment; hours of operation, landscaping,
mm lanes and signage in order to'insure the use is compatible with the residential uses in the
area.
03 SN 0272-JULY23-BS
The applicant is proposing to delete Condition I of Case 89SN0301 to permit future
development in compliance with Zoning Ordinance requirementsrather than as restricted by
a Master Plan and to delete Condition 2 to increase permitted enrollment beyond the
maximum of eighty (80) children.
To insure that land use transition and development quality are not compromised once the
Master Plan is no longer required, the Condition requires future development to conform to
the development standards of the Zoning Ordinance for CorpOrate Office (0-2) Districts in
Emerging Growth Areas.
Site Design:
The subject property is located in an Agricultural (A) District and hence is not subject to
development standards of the Zoning Ordinance. To address concerns relatiVe to the design
and quality of furore development, the Condition requires compliance with Emerging Growth
District Standards for Corporate Office (0-2) Districts. These standards address access,
parking, landscaping, architectural treatment, setbacks, Signs, buffers, utilities, screening of
dumpsters and loading areas and lighting. In addition, except as amended, conditions of
Cases 84S 177 and 89SN0301 remain in effect for the exiSting development.
CONCLUSIONS
The applicant is proposing to expand the existing child care center.' With the deletion of the
approved Master Plan and the enrollment cap, greater flexibility :is afforded in the design of the
proposed facilities. In exchange, the required compliance with Emerging Growth District Standards
of the Ordinance ensures a well-desigged project compatible-with adjacent residential and
agricultural development.
Further, the use has existed on the request property without any apparent adverse impact on the
surrounding area and the existing and recommended conditions ensure that the single family
residential character of the request property will be maintained.
Given these considerations, apProval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/03):
The applicant accepted the recommendation. There.was no opposition present.
On motion of Mr. Cuuningham,. seconded by Mr. Stack, the Commission recommended.
approval subject to the condition and acceptance of the proffered conditions on page 2.
6 03SN0272~JULY23-BS
AYES: Unanimous.
The Board of Supervisors, on Wednesday, July 23, 2003, beginning at 7:00 p.m., will take .under
consideration this request.
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