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July 23, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0285
Banner Christian School
Clover Hill Magisterial District
1501 South Providence Road
REQUEST: Conditional Use to permit a private school in an Agricultural (A) District.
PROPOSED LAND USE:
A private school to be operated for a maximum of two (2) years in conjunction
with a church use is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF' THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed use would have no .greater land use .impact upon existing and anticipated
area reSidential development than does the permitted church or,pUblic school uses.
(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.
PROI?FERED CONDITIONS
(STAFF/CPC) 1.
The operation of the private school shall be in conjunction with a
church use only. (P)
(STAFF/CPC) 2.
This Conditional Use shall be granted for a period not to exceed
two (2) years from the date of the approval. (P)
(STAFF/CPC) 3.
There shall be no construction of new buildings nor additions or
exterior alterations to the existing buildings to accommodate this
use except those required by the Virginia Uniform Statewide
Building Code (VAUSBC). (P)
(STAFF/CPC) 4.
The folloWing setback criteria shall apply to any outdoor play
fields, courts, swimming pools and similar active recreational
ao
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co
With the exception of playground areas which
accommodate swings, jungle gyms or similar such
facilities, 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 minimum of 100 feet
from adjacent properties to .the north, south and east.
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.
If acti~/e play fields, coUrts, swimming pools and 'similar
active recreational areas are setback more than 100 feet
from the adjacent properties to the north, south and east, 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 modification shall
accomplish mitigation of the visual and noise impacts;that
sports or related activities have on adjacent properties
equivalent to the 100 foot setback/landscaping
reqUirements described in Condition 2.a.
Any new playground areas (swings, jungle gyms or similar
such facilities) shall be setback -a minimum of forty (40)
feet from all property lines. (P)
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GENERAL INFORMATION
Location:
Fronts the east line of. South Providence Road, north of Shady Mist Drive and is better
known as 1501 South Providence Road. Tax ID 755-698,4828 (Sheets 7 and 11).
Existing Zoning:
A with Conditional Use Planned Development
Size:
8,3 acres
Existing Land Use:
Public/semi-public (church)
Adiacent ZOning and Land Use:
-North .- A; Single family residential or vacant
South - R-7; Single family residential
East - A; Vacant
West - A with Conditional Use Planned Development; Golf'cOurse or vacant
UTILITIES
Public Water System:
'There is an existing sixteen (16) inch water line along the east side of South Providence
Road, adjacent'to this site. The existing church facilityis _connected to the pUblic water;
system. Use of the public water system is required by CountyCode.
Public Wastewater System:
.There is an existing eight (8).inch.wastewater collector extending along both the soUthern
and eastern boundary of this site~ The existing church building: is connected to the public
wastewater system. Use of the pUblic wastewater system iS:required bY County Code.
Drainage and Erosion:
ENVIRONMENTAL
The property drains north and east via tributaries to poCoshock,Creek. Currently, there
are no on~ ~or off-site drainage or. erosion problems.
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PI~LIC FACILITIES
Fire Service:
The Buford Fire Station, Company Number 9, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will 'have
minimal impact on fire and emergency medical services.
Transportation:
The property (8.3 acres) is currently'zoned Agricultural (A) and aChurch (Bethany Place
Baptist Church) has been developed on the property. The applicant is requesting a
Conditional Use to permit the operation of a-private school-on the property. Th~ request
will not limit the number of students enrolled at this school; therefore, it is difficult to
anticipate traffic generation.
Vehicles generated by the school will be distributed along providence Road, which had a
2002 traffic count of 10,250 vehicles per day. This section of Providence Road has
twenty-four (24) foot wide pavement with six (6)fOot-wide shOulders. Based on the
current volume of traffic during peak hours, Providence Road is at capacity (Level of
Service E).
The traffic impact of this development must be addressed. The Thoroughfare Plan
identifies Providence Road .'as 'a major .arterial. In conjUnction with development of
Bethany Place Baptist Church, two (2) accesses.were provided. Onto PrOvidence Road and
a right mm lane was constructed along Providence Road at the southemmost~access.
Based on Transpol, tation Department standards, a left turn'lane along Providence Road is
warranted with enrollment of more than Sixty-two (62) students .at this private school.
The applicant is not willing to provide this road improvement or limit the enrollment to
siXty-two (62) students.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential use of'1.51 to 4.0 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 nOrth and south. An
existing golf course is located to the west of the'request property while properties to the
east currently remain vacant. It is anticipated :that residential zoning and land'use
patterns will continue in the area consistent with densities suggested by the Plan.
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Zoning HiStory:
On June 3, 1987, the Board of ZOning Appeals approved three (3) VarianCes for this
parcel, permitting two (2) freestanding si~s larger than Ordinance requirements and an
exception m height limitations for a steeple. (Case 87A065)
On July 26, 2000, the Board of Supervisors, upon a favorable recommendation by the
Commission, approved a Conditional Use Planned Development on this parcel to permit
a third freestanding sign~ (Case 00SN0272)
Site DeSign;
The request property-has been developed as a church with associated parking facilities.
The applicant intends to use the existing facilities to accommodate the private school use
for a-time period not to exceed two (2) years from the date of apProval (Proffered
Condition 2). Proposed as a temporary use, proffered conditions would preclude the
construction of any new buildings:as well as .improvements tt'the existing buildings other
than those improvements required for compliance with,the Virginia Uniform Statewide
Building Code (Proffered 'Condition 3). Further, the-operation of the proposed school
must be in conjunction with a church use on the same site. (Proffered Condition 1)-
Buffers and Screening:
Currently, 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 R diStrict
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 districts
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 from any property
where loading areas are prohibited and from public rights of way.-
As noted herein, adjacent properties are occupied, by single family residences or remain
vacant.- Any proposed outdoor recreational facilities and playgrounds' associated with the
private.school should be set back:from these adjacent properties. (Proffered Condition 4)
CONCLUSIONS
The proposed private school would have no greater land use impact upon existing and
anticipated area residential development than does the permitttd church or:public school uses.
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CASE HISTORY
Planning Commission Meeting (7/15/03):
The applicant did not accept staffs recommendation relative to installation of a left turn
lane, but did accept the CommisSion's recommendation. There was no opposition
present.
Mr. Gulley noted that the school was actively seeking a .permanent location for this
facility. Therefore, as a temporary use, he felt. the mm lane-improvemem was not
warranted.
'on motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended
approval of this request and acceptance of the proffered conditions On page 2.
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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