03AN0306-Aug27.pdf,August27i2003. Bs: .
· .. ,.. "i '-~.. ).'.:''--
STAFF'S
REQUEST ANALYSIS
· RECOMMENDATION:-
03SN0306
st6ny Point ~Reformed PresbyterianiChurch
2330BUt~ord Road.:...':: .... f-. ~ ..
REQUEST: Conditional Use to Permitaprivate school in a Residenfial(R:l~5) Distfict}:.' . .
PROPOSED-LAND USE: --'_ -.:- -' . -'
A private school to be operated for a maximum ofthrCe(3)Ye~s.in~!c°njunction
with a church is proposed;
PLANNING CO~SSIONLRECO~A~oN -.~:- '. '
RECOMMEND. APPROVAL. SUBJECT TO THE CONDITIONS i:~ ACCEPTANCE-OF
THE PROFFERED CONDITIONS ON PAGES2 AND 3. ' ' ~ ':: " ~ ~'::
STAFF RECOMMENDATION
Recommend apProval for the-following .masons:
A. The proposed private school use would have n0¢greaterimpact-:~poneXisting?and-
anticipated area.residemial :development than-dOes.~epe~ffed ChurCh orpublie'
school uses.
The recommended.'conditions address land useeomPafibilitydssues betWeen the
B.
proposed uses and area residential development . '- : '
C. Similar facilities, lOcated adjacent to residemial :areas~ haye. been approved
throughout the C;unty with n(~' app~ent adverse'impact.°n:the i!esidential ~i~es~
providing a FIRST CHOlCE COmmnnity ThronghExcelFn% 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.)
CONDITIONS
(STAFF/CPC)
Except where the requirements of the underlying Residential.: (R-
15) zoning are more restrictive, any new develOpment for-school
use shall. Conform to the:requirements of the Zoning Ordinance for
commercial uses in Emerging Growth Areas,. excluding' buffer.:
requirements. (P)
(STAFF/CPC
The following setback criteria:shall apply to any outdoor play
fields, courts swimming pOols and' similar active recreational areas:
ao
bo
co
With the exception -. of playground areas which
accommodate swings; .j:ungle. 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.i 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 .buffeting standards
contained in SectiOn 19-522(a)(2) of the Zoning Ordinance.
If.active 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, Deparlment 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 I00 foot 'setback/landscaping
requirements described in Condition 2.a,
Any playground areas (swingS~ jungle gyms or similar such
facilities) shall be setback a minimum of forty (40) feet
from all property lines. (P)
2 03 SN0306-AUG27-BOS
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
The operation of the private, school shall be. in. conjUnctiOn with a:'
church use only. (P) .
This Conditional Use Shall be granted'for: a-peri0d'n0t Io' exceed:-
three (3) years from the date of apProval, (P)'
The maximum total number of 'students enrOlled:.dufing each
school year'shall be seVenty (70)~ (P) _
There shall be no direct access from .the prOperty.
GENERAL INFORMATION
Location: '
Fronts the west line of Buford Road, the south line of' Polk Street and-the east .line' of
McRae Road, as is commonlyknown as 2330 Buf0rd Road: TaX ID:7755-?1~3976
(Sheet 3).
Existing Zoning:
Size:
R-15 -'"" ·
4.7 acres
Existing Land Use:
Public/semi-public (church)
Adiacent Zoning and Land Use:
North, East and South- R-15; Single family residential'or vacant .
West - R-15; Public/Semi-public. (Bon Air Elementary School):~:or Single'family
residential .....
03 SN0306'AUG27-BOS:
UTILITIES
Public Water System:'
There is an existing sixteen (16) inch water line extending along Buford Road adj acent to
this site.' .The existing church facilitY is connected to the public water' System. Use of the-
pUblic water system is required by County Code.
Public Wastewater System:
An existing eight (8) inch .wastewater collector, extends across McRae Road onto: the
request site. 'The existing church facilitY is connected to -the public wastewater System..
Use of the public wastewater system is required by County COde.
ENVIRONMENTAL
Drainage and Erosion:
This use. will have a minimal impact upon these facilities.
PUBLIC FACILITIES
Fire Service:
The Buford Road Fire' Station, Company Number 9, and FOrest vieTM VOlunteer Rescue
Squad cUrrently provide fire protectiOn and emergency medie~ senriee. ' This request :will
have minimal impact °nfire and rescue services.
Transportation:
-The property is currently Zoned Residential (R, 15) and a church(StOny Point Reformed
Presbyterian Church) has been develOped on the property: Theapplicant is requesting a
.Conditional Use to permit a private SChool to operate °nthe Pr0P~., ;The apPlicant ~as
proffered to limit the enrollment 'at the' school to seventY (70) students (Proffered
i2°iaditi°n 3). Based on private schoo1 .trip rates;and ass~g; i~ s~dent PoPulation of
seventY (70), development could generate approximately 130'~:average:daily trips,' These
vehicles Will be distributed along Buford Road, which hada 2002' tr~c count of.15,000
vehicleSper day. .
The Thoroughfare Plan. identifies Buford Road as- a collector road with.a recommended
right of. Way width of seventy (70) feet. AcceSs to colleCtOrS, such as Buford. Road,
should be controlled. The applicant has proffered that-no :direct! access'will be provided.
to Buford Road. (Proffered Condition 4) . .
4 03SN0306-AUG27-BOS
In 1985-1986, staff prepared an amendment tothe County's ComprehensiVe Plan'.for the'
Bon Air area (Bon Air COmmUnity Plan).. Staff.recommended that the-Plan include a
strategy to provide widening improvements al°ng ~Buford:.R°ad?.' CifizenS':voieed
oppo'sition to this strategy.becaUse, in their opinion, it would'change the Characteristics of
Buford Road and the sUrrounding area: The Board of SUpervisors!appr0vedrthe'BonAir
CommUnity Plan without the recommendati°n .to widen Buf0rd~ROad. BasedLon
Transportation Department standards, traffic that .is anticipated i° be:genermd by.the
school warrants left and right.tUrn lanes along Buford :Road:.- Based on the'action: bY the.
BOard in the adoption ofthe Bon Air Community Plan;i:the appliCantwas n°txequest~d t° ~
provide road improvements or dedicate fight of Way alOng 'BUfordRoad: :This~ section of..
Buford Road has twenty-two (22) foot wide pavement with two (2): foot Shouldei!S...~The
standard'typical section fOr this type of roadWay should .be twentyzfour: (24)':.fo0t:.wide
pavement, with minimum eight (8) foot wide shoulders. "Based onthe cUrrent volume of
iraffic it carries during peak hours, Buford Road is functioning at!:eapacity2-. (Level of
Service E) .
At time of site plan review, specific recommendations will be provided regarding intemal'-
circulation.
LAND USE
Comprehensive Plan: . . ~ .. ·
Lies within the boundaries of the Bon Air community Plan which'suggests the property is
appropriate for public/semi-public uses. .
Area Development Trends: -
Surrounding properties are zoned Residential (R, 15)'and are..occupied by single family
residences, public/semi-public uses (Bon Air Elementary SChool)'or'are currently vacant.
It is anticipated that any infill development-in this area.will be:iimitedto medium density
residential and public/semi-public uses as suggested by the Plan.
Site Design:
The request property has been. developed as a church with associated parking facilities2
The 'applicant intends to use the existing facilities to . accommodate the priVate.school.
The recommended conditions would require any new deve!Opment:for schoo! use to:
conform to' the development standards of the Ordinance for :.commercialUses in Emerging"
Growth Areas except where the underlying zoning requirements are more restrictive
(Condition 1). Emerging Growth Standards address architecturai treatment, access,
parking, landscaping, setbacks, signs, utilities and screening of dumpsters and:loading
areas.
5 03 SN0306-AUG27-BOS
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 rthe same project.
Compatibility may be achieved-through the use of similar building massing, materials,
scale', colors and other architectural features.
Within Emerging Growth Areas, no. building exterior which would be visible to any 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 that 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 R District orany 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 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 anyR 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 to the 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 use should be.-
set back from this adjacent residential development. (Condition 2)
CONCLUSIONS
A private school 'use is proposed on the property in association with an existing church. This use
would have 'no greater impact upon existing.and 'anticipated arearesidential development : than
does the .permitted church or public school uses. In' addition, the recommended' conditions
address land use compatibility issues between the propOsed Uses and area residential
development. -Similar facilities, located adjacent, to residential areas, have been approved
throughom 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 this request is recommended.
6 03 SN0306-AUG27-BOS
CASE HISTORY
Planning Commission Meeting (8/!9/03): . -. :' : ......
The apPlicant accepted the recommendation. There was no0ppOsitionPreSent? ::-~ · ' · ~
On motion of Mr. Gec~r, seconded by Mr. StaClq. the-commiSsiOn recommended
approval., of this request SubjeCt to the. conditions .and aCeeptance:;of the' p~6ffered
conditions on pages 2 and 3. -: . '~ ".
AYES: Unanimous. :"~' -. : '"' -
The Board of'Supervisors, on Wednesday, August 27, 2003, beg'.mnin' g at 7:00. p.m,, Will;take.i~ '
under consideration this request.
03SN0306~AUG27,BOS