Loading...
93SN0252REQUEST ANALYSIS AND RECOMMENDATION August 25, 1993 BS 935N0252 Salisbury Presbyterian Church Midlothian Magisterial District South line of Salisbury Road REQUEST: Conditional Use to permit a child care center in a Residential (R-40) District. PROPOSED LAND USE: A child care center, to be operated at an existing church, is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: Ao The proposed child care center would have no greater impact upon existing and anticipated area residential development than does the permitted church use or a permitted public school use. Bo The recommended conditions ensure land use compatibility between any child care center use and area residential development. Co Similar facilities located adjacent to residential areas have been approved. throughout the County. These facilities have not had any apparent adverse impact on area residential uses. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. 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) 1. Outdoor playfields or similar active recreational areas shall be set back a minimum of forty (40) feet from all property lines. (P) (CPC) 2. Any child care use may be conducted only in conjunction with a church use on the property. (CPC) PROFFERED CONDITIONS (STAFF/CPC) 1. At such time that the enrollment exceeds 125 children in a 24 hour period or when new building permits are sought for facilities requiring domestic water and wastewater, beyond those improvements and additions shown on the Plan of Development prepared by J.K. Timmons and dated May 25, 1993, public wastewater will be extended and utilized. (STAFF/CPC) 2. Except where Residential (R-40) standards are more restrictive, any development or improvement associated with any child care center use shall comply with Zoning Ordinance requirements for office, commercial and industrial uses in Emerging Growth Areas. GENERAL INFORMATION Location: South line of Salisbury Road, east line of Kingsmill Road and west line of Starcross Road. Tax Map 7-12 (1) Parcel 2; 7-12 (2) Salisbury, Section A, Block K, Lots 1 and 2; and 7-12 (4) Salisbury, Section D, Block K, Lots 17, 18 and 19 (Sheet 2). Existing Zoning: R-40 Size: 8.2 acres Existing Land Use: Public/Semi-public (Church) 93SNO252/WP/AUG25K Adiacent Zoning & Land Use: North - R-40; public/semi-public (Salisbury Country Club) South - R-40; Single family residential East - R-40; Single family residential West - R-40; Single family residential PUBLIC FACILITIES Utilities: Public Water System There is an existing sixteen (16) inch water main located along Salisbury Road. The existing church and associated buildings are presently connected to public water. The use of the public water system is required by Ordinance for the proposed additions. A computer simulated flow test was performed on the existing sixteen (16) inch water main. The results of the simulation indicates that sufficient flow and pressure should be available to meet domestic and fire protection demands of the proposed use. Fire flow requirements are established and coordinated through Fire Administration. Public Wastewater System: There is an existing twelve (12) inch wastewater line located approximately 650 lineal feet southwest of the most southwest property line of the request site. In addition, an extension of approximately 500 lineal feet across church owned property would be needed to provide service to the proposed preschool addition as well as the other existing and proposed building additions. The use of the public wastewater system would not be required by Ordinance unless the church facilities use more than 3,000 gallons of water a day. Staff contacted the applicant's engineer and requested that the church proffer the use of the public wastewater system. Staff was advised that the church had considered connecting to the public system, but their building expansion budget could not accommodate the cost of the necessary extension. The Health Department has advised that there have been no reported problems with the three (3) septic systems that serve the existing church facilities. However, the Utilities Department is concerned as to the continued and potential expanded use of these private systems as indicated by the proposed building additions. Based upon these concerns, the church has agreed to limit the enrollment of the child care center operation (Proffered Condition 1) and has indicated that the proposed fellowship hall addition will not significantly increase the church's overall 3 935N0252/WP/AUG25K - water usage. Consumption records indicate a "worse case" of 1,700 gallons per day which is well below the 3,000 gallons per day allowed by Ordinance in conjunction with septic system use. In addition, and in response to Utilities Department concerns as to future development of the remainder of the church property, the church has agreed to extend and connect to the public wastewater system at such time as any new buildings or additions to existing buildings that will require domestic water and toilet facilities are proposed. (Proffered Condition 1). Private Septic System: The existing church is connected to septic tanks and drainfield systems. Any septic system utilized by the proposed day care operation must be approved by the Health Department. A site plan for a proposed expansion to church facilities depicts additional parking and driveways. It should be noted that drainfields cannot be located under paved areas. Environmental: Drainage and Erosion Drains through Salisbury Subdivision to Salisbury Lake and Falling Creek. No existing or anticipated on- or off-site drainage or erosion problems. Off-site easements and drainage improvements may be required if improvements to the church site generate significant additional stormwater runoff. Fire Service: Robious Fire Station, Company #4. County water flows and fire hydrants must be provided for fire protection purposes in compliance with nationally recognized standards (i.e.., National Fire Protection Association and Insurance Services Office). Fire lanes must be provided in accordance with the Chesterfield Fire Prevention Code, Section 313. The proposed zoning and land uses will not generate additional need for fire protection services. The applicant should contact the Building Official to determine building compliance with the Uniform Statewide Building Code for the proposed day care use within existing and proposed improvements. 4 93SN0252/WP/AUG25K Transportation: This request will have a minimal impact upon the existing transportation network. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan, which designates the request property for residential use (1.5 units per acre or less). Area Development Trends: Area properties to the north, south, east and west are zoned residentially and are occupied by single family residences and Salisbury Country Club. Site Design: The request site has been partially developed as a church complex. The applicant intends to utilize the existing church building and parking area, plus planned additions, for the proposed day care use and to install a playground area in association with this use. The remainder of the property is planned for future church expansion. The applicant has agreed that any improvements associated with child care use will conform to Emerging Growth District Standards which address landscaping, access, architectural treatment, etc. (Proffered Condition 2) Buffers and Screening: As noted herein, most of the adjacent properties are occupied by single family residence. Any proposed or future outdoor recreational facilities associated with day care use should be set back from adjacent properties used for residential purposes so as to minimize the impact of the playfields on adjacent residents. (Condition 1) Conclusions: The proposed day care use would have no greater impact on area residential development than the existing permitted church or a public school. Further, facilities located adjacent to, or near, residential areas have been approved throughout the County with no apparent adverse impacts on area residential uses. Given these considerations, approval of this request is recommended. 5 935N0252/WP/AUG25K. CASE HISTORY Applicant (8/13/93 and 8/16/93): Proffered Conditions 1 and 2, as reflected herein were submitted. Planning Commission Meeting (8/17/93): The applicant accepted the recommendation. An adjacent property owner was present and expressed concerns relative to potential drainage problems. The property owner was advised that drainage issues would be addressed through the site plan review process and that he should discuss those concerns with the Environmental Engineering Department in more detail. It was the consensus of the Commission to recommend imposition of an additional condition to require that any child care use be conducted only in conjunction with the church use on the property. (Condition 2) On motion of Mr. Easter, seconded by Mr. Miller, the Commission recommended approval of this request subject to the conditions on page 2 and acceptance' of the proffered conditions on page 2. AYES: Unanimous The Board of Supervisors on Wednesday, August 25, 1993, beginning at 7:00 p.m., will take under consideration this request. 6 93 S N0252/W P/A UG25 K SAI LAKESi[~E¢ R-40 ROAD, SALISBURY 93SN0252 R-40 SALISBURY SALISt LA~'ESI~'E~ LEGEND -.~4-- WATER LINES -,.---..~ SEWER LINES q :55~oz ~z -/ $c~UTH 9T,4RC~O$$ ~O,~D I I I I. I. I I I ff5~0~52-2 .