04SN0242-May26.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
May 26, 2004 BS
04SN0242
Ludolf Siemens
Clover. Hill Magisterial District
120 North Courthouse Road
REQUEST: Conditional Use to permit a private school.
PROPOSED LAND USE:
- A private School has operated on the 'request property for approximately twenty-
two (22) years (MontesSori Center for the Child)'. This request would allow the
continued operation of this facility under new management.
PLANNING COMMISSION RECOlVlMENDATION
RecOmmend approval subject to-the Conditions and acceptance of the Proffer Conditions on
pages 2 and 3.
AYES:
ABSENT:
Messrs. Litton, Bass, Gulley aud Wilson
Mr~ Gecker
STAFF RECOMMENDATION.
Recommend approval for the following reasons:
Ao
The existing priVate sChool use, which.has been in operation for approximately
twenty-two (22) years, has been, and continUes to be, .compatible with. existing
residential development.
The recommended conditions and proffered conditions would ensure that the ~site
complies with current deVelopment standards for similar projects. .
Providing a FIP~T CHOICE CommUnity Through Excellence in'Public Service.
(NOTE: CONDITIONS MAY BE. IMPOSED OR THE'PROPERTY.OWNER MAy PROFFER
CONDITIONS. THE CONDITIOBIS NOTED.WITH "STAFF/CPC" WERE AGREED UP°N
BY.BOTH STAFF AND THE.' CO~sSION. 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.
(STAFF/CPC)
(STAFF/CPC) 3.
Except where the requirements of the underlying Agricultural (A)
zoning are. more restrictive,' the.existing school facility shall be
upgraded'.t°'. conform to the design requirements of the. Zoning
Ordinance. for Corporate Office (O,2)'-uses' in-Emerging Growth
Areas, A schedule for the implementation 'of these' improvements
shall'.be submitted to the Planning Department for review .and
approval -Within thirty (30) days of the approval of thiS[request
This cOndition shall not preclude.the ability to seek an exception to
the curb and gutter requirements, fOr-parking and driveways
thrOugh the 'Development' Standards' Waiver process. (P)
Except where the requirements of thc underlYing. Agriculmral (A)
zoning area:more restrictive, any new-development for schoOl use
shall" Conform to the requirements of the Zoning Ordinance for
Corporate-Office (0-2) uses in Emerging Growth Areas. (P)
~Within the recreational setback established in Proffered Condition
l.a., 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. '"
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The following setback, criteria :shall' apply .'to any outdoor play _
fields, courts, swimming pools. and. similar active recreational-uses:
With- the exception of .playground. areas which
accommodate swings, jungle, gyms or .similar such
facilities, all: active play fields, courts of Similar aCtive
· recreational faCilities which could aCcommodate-organized
sports such-' as-.football,, soccer,' basketball, etc., shall' be'
l°cated a minimum of 100 feet! from-any adjacent propertY.
Any plhyground'areas shall'be setbaCk- a minimum of. forty
(40) feetfrom all propertY lines. (P)
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(STAFF/CPC)
J
Prior to exceeding an enrollment of. eighty (80) students~ the
follOwing shall occur:
at
The existing access frOm 'the property.to Courthouse Road
shall be relocated towards, the northern property line. The
exact locatiOn of this access shall-be approved by the
Transportation Department.
Additional pavement shall be constructed along Courthouse
Roadat the approved access to provide a right mm lane.
The developer.shall dedicate-to Chesterfield County, free
and unrestricted, any additional:right-of-way (or easements)
required for this road improvement. (T)
(STAFF/CPC)
The freestanding sign identifying the. school use shall be .of a
monument style and shall not exceed-tWenty-four (24) square feet
in area and eight (8) feet in height. (P)
GENERAL INFORMATION
Location:
West line of Courthouse Road, north of Keithwood Parkway, and better known as 120
NorthConrthouse Road. Tax ID 743-704-7406 (Sheet 6).-
Existing Zoning:
A'with Conditional Use
Size:
4.7 acres
Ex~sting Land USe:
PriVate School
Adjacent Zoning and Land Use:
North - A and R-7; Single family residential
South, East and West - A; Single family residential'or vacant
04SN0242,MAY26-BOS
Public Water System:
.Public
There is an.existing sixteen (16) inch water line extending along:the north side of North
Courthouse Road opposite this site. In addition, an eight-.(8) inch water iline extends
across NOrth Courthouse Road to'terminate-adjacent to the'request Site~ The existing
school building on this site is served by a private well system, and it is the intent .-to
-continue .utilizing the existing well to serve the propOsed private school. Section18260(c)
of. the CoUnty Code requires connection to the public water system when a.water line is
less than 200 feet away bom a property line of any lot. or parcel and a building Permit
application has been made for a new structure. DUe to the applicant's' intent to Utilize'the
existing structure, use Of the public water system is not reqUired at this time. ShoUld a
new structure be built~ or an additiOn is made'tothe existing'structure, use of Public water
will be required. The Utilities Department has recommended that the public water system
be'used.
WasteWater System:
There is an 'existing .eight (8) inch wastewater collectOr line extending alOng the-soUth
side of North Courthouse Road adjacent to the request site.-The pUblic wastewater system
is available to serve this site. The existing.seho'ol building.on this,site is served bY a
private septic system, and it's-the intent of the applicant to continue utilizing the existing
septic system. The Utilities Department has recommended to the applicant that the public
wastewater system be used. to'serve the school.. HOwevers use of the .public wastewater
system is not required Until anew-structure is'built on-Site oran addition is made to the
existing structure. (County Code Seefion 18-60(e)) . .
Private Well:
The. Health Department mUSt'approve use of a pn'Vate well'.
Private Septic System: . .
Conditional Use Case 79S044 established the maximum number of students, at, eighty
(80). ShoUld the school'exceed this number and/or' begin .meal preparation for :the.
students, an expansion of.theexisting drainfield, will be necessary, subject to the Health
DePartment's review and approval.
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ENVIRONMENTAL
Drainage and Erosion:
The property drains west and then via tributaries to Mansfield Branch. There are
-currently no on or off-site drainage or erosion prOblems with none anticipated after
development.
It is 'anticipated that relief to the curb and gutter requirements for parking and driveways
may be sought through the Development Standards Waiver process. It is anticipated that
such relief for. the existing parking/drive areas or minor adjustments thereto should not
negatively impact adjoining properties.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5, and .Forest VieW Volunteer Rescue
Squad Currently provide fire protection and-emergency medical service.-The Courthouse
Road Fire Station, currently under eoustruetion, will be the primary service provider upon
its completion. This request will have only minimal impact on fire and emergency
medical services.
When the property is developed, the number of hYdrants; quantity of Water needed for fire
protection, and access requirements will be' evaluated during the Plaus review process.
TransportatiOn:
'The property (4.7 acres)' is-zoned Agficultural'(A) with a Conditional Use '(Cases
79SN0044 and 91SN0214) that permits a private school on the property subject to
specific conditions~ One 'of. those conditions limits the keeping, of no.more than eighty
(80).children on the property at any one time, Because another condition of the original
ConditiOnal Use limited the operation of the private school :to a specific individual, the
applicant'is requesting a new Conditional Use for the private school.
The current request will not limit the number of students enrolled at.the school; therefore
it is difficUlt to anticipate traffic generation. Based on private school trip rates with an
enrollment of eighty (80) students, the development Could generate 200 'average daily
trips. These vehicles· will- be distributed along Courthouse Road, which had an estimated
2003 traffic count of 50,725 vehicles per day.
A school has been developed on the property, with' one (1) access to Courthouse Road.
This Section of Courthouse Road is a six-lane divided facility. The site access is limited
to right-tumS-in and right-tums,out-only, and'is located-approximately 250 feet north of a
crossover on Courthouse Road that aligns~ Keithwood. Parkway. Typical access, spacing
5 04SN0242-MAY26-BOS
along major arterials, sUch .as. Courthouse Road, should be approximately. 500 feet. or
greater. The applicant has proffered that prior to exceeding an enrollment.of eight (80)
students, which is the maximum number of-students permitted 'by the exiSting
COnditional Use, the existing site access wilt be relocated t0Wards'the.northem property
linc'and a fight turn lane will be. constructed along Courthouse Road. (Proffered Condition
2). Providing the right turn lane may require the'developer to acquire. "off.site"- right"of
way from the adjacent properties. - '
At time of site plan review, specific recommendations-will, be provided regarding
enrollment at the school, access and internal site circulation.
LAND USE
Comprehensive Plan: '
Lies within the boundaries of the Powhite/Ronte 288 DeVelopment-Area Plan which
suggests the property is appropriate for low. density, residential development-of 1~5
dwelling units per acre or-less.
Area Development'-Trends:
Surrounding area properties are'Zoned Agricultural (A) and Residential (R-7) and are
occupied by single family residences on acreage parcels or within' recorded subdivision
developments, or remain vacant. It is anticipated that' residential develOpment patterns
willcontinue in this area, cOnsistent with densities suggested by the Plan..
Zoning History:
· On April 25, 1979, the'Board of Supervisors, upon a favorable- recommendation by the
Planning CommissiOn, approved a Conditional Use to permit the operation of a private
school (Case 79S044).'This 'apprOval was subject '-to several 'Conditions, including the
granting of the conditional Use. t0-a specific Operator' only;.
on August 28, 1991, the-BOard-of Supervisors, upon a favorable recommendation by'the
Planning. Commission, aPproved'an amendment to Conditional-Use case 79s044 relative
to hours of operation of the private school. (Case 91SN0214)
Site Design:
The existing school facility was.opened in 1980 and has; Operated on the request property
for twenty-two (22) years.... The applicant intends-to transfer .operating rights to continue
the priVate school useat thiS.loCation. The-recommended conditions would reqUire-that
the' site be upgraded to conform to. the' development .standards of the Zoning Ordinance
for office uses in Emer ~gh!g GrOwth Areas, except as discusSedherein (Condition 1).:Any
new development would also 'be. subject to these Emerging GrOwth'Area standards
6 04SN0242-MAY26,BOS
(Condition 2). These standards are typical for the current development of similar private
school facilities within the County. Emerging Growth Area standards address access,
parking, landscaping, architectural .treatment, setbacks, signs, buffers, utilities and
screening of dumpsters and lOading areas.
Architectural Treatment:
The recommended conditions would require any new construction for school .use to
conform to Emerging. Growth District architectural standards. '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 through the use of similar building massing, materials,: scale, colors and other
' - architectural features.
Buffers and Screening:
As noted herein,, adjacent proPerties are occupied by'single ·family residences or remain
vacant. Any proposed outdoor'recreational facilities 'and playgrounds should be set back-
from these adjacent properties. (Proffered' ConditiOn 1 and Condition 3)
Freestanding Signage:
Currently, .the Zoning Ordinance permits one (1) freestan 'drag sign, fifty (50) square feet
in area .and. fifteen.(15) feet in height, to identify, the school use. ·Such sign may be of a
monument or pole-moUnted design. In response to concerns exPressed by the Clover Hill
Commissioner, the applicant has proffered to restrict the maximum sign area to twenty-
four (24) square feet and' eight~(8) feet in height, consistent with sign standards for
schools in Village Districts. (Proffered ConditiOn 3)
CONCLUSIONS
The existing private school'nse, which has been in operation for approximately twenty-two (22)
years, has been~ and continues, to' be, compatible with existing residential development.-The
recommended conditions and prOffered, conditions would.ensure that the Site comply with current
development.standards for similar projects.
Given these comiderations, approval of this request is recommended.
CASE HISTORY
Applicant (5 / 14/04):
.Proffered Condition 3 was submitted.
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Planning Commission Meeting .(5/18/04):
The applicant accepted the recommendation. There'was-no opposition present.
On motion of' Mr. Gulley, Seconded by Mr.. Wilson, 'the CommisSion recommended
apProval of this request subject to the Conditions and acceptance of the Proffered
Conditions on pages 2 and 3.
AyES:' Messrs. Litton, Bass, Gulley and Wilson
ABSENT: Mr. G-eeker '
The Board of SUpervisors, on Wednesday, May 26, 2004,. beginning at 7:00 p.m.,- will take under
consideration this request.
04SN0242-MAY26,Bos
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