04SN0299-Aug25.pdfAugust ! 7, 2094 CPC
August 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0299
St. Joseph's Catholic Church
Midlothian Magisterial District
828 Buford Road
REQUEST: Conditional Use to permit a private school in a Residential (R-15) District.
PROPOSED LAND USE:
A private school in conjunction with church use is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS
ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed private school use would have no greater impact upon existing
and anticipated area residential development than does the permitted church or
public school uses.
B. The recommended conditions address land use compatibility issues between the
proposed uses and area residential development.
C. Similar facilities, located adjacent to residential areas, have been approved
throughout the County with no apparent adverse impact on the residential uses.
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.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying R-15 zoning are
more restrictive, any new development for school use shall
conform to the requirement of the Zoning Ordinance for office uses
in Emerging Growth Areas, except for buffers. (P)
(STAFF/CPC) 2.
The operation of the private school shall be in conjunction with a
church use only. 0~)
(STAFF/CPC) 3.
The setback criteria shall apply to any outdoor play fields, courts,
swimming pools and similar active recreational areas:
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 and south. 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 active play fields, courts, swimming pools or similar
active recreational areas are setback more than 100 feet
from the adjacent properties to the north and south, the
landscaping or other design features described in 3.a. may
be modified by the Planning Department at the time of site
plan review. Such modifications 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 3.a.
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Playground areas which accommodate swings, jungle gyms
or similar such facilities shall be setback a minimum of
fifty (50) feet from all property lines. (P)
(STAFF/CPC)
Unless and until any active uses or any improvements are located
within 125 feet of the southern property boundary adjacent to
Summit Acres Subdivision, any healthy trees that are two (2)
inches in caliper or greater shall be retained within this 125 foot
setback. This condition shall not preclude the removal of
vegetation from this 125 foot setback that is unhealthy, dying or
diseased. (P)
(STAFF/CPC)
o
At such time that any active uses or any improvements are located
within 125 feet of the southern property line adjacent to Summit
Acres Subdivision, a fifty (50) foot buffer shall be provided along
this southern property line. This buffer shall comply with Section
19-520(a), 19-521 and 19-522(a)(2) of the Zoning Ordinance. (P)
(STAFF/CPC)
°
No vehicular or pedestrian connections shall be permitted to the
Summit Acres Subdivision. (T)
(STAFF/CPC)
7. School enrollment shall not exceed 350 students. (P)
(STAFF/CPC)
Direct access from the property to Buford Road and to Pinetta
Drive shall be limited to the existing entrances/exits onto each
roadway. Any relocation of these accesses shall be approved by
the Transportation Department. (T)
GENERAL INFORMATION
Location:
Southwest quadrant of Buford Road and West Pinetta Drive and commonly known as
828 Buford Road. Tax ID 757-709-2787 (Sheet 7).
Existing Zoning:
R-15 with Conditional Use
Size:
19.7 acres
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Existing Land Use:
Church with associated child care center
Adjacent Zoning and Land Use:
North - R-15; Single family residential
South - R- 15; Single family residential
East - R-15; Single family residential or public/semi-public (church)
West - R- 15; Vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the northeast side of
Buford Road opposite the request site. In addition, an eight (8) inch water line extends
along the south side of West Pinetta Drive adjacent to this site. The existing church is
connected to the public water system. Use of the public water system to serve the
private school is required by County Code.
Public Wastewater System:
A twenty-seven (27) inch wastewater trunk line extends along the north bank of
Powhite Creek, adjacent to the southwest boundary of this site. The existing church is
connected to the public wastewater system. Use of the public wastewater system to
serve the private school is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
There are currently no on- or off-site drainage or erosion problems with none
anticipated after development.
Water Quality:
The property drains southwest directly into Powhite Creek, a perennial stream that is
subject to a 100 foot conservation area 0~esource Protection Area).
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PUBLIC 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 only minimal impact fire and EMS.
At such a time when the property is further developed beyond the existing structure,
hydrant locations, water supply and access requirements will be evaluated during the
plans review process.
Transportation:
This request will allow a private school to operate in conjunction with the existing church
on the property. The applicant has proffered a maximum enrollment of 350 students
(Proffered Condition 7). Based on private school trip rates, development at maximum
enrollment could generate approximately 870 average daily trips. These vehicles will be
distributed along Buford Road and along Pinetta Drive, which had 2003 traffic counts of
8,085 and 5,768 vehicles per day, respectively.
The Thoroughfare Plan identifies Buford Road and Pinetta Drive as collectors. Access to
collectors, such as Buford Road and Pinetta Drive, should be controlled. In conjunction
with development of the church on the property, one (1) entrance/exit was constructed
onto Buford Road and one (1) entrance/exit was constructed onto Pinetta Drive. The
applicant has proffered that direct access from the property to Buford Road and to Pinetta
Drive will be limited to those existing entrances/exits (Proffered Condition 8). In order to
address neighborhood concerns, the applicant has also proffered that no vehicular or
pedestrian access will be provided from the property to the adjacent subdivision to the
south (Summit Acres) via Rubis Lane. (Proffered Condition 6)
In 1985 - 1986, staff prepared an amendment to the County's Comprehensive Plan for the
Bon Air area (the "Bon Air Community Plan"). Staff recommended that the Plan include
a strategy to provide widening improvements along Buford Road. Citizens voiced
opposition to this strategy because, in their opinion, it would change the characteristics of
Buford Road and the surrounding area. The Board of Supervisors approved the Bon Air
Community Plan without the recommendation to widen Buford Road. Based on
Transportation Department standards, traffic generated by this development could wan'ant
turn lanes along Buford Road and Pinetta Road. The applicant was not requested to
provide these road improvements on Buford Road based on the action by the Board in the
adoption of the Bon Air Community Plan. Based on the characteristics of this section of
Pinetta Drive, including the 25-mile per hour posted speed limit, the applicant was also
not requested to provide mm lane improvements on Pinetta Drive.
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At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential development of 1.51 to 4.0 units per acre.
Area Development Trends:
Surrounding properties along both Buford Road and Pinetta Drive are zoned
Residential (R-15) and are occupied by single family residences, public/semi-public
uses (church) or are currently vacant. It is anticipated that any infill development or
redevelopment of properties will be limited to medium density residential and
public/semi-public uses as suggested by the Plan.
Zoning History:
On September 22, 1993, the Board of Supervisors, upon a favorable recommendation
by the Commission, approved a Conditional Use to permit a child care center in
conjunction with a church use on the subject property. (Case 93SN0212)
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
accommodating a maximum enrollment of 350 students (Proffered Condition 7). The
recommended conditions would require any new development for school use to
conform to the development standards of the Ordinance for office uses in Emerging
Growth Areas except for buffers and where the underlying zoning requirements are
more restrictive (Proffered Condition 1). Emerging Growth Standards address
architectural treatment, access, parking, landscaping, setbacks, signs, utilities and
screening of dumpsters and loading areas.
The operation of the proposed school must be in conjunction with a church use on the
same site. (Proffered Condition 2)
Architectural Treatment:
The recommended conditions would require any new construction for school use to
conform to Emerging Growth District architectural standards (Proffered Condition 1).
Currently, in Emerging Growth Areas architectural treatment of buildings, including
materials, color and style, must be compatible with buildings located within the same
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project. Compatibility may be achieved through the use of similar building massing,
materials, scale, colors and other architectural features.
Buffers:
Adjacent property to the south is zoned Residential (R-15) and is developed as the
Summit Acres Subdivision. To address concerns of these adjacent property owners,
Proffered Condition 4 requires the retention of trees of a specified caliper within 125
feet of the Summit Acres Subdivision until development occurs within these limits. At
that point, a fifty (50) foot buffer would be provided adjacent to Summit Acres.
(Proffered Condition 5)
Any proposed outdoor recreational facilities and playgrounds associated with the
private school use should be set back from adjacent residential properties to the north
and south. (Proffered Condition 3)
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 area residential development
than does the permitted church or public school uses. In addition, the proffered conditions
address land use compatibility issues between the proposed use and area residential
development. Similar facilities, located adjacent to residential areas, have been approved
throughout the County, with no apparent adverse impact on residential uses. The proffers am
similar to those accepted on similarly situated facilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/17/04):
The applicant accepted the recommendation. Them was no opposition present.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
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The Board of Supervisors, on Wednesday, August 25, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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