93SN0199July 28, '1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
93SN0199
B. Gordon Beasley, Jr.
Dale Magisterial District
4232 Bonniebank Road
REQUEST:
Rezoning from Agricultural (A) and Residential (R-12) to Corporate Office
(0-2).
PROPOSED LAND USE:
Expansion of an existing day care center is planned; however, with approval
of this request, the property could be used or developed for other 0-2 uses
except as restricted by Proffered Condition 2.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use is representative of, and compatible with,
existing area development.
Bo
The proffered conditions address concerns relative to impact on capital
facilities and land use compatibility.
Ce
The proposed zoning generally conforms to the Central Area Land Use and
Transportation Plan which designates the majority of the property for light
commercial use.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER 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.
Prior to obtaining a building permit, one of the following shall be
accomplished for fire protection:
The owner, developer or assignee(s) shall pay to the County
$150 per 1,000 square feet of gross floor area adjusted upward
or downward by the same percentage that the Marshall Swift
Building Cost Index increased or decreased between June 30,
1991, and the date of payment. With the approval of the
County's Fire Chief, the owner, developer or assignee(s) shall
receive a credit toward the required payment for the cost of any
fire suppression system not otherwise required by law which is
included as a part of the development.
OR
The owner, developer or assignee(s) shall provide a fire
suppression system not otherwise required by law which the
County's Fire Chief determines substantially reduces the need
for County facilities otherwise necessary for fire protection.
(STAFF/CPC) 2.
Uses permitted shall be limited to those permitted by right and with
restrictions in the Neighborhood Office (O-1) District, plus:
Art school, gallery or museum
Laboratories - medical or dental
Messenger or telegraph services
..GENERAL INFORMATION
Location:
Fronts on the north line of Bonniebank Road, west of Hopkins Road. Tax Map 52-7
(1) Parcels 3, 4 and 14 (Sheet 15).
Existing Zoning:
A. and R-12 with Conditional Use
93SN0199/WP/J U LY28M
Size:
.87 acres
Existing Land Use:
Commercial (day care center) or vacant
Adjacent Zoning & Land Use:
North o R-12; Single family residential
South - B-2 with Conditional Use Planned Development; Commercial
East - A with Conditional Use Planned Development and R-12; Office or single
family residential
West - O with Conditional Use Planned Development and R-12; Office or single
family residential
PUBLIC FACILITIES
Utilities:
The existing structure is currently connected to the public water and wastewater
system. The applicant's request will have no impact on the utilities system.
Environmental:
Drainage and Erosion:
Site drains to Falling Creek via ditches and small water courses located in Beechwood
Subdivision. No existing or anticipated on- or off-site drainage or erosion problems
if expansion of facilities drains to Bonniebank Road.
Fire Service:
Dale Fire Station, Company #11. Dependent on present location, fire hydrants may
be required.
Fire lanes must be provided as per the Chesterfield Fire Prevention Code, Section
313.
The proposed zoning and land uses will generate additional need for fire protection
services. A proffer has been received to address this need. (Proffered Condition 1)
3 93SN0199/W P/J U LY28M
Transportation:
This proposed development will have a minimal impact on the existing road network.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Tran..sportation Plan,
which designates the majority of the property for light commercial use and for
residential use of 1.51 to 4.00 units per acre.
Area Development Trends:
The area is characterized by single family residential zoning to the north and is
developed as such or is vacant; primarily agricultural and office zoning to the east
and west, which is occupied by office uses; and commercial zoning and land uses
to the south. ,
Zoning History:
On April 1, 1964, the Board of Zoning Appeals granted a use permit to allow the
operation of a day care center on a portion of the request property (Case 64-32A).
Case 64-32A limited enrollment to a maximum of from thirty (30) to forty (40)
children and hours of operation from 6:00 a.m. to 7:00 p.m.
On August 23, 1978, the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved a Conditional Use that allowed the
expansion of the day care center by increasing the enrollment to a maximum of 130
children (Case 78S100). On September 15, 1978, the Board of Zoning Appeals
granted a Variance to the required number of parking spaces for the expanded day
care center (Case 78A236).
On August 26, 1981, the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved an amendment to Case 78S100 to permit
expansion of a playground area for a child care center on the Residential (R-12)
portion of the request property (Case 81S066).
The current request is intended to accommodate expansion of the day care center.
4
93SN0199/WP/JULY28M
Site Design:
The property is currently occupied by a day care center with associated parking and
playground facilities and lies within the Emerging Growth Area. Redevelopment of
the site or new construction must conform to the development standards of the
Zoning Ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading
areas. It should be noted that there may be insufficient space to accommodate
additional parking for additional enrollment at the day care center. The applicant has
applied for a Variance from the Board of Zoning Appeals to the required number of
parking spaces.
Architectural Treatment:
For any redevelopment or new construction of the request site, no building exterior
which would be visible to any agricultural, residential, townhouse residential, multi-
family residential, office 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 which 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 agricultural, residential, townhouse residential, multi-family residential or
office district or any public right of way. No building exterior may be constructed
of unpainted concrete block or corrugated and/or sheet metal. Mechanical
equipment, whether ground-level or rooftop, must be shielded and screened from
public view and designed to be perceived as an integral part of the building.
Buffers & Screening:
The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature, be separated from any residentially zoned property or any property being
used for residential purposes by the principal building, and that such area within
1,000 feet of any residentially zoned property or property used for residential
purposes 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. Any
new development or redevelopment of the property must comply with these
standards.
Adjacent property to the north is zoned Residential (R-12) and is occupied by single
family residences. It should be noted that as a result of Case 81S066 (8-26-81), the
5 93SN0199/WP/JULY28M
existing playground area has been expanded into the R-12 portion of the request site.
The Zoning Ordinance requires a minimum fifty (50) foot buffer along the northern
property boundary of the request site. The existing playground area lies within the
required fifty (50) foot buffer and would become legally nonconforming with approval
of this request. At the time of site plan review, the Planning Commission may modify
· this buffer if adequate screening can be provided in a lesser width. Unless the
Planning Commission modifies the buffer through site plan review, there can be no
additional expansion into this buffer nor can any new improvements be made within
this buffer.
Conclusions:
The proposed zoning and land use generally conforms to the Central Area Land use
and Transportation Plan and is representative of, and compatible with, existing area
development. In addition, the proffered conditions address concerns relative to
impact on capital facilities and land use compatibility. Therefore, staff recommends
approval of this request.
CASE HISTORY
Planning Commission Meeting (6/15/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Miller, seconded by Mr. Easter, 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 28, 1993, beginning at 7:00 p.m., will take
under consideration this request.
6
93SN0199/WP/JULY28M
L
N
BEECHWOOD
MEADOWBROOK
&'-2
PLAZA
DR.
9
EZ: A 8i r-12 TO 0-2
15