96SN0267PUBLIC NOTICE
The Board of Supervisor~ of Chesterfield County, on Wednesday. November 13. 1996,
beginning at 7:00 p.m., in the Public Meeting Room at Chesterfield County Administration
Building, Chesterfield, Virginia, will consider the following:
96SN0267: In Dale Magisterial District, SOUTHSIDE NAZARENE CHURCH requests
Conditional Use to permit child day care use, private school use and multi-family housing in
conjunction with a permitted church. The density of such amendment will be controlled by zoning
conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate
for office use. This request lies in an Agricultural (A) District on 41.3 acres fronting in two (2)
places on the east line of Courthouse Road for a total of approximately 1,570 feet, also fronting
approximately 2,000 feet on Route 288 and located in the southeast quadrant of the intersection
of these roads. Tax Map 78-2 (1) Parcel 2 (Sheet 21).
Copies of the above are on file in the Planning Department at the Chesterfield County
Administration Building, Room 203, Chesterfield, Virginia, for public examination between the
hours of 8:30 a.m. and 5:00 p.m. of each regular business day. Detailed information relative to
uses permitted and development standards for particular zoning districts can be found in the
Chesterfield County Zoning Ordinance which is available in County Libraries and the Planning
Department.
If you have a touch-tone telephone and want a general overview of a specific request, you may
call the Planning Department's teleworks information system 24 hours a day at 7514700.
All persons favoring, opposing and interested in the above are invited to appear at the time and
place herein stated.
Planning Department
WP/NOV13A
REQUEST ANALYSIS
AND
RECOMMENDATION
November 13, 1996 BS
96SN0267
Southside Nazarene Church
Dale Magisterial District
Southeast quadrant of Courthouse Road and Route 288
REQUEST: Conditional Use to permit clxild day care use, private school use and multi-family
housing in conjunction with a permitted church.
PROPOSED LAND USE:
The request property is zoned Agricultural (A) which allows a church by right.
The applicant wishes to operate a child day care and private school in conjunction
with the permitted church use. In addition, the applicant wishes to develop, also
in conjunction with the church use, a maximum of 150 multi-family dwelling units
for the elderly on the property.
PLANNING COMMISSION RECOMMENDATION
RECOMMENDED APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed multi-family child day care and private school uses, as well as the planned
and permitted church use, conform to the proposed Central Area Plan, as recommended
by the Planning Commission which suggests the request property is appropriate for
regional mixed use. Specifically, the request property is located at the Courthouse
Road/Route 288 interchange which provides regional access.
(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.)
(STAFF/CPC) 1.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any dwelling units shall conform to the
requirements of the Zoning Ordinance for Multi-family Residential
(R-MF) Districts, Section21.1-107. (P)
(STAFF/CPC) 2.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any child day care use shall conform to
the requirements of the Zoning Ordinance for Corporate Office (0-
2) Districts in Emerging Growth Areas. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any new development for school use
shall conform to the requirements of the Zoning Ordinance for
Corporate Office (0-2) Districts in Emerging Growth Areas.
(STAFF/CPC) 2. A.
At such time as the public water system has been extended
to the property, all child day care, private school or multi-
family housing uses shall be connected to the public water
system.
Bo
Site plans shall depict an easement intended to accommodate
extension of public water to area properties in the future.
The exact location shall be approved by the Utilities
Department at the time of site plan review. The easement
shall be dedicated, free and unrestricted, to and for
Chesterfield County prior to the release of any occupancy
permits for any child day care, private school or multi-
family housing uses.
(STAFF/CPC) 3.
With any future building construction beyond Phase 1 (defined as
a 1200 seat sanctuary, office space, education building and day care
center) the property owner shall extend the public wastewater
system to the site and connect all existing and future facilities to the
public system.
2
96SN0267/WP/NOV 13G
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
o
Prior to any site plan approval, forty-five (45) feet of right-of-way
on the north side of Courthouse Road, measured from the centerline
of that part of Courthouse Road immediately adjacent to the
Property, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County.
Direct access to Courthouse Road shall be limited to two (2)
entrance/exits. The exact location of these accesses shall be
approved by the Transportation Department.
To provide an adequate roadway system at time of complete
development, the Developer shall be responsible for the following:
Construction of additional pavement along Courthouse Road
at each approved access to provide left and right turn lanes
based on Transportation Department standards;
Bo
Relocation of the ditch to provide an adequate shoulder
along the north side of Courthouse Road for the entire
Property frontage; and
Dedication to Chesterfield County, free and unrestricted,
any additional right-of-way (or easements) required for the
improvements identified above.
Prior to any site plan approval, a phasing plan for the required road
improvements, as identified in Proffered Condition 6, shall be
submitted to and approved by the Transportation Department.
All sound sensitive land uses as determined by the Transportation
Department shall have a 200 foot wide setback, exclusive of
required yards, from the Route 288 right-of-way. Natural
vegetation shall be retained within this setback area, unless removal
of the vegetation is approved by the Planning Commission.
A maximum of 150 residential dwelling units shall be permitted.
With respect to the residential dwelling units, the applicant,
subdivider, or assignee(s) shall pay the following to the County of
Chesterfield prior to the time of building permit application for
infrastructure improvements within the service district for the
property:
3 96SN0267/WP/NOV13G
at
59% of $5,175 per unit, if paid on or prior to June
30, 1996; or
bo
The amount approved by the Board of Supervisors
not to exceed 59 % of $5,175 per lot adjusted upward
by any increase in the Marshall and Swift Building
Cost Index between July 1, 1996 and July 1 of the
fiscal year in which the payment is made if paid after
June 30, 1996.
(STAFF/CPC) 11.
Residents of the residential dwelling units shall meet the occupancy
requirements for "age 55 or over" housing as set forth in 3607 of
the Fair Housing Act, 42 USCS 3601 et. seq., as amended by the
Fair Housing Amendments Act of 1988 and 100.304 of subtitle B-
Regulations Relating to Housing and Urban Development, Part 100,
Subpart E--Housing for Older Persons, 24 CFR CH. 1 100.300 et.
seq., 4-1-90 Edition, in effect as of the date of the rezoning. The
foregoing notwithstanding, no person under the age of 19 shall be
entitled to reside at the Property.
(STAFF NOTE: THE CHILD CARE, PRIVATE SCHOOL AND MULTI-FAMILY
HOUSING USES ARE ONLY PERMITTED IN CONJUNCTION WITH CHURCH USE ON
THE PROPERTY.)
GENERAL INFORMATION
Location:
Southeast quadrant of Courthouse Road and Route 288. Tax Map 78-2 (1) Parcel 2 (Sheet
21).
Existing Zoning:
A
Size:
41.3 acres
Existing Land Use:
Vacant
4
96SNO267/WP/NOV 13G
Adjacent Zoning & Land Use:
North - A; Single family residential or vacant
South - A; Public/semi-public (Pocahontas State Park)
East - A; Single family residential or vacant
West - A, C-3 and C-5; Single family residential, public/semi-public (Pocahontas
State Park), commercial or vacant
Public Water System
There is an existing sixteen (16) inch water line along Whitepine Road, terminating at
Belmont Road, approximately 2,150 feet northeast of the request site. Although the
domestic water demands for the proposed uses might be met by using a private well, the
anticipated fire flow demands for the request site may necessitate the use of the public
water system. (see Fire Discussion)
The Utilities Department had originally recommended, and the applicant had proffered,
use of the public water system. The State Department of Corrections had also expressed
interest in an extension of public water to the existing Pocahontas Correctional Unit -
Camp 13, located on Courthouse Road adjacent to the request site. The Utilities
Department has been working with the applicant's engineer in an attempt to resolve water
quality and pressure concerns associated with extension of the public system to the site.
While the water quality issue would be dealt with by the Utilities Department, it was
determined that a booster pumping station would be needed with construction of the
required off-site water line.
The Utilities Department feels that the cost of the booster pumping station along with the
cost of the off-site water line should be borne by the applicant and the Department of
Corrections. Current County policy regarding off-site extensions and oversizing may also
apply. However, the applicant has indicated that this proposal exceeds their available
funds, and that they will proceed with construction of their sanctuary building utilizing an
on-site well. The applicant submitted a revised proffer agreeing to connect to the public
water system when it has been extended to their property. In addition, the applicant has
agreed to dedicate to the County an easement to allow extension of a public water line
across the request site, to Courthouse Road and the Department of Corrections facility.
The Utilities Department is continuing to work with the Department of Corrections to
accomplish extension of the public water system into the area. Given these considerations,
the Utilities Department can support amended Proffered Condition 2.
5 96SN0267/WP/NOV13G
Public Wastewater System
There is an existing fifteen (15) inch subtrunk wastewater line along Licking Creek,
approximately 5,000 feet northeast of the request site. The Code of Chesterfield allows
the use of a septic system for non-residential development if daily domestic water usage
is less than 3,000 gallons. The Health Department has indicated that Phase 1 of the church
complex which will consist of a sanctuary, office space and education building with day
care center can be accommodated by a septic system under Code provisions. However,
future development phases which are anticipated to expand the sanctuary and add a private
school and multi-family housing will require the use of the public wastewater system.
Accordingly, the applicant has proffered to extend the public wastewater system to the
property and connect all existing and future facilities to the system with any building
construction beyond Phase 1. (Proffered Condition 3)
Private Septic System
It is anticipated that Phase 1 development will generate less than 3,000 gallons of
wastewater per day, based upon a 1,200 seat sanctuary and a day care center for 100
children. Under these circumstances, use of a septic tank and drainfield system would
be permitted. Phase 2 development could increase wastewater generation beyond 3,000
gallons per day and therefore necessitate the use of the public wastewater system.
Private Well System
Use of a private well must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion
The request property drains to Swift Creek via tributaries. No existing or anticipated on-
or off-site drainage or erosion problems. Off-site easements and drainage improvements
may be required to accommodate increased runoff.
PUBLIC FACILITIES
The need for fire, library, park and transportation facilities is identified in the Public Facilities
Plan, the Thoroughfare Plan and FY 1997-2001 Capital Improvement Program. The proposed
development will have an impact on these facilities. The applicant's proffered conditions will
mitigate the impact on these facilities (Proffered Condition 10). As noted herein, the applicant
has proffered that residents of multi-family units developed on the property will meet the
occupancy requirements for "age 55 or over" housing and therefore will not impact school
facilities.
6
96SN0267/WP/NOV 13 G
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan.
The request property is currently served by the Airport Fire Station, Company Number
15 and the Airport Rescue Squad. Without an adequate water supply for fire fighting
operations, the proposed multi-family housing poses an unacceptable risk to both property
and life. In accordance with the Fire Prevention Code, when the site plan for the multi-
family housing is submitted, adequate fire flows and hydrant placements in accordance
with nationally recognized standards will be required.
The Public Facilities Plan identifies the need for a new fire/rescue station in the area
within the next five (5) years. The new station is needed to reduce the call load on the
existing fire and rescue stations which serve this property.
Based on the potential number of residences that could be developed with the approval of
this request, approximately nine (9) emergency service calls for fire and rescue could be
generated per year. The proposed multi-family residences will generate emergency service
calls that will add to the already heavy workload of some of the busier fire and rescue
crews in the County. The applicant has offered measures to address this impact.
(Proffered Condition 10)
Libraries;
The Public Facilities Plan identifies the need for five (5) new libraries and expansion of
eight (8) existing libraries by the year 2015. There is currently an unmet demand for
18,280 square feet of space Countywide. Without additional construction, this unmet
demand will increase to 85,600 square feet by the year 2015.
The proposed multi-family development is located such that it could directly affect usage
of the Central Library, although residents will also have access to the LaPrade Library.
A need for an additional 6,000 square feet by the year 2000 has been identified for the
Central Library. The Public Facilities Plan identifies a current space demand at the
LaPrade Library that is 2.5 times greater than the present facility provides. In order to
meet current and projected demand, replacement of the existing 8,000 square foot facility
with a new 20,000 square foot facility has been included in the 1997-2001 Capital
Improvement Program. The applicant has provided measures to address the impact of this
development on these facilities. (Proffered Condition 1)
7 96SN0267/WP/NOV13G
Parks and Recreation:
The Public Facilities Plan identifies the need for two (2) new regional parks and three (3)
or more community parks. In addition, the Public Facilities Plan identifies a need to
develop seventy (70) acres of additional community parks in the central portions of the
County. The applicant has offered measures to assist in addressing the impact of this
development on these facilities. (Proffered Condition 1)
Transportation:
This Conditional Use will not limit the enrollment of the private school or the enrollment
of the day care center; therefore, it is difficult to anticipate traffic generation. The
applicant has proffered a maximum density of 150 residential dwelling units (Proffered
Condition 9). Based on townhouse trip rates, development of these residential units could
generate approximately 920 average daily trips. Vehicles generated by development of the
property will be distributed along Courthouse Road which had a 1994 traffic count of
5,751 vehicles per day.
The Thoroughfare Plan identifies Courthouse Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of Courthouse
Road, in accordance with that Plala. (Proffered Condition 4)
The property is located in the southeast quadrant of the Courthouse Road/Route 288
interchange. Traffic noise from Route 288 is anticipated to impact this proposed
development. In order to assist in noise mitigation, the applicant has proffered to provide
a 200-foot wide setback from the Route 288 right-of-way for all sound sensitive land uses.
(Proffered Condition 8)
Access to major arterials, such as Courthouse.Road, should be controlled. The applicant
has proffered that direct access to the property from Courthouse Road will be limited to
two (2) entrances/exits. (Proffered Condition 5)
The adjacent 103 acre parcel to the east of the property is zoned agricultural. The Central
Area Land Use and Transportation Plan suggests the adjacent property is appropriate for
light industrial land uses. The land located between the 103 acre parcel and Courthouse
Road has been road stripped and developed for single family residential use. When the
residential lots were road stripped along Courthouse Road, one fifty (50) foot wide and
one sixty (60) foot wide strip of land were retained to provide access to the 103 acre
parcel. In order to fully develop the 103 acre parcel for light industrial uses, it may be
necessary for the developer of that property to acquire additional access through the road
stripped residential lots along Courthouse Road and/or through the subject property.
96SN0267/WP/NOV 13G
Road improvements must be provided for the requested development. The applicant has
proffered to: 1) construct additional pavement along Courthouse Road at each approved
access to provide left and right turn lanes; and 2) relocate the ditch to provide an adequate
shoulder along Courthouse Road for the entire property frontage. (Proffered Condition
6)
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. The applicant has proffered to provide cash towards "off-
site" road improvements for each residential unit developed. (Proffered Condition 10)
At time of site plan review, specific recommendations will be provided regarding access
and internal circulation.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 150 * 1.00
Population Increase 420.00 2.8
Net Cost for Parks 81,900 546
Net Cost for Libraries 34,500 230
Net Cost for Fire Stations 33,150 221
Average Net Cost for Roads 328,950 2,193
TOTAL NET COST 478,500 5,344
*Based on proffered maximum of 150 dwelling units.
The need for schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan and the FY1997-2001
Capital Improvement Program and further detailed by specific departments in the applicable sections
of this "Request Analysis."
The residential portion of the proposed development will have an impact on capital facilities. The
applicant has proffered that residents of the residential units will meet the occupancy requirements
for "age 55 or over" housing as set forth in the Fair Housing Act, and further indicated that no person
under the age of 19 shall be entitled to reside at the property. As a result, this proposal will not have
an impact on school facilities. (Proffered Condition 11)
9 96SN0267/WP/NOV13G
Staffhas calculated the fiscal impact of every new dwelling unit on roads, parks, libraries and fire
stations at $3,190. The applicant has been advised that a maximum proffer of 59% of $5,175 or
$3,053 per unit would defray the cost of the capital facilities necessitate by this proposed
development. The applicant has offered cash to address this impact. (Proffered Condition 10)
All circumstances relevant to this case, as presented by the applicant, have been reviewed and it has
been determined that it is appropriate to accept the maximum cash proffer for roads, fire stations,
libraries and parks.
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation Plan which
suggests that the request property is appropriate for office use. It should be noted that an
amendment to the Plan has been considered and recommended for approval by the
Planning Commission. The proposed Plan also suggests that the property is appropriate
for regional mixed uses.
County Airport:
The request property is located in the vicinity of the Chesterfield County Airport and
development would be exposed to noise impacts from aircraft approaching, leaving or
circling this facility.
Area Development Trends:
The request property is located in the vicinity of the Courthouse Road/Route 288
interchange, two (2) major arterials. This interchange provides regional access.
Development in the vicinity of the Courthouse/Route 288 interchange is anticipated to be
characterized by commercial and industrial uses that can take advantage of this regional
access.
Site Design For Private School and Day Care Uses:
The request property lies within the Courthouse Road/Route 288 Emerging Growth Area.
However, the request property is zoned Agricultural (A) and would not be subject to the
Emerging Growth standards of the Zoning Ordinance unless these standards were
proffered by the applicant or imposed. Compliance with Emerging Growth standards
would address issues relative to access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. The
applicant has proffered that any private school developed on the property will comply with
the development standards of the Zoning Ordinance for 0-2 Districts in Emerging Growth
10
96SN0267/WP/NOV 13 G
Districts (Proffered Condition 1). Further, staff has recommended that a condition be
imposed requiring that any child care use conform to these standards. (Condition 2)
Architectural Treatment
For Private School and Day Care Uses:
The applicant has proffered that the treatment of buildings associated with any private
school use will conform to Emerging Growth standards (Proffered Condition 1). Further,
recommended Condition 1 would require that child care use conform to these standards.
Within Emerging Growth Areas, no building exterior which would be visible to any
agricultural 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 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.
Multi-family Residential Uses:
As noted herein, the applicant is requesting a Conditional Use to allow a maximum of 150
multi-family units on the request property. Any multi-family dwelling units developed on
the property should conform to the requirements of the Zoning Ordinance for Multifamily
Residential (R-MF) Districts. These requirements address concerns relative to density,
architectural treatment, scale, massing, setbacks, pedestrian access, parking and provision
of recreational areas and buffers. (Condition 1)
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.
11 96SNO26 7 /WP/N O V13G
With the approval of this request, development of multi-family dwelling units will require
the submission of a schematic plan for review and approval. Schematic plan review would
allow the imposition of buffers between the multi-family units and adjacent properties, as
deemed appropriate to ensure compatibility between these units, other uses on the property
and adjacent uses at the time of schematic plan review.
Conclusions:
The proposed uses conform to the proposed Central Area Plan, as recommended by the
Planning Commission, which suggests the property is appropriate for regional mixed use.
Specifically, the request property is located at the Courthouse Road/Route 288 interchange
which provides regional transportation access and is also located in the vicinity of the
County Airport. Development in the vicinity-of the Courthouse Road/Route 288
interchange should typically be characterized by uses that can take advantage of this
regional transportation network.
CASE HISTORY
Planning Commission Meeting (7/16/96):
On their own motion, the Commission deferred this case for sixty (60) days.
Staff (7/17/96):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than July 22, 1996, for consideration at the Commission's
September 17, 1996, public hearing.
Staff (8/28/96):
To date, no new information has been received.
Planning Commission Meeting (9/17/96):
The applicant accepted the recommendation. There was no opposition present.
12
96SN0267/WP/NOV 13 G
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions on page 2 and acceptance of the proffered
conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, November 13, 1996, beginning at 7:00 p.m., will take
under consideration this request.
13 96SN0267/WP/NOV 13G
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