05SN0138-Jan26.pdfJanuary 26, 2005 BS
STAFF'S
~QUEST ANALYSIS
AND
RECOMMENDATION
05SN0138
Sherwood Dance
Midlothian Magisterial District
1100 Huguenot Springs Road
REQUEST: Conditional Use to permit a private school in an Agricultural (A) District.
PROPOSED LAND USE:
A private school use is proposed.
PLANN~G COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following masons:
The proposed use complies with the Route 288 Corridor Plan, which suggests the
property is appropriate for neighborhood mixed user
B. The proposed use is compatible with anticipated area development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. TIlE 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.)
Providing a FIRST CttOICE com. muniD' through excdience in public sen'ice
CONDITIONS
(STAFF/CPC) 1.
Except where the requirements of the underlying A 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. (P)
(STAFF/CPC) 2.
Architectm'al treatment of buildings, including materials~ color and
style, shall be compatible with the design characteristics of Bethel
Baptist Church. (P)
PROFFERED CONDITION'S
(STAFF/CPC) 1.
The use shall not be opened to the public before 9:30 a.m. and after
2:30 p.m. (p)
(STAFF/CPC) 2.
Prior to any site plan approval, forty-five (45) feet of right-of-way
on the west side of Huguenot Springs Road, measured from the
center line of that part of Huguenot Springs Road immediately
adjacent to the property, exclusive of the cemetery area (also
known as the Spears Cemetery Plot) shall be dedicated free and
unrestricted, to and for the benefit of Chesterfield County. The
exact location of this right-of-way shall be approved by the
Transportation Department. (T)
GENERAL INFORMATION
Location:
West line of Huguenot Springs Road, north of Midlothian Turnpike and commonly
known as I I00 Huguenot Springs Road. Tax ID 711-710- Part of 5641 (Sheet 5).
Existing Zoning:
A
Size:
3.1 acres
Existing Land Use:
Church
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Adjacent Zoning and Land Use:
North, East and West ~ A; Vacant
South- C-2; Commercial
Public Water System:
Public
UTILITIES
There is a twelve (12) inch water line extending along the west side of Huguenot Springs
Road adjacent to this site. Use of tt~e public water system is required by County Code.
The existing church is connected to the public water system.
Wastewater System:
The public wastewater system is not available to serve the request site. The site is within
the Route 288 Corridor Plan area for which use of the public wastewater system is
generally required by Chapter 18 of the County Code to serve proposed development.
However, in Section 18-64(c)(5), '*governmental and institutional buildings" are exempt
from this requirement. Use of the public wastewater system is not required.
Private Septic and Drainfield Systems:
The Health Department must approve new septic systems, or the expanded usage of an
existing septic system.
ENVIRONMENTAL
Drainage and Erosion:
The request will t~ave no impact on these Pacilities.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5, and Forest Viexv Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS) to this
area. This request will have minimal impact fire and EMS.
Transportation:
The request wi. Il allow' a private school to operate on the property, and will not limit the
number of students enrolled at the private school. The applicant has indicated that initial
em:oltment may be approximately thirty (30) students. Based on private school trip rates,
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development with an enrollment of thirty (30) students could generate approximately 870
average daily trips. These vehicles will be initially distributed along Huguenot Springs
Road, which had a 2004 traffic count of 1,3 l 8 vehicles per day. The capacity of Huguenot
Springs Road is acceptable (Level of Service C) for the volume of traffic it currently
carries.
The Thorought2re Plan identifies Huguenot Springs Road as a major arterial with a
recommended right of way width of ninety (90) fcet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of that road, for
the entire property frontage, exclusive of the existing cemetery area. (Proffbred Condition
2)
Based on Transportation Department standards, traffic generated by this development will
not warrant turn lanes along Huguenot Springs Road, because the applicant has proffered
to limit hours of operation at the private school to between 9:30 AM and 2:30 PM.
(Proffered Condition I)
At time of site plan review, specific recommendations will be provided regarding internal
circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Route 288 Corridor Plan which suggests the property is
appropriate for neighborhood mixed uses. The property is also located in what has been
designated on the Plan as an historic area. The goal of this area is to maintain the sense
of place that has been created by Hallsborough Tavern and Bethel Baptist Church.
Area Develol3ment Trends:
Adjacent properties to the north., east and west are zoned Agricultural (A) and are vacant,
while adjacent property to the south is zoned Neighborhood Business (C-2) and is
occupied by a commercial use. The Plan anticipates this area will develop with
neighborhood-oriented commercial uses; including small shopping center use, and as a
regional employment center use incorporating a mix of office, commercial and industrial
uses.
Site Design:
The request property has been developed as a church with associated parking thcilities.
The applicant intends to use the existing facilities to accommodate the private school use.
However, if approved, there is nothing to preclude the development of a private school
apart from a church use. The recommended conditions would require any new
development for school use to confbrm to the development standards of the Ordinance for
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office uses in Emerging Growth Areas (Condition 1). Emerging Growth Standards
address architectural treatment, access, parking, landscaping, setbacks, signs, utilities and
screening of dumpsters and loading areas.
Architectural. Treatment:
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. In addition, the Route 288
Corridor Plan encourages any development in this area to incorporate the design
characteristics of Hallsborough Tavern and Bethel Baptist Church to preserve the historic
character of the area. (Condition 2)
CONCLUSIONS
The proposed use complies with the Route 288 Corridor Plan, which suggests the property is
appropriate for neighborhood mixed use. In addition, the proposed use is compatible with
anticipated area development.
Given these considerations, approval of this request is recommended.
CASE iHiSTORY
Planning Commission Meeting (12/13/04):
The applicant accepted the recommendation. One (1) person was present who exprcssed
concerns ,relative to architectural style and lack of fenced play areas. It was noted that any
additions or new construction would be required to be compatible with the existing
structure and that State regulations address fencing of play areas.
On motion of Mr. Gecker, seconded by Mr. Wilson, the Commission recommended
approval of this request subject to the conditions and acceptance of the proffered
conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January' 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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