05SN0325-Oct26.pdf
September 20, 2005 CPC
October 26, 2005 BOS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0325
New Hope Lutheran Church
Matoaca Magisterial District
South line of Hull Street Road
REQUEST: Conditional Use to permit a private school and child care center in an Agricultural
(A) District.
PROPOSED LAND USE:
A private school and child care facility are planned. The applicant proposes to
operate these uses in conjunction with a church use; however, with approval of this
request these uses would be allowed independent of church use on the property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Upper Swift Creek Plan which
suggests the property is appropriate for mixed use corridor use.
B. The proposed uses are compatible with anticipated area development.
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER(S) 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
Providing a FIRST CHOICE community through excellence in public service
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
CONDITION
(STAFF/CPC)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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In addition to uses permitted in an Agricultural (A) District, private school
and child care center uses shall be permitted. (P)
1.
Public water and wastewater shall be used. (U)
Prior to the issuance of the building permit for this site, the
developer shall make payment to Chesterfield County in the
amount of $200.00 per acre (not to exceed $2,360.00 based upon
the total acreage in the property) as a contribution towards the
expansion of the Dry Creek Wastewater Pump Station. (U)
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance
permit has been obtained from the Environmental Engineering
Department and the approved devices installed. (EE)
Direct access from the property to Route 360 shall be limited to
one (1) entrance/exit. At time of site plan review, the
Transportation Department may modify this condition to permit
one (1) additional entrance/exit to Route 360, provided that, but
not limited to, an access easement(s), acceptable to the
Transportation Department, is recorded from Route 360 across the
property to provide shared use of these accesses with adjacent
properties. The exact location of these accesses shall be approved
by the Transportation Department.(T)
Prior to site plan approval one hundred (100) feet of right-of-way
along the south side of Route 360, measured from the centerline of
that part of the roadway immediately adjacent to the property, shall
be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
2.
3.
4.
5.
6.
To provide an adequate roadway system, the developer shall be
responsible for the following improvements:
A. Construction of an additional lane pavement along the
eastbound lanes of Route 360 for the entire property
frontage.
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05SN0325-0CT26-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
B. Construction of additional pavement along the eastbound
lanes of Route 360 at each approved access to provide a
right turn lane, if warranted, based on Transportation
Department standards.
C. Construction of addition pavement along the westbound
lanes of Route 360 at the crossover that aligns Cosby Road
to provide an adequate left turn lane. The exact length of
this improvement shall be approved by the Transportation
Department.
D. Dedication to and for the benefit of Chesterfield County,
free and unrestricted, of any additional right-of-way (or
easements) required for the improvements identified above.
In the event the developer is unable to acquire any "off-
site" right-of-way that is necessary for any improvement
described in Proffered Condition 6, the developer may
request, in costs associated with the acquisition ofthe right-
of-way shall be borne by the developer. In the event the
County chooses not to assist the developer in acquisition of
the "off-site" right-of-way, the developer shall be relieved
of the obligation to acquire the "off-site" right-of-way and
shall provide the road improvements within available right-
of-way, as determined by the Transportation Department.
(T)
7.
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. (T)
Except where the requirements of the underlying Agricultural
District are more restrictive, any new development for school and
child care uses shall conform to the requirements of the Zoning
Ordinance for Corporate Office (0-2) uses in Emerging Growth
Areas. (P)
8.
9.
With the exception of playground areas which accommodate
swings, jungle gyms, or similar such facilities, all active playfields,
courts or similar active recreational facilities which would
accommodate organized sports such as football, soccer, basketball,
etc., shall be located a minimum of 100 feet from any adjacent
properties zoned for residential purposes or zoned agricultural and
shown on the plan as single family residential uses. Within this
setback, landscaping shall be provided in accordance with Section
19-522(a)(4) of the Development Standards Manual. Any
playground areas shall be located a minimum of forty (40) feet
from all properties zoned for residential purposes or zoned
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05SN0325-0CT26-BOS
agricultural and shown on the plan as single family residential
uses. (P)
GENERAL INFORMATION
Location:
South line of Hull Street Road, east of Cosby Road. Tax IDs 718-670-5193 and 6470; and
718-671-5003 (Sheet 15).
Existing Zoning:
A
Size:
11. 8 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - C-3 and C-5; Commercial or vacant
South - A and C-2; Single-family residential or vacant
East and West - A; Single-family residential or vacant
UTILITIES
Public Water System:
The public water system is available to serve this site. There is a twenty-four (24) inch
water line extending along Hull Street Road adjacent to the site. Use of the public water
system is intended and has been proffered. (Proffered Condition 1)
Public Wastewater System:
The request site is within the Dry Creek Drainage Basin. There is a twenty-four (24) inch
wastewater trunk line extending along Dry Creek adjacent to the site. Use of the public
wastewater system is intended and has been proffered (Proffered Condition 1). In
addition, the applicant has proffered to pay the County $200.00 per acre (based on total
acreage of the request site, not to exceed $2,360.00) as a contribution towards expansion
of the Dry Creek Wastewater Pump Station. (Proffered Condition 2)
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ENVIRONMENTAL
Drainage and Erosion:
The property drains into Dry Creek and then approximately 1,000 feet to Swift Creek
Reservoir. Dry Creek is a perennial stream and therefore subject to a 100-foot conservation
area, inside of which uses are limited.
The property is wooded and should not be timbered without first obtaining a land-
disturbance permit from the Environmental Engineering Department (Proffered Condition
3). This will insure that adequate erosion control measures are in place prior to any land
disturbance. There are no existing or anticipated on- or off-site drainage or erosion
problems.
PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7, currently provides fire protection and
emergency medical service (EMS). This request will have minimal impact fire and EMS.
Transportation:
The property (11.8 acres) is currently zoned Agricultural (A), and the applicant intends to
develop a church on the property. The applicant is requesting a Conditional Use to
permit the operation of a private school and day care on the property. The request will not
limit the number of students enrolled at these facilities; therefore, it is difficult to
anticipate traffic generation.
Vehicles generated by the facilities will be distributed along Hull Street Road (Route
360), which had a 2003 traffic count of 22,353 vehicles per day. The four-lane section of
Route 360 between Skinquarter Road and Woodlake Parkway is acceptable (Level of
Service A), based on the current volume of traffic during peak hours. The volume of
traffic on Route 360 from Woodlake Parkway to Route 288 exceeds the capacity of the
road, and drivers experience extreme congestion, especially during peak periods. A
project to widen Route 360 to six (6) and eight (8) lanes from Swift Creek to Winterpock
Road will be funded with state funds and county bond proceeds, and construction is
anticipated to begin in the summer of 2006.
The Thoroughfare Plan identifies Route 360 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate one hundred
(100) feet of right of way measured from the centerline of Route 360, in accordance with
the Plan. (Proffered Condition 5)
The applicant has proffered that development will adhere to the Development Standards
Manual in the Zoning Ordinance relative to access and internal circulation (Proffered
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Condition 8). Access to major arterials, such as Route 360, should be controlled. The
applicant has proffered that direct access will be limited to one (1) entrance/exit
(Proffered Condition 4). According to Proffered Condition 4, the Transportation
Department may modify this condition to permit one (1) additional entrance/exit to Route
360, provided an access easement(s) is recorded from Route 360 across the property to
provide shared use of these accesses with adjacent properties.
The traffic impact of this development must be addressed. The applicant has proffered to:
1) construct an additional lane of pavement along the eastbound lanes of Route 360 for
the entire property frontage; 2) construct additional pavement along the eastbound lanes
of Route 360 at each approved access to provide a separate right turn lane, based on
Transportation Department standards; and 3) construct additional pavement along the
westbound lanes of Route 360 at the crossover that serves Cosby Road to provide an
adequate left turn lane. (Proffered Condition 6)
It is not anticipated that the developer will need to acquire "off-site" right-of-way for the
proffered road improvements. However, according to Proffered Condition 6, if the
developer needs off-site right-of-way and is unable to acquire it, the developer may
request the county to acquire the right-of-way as a public road improvement. All costs
associated with the acquisition will be borne by the developer. If the county chooses not
to assist with the right-of-way acquisition, the developer will not be obligated to acquire
the off-site right-of-way, and will only be obligated to construct road improvements
within available right-of-way. (Proffered Condition 6)
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for mixed use corridor use. The Plan is currently being revised. The draft
Plan, as recommended by the Planning Department, suggests office/residential mixed use
as appropriate for the subject property.
Area Development Trends:
The area is characterized by agricultural and commercial zoning and has been developed for
single-family residential and commercial uses or remains vacant. The existing and proposed
Plan anticipates a mix of uses, to include residential of various densities, professional,
business and administrative office parks and integrated supporting uses, to continue along
this portion of the Hull Street Road corridor.
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Development Standards:
The request property is currently vacant. The applicant intends to develop a church on
the property and private school and day care use. The proffered conditions would require
development for school and/or day care use to conform to the development standards of
the Zoning Ordinance for commercial uses in Emerging Growth Areas (Proffered
Condition 8). Emerging Growth Standards address architectural treatment, access,
parking, landscaping, buffers, setbacks, signs, utilities and screening of dumpsters and
loading areas.
Buffers:
As noted herein, some adjacent properties are occupied by single family residences or
remain vacant and are shown on the Plan as appropriate for single-family residential use.
Any proposed outdoor recreational facilities and playgrounds associated with the private
school should be set back from these adjacent properties. (Proffered Condition 9)
CONCLUSION
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
property is appropriate for mixed use corridor use. In addition, the proposed uses are compatible
with anticipated area development. The proffered conditions further ensure land use
compatibility.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9120/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Bass, seconded by Mr. Wilson, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
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