06SN0209
.(^..pril 18, 2006 CPC
May 24, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0209
Clover Hill Assembly of God
Matoaca Magisterial District
12320 Bailey Bridge 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 currently operated on-site in conjunction
with a church use.
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 and child care uses would have no greater impact upon
existing and anticipated area residential development than does the permitted church
or public school uses.
B. The proffered 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 MAYBE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH fIST AFF /CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "cpe" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/epC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
1.
Except where the requirements of the underlying Agricultural (A)
zoning are more restrictive, any new development for school or child
care use shall conform to the requirements of the Zoning Ordinance
for commercial uses in Emerging Growth Areas, excluding buffer
requirements. (P)
2.
With the exception of playground areas which accommodate swings,
jungle gyms or similar such facilities, outdoor play fields, courts,
swimming pools and similar active recreational facilities shall be
located a minimum of 100 feet from any proposed or existing single
family residential lot line and a minimum of fifty (50) feet from any
existing or proposed public road. Nothing herein shall prevent
development of indoor facilities and/or parking within the 100 foot
setback. Within the 100 foot setback and fifty (50) foot setbacks, a
fifty (50) foot buffer shall be provided along the perimeter of all
active recreational facilities except where adjacent to any existing or
proposed public roads. These buffers shall conform to the
requirements of the Zoning Ordinance for fifty (50) foot buffers.
These buffers and setbacks may be modified by the Planning
Commission at the time of plan review. (P)
3.
Any playground area (i.e., areas accommodating swings, jungle gyms
or similar such facilities) shall be located a minimum of forty (40)
feet from all property lines. A forty ( 40) foot buffer shall be provided
along the perimeter of these recreational facilities except where
adjacent to any existing or proposed public roads. These buffers shall
conform to the requirements of the Zoning Ordinance for fifty (50)
foot buffers. These setbacks and buffers may be modified by the
Planning Commission at the time of plan review. (P)
4.
Any private school or child care use shall be conducted in association
with church or other places of worship use on the property. (P)
5.
Direct vehicular access from the property to Bailey Bridge Road shall
be limited to one (1) entrance/exit. The exact location of this
entrance/exit shall be approved by the Transportation Department. (T)
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06SN0209-~ Y24-BOS
(ST AFF /CPC)
6.
Left and right turn lanes shall be constructed along Bailey Bridge
Road at the approved entrance/exit based on Transportation
Department standards. The developer shall dedicate, free and
unrestricted to and for the benefit of Chesterfield County, any
additional right-of-way (or easements) required for these
improvements. Prior to any site plan approval, a phasing plan for
these improvements shall be submitted to and approved by the
Transportation Department. (T)
GENERAL INFORMATION
Location:
North line of Bailey Bridge Road, west of Route 288, and known as 12320 Bailey Bridge
Road. Tax IDs 738-674-1979-Part of 00001 and Part of 00002. (Sheet 16)
Existing Zoning:
A
Size:
4.0 acres
Existing Land Use:
Church, Private School and Child Care Facility
Adiacent Zoning and Land Use:
North, South, East and West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch public water line extending along the south side of Bailey
Bridge Road opposite this site. An eight (8) inch water line extends across Bailey Bridge Road
from the existing sixteen (16) inch line to serve the request site. The existing church building is
connected to the public water system. Use of public water is required by County Code.
Public Wastewater System:
There is an existing forty-eight ( 48) inch wastewater trunk line extending along the boundary of
the property with Swift Creek. An eight (8) inch wastewater collector line extends from the
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06SN0209-MA Y24-BOS
existing trunk line to serve the request site. The existing church building is connected to the
public wastewater system. Use of the public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
The entire property drains to Swift Creek which is the northe!'l1 property lin~ of the parcels:
There are currently no on- or off-site drainage or erosion problems and none are anticipated
after development. The request property is already developed and therefore there should be
no additional impact with the request.
Water Ouality:
Swift Creek is a perennial stream and, as such, is subject to a 100 foot conservation area
inside of which there are very limited uses. There is also a very large 100 year flood plain
located along the northern property line.
PUBLIC FACILITIES
Fire Service:
The Clover Hill Fire Station, Company Number 7, provides fire protection and emergency
medical service. This request will have minimal impact fire and EMS. When the property is
developed, the number of hydrants, quantity of water needed for fire protection and access
requirements will be evaluated during the plans review process.
Transportation:
The subject property is four (4) acres located on the north side of Bailey Bridge Roadjust
west of Route 288. The applicant is requesting a Conditional Use to permit a private school
and childcare center in an Agricultural (A) district.
This request will not limit the number of students in the school or childcare center; therefore,
it is difficult to anticipate traffic generation. Based on trip rates for a private school with 100
students, development could generate approximately 250 average daily trips (ADT). Traffic
generated by this development will be distributed along Bailey Bridge Road, which had a
2005 traffic count of 12,144 vehicles per day between Manchester High School and
Claypoint Road. Based on the current volume of traffic it carries during peak hours, Bailey
Bridge Road is at capacity. (Level of Service E)
Bailey Bridge Road is identified as a major arterial on the Thoroughfare Plan with a
recommended right-of-way width of ninety (90) feeta In conjunction with their last
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06SN0209-MA Y24-BOS
expansion, the church dedicated forty-five (45) feet of right-of-way, measured from the
centerline of the road, in accordance with the Plan.
Development must adhere to the Development Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Division 5). The applicant has proffered to limit
direct access from the property to Bailey Bridge Road to one (1) entrance/exit. (Proffered
Condition 5)
The traffic impact of this development must be addressed. The applicant has proffered to
construct additional pavement along Bailey Bridge Road to provide right and left turn lanes
at the site access and dedicate any additional right of way required for these improvements
(Proffered Condition 6). Included in the VDOT Six-Year ImlJrovement Program is a project
to reconstruct Bailey Bridge Road as a two-lane road from Claypoint Road to Manchester
High School. Preliminary plans have been developed; however, the project is not anticipated
to begin until Spring 2010. Proffered Condition 6 requires a phasing plan for the turn lane
improvements to be submitted to and approved by the Transportation Department so that the
developer's improvements can be coordinated with the VDOT project.
Shoulder improvements along Bailey Bridge Road between Deer Run Drive and Spring Run
Road were recently completed, and the county is managing two (2) other safety projects on
Bailey Bridge Road. The first project will improve the curve west of Spring Trace
Subdivision and the second will improve the curve just west of Bayhill Pointe Subdivision.
Plans have been developed and it is expected that these two projects will be under
construction in summer 2006.
At time of site plan review, specific recommendations will be made regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential use of 2.2 units per acre or less. The Plan is currently being
revised. The draft Plan, as recommended by the Planning Department, suggests the request
property is appropriate for residential use of 2.2 units per acre or less, places of worship,
schools, parks and other similar public and semi-public facilities.
Area Development Trends:
Area properties are zoned agriculturally and are occupied by single family residences on
acreage parcels or are vacant. It is anticipated that residential zoning and land use patterns
will continue in the area consistent with densities suggested by the Plan.
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06SN0209-MA Y24-BOS
Site Design:
The request site has been developed as a church with associated parking facilities. The
applicant intends to allow the existing facilities to be used to accommodate the private school
and day care uses. Proffered Condition 1 would require any new development for school or
child care use to conform to the development standards of the Ordinance for commercial uses
in Emerging Growth Areas except where the underlying zoning requirements are more
restrictive. The purpose of the Emerging Growth District Standards is to promote high
quality, well-designed projects. The standards address access, landscaping, setbacks,
parking, signs, buffers, utilities and screening for developments.
Uses:
Private schools and child care uses have routinely been considered accessory to church use.
Proffered Condition 4 ensures that such use is operated in conjunction with a church and not
as a principal use.
Buffers and Screening:
Any proposed outdoor recreational facilities and playgrounds associated with the private
school or child care use should be set back from adjacent residential development and public
roads. (Proffered Conditions 2 and 3)
CONCLUSIONS
A private school and child care use are proposed on the property in association with an existing
church. These uses 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 uses 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 proffered conditions are
similar to those imposed on similarly situated facilities.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/18/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
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06SN0209-MA Y24-BOS
AYES: Unanimous.
The Board of Supervisors, on Wednesday, May 24, 2006, beginning at 7:00 p.m., will take under
consideration this request.
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06SN0209-MA Y24- BOS
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