06SN0273-June26rMoRmTAI iT11TAT-MA40A
July 26, Ids BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO273
Laverne C. Cole
Bermuda Magisterial District
5100 Ecoff Avenue
REQUEST: Conditional Use to permit a child care center in an Agricultural (A) District.
PROPOSED LAND USE:
A child care center is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
While the proposed use is representative of and compatible with existing area development
consisting of public/semi-public uses, the proposed land use does not conform to the
Chester Plan which suggests the property is appropriate for residential use of 2.5
dwellings per acre or less.
(NOTE: CONDITIONS MAY BE 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
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
The owners -Applicants in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning ordinance of Chesterfield County, for themselves and their
successors or assigns, proffer that the development of the property known as Chesterfield County
Tax ID 785-656-0821-00000 (the "Property") under consideration will be developed according to
the following conditions if, and only if, the request for a conditional use to build and operate a child
care center is granted. In the event the request is denied or approved with conditions not agreed to
by the owners -Applicants, these proffers and conditions shall be immediately null and void and of
no further force or effect.
(CPC)
(CPC)
(CPC)
1. The public wastewater system shall be used. (U)
2. Transportation.
Direct vehicular access from the property to Ecoff Avenue shall be limited to
one (1) entrance/exit. The exact location of this access shall be approved by
the Transportation Department.
To provide an adequate roadway system, the developer shall provide the
following road improvements with initial development of the property:
(a) Construction of additional pavement along Ecoff Avenue at the
approved access to provide left and right turn lanes, based on
Transportation Department standards.
(b) Construction of a sidewalk along the north side of Ecoff Avenue for
the entire property frontage. The exact design and location of this
improvement shall be approved by the Transportation Department.
(c) Relocation of the ditch along the north side of Ecoff Avenue to
provide an adequate shoulder for the entire property frontage
(d) Dedication to Chesterfield County, free and unrestricted, any
additional right-of-way (or easements) required for the
improvements identified above. (T)
3. Except for buffers, development of the property shall conform to the
requirements of the Zoning Ordinance for Corporate Office (0-2) Districts in
Emerging Growth Areas. (P)
2 06SNO273JULY26-BOS
GENERAL INFORMATION
Location:
North line of Ecoff Avenue, west of Ken Drive and better known as 5100 Ecoff Avenue.
Tax ID 785-656-0821.
Existing Zoning:
A
Size:
5.0 acres
Existing Land Use. -
Residential
Adjacent Zoning and Land Use:
North, East and West — A; Public/semi-public
South --- A and R-TH; Vacant
Public Water System:
There is an existing twelve (12) inch water line extending along the frontage of this site
with Ecoff Avenue. Use of the public water system is required by County Code for any
new structure built on this site.
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Great
Branch Creek that crosses Ecoff Avenue, approximately 350 feet east of this site. Use of
the public wastewater system is intended. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
3 06SNO273 JULY26-BOS
PUBLIC FACILITIES
Fire Service -
The Chester Fire Station, Company Number 1 and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service.
This request will have a minimal impact Fire and EMS.
Transportation:
The property (5 acres) is zoned Agricultural (A), and the applicant is requesting
Conditional Use to permit a childcare facility. This request will not establish a maximum
student enrollment; therefore, it is difficult to anticipate traffic generation. Based on day
care trip rates and assuming an enrollment of one hundred (100) students, development
could generate approximately 450 average daily trips. These vehicles will be initially
distributed along Ecoff Avenue, which had a 2004 traffic count of 2,534 vehicles per day.
Sections of Ecoff Avenue have eighteen (18) to nineteen (19) foot wide pavement with
no shoulders. The capacity of this road is acceptable (Level of Service Q for the volume
of traffic it currently carries.
The applicant has proffered to limit direct vehicular access from the property to Ecoff
Avenue to the one (1) entrance/exit (Proffered Condition 2). The Thoroughfare Plan
identifies a proposed north south collector from Iron Bridge Road (Route 10) to Ecoff
Avenue. Access to Ecoff Avenue for the property should align this proposed collector.
The specific location of the Ecoff Avenue access for the property will be approved at
time of site plan review.
The traffic impact of this development must be addressed. The applicant has proffered the
customary improvements along Ecoff Avenue such as turn lanes per Transportation
Department standards, shoulder improvements and a sidewalk along Ecoff Avenue for
the entire property frontage (Proffered Condition 2). Based on the existing traffic
condition, if the enrollment exceeds sixty (60) students, the turn lanes along Ecoff
Avenue will be required. Constructing these improvements may require the developer to
obtain "off -site" right-of-way.
At time of site plan review, specific recommendations will be provided regarding access
and internal site circulation.
r.ANT) TTgF
Comprehensive Plan:
Lies within the boundaries of the Chester Plan which suggests the property is appropriate
for residential use of 2.5 dwellings per acre or less.
4 06SNO273 JULY26--BOS
Area Development Trends:
Surrounding properties along the north line of Ecoff Avenue are zoned Agricultural (A) and
are occupied by Ecoff Elementary School and Goyne Park. Property to the south line of
Ecoff Avenue is zoned Residential Townhouse (R-TH) and is currently under tentative
subdivision plan review (Iron Mill Subdivision). It is anticipated that residential
development will continue in the immediate area at densities suggested by the Plan.
Site Design:
The request property lies within an Emerging Growth District Area. Development standards
for this area are applicable only to properties zoned office, commercial or industrial. The
applicant has proffered that, with the exception of buffers, development of the property for
child care center use will conform to the requirements of the Zoning ordinance for
Emerging Growth District Areas for Corporate Office (0-2) Districts (Proffered Condition
3). Emerging Growth District Area standards address access, parking, landscaping,
architectural treatment, setbacks, signs, utilities and screening of dumpster and loading
areas. Given that adjacent properties are occupied by public/semi-public uses (park and
electric transmission easement), buffers between the proposed child care center and these
adjacent uses would not be warranted.
CONCLUSION
While the proposed use is representative of and compatible with existing area development
consisting of public/semi-public uses, the proposed land use does not conform to the Chester
Plan which suggests the property is appropriate for residential use of 2.5 dwelling units per acre
or less.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/20/06):
This applicant did not accept staff s recommendation but did accept the Planning
Commission's recommendation. There was no opposition present.
Mr. Wilson noted that a childcare center at this location was appropriate and preferable to
residential use.
0n motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
5 06SNO273JULY26-BOS
The Board of Supervisors, on Wednesday, July 26, 2006, beginning at 7:00 p.m., will take under
consideration this request.
06SNO273 JULY26-BOS
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