06SN0249
Jul)T 18, 2006 CPC
August 23, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0249
(AMENDED)
E. Cory Dean
Midlothian Magisterial District
South line of Midlothian Turnpike
REQUEST: (AMENDED) Conditional Use to permit a private school use in a Residential (R-7)
District.
PROPOSED LAND USE:
A private school use is planned. The applicant proposes to operate this use 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
ACKNOWLEDGE WITHDRAWAL OF THE CHILD CARE CENTER AND RECOMMEND
APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED
CONDITIONS ON PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed use conforms to the Midlothian Area Community Plan which suggests the
property is appropriate for village shopping district uses, and is compatible with
anticipated area development.
(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
Providing a FIRST CHOICE community through excellence in public service
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
CONDITIONS
(ST AFF /CPC)
(STAFF/epe)
(STAFF/CPC)
PROFFERED CONDITIONS
(STAFF/CPC)
1.
1.
Except where the requirements of the underlying Residential (R-7)
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 the Midlothian Village Core.
(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)
Prior to any site plan approval, forty-five (45) feet of right-of-way
along the west side Coalfield Road, measured' from the centerline
of the roadway immediately adjacent to the property, shall be
dedicated free and unrestricted to and for the benefit of
Chesterfield County. (T)
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06SN0249-AUG23-BOS
(STAFF/CPC)
2.
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Location:
Direct vehicular access from the property to Coalfield Road shall
be limited to one (1) entrance/exit located towards the southern
property line. The exact location of this entrance/exit shall be
approved by the Transportation Department. Direct vehicular
access from the property to Midlothian Turnpike (Route 60) shall
be limited to the existing entrance/exit that generally aligns
Sycamore Square Drive. (T)
3.
The developer shall be responsible for:
a. Construction of sidewalk along Route 60 and Coalfield
Road for the entire property frontage, and
b. Dedication of any additional right-of-way (or easements)
required for these improvements. (T)
4.
Prior to any site plan approval, a phasing plan for the
improvements identified in Proffered Condition 3 shall be
submitted to and approved by the Transportation Department. (T)
5.
Any school use on the property shall not be open to the public
before 9:00 AM and after 4:00 PM (P)
GENERAL INFORMATION
South line of Midlothian Turnpike and the west line of Coalfield Road and located in the
southwest quadrant of the intersection of these roads. Tax IDs 728-707-3861 and 6588.
Existing Zoning:
R-7
Size:
10.2 acres
Existing Land Use:
Church
Adjacent Zoning and Land Use:
North, East and West - 0-2, C-2 and C-3; Commercial and office
South - A and R-15; Single-family residential or vacant
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06SN0249-AUG23-BOS
UTILITIES
Public Water System:
There is a twenty-four (24) inch water line extending along the west side of Coalfield
Road, adjacent to this site. In addition, an eight (8) inch water line extends along the
south side of Midlothian Turnpike, adjacent to this site. The existing Church is
connected to the public water system and use of the public water system is required by
County Code for any additions to the existing building or any new buildings constructed
on-site.
Public Wastewater System:
There is an eight (8) inch wastewater collector line extending across this site. The existing
Church is connected to the public wastewater system and use of the public wastewater
system is required by County Code for any additions to the existing building or any new
buildings constructed on-site.
ENVIRONMENTAL
Drainage and Erosion:
This amendment will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
Midlothian Fire Station, Company Number 5, and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service.
This request will have a minimal impact Fire and EMS.
Transportation:
The subject property is approximately ten (10) acres located at the southwest corner of
the Midlothian Turnpike (Route 60) and Coalfield Road intersection. The applicant is
requesting a Conditional Use to permit a private school and childcare center in a
Residential (R - 7) 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 Route 60
and Coalfield Road. Route 60 had a 2005 traffic count of 45,282 vehicles per day
between Winterfield Road and Old Buckingham Road. Based on the current volume of
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06SN0249-AUG23-BOS
traffic it carries during peak hours, Route 60 in this area is beyond capacity (Level of
Service F). Coalfield Road had a 2005 traffic count of 5,444 vehicles per day between
Route 60 and Woolridge Road. (Level of Service D)
Route 60 is identified as a major arterial on the Thoroughfare Plan with a recommended
right-of-way width of ninety (90) feet. Coalfield Road is identified as a collector on the
Plan with a recommended right-of-way width of seventy (70) feet. The applicant should
proffer to dedicate right-of-way along both these roads in accordance with the Plan.
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation. The applicant should proffer to
limit access to Route 60 to the one (1) existing entrance and access to Coalfield Road to
one (1) entrance located towards the southern property line.
The traffic impact of this development must be addressed; however, widening Route 60
in this area conflicts with the spirit and intent of the Midlothian Area Community Plan.
The Midlothian Area Community Plan recommends enhancement of Midlothian by
maintaining its "Village" characteristics and specifically states: "Potential for widening
Route 60 is limited between Old Buckingham and Winterfield Roads." The applicant
should proffer to construct turn lanes at the site access on Coalfield Road, based on
Transportation Department standards, and dedicate any additional right-of-way required
for these improvements. To accommodate pedestrian movements, the applicant should
proffer to construct sidewalk along Route 60 and Coalfield Road.
Because the applicant has not proffered to dedicate right-of-way, limit access to the
property, or provide road and sidewalk improvements, the Transportation Department
cannot support this request.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Plan which suggests the
property is appropriate for village shopping district uses.
Area Development Trends:
Properties to the north, east and west, along the Midlothian Turnpike corridor, are zoned and
developed for commercial and office uses. Adjacent property to the south is zoned
Residential (R-15) and is occupied by single-family residential uses in the Carriage Hill
subdivision. Similar uses are expected to continue in the area, as is suggested by the Plan.
Development Standards:
While the request property is not subject to the design standards for the Midlothian
Village, which were adopted concurrent with the Midlothian Area Community Plan as
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06SN0249-AUG23-BOS
part of the Zoning Ordinance, these standards should apply to any non-residential
development on the property (Condition 1). The standards address setbacks, landscaping
and other design features. These standards were established to provide a transition from
the typical suburban automobile-oriented development into the core of the Midlothian
Village. The subject property lies within the Midlothian Village Core. The Core
standards, which reflect a more neo-traditional approach to design, would permit
buildings to be closer to the rights of way, with parking generally located behind the front
lines of buildings, creating a more pedestrian-friendly environment characteristic of the
Midlothian Village Core.
Buffers:
As noted herein, some adjacent properties are occupied by single-family residences or 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.
CONCLUSION
While the proposed uses conform to the Midlothian Area Community Plan which suggests the
property is appropriate for village shopping district uses, and are compatible with anticipated
area development, the applicant has not adequately addressed transportation concerns relative to
right-of-way dedication, access and road and sidewalk improvements, as discussed herein.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Applicant (7/17/06):
The applicant withdrew the request for the child care center.
Applicant (7/18/06):
The applicant submitted proffered conditions to address transportation concerns.
Planning Commission Meeting (7/18/06):
The applicant accepted the recommendation. There was support present.
6
06SN0249-AUG23-BOS
On motion of Mr. Gecker, seconded by Mr. Bass, the Commission acknowledged
withdrawal of the child care center and recommended approval subject to the conditions
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, August 23, 2006, beginning at 7:00 p.m., will take
under consideration this request.
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06SN0249-AUG23-BOS
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